HomeMy WebLinkAboutAGENDA REPORT 2022 0720 CCSA REG ITEM 08ACITY OF MOORPARK, CALIFORNIA
City Council Meeting
of July 20, 2022
ACTION APPROVED STAFF
RECOMMENDATION, INCLUDING
ADOPTION OF RESOLUTION NO. 2022-
4117, AS AMENDED; AND INTRODUCTION
OF ORDINANCE NO. 505, AS AMENDED.
(ROLL CALL VOTE: UNANIMOUS)
BY A. Hurtado.
A. Consider Resolution Adopting a Mitigated Negative Declaration, Pursuant to the
California Environmental Quality Act, and the Approval of Vesting Tentative Tract
Map No. 2021-01, and Residential Planned Development No. 2021-01 for the
Subdivision and Development of 47 Residential Units, Private Roads, Community
Open Space, and Associated Improvements on 7.4 Acres of Property, Located at
11930 Los Angeles Avenue (Beltramo Ranch Road), and Consider Ordinance
Approving General Plan Amendment No. 2021-01, Development Agreement No.
2021-01, Zone Change No. 2021-01, Including a General Plan Amendment Land
Use Designation Change from Park and Low Density Residential to High Density
Residential, and a Zone Change from Single-Family Residential and Rural
Exclusive to Residential Planned Development, on the Application of Joe Oftelie
on Behalf of Warmington Residential. Staff Recommendation: 1) Open the public
hearing, receive public testimony, and close the public hearing; and 2) Adopt
Resolution No. 2022-4117: a) adopting the Mitigated Negative Declaration and
associated Mitigation Monitoring and Reporting Program (MMRP) and approving
the General Plan Amendment No. 2021-01, Zone Change 2021-01, Vesting
Tentative Tract Map No. 2021-01 (VTTM 6061), and Residential Planned
Development No. 2021-01; and 3) Introduce Ordinance No. 505 approving the
General Plan Amendment No. 2021-01, Development Agreement No. 2021-01,
and Zone Change 2021-01 for first reading, waive full reading, and place this
Ordinance on the agenda for September 7, 2022, for purposes of providing second
reading and adoption of the Ordinance. (Staff: Shanna Farley, Principal
Planner) (ROLL CALL VOTE REQUIRED)
Item: 8.A.
MOORPARK CITY COUNCIL
AGENDA REPORT
TO: Honorable City Council
FROM: Shanna Farley, Principal Planner
DATE: 07/20/2022 Regular Meeting
SUBJECT: Consider Resolution Adopting a Mitigated Negative Declaration,
Pursuant to the California Environmental Quality Act, and the
Approval of Vesting Tentative Tract Map No. 2021-01, and Residential
Planned Development No. 2021-01 for the Subdivision and
Development of 47 Residential Units, Private Roads, Community Open
Space, and Associated Improvements on 7.4 Acres of Property,
Located at 11930 Los Angeles Avenue (Beltramo Ranch Road), and
Consider Ordinance Approving General Plan Amendment No. 2021-01,
Development Agreement No. 2021-01, Zone Change No. 2021-01,
Including a General Plan Amendment Land Use Designation Change
from Park and Low Density Residential to High Density Residential,
and a Zone Change from Single-Family Residential and Rural
Exclusive to Residential Planned Development, on the Application of
Joe Oftelie on Behalf of Warmington Residential
PROJECT DESCRIPTION SUMMARY AND BACKGROUND
On June 4, 2021, Warmington Residential (Applicant) submitted an application for a
General Plan Amendment (GPA), Development Agreement (DA), Zone Change (ZC),
Vesting Tentative Tract Map (VTTM), and Residential Planned Development (RPD) for
the subdivision of land and development of 47 detached single-family residential units,
private roads, community open space, and associated improvements (Project, Proposed
Project). The Project includes an application for a GPA land use designation change for
a portion of the 7.4 acres of land from Park (P) and Low Density Residential (L) to High
Density Residential (H), as well as a ZC from Single-Family Residential (R-1) and Rural
Exclusive (RE-20) to Residential Planned Development (RPD-7U). The request also
includes a VTTM to subdivide the property into eight common area parcels and
47 residential lots. The Project is located on Assessor’s Parcel Numbers [APNs]
504-0-021-195, 506-0-030-210, 506-0-030-220, 506-0-030-235, 506-0-030-045, and
506-0-030-055 (Project Site, Site). A Project location and aerial map are included as
Item: 8.A.
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Attachment 1. Project architectural, civil, and landscape plans are included as
Attachment 3.
The Project Site is currently occupied by a church, two single-family homes, and various
outbuildings. The existing single-family homes, outbuildings, and church are proposed to
be demolished as part of the Proposed Project. The existing church, The Fountain
Foursquare Church, plans to relocate to another area within the City of Moorpark. The
existing residents plan to relocate within the City of Moorpark after the sale of the property
is compete. Additionally, the existing site is currently developed with existing structures,
paved driveway and parking lot, a partially paved road, and landscaped areas which
include predominantly ornamental non-native trees and shrubs and areas of non-native
grasses.
The Project Site is located between the Heather Glen neighborhood to the west, which is
developed with 8.4 dwelling units per acre (du/ac), and the Maureen Lane neighborhood
to the east which is built as low density residential with 1.75 du/ac. Existing residences
are located to the south, east, and west of the Project Site with industrial buildings located
north of Los Angeles Avenue. The Project Site is within walking distance of commercial
shopping and retail areas along Los Angeles Avenue. The Project Site currently consists
of six parcels.
GPA Pre-Screening
On November 21, 2019, Jay Deckard for Warmington Group filed GPA Pre-Screening
Application No. 2019-02 proposing to change the General Plan land use designation to
Very High Density Residential (VH) for the development of a 102-unit attached residential
project. Pursuant to Moorpark Municipal Code (MMC) Section 17.44.050, amendments
to the General Plan, specific plans, zoning map, and zoning code require a pre-screening
review as established by Resolution No. 2015-3466. The pre-screening process allows
the City Council’s Community and Economic Development Committee (CEDC) to
consider proposed amendments. The CEDC provides a recommendation to the full
Council to consider whether to accept an application for an amendment.
The pre-screening request was initially presented to the CEDC on June 24, 2020, which
considered a 102-unit proposal. The meeting was continued to September 16, 2020, to
allow the Applicant time to consider a revised design and to address neighborhood
concerns. During the subsequent review, a revised 69 residential unit project was
presented, which included a larger park area and a ring road to provide a buffer between
existing residences and proposed units. The CEDC ultimately determined that the
revised request for a 69-unit project was incompatible with the adjacent neighborhoods
and the CEDC recommended denial of the request to submit an application for a GPA.
On January 6, 2021, the City Council considered the GPA Pre-screening and rejected the
request to apply for a GPA as adopted in Resolution No. 2021-3983 (Attachment 4), on
grounds that the proposal was inconsistent with the surrounding neighborhood character
and density.
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On February 3, 2021, the City Council adopted Resolution No. 2021-3988 (Attachment 5)
to allow the Applicant to submit a revised GPA request within an expediated timeline
provided it was submitted by February 17, 2021, and then considered by Council on
March 17, 2021.
On February 17, 2021, the Applicant submitted a revised application which included
52 residential units and a GPA land use designation change to H. On March 17, 2021,
the City Council considered the revised GPA proposal to change the General Plan land
use designation of the Site to H with a maximum density of seven du/ac rather than VH
with a maximum density of 15 du/ac. The revised high-density designation would result
in a maximum of 52 dwellings on the project site. Ultimately, the City Council adopted
Resolution No. 2021-3997 (Attachment 6) authorizing the Applicant to submit a formal
application for a GPA and ZC with a maximum density of seven du/ac.
The Project includes a request to construct 47 residential units. The Proposed Project is
consistent with the City Council pre-screening authorization and direction provided with
Resolution No. 2021-3997 authorizing the application for a GPA and ZC with a maximum
density of seven du/ac. The Project also incorporates many development standards to
address concerns posed by the community and the Ad Hoc Committee, including
adequate setbacks, screening, access, etc.
On June 28, 2022, the Planning Commission conducted a public hearing to consider the
Project. The Planning Commission received a presentation from the applicant and no
additional comments were made by the public. Following deliberation, the Planning
Commission unanimously (4-0, Commissioner Barrett absent) recommended that the City
Council approve the Project, consistent with the Planning Commission Recommendation
section of this report. Planning Commission recommended the following changes to the
proposed Conditions:
a) add a condition to require that the applicant modify the exterior architectural
elevations of the residential structures to include additional and/or expanded finish
features, such as board and batten, stone, and brick veneer (Condition No. 26.e.);
b) add a condition to encourage the applicant to consider additional active
amenities in the park area (Condition No. 26.f.); and
c) modify Fire Department Condition No. 149 to remove the parking prohibition on
private residential driveways. The proposed Conditions have been included with
the City Council Draft Resolution (Attachment 8, Exhibit B).
Following the Planning Commission on June 28, 2022, two draft Conditions of Approval
were revised per direction from the Public Works Director. The original draft Condition
and the revised language is provided below for consideration and as presented in the
Conditions of Approval (Attachment 8, Exhibit B).
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61) Prior to issuance of a Grading Permit, applicant shall obtain approval from
Caltrans District 7 Office of Permits for any public and street improvements
on Los Angeles Avenue (State Highway 118). Public improvements may
include, but not be limited to, utility improvements, drainage infrastructure
improvements, sanitary sewer and domestic water improvements, and
signing and striping improvements.;
a) Applicant shall coordinate with Caltrans District 7 Office of Permits for any
State requirements for construction related activities, such as, but not
limited to, site improvements, grading operations, storm water pollution
prevention BMPs, traffic control, etc., that may impact Los Angeles Avenue
(State Highway 118). If Caltrans Office of Permit has determined that an
Encroachment Permit is required for construction related activities,
applicant shall obtain a Caltrans Encroachment Permit prior to issuance of
a Grading Permit.
b) All offsite street improvements, including but not be limited to, utility
improvements, drainage infrastructure improvements, sanitary sewer and
domestic water improvements, and signing and striping improvements,
within State right-of-way (Los Angeles Avenue) will require review and
approval by Caltrans District 7 Office of Permits. A separate Caltrans
Encroachment Permit may be required for all improvements within State
right-of-way. [PW]
100) Standard roadway designs, per the most current Ventura County Road
Standards, shall be used for all public and private street improvements.
This includes all proposed knuckles and cul-de-sac designs. [PW]
EXISTING AND SURROUNDING LAND USES
A summary of the existing land use, General Plan, and zoning designations of the subject
and adjacent properties is provided in Table 1 on the following page and as shown on the
General Plan Land Use Map and Zoning Map (Attachment 1):
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Table 1 Existing General Plan, Zoning and Land Use
ANALYSIS
General Plan and Zoning Consistency
General Plan
The existing General Plan land use designations for the Project Site are P, L and H as
shown in Table 1. The proposed GPA would change the entire Site’s land use designation
to H, which would allow a maximum of seven du/ac (Figure 1 and Attachment 1). The
proposed H designation would be consistent with the Heather Glen neighborhood to the
west. The intent of the proposed H designation would serve to provide a transition in
residential density between the existing higher density Heather Glen development to the
west and the lower density Maureen Lane neighborhood to the east. The built-out density
of the Heather Glen neighborhood is 8.4 du/ac. The as-built density of the Maureen Lane
neighborhood is 1.75 du/ac.
The proposed H designation is intended for a wide range of residential development types
including attached and detached single-family units and multiple family attached units.
Areas with the H designation should exhibit adequate and convenient access to local
collector streets and be conveniently serviced by neighborhood commercial and
recreational facilities. The Project would be consistent with the intent of the H designation
and compatible with the existing surrounding development. With a land use designation
of H, the total site could accommodate up to 52 units, the Project proposes 47 units.
Direction General Plan Zoning Land Use
Site
Low Density
Residential (L), High
Density Residential (H)
and Park (P)
Rural Exclusive
(RE-20) and Single-Family
Residential (R-1)
Community church,
single-family homes,
vacant land,
and a road
North Medium Industrial (l-2) Limited Industrial
(M-1) Industrial buildings
South Floodway, Open Space
2 (OS-2)
Rural Exclusive
(RE-20) and
Open Space (O-S)
Single-family homes,
Agricultural and
Arroyo Simi
East Low Density
Residential (L)
Rural Exclusive
(RE and RE-20) and Single-
Family Estate (RO)
Single-family homes
West High Density
Residential (H)
Residential Planned
Development (RPD-8.4U)
Single-family and
Duplex homes
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Figure 1 - Existing and Proposed General Plan Land Use Designation
The Project would help to implement the following General Plan goals and policies:
Land Use Element:
Goal 1: Attain a balanced City growth pattern which includes a full mix of land uses.
Policy 1.1: New development and redevelopment shall be orderly with respect to
location, timing, and density/intensity; consistent with the provision of local public
services and facilities; and compatible with the overall suburban rural community
character.
Policy 1.3: New residential development shall be consistent with City-adopted
growth ordinance policies.
Policy 1.4: New development and redevelopment shall be coordinated so that the
existing and planned capacity of public facilities and services shall not be
adversely impacted.
Policy 1.5: A comprehensive planning approach for undeveloped areas of the
community shall be followed, to prevent disjointed, incremental expansion of
development.
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Goal 3: Provide a variety of housing types and opportunities for all economic segments
of the community.
Policy 3.3: Where feasible, inclusionary zoning shall be used to require that a
percentage of new, private residential development be affordable to very low to
moderate income households.
Policy 3.4: If feasible, a housing trust fund ordinance shall be adopted to require
developers of non-residential projects to provide housing or contribute an in-lieu
fee that goes into an affordable housing trust fund.
Goal 5: Develop new residential housing which is compatible with the character of existing
individual neighborhoods and minimizes land use incompatibility.
Policy 5.2: Infill development in existing residential neighborhoods shall be
compatible with the scale and character of the surrounding neighborhood.
Policy 5.3: Landscaped and/or natural vegetation buffer areas shall be provided
around and within residential projects to minimize land use conflicts and privacy
impacts.
Policy 5.4: Clustering of residential dwelling units may be allowed, if it can be
shown that the common area created by the clustering is designed to protect a
public interest or provide a public benefit such as the following: protects
environmentally sensitive habitat or agricultural land; promotes land conservation
as well as visual relief; provides a substantial recreational opportunity or an
affordable housing benefit.
Preservation of Environmental Quality:
Goal 14: Establish land uses and development intensities which are compatible with
scenic and natural resources, and which encourage environmental preservation.
Policy 14.1: New development shall be located and designed to minimize adverse
visual and/or environmental impacts to the community.
Policy 14.2: New development shall respect, integrate with, and complement the
natural features of the land.
Policy 14.3: New development shall not contribute to or cause hazardous
conditions of any kind.
Policy 14.4: The flood control easement area adjacent to the Arroyo Simi floodway
shall be preserved and enhanced as an important natural and scenic feature of
the community.
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Policy 14.5: Compatible open space/recreational uses of the Arroyo Simi floodway
should be encouraged which are consistent with the provisions of the Federal
Emergency Management Agency for floodway uses.
Goal 16: Enhance and maintain the suburban/rural identity of the community.
Policy 16.1: For each existing neighborhood the overall theme(s) and character
shall be maintained or enhanced. Redevelopment and/or infill projects shall be
consistent with the theme and character of the area.
Policy 16.4: New residential development should complement the overall
community character of the City, establish a sense of place, and ensure
compatibility with important existing local community identities.
Goal 17: Enhance the physical and visual image of the community.
Policy 17.1: New development shall be compatible with the scale and visual
character of the surrounding neighborhood.
Policy 17.5: New development should incorporate a variety of landscape
architecture themes and techniques to help organize and delineate land uses and
to enhance the overall visual quality of the City.
Policy 17.6: Enhanced landscaping shall be used around residential, commercial,
and industrial buildings and parking areas as well as along easements of flood
control channels, roadways, railroad right of ways, and other public and private
areas, to soften the urban environment and enhance views from roadways and
surrounding uses.
Policy 17.8: Undergrounding of utilities shall be required in conjunction with
development projects whenever feasible.
Housing Element:
Goal 2: Provide residential sites through land use, zoning, and specific plan designations
to provide a range of housing opportunities.
Policy 2.1: Identify adequate sites which will be made available and zoned at the
appropriate densities, to facilitate goals set forth in the 2014-2021 RHNA.
Policy 2.2: Ensure residential sites have appropriate public services, facilities,
circulation, and other needed infrastructure to support development.
Goal 3: Expand and protect housing opportunities for lower income households and
special needs groups.
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Policy 3.4: Require, in aggregate, 10% of new units to be affordable to lower-
income households. Establish priority for usage of in-lieu fee as follows: 1st priority
– production of affordable housing; 2nd – subsidy of affordable housing; 3rd –
housing rehabilitation; 4th priority – housing assistance; and 5th staffing costs.
Goal 4: Where appropriate, mitigate unnecessary governmental constraints to the
maintenance, improvement, and development of housing.
Policy 4.4 Support infill development at suitable locations and provide, where
appropriate, incentives to facilitate their development.
Circulation Element:
Goal 2: Provide a circulation system which supports existing, approved, and planned land
uses throughout the City while maintaining a desired level of service on all streets and at
all intersections.
Policy 2.5: Driveway access points onto arterial roadways shall be limited in
number and location in order to ensure the smooth and safe flow of vehicles and
bicycles.
Policy 2.11: Adequate off-street parking shall be provided in all new or expanded
projects as part of construction.
Goal 3: Adopt and maintain a set of roadway standards and transportation system design
criteria which supports and maintains the desired character of the City of Moorpark.
Policy 3.2: Planting and substantial landscaping shall occur along major arterials
to mitigate visual impacts· and erosion problems.
Goal 5: Provide a citywide system for safe, efficient, and attractive bicycle and pedestrian
routes for commuter, school, and recreational use.
Policy 5.1: New development and redevelopment projects shall be required to
include safe, separate, and convenient paths for bicycles and pedestrians so as
to encourage these alternate forms of non-polluting transportation.
Goal 6: Provide equestrian trails for recreational use.
Policy 6.3: Multi-use equestrian, bicycle, and pedestrian trails shall be encouraged
wherever feasible.
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Zoning
The Project Site includes 7.4 acres of land, which is currently zoned RE-20 and R-1. The
Project proposes to change the zoning of the land within the Project site to RPD-7
(Figure 2 and Attachment 1). Pursuant to MMC 17.12.020.C., the general density of a
proposed RPD will be identified as a numeric suffix, in this case 7 du/ac.
Pursuant to MMC 17.16.040.C. the purpose of a RPD zone is to provide areas for
communities which will be developed utilizing modern land planning and unified design
techniques. The zone provides a flexible regulatory procedure in order to encourage:
1. Coordinated neighborhood design and compatibility with existing or potential
development of surrounding areas; 2. An efficient use of land particularly through the
clustering of dwelling units and the preservation of the natural features of sites; 3. Variety
and innovation in site design, density and housing unit options, including garden
apartments, townhouses and single-family dwellings; 4. Lower housing costs through the
reduction of street and utility networks; and 5. A more varied, attractive and energy-
efficient living environment as well as greater opportunities for recreation than would be
possible under other zone classifications.
Pursuant to MMC 17.20.050, uses allowed in the RPD zone are residential in nature.
Certain uses allowed in the existing RE-20 zone would no longer be allowed in the
proposed RPD zone, which include certain agricultural and animal keeping uses.
Figure 2 – Existing and Proposed Zoning Designations
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RPD Development Standards
Pursuant to MMC Section 17.44.040.C, planned development permit development
standards related to heights, setbacks, sizes, locations, architectural styles and colors of
all proposed buildings, structures and other on-site improvements, landscaping design,
neighborhood design, and permitted land uses shall be established as part of the planned
development permit review and approval process. The standards for this Project will be
defined through the review of this RPD request, as outlined in Table 2 below.
Table 2 Development Standards
Architecture
The Proposed Project consists of 47 two-story single-family homes. The Project includes
three floor plan types. Units include three- and four-bedrooms (with a loft) that range in
size from 2,002 square feet to 2,477 square feet. Each of the proposed homes will have
a two-car garage and driveway. The proposed residences would range in height from
25 feet to 28 feet. The total building coverage of the Site would be approximately
21 percent. The Project proposes a private residential development, with eight common
area parcels which would be privately maintained by the Project’s Homeowner’s
Association (HOA).
The Project architecture is American Farmhouse and California Ranch (Figure 3). The
proposed residences are two-story single-family units, which interchange exterior style,
colors, and floor plans throughout the development. The residences have shallow front
yard setbacks, with garages setback further to allow parking on the driveways. Homes
include covered entrances, recessed garage doors, siding or stone veneer details, and
window trim, sills, and shutters representative of either the farmhouse or ranch style.
Each residence includes windows on all four elevations. The Project includes six color
schemes, generally in neutral brown and grey tones. Each residence would incorporate
a typical landscape plan for front yards which would include one tree, shrubs, and
groundcover and a fenced private rear yard.
Development Standards Moorpark Municipal Code Proposed RPD
Density – Maximum du/ac By Permit 7 du/ac
Height By Permit 25’-28’
Net Lot Area By Permit 2,925 sq. ft. – 4,240 sq. ft.
Setbacks – Front By Permit 5’
Setbacks – Street Side By Permit 10’
Setbacks – Interior Side By Permit 5’
Setbacks – Rear By Permit 5’
Parking for Dwellings,
Single-Family
94 garage spaces
(2 spaces in a garage for
dwellings ≤ 2,800 sq. ft.)
188 spaces
(94 garage spaces and
94 driveway spaces)
Parking for Visitors 0 Required 45 guest street spaces
Landscaping By Permit 30% of site
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Figure 3 - Architectural Renderings
Setbacks
The Project Site consists of eight common area parcels and the subdivision of
47 individual residential lots. Individual residential lots have a minimum front, interior
side, and rear setback of no less than five feet and a street side yard of no less than 10
feet. The residential lots are generally setback from the west, east, and southern property
boundaries by at least 40 feet, separated by the Project’s private ring road.
Circulation
The Project is located along Los Angeles Avenue / State Route 118. The Proposed
Project would be accessed by a private driveway at the north end of the Project Site at
Los Angeles Avenue. The Project incorporates an enhanced entrance plan to indicate
that the Project maintains private streets and amenities. Such enhanced features include
a landscaped median, signage, enhanced pavers, and pedestrian paths. Exiting traffic
would be required to exit the development within a right turn lane to the east and would
not be permitted to cross Los Angeles Avenue to turn left to the west. The driveway would
include a landscaped median. Within the development, homes would be accessed via a
private ring road. Secondary emergency access would be available only through locked
gates at the southern end of the site either at Loretta Lane or via the Arroyo Simi. The
access gate at Loretta Lane would also provide access to residents to the east via an
access easement. Secondary emergency routes are provided primarily to serve as
access easements for either Southern California Edison or neighboring residences to the
east. Within the development, pedestrians and bicyclists can make use of paved
sidewalks and paths, which are provided along each residential lot and within the open
space park areas. Access is also provided between the common area park and
Glendwood Park via a sidewalk and gate between the parks. The public will be provided
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access to the onsite park areas via an access easement, which would allow pedestrian
and bicyclists to pass through the site.
Parking
The Proposed Project provides a total of 233 parking spaces, which includes 94 spaces
located within private garages, 94 spaces within driveways, and 45 uncovered on-street
parallel parking spaces along the outer ring road. The Project’s proposed parking
equates to approximately five parking spaces per home. The Project’s parking is
consistent with MMC Section 17.32.020 by providing the required 94 spaces within
garages. Although MMC 17.44.040.C allows deviation from typical development
standards within an RPD, the Project would provide 139 parking spaces beyond the
minimum required by the Code.
Park
The Project Site includes an open space park area at the southern end of the Site
(referred to as the panhandle) and a smaller pocket park located at the northern end of
the Site, along the entrance driveway. The open space areas include passive seating
areas, barbecue area, picnic tables, grass field, landscaping, and walking and biking
paths. The common area park is located adjacent to the existing Glenwood Park to the
west.
Landscaping
The Project includes a Landscape Plan (Attachment 3) which contains drought-tolerant
and native plant species, and passive and active open space areas. The Landscape Plan
would remove all existing trees, shrubs, and vegetation on the Site, as described further
below. Landscaped and permeable areas make up 98,911 square feet of the Site.
Permeable areas include turf, decomposed granite and cobble areas, front yards, and
general use areas. The Project’s landscaping and permeable hardscape make up 30%
of the Site. Private residential rear yard areas are not included in the Project’s landscape
calculations. Although specific landscape area standards are not applicable to a
residential or RPD project, the Project provides a significant portion of the Site as
landscaped areas.
The Project’s landscape pallet includes a mix of trees, shrubs, and groundcover, which
include various flowering species, with both evergreen and deciduous plant types.
Proposed tree types vary in height and width and would provide interest and variation
along the street frontages and from a distance. Many of the proposed landscape plants
are drought tolerant and well suited to the local arid climate.
The MMC also requires that a project comply with the City’s Landscape Standards and
Guidelines. In addition, the Project is required to meet fire prevention requirements
provided by the Ventura County Fire Department. As such, the Proposed Project was
reviewed by both City and Fire Department staff to ensure compatibility and compliance
with both landscape standards.
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The Project includes the removal of all onsite trees to accommodate the proposed site
plan and to ensure a successful landscape plan. Pursuant to MMC 12.12.070, a tree
report was prepared to analyze the health and value of existing trees. Trees that would
be removed and are considered native, historic, or mature shall require a tree removal
permit associated with the Project. In total, the Project would remove 56 mature and or
native trees. No trees are considered historic on the Site. A detailed assessment of the
existing onsite trees is included in Attachment 8 (Exhibit C, Appendix B). Onsite trees
include Brazilian pepper, Italian cypress, Chinese elm, glossy privet, avocado, blue
elderberry, Peruvian pepper, Aleppo pine, and Southern California black walnut. Of the
existing trees, the Southern California black walnut and blue elderberry are considered
native to the area, while most other onsite trees are not considered native and, in some
cases, considered invasive. The Site also consists of numerous plants and weeds
species, which would also be removed prior to development of the Project. As noted in
MMC 12.12.070.G., the Project’s proposed landscape plan would adequately address the
loss of tree value on the site as determined by the Community Development Director.
The Project includes the installation of several native trees and numerous decorative
landscape trees that provide aesthetic value and screening for the site. Native trees
proposed to be installed include California sycamore, and Coast live oak. California
sycamores are used on the common area park and are appropriate near the Arroyo Simi
and within the storm water detention area. Three large Coast live oaks would be used to
frame the entrance driveway and to create an architectural frame to the Project’s
entrance. Other proposed trees are drought tolerant evergreen or deciduous trees, some
with ornamental yellow and pink flowers. Tree plantings along the exterior boundary of
the Project Site would provide privacy and shade to adjacent neighboring properties.
The Project’s frontage and entrance, located on Los Angeles Avenue, consists of a sound
wall, pocket park, monument sign wall, enhanced entrance pavers, landscaped driveway
median, landscape trees, shrubs, and groundcover. The park seating areas would
include benches, picnic tables, bbq grills, trash receptacles, and a shade structure. The
park area is located along a decomposed granite driveway.
Walls and Fences
The Project includes the installation of new walls and fences around the perimeter of the
Project Site, separating uses within the Project Site, and around residence’s private side
and rear yards (Attachment 3). The frontage wall would include an eight-foot-tall wall
intended to serve as a sound wall and 18-feet six-inch wide monument sign wall, framed
with pilasters and finished in stone veneer. An eight-foot-tall wall would be constructed
along the east and south east property boundary. Residents along the eastern property
boundary provided a support letter for the proposed eight-foot-tall wall along the east and
south east property lines, included as part of Attachment 2. Along the western boundary
of the residential portion of the Project Site, an existing block wall would be retained, and
a new six-foot-tall white vinyl fence would be installed adjacent to the existing perimeter
wall. Along the western boundary of the park area, the existing block wall would remain
behind the residences to the west, but the chain link fence separating the Project Site and
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Honorable City Council
07/20/2022 Regular Meeting
Page 15
Glenwood Park would be removed. In its place, the Project would install a 36-inch-tall
two-rail split vinyl fence finished in white. The two-rail split vinyl fence would also be
installed along the southern portion of the park, the eastern edge of the park, and along
both sides of the access driveway. A pedestrian access point would be retained between
the Project Site and Glenwood Park and would provide public access between the Project
Site and Glenwood Park. A pedestrian and vehicular gate would be installed along the
southern boundary of the park area to allow access to adjacent parcels via an access
easement, provided to SCE and adjacent residents to the east. A locked gate would be
installed one the eastern side of the park panhandle to allow access to Loretta Drive for
residents with an access easement and for emergency access for the Project. Proposed
residences would each have a six-foot-tall masonry block wall with caps installed on their
rear and street facing side yard property lines, as conditioned, and a six-foot-tall vinyl
fence and gate installed on interior side yards of each home as shown on the Project site
plans. Residences located along Los Angeles Avenue would share the proposed eight-
foot-tall sound wall as their rear yard wall, rather than a vinyl fence.
Grading and Drainage
The existing site is relatively flat. The Project would require minimal cut and fill to develop
the Site. Site preparation will include an estimated 8,000 cubic yards of cut and 10,000
cubic yards of fill, with an import of approximately 2,500 cubic yards of soil. The Project
also includes the installation of an underground storm water detention system, located in
the common area park. Any existing septic or seepage pits would be abandoned or
removed as required by the Ventura County Public Health and the City of Moorpark. Low
retaining walls may be installed along the perimeters of the site as determined by the civil
plans, ranging from one to three feet in height with wall or vinyl fencing above.
Utilities
The Project would provide sewer, water, and other utilities for the Project through
connections to nearby existing services. Water lines are to be installed through an
existing connection on the western side of the Site, through Glenwood Park to join with
an existing water line at the intersection of Elderberry Avenue and Harvester Street.
Project sewer lines would connect to an existing sewer line which termites east of the Site
within Loretta Drive. Utility service connections to be constructed offsite would be served
by existing or new access and maintenance easements, as a Condition of Approval. All
existing onsite utility poles would be removed, and onsite overhead lines undergrounded.
Caltrans’s Right-of-Way (ROW)
The Project would require access and construction within the Caltrans’s ROW along Los
Angeles Avenue / State Route 118 (SR 118). Landscape and sidewalk improvements
along SR 118 would require ongoing maintenance, addressed through a Community
Facilities District (CFD) which would facilitate maintenance costs and work provided by
the City of Moorpark following the construction of such improvements. As Conditioned,
the Project would waive the right to protest the application of a future CFD on the site.
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Honorable City Council
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Page 16
Development Agreement (DA)
Government Code Section 65864 and City of MMC Section 15.40 provides an opportunity
for a DA between the City and property owners in connection with proposed plans of
development for specific properties. The DA is designed to strengthen the planning
process, to provide developers with some certainty in the development process and to
assure development in accordance with the terms and conditions of the agreement.
Vesting of development rights, timing of improvements, development fees, and the
provision of affordable housing and other community benefits are addressed in the DA.
Within Moorpark, DAs are negotiated by an ad hoc committee of the City Council. The
ad hoc committee for the proposed Beltramo Ranch DA consisted of Councilmembers
Enegren and Groff, with the assistance of the City Manager. The Planning Commission
is asked to provide a recommendation to the City Council regarding the DA.
The proposed DA (Attachment 9, Exhibit C) includes a term of 20 years. Notable
provisions of the DA are outlined below in Table 3.
Table 3 - Development Agreement Summary
DA Section Description
6.3 Development Fee Secures $10,989.20 per residential unit with CPI
adjustments commencing on January 1, 2024.
6.4 Traffic Mitigation Fee Ensures the construction of specific roadway
improvements, securing $14,861.94 per residential
unit with CPI adjustments commencing on January 1,
2024.
6.5 Los Angeles Avenue Area of
Contribution Fees (LAAOC)
Secures $10,134 per residential unit with CPI
adjustments.
6.6 Air Quality Fees Secures $2,041.36 per residential unit to offset air
quality impacts with CPI adjustments commencing on
January 1, 2024.
6.7 Park Fees Secures $697,868.87 one-time fee in lieu of the
dedication of parkland for the project with CPI
adjustments commencing on January 1, 2024.
6.8 Community Services Fee Secures $3,225.09 per residential unit with CPI
adjustments commencing on January 1, 2024.
6.9 Art in Public Places Fee Secures payment equivalent to 1% of total building
valuation within the Project for public art or, as an
alternative, terms under which the Developer may
propose public art improvements.
6.10 Other Development and Processing
Fees
Clarifies that other fees outside of the DA fees may
be assessed, including but not limited to Library
Facilities Fees, Police Facilities Fees, Fire Facilities
Fees, drainage, entitlement processing fees, and
plan check and permit fees for buildings and public
improvements.
6.11 Processing Fees Ensures payment of all costs associated with
processing Project approvals and MND.
6.12 Community Facilities District Ensures the formation of a Community Facilities
District to fund long-term maintenance of community
facilities and associated provisions.
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Honorable City Council
07/20/2022 Regular Meeting
Page 17
DA Section Description
6.13 Affordable Housing Developer agrees to pay a flat fee of $1,034,000.00
as an affordable housing in lieu fee. The Project
would not construct affordable housing units on-site.
Vesting Tentative Tract Map
The Project includes VTTM 6061 which would subdivide the property into eight common
area lots for maintenance and access and 47 residential lots (Attachment 8, Exhibit A).
Currently, the Site consists of six lots. The VTTM includes locations of utilities, access
routes, property boundaries, street section diagrams, etc.
Phasing
The Project will be constructed in five phases (Attachment 3). Construction would begin
with site preparations, which are estimated to require two months to completed and would
include grading and general site work. Construction of the model homes and frontage
improvements would be completed next, followed by four larger phases of residential
development. Following grading, vertical construction of the homes and site
improvements is expected to occur over 19 months. Tentatively, the Applicant estimates
construction would occur between January 2023 and December 2024.
ENVIRONMENTAL DETERMINATION
In accordance with the City’s environmental review procedures adopted by Resolution
No. 2004-2224, the Community Development Director or designee determines the level
of review necessary for a project to comply with the California Environmental Quality Act
(CEQA). Some projects may be exempt from review based upon a specific category
listed in CEQA. Other projects may be exempt under a general rule that environmental
review is not necessary where it can be determined that there would be no possibility of
a significant effect upon the environment. A project which does not qualify for an
exemption requires the preparation of an Initial Study (IS) to assess the level of potential
environmental impacts.
An IS and Mitigated Negative Declaration (MND) (State Clearinghouse Number
2022050309) was prepared by the City for the Project, which analyzed potential
environmental factors that may be affected by the Project. One potential significant impact
was identified associated with the potential adverse effect, either directly or through
habitat modifications, on any species identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or regulations, or by the California Department
of Fish and Game or U.S. Fish and Wildlife Service. Although the project was found to
have a potential impact, there would not be a significant effect on the environment with
the incorporation of a proposed mitigation to reduce the potential level of impact to less
than significant. The mitigation measure proposed below would minimize potential
impacts to nesting birds protected under the Migratory Bird Act to a less than significant
level.
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Honorable City Council
07/20/2022 Regular Meeting
Page 18
Mitigation Measure (MM) BIO-1: A nesting bird pre-construction survey will be
conducted by a Qualified Biologist and submitted to the City three days prior to
demolition and/or vegetation removal activities during nesting bird season
(February 15 through August 31) within 250 feet of the Project site for
passerines and 500 feet for raptors and/or listed species, where feasible.
Should nesting birds be found, an exclusionary buffer will be established by a
Qualified Biologist. The buffer may be up to 500 feet in diameter depending on
the species of nesting bird found. This buffer will be clearly marked in the field
by construction personnel under guidance of the Qualified Biologist, and
construction or clearing will not be conducted within this zone until the Qualified
Biologist determines that the young have fledged or the nest is no longer active.
Nesting bird habitat within the Project site will be resurveyed during bird
breeding season if a lapse in construction activities lasts longer than seven
days.
Other than MM BIO-1, no other potential significant impacts were found associated with
the Project and as analyzed through the IS/MND.
The MND analyzes the Project, existing conditions within the Project area, the potential
environmental impacts of implementing the Project, the impacts of the Project alongside
pending and approved development projects and identifies mitigation measures to
minimize significant impacts. The appendices to the MND include thorough
documentation of the technical studies and site surveys that provide the basis for the
findings described in the MND. A Notice of Intent to Adopt the MND was published on
May 13, 2022. Pursuant to CEQA Section 15073, a public review period of not less than
30 days is provided when a proposed MND is submitted to the State Clearinghouse for
review by state agencies, which concluded on June 13, 2022. The City received five
comments regarding the MND. Comments provided during the public review period were
analyzed and responded to in the MND. Comments provided did not warrant further
analysis. The City Council is the approval body for the certification of the MND.
PROCESSING TIME LIMITS
Time limits have been established for the processing of development projects under the
Permit Streamlining Act (Government Code Title 7, Division 1, Chapter 4.5), the
Subdivision Map Act (Government Code Title 7, Division 2), and the California
Environmental Quality Act Statutes and Guidelines (Public Resources Code Division 13,
and California Code of Regulations, Title 14, Chapter 3). The Permit Streamlining Act
does not apply to legislative land use decisions, such as amendments to the General Plan
or Zoning Ordinance, therefore timelines for entitlements require such legislative actions
do not begin until the adoption of such actions. As drafted, the staff recommendation
would process said amendments and entitlements at the same time.
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Honorable City Council
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NOTICING
Public Notice for this meeting was provided in accordance with Chapter 17.44.070 of the
Zoning Ordinance, as follows:
1. Publication. The notice of the public hearing was published in the Ventura County
Star on July 8, 2022.
2. Mailing. The notice of the public hearing was mailed on July 8, 2022, to owners of
real property, as identified on the latest adjusted Ventura County Tax Assessor
Rolls, within 1,000 feet of the exterior boundaries of the assessor’s parcel(s)
subject to the hearing.
3. Sign. One 32 square-foot sign was placed on the street frontage on July 7, 2022.
FISCAL IMPACT
There are no direct fiscal impacts associated with this request. The fees and contributions
provided by the Applicant associated with this Project are fully outlined in the
Development Agreement (Attachment 9, Exhibit C).
COUNCIL GOAL COMPLIANCE
This action is consistent with the following City Council Goals and Objectives:
• Goal 1 – Identify Options and Solutions to Barriers for Housing for All Economic
and Age Ranges
PLANNING COMMISSION RECOMMENDATION (ROLL CALL VOTE REQUIRED)
Planning Commission recommends that the City Council:
1. Open the public hearing, receive public testimony, and close the public hearing;
and
2. Adopt Resolution No. 2022-____: a) adopting the Mitigated Negative Declaration
and associated Mitigation Monitoring and Reporting Program (MMRP) and
approving the General Plan Amendment No. 2021-01, Zone Change 2021-01,
Vesting Tentative Tract Map No. 2021-01 (VTTM 6061), and Residential Planned
Development No. 2021-01; and
3. Introduce Ordinance No. ____ approving the General Plan Amendment No.
2021-01, Development Agreement No. 2021-01, and Zone Change 2021-01 for
first reading, waive full reading, and place this Ordinance on the agenda for
September 7, 2022, for purposes of providing second reading and adoption of the
Ordinance.
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Honorable City Council
07/20/2022 Regular Meeting
Page 20
Attachment 1: Project Maps (Project Vicinity Map, Aerial Photo, and Specific Plan Land
Use Plan)
Attachment 2: Public Comments Received Prior to July 14, 2022
Attachment 3: Project Plans – Architectural, Civil, and Landscaping
Attachment 4: Resolution No. 2021-3983
Attachment 5: Resolution No. 2021-3988
Attachment 6: Resolution No. 2021-3997
Attachment 7: Planning Commission Resolution No. PC-2022-673, without Exhibits
included below in Attachments 8 and 9
Attachment 8: Draft Resolution, including:
Exhibit A: Vesting Tentative Tract Map No. 2021-02 (VTTM 6068)
Exhibit B: Conditions of Approval
Exhibit C: Initial Study / Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program (State
Clearinghouse No. 2022050327) incorporated by
reference: www.moorparkca.gov/941/Beltramo-Ranch
Attachment 9: Draft Ordinance, including:
Exhibit A: General Plan Amendment Map
Exhibit B: Zone Change Map
Exhibit C: Development Agreement
20
Location Map - Beltramo Ranch ATTACHMENT 1
21
Arial Map - Beltramo Ranch
22
General Plan Land Use Designation Map - Beltramo Ranch
23
Zoning Designation Map - Beltramo Ranch
24
CITY OF MOORPARK
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
Date: July 14, 2022
To: Honorable City Council
From: Shanna Farley, Principal Planner
Subject: Proposed Beltramo Ranch Project, Comments Received
The Beltramo Ranch Draft Mitigated Negative Declaration (MND) was circulated for public
review between May 13, 2022, and June 13, 2022. A Notice of Intent to Adopt the Draft
MND was transmitted to responsible and trustee agencies, regulatory agencies, and
others to request comments on the Draft MND, pursuant to State CEQA Guidelines
Section 15086.
The Draft MND was available for review at the City of Moorpark City Hall, Development
and Community Services Building, at 799 Moorpark Avenue, Moorpark, CA 93021, and
the Moorpark Library, at 699 Moorpark Avenue, Moorpark California, 93021. In addition,
an electronic copy of the Draft MND was posted on the City’s website
https://www.moorparkca.gov/941/Beltramo-Ranch.
The following comment letters were subsequently received from various members of the
public prior to publication of the City Council Staff Report for the project.
ATTACHMENT 2
25
From:ANGELA ZAPATA
To:Shanna Farley
Subject:Beltramo Ranch Project
Date:Friday, May 13, 2022 4:44:24 PM
Hello,
Will you please explain to me why you are still planning to build 47 homes on that little strip of land after every
single resident that lives in the adjacent neighborhoods clearly told the city council that we are against it? Why are
you clogging up this little part of land? Adding more traffic and making it even more congested? How many times
do we have to tell you no! We don’t want that here! There is enough houses here already! 47 houses in that small
strip of land? That’s so wrong! Please stop this! What do we have to do to make the city understand we do not want
this! One house, maybe two, maybe three. But 47??!! That’s insane! Please explain to me why this is still being
pushed.
Thank you,
Angela Zapata
Elderberry Ave Moorpark
26
From:Geoffrey Hickey
To:Nancy Johns; joftelie@warmingtongroup.com
Cc:Paul Farley; Shanna Farley
Subject:Beltramo Ranch Project/Input from Maureen Lane Neighbors
Date:Monday, May 16, 2022 7:38:04 AM
Attachments:Maureen Lane 8 foot wall signatures.pdf
Maureen Lane Signatures Cover letter.pdf
Good morning.
Please see attached.
Geoffrey S. Hickey, Esq.*
Trial Attorney
ghickey.law@gmail.com
*Admitted in California, Ohio, Oregon and Washington
27
28
May 16, 2022
Ms. Nancy Johns (via email: wildflowerdevelopment@yahoo.com)
Mr. Joe Oftelie (via email: joftelie@warmingtongroup.com)
RE: Beltramo Ranch Project, Moorpark, CA
Dear Ms. Johns and Mr. Oftelie,
As you are aware, there are ten (10) homes on Maureen Lane’s west side that will border the Beltramo
Ranch Project’s eastern border. It is our collective understanding that Warmington Residential is
soliciting input from the Maureen Lane residents that will be directly impacted by the Beltramo Ranch
Project.
After a review and discussion of the available options, all ten Maureen Lane properties directly
impacted by this development would prefer at an eight (8) foot wall along the property line between
the Maureen Lane properties and the Beltramo Ranch Project.
In an effort to confirm that preference, attached are the signatures of the property owners
acknowledging the preference for the eight (8) foot wall.
We respectfully request that this information and document be incorporated into any discussion on
this proposed subject.
Thank you,
Maureen Lane Neighbors
Cc: Ms. Shanna Farley, Principal Planner – Community Development Department;
sfarley@moorparkca.gov
4981 Maureen Lane
Juan Perez
4967 Maureen Lane
Jeff Markel
4935 Maureen Lane
Erin & Joe Newstrom
4911 Maureen Lane
Heather & Mark McCloskey
4887 Maureen Lane
Nicole & Mike Klotz
4865 Maureen Lane
Karen & Gary Speck
4833 Maureen Lane
Paul & Holly Farley
4809 Maureen Lane
Geoffrey & Emily Hickey
4789 Maureen Lane
Gary & Pam Whitney
4763 Maureen Lane
John & Jenny Willoughby
29
From:Paul Farley
To:Shanna Farley
Subject:Draft MND Beltramo Ranch Residential Project
Date:Sunday, June 12, 2022 7:00:27 PM
Good evening, Principal Planner Shanna Farley
My name is Paul Farley and I live on Maureen Lane, directly east of the proposed
development.
I would like to share a concern about the DMVD.
On page 9/77 Parking:
"The proposed development plan provides for a total of 233 parking spaces. This includes 94
residential spaces located within private garages, 94 spaces within driveways, and 45
uncovered on-street parallel parking spaces along the outer loop street. This equates to
approximately five parking spaces per home. Project parking is consistent with City parking
code requirements (MMC 17.32.020) by providing the required 94 spaces. The Project would
provide 139 parking spaces over and above the code requirements. "
The Maureen Lane homes that border the east side of the project are single story. The view
from the second-floor windows of the proposed project looks down directly into the back
yards of the Maureen Lane neighborhood. The project is allowing for 5 parking spaces per
home with an excess of 139 spaces above what is required. In the current plan sixteen (#26-
41) of those added parking spaces border Maureen Lane properties. I believe that these 16
spaces would be better suited with a row of trees that would maintain some additional privacy
for Maureen Lane and create a more appealing view from the second-floor windows facing
Maureen Lane backyards. This would be a net change of sixteen spaces. The revised count
would be 123 parking spaces over and above the code requirements.
I believe this would be a more pleasant transition from our low-density neighborhood to the
high-density project proposed. Maureen Lane is a rural neighborhood, over 65 years old that
deserves to have the integrity of its rural roots kept and still coexist in these times where the
city and developers are processing the need to create more housing.
The street tree found on the current Beltramo Ranch plans, which borders the Maureen Lane
property line is a deciduous tree, maybe that could be an evergreen that would remain full all
year.
Thank you for your consideration.
Respectfully,
Paul Farley
Maureen Lane
Moorpark
30
31
From:Becky
To:Shanna Farley
Subject:Beltramo Ranch Rd project
Date:Monday, June 13, 2022 10:53:41 AM
My name is Becky Ritchie and I reside at 4719 Maureen Lane.
I’ve been told by neighbors that the plan is to put a new sewer line down Loretta Dr for this project….
our property includes this road and we haven’t heard anything from the developer regarding this. I would think the
developer would need to contact the owner of the road (us) before assuming they can do this????
Also, I see on the plans that they are providing a gate so we still have access to the rear of our property…..will the
current flood control road be left as it is?
In the beginning of this project, we had a running dialogue with their rep, who lived in Mpk……
Hoping to hear about both issues.
Thank you,
Mark and Becky Ritchie
Sent from my iPhone
32
From:Patty Martin
To:Shanna Farley
Subject:Beltramo project
Date:Monday, June 13, 2022 11:17:02 AM
Hello Ms Farley
My name is Patty Martin, I reside with my husband Dan Martin at 4706 Maureen Ln.
We have several concerns with this project:
1st: on the map it’s hard to see an access road from our back property since that is where I have my horse trailer, my
husbands trailer and where we load and unload our horses, dirt and other amenities that we access that back road.
You show a park but hard to view whether there is an access road.
2nd: the property is for low density for a reason, that is to keep what wild life we have there like the pair of road
runners and their chicks. Not a fan of this but we have the legless lizard which I think is protected. You change that
to high density it will change the aspect of the wildlife.
3rd: the amount of homes, plus with the hitch situation is going to cause high traffic with double the amount of
automobiles. Still not a good thing.
My beef is that you all seem to want more homes people that our little town is already overcrowded…sorry, I do not
think we want to look like Simi Valley. Plus with the amount of businesses that You all scare with the prices
charged, is crazy! Look at our town, right now it doesn’t compare to like Calabasas, Santa Barbara with the shops
that they have, we need. I see some residents trying to have small businesses but what the city does is scare the
Bageebees out of everyone and they can’t pay the prices.
Help our town be what it should have when the Apricot’s Farm wanted to come in. Take care of our in-town first
with businesses that can stay and be productive.
Thank you
Patty Martin
Sent from my iPhone
33
From:David McGarry
To:Shanna Farley
Cc:City Council & City Manager;
Subject:Warmington Homes Development- Beltramo-Ranch project
Date:Wednesday, June 29, 2022 9:11:20 AM
Dear Ms. Farley,
My name is David McGarry. I live at 4848 Elderberry Ave., Moorpark, in the Heather Glen track. I
am emailing you in regards to the Beltramo-Ranch project which will be constructed directly behind
my townhouse.
Unfortunately, I was unable to attend the meeting last night. I have a concern/request related to
construction.
Having worked in the construction industry I have no doubt that once construction begins the
developer, either initially or at some point, is going to want the general contractor working six days a
week (minimum) and as many hours a day as financially feasible.
My neighbors and I all have similar fears. We feel it is not unreasonable to put a condition to the
building permit which would limit all construction activities to Monday through Friday, from 7:00 am
to 6:00 pm so as not to burden the people bordering both sides of the project with noise during
most peoples off work hours. As you can imagine, the noise of construction is irritating to say the
least and sometimes can just be too much to take. We don’t feel we are asking too much to have
the Developer respect our quality of life during this period of time (9 months, 18 months, more?),
the duration of construction.
This neighborhood, as well as the property owners on Maureen Lane, have lived in relative peace
and quiet for decades now. As you are aware, none of us are happy about the development.
However, this was inevitable. We realize City Council and staff have to allow for residential
development. All we’re asking now is that you consider our discomfort and put reasonable
measures in place to mitigate what we are going to have to live with for a year or more.
Please consider putting the conditions I have outlined into the building permits. I know first hand
that the Developers will not hesitate to have the General Contractors work as many hours as
possible to get residency at the earliest possible date.
Thank you for taking the time to read and consider our request,
David McGarry
34
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 NTS A0.00COVER
ATTACHMENT 3
35
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
05-05-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 NTS A0.01
A0.00 - COVER
A0.01 - SHEET INDEX + PROJECT SUMMARY
A0.02 - PERSPECTIVE RENDERING
A0.03 - PERSPECTIVE RENDERING
A1.00 - ARCHITECTURAL SITE PLAN
A1.01 - ELEVATION STYLE ASSIGNMENTS
A1.02 - PHASING PLAN
A1.10 - STREET SCENES
A1.20 - SITE SECTION
A2.00 - PERSPECTIVES - PLAN 1
A2.10 - ELEVATION A - RANCH - PLAN 1
A2.11 - ELEVATION B - AMERICAN FARMHOUSE - PLAN 1
A2.20 - UNIT PLANS - PLAN 1
A2.21 - ROOF PLANS - PLAN 1
A3.00 - PERSPECTIVES - PLAN 2
A3.10 - ELEVATION A - RANCH - PLAN 2
A3.11 - ELEVATION A - RANCH - PLAN 2 - ENHANCED
A3.12 - ELEVATION B - AMERICAN FARMHOUSE - PLAN 2
A3.13 - ELEVATION B - AMERICAN FARMHOUSE - PLAN 2 - ENHANCED
A3.20 - UNIT PLANS - PLAN 2
A3.21 - ROOF PLANS - PLAN 2
A4.00 - PERSPECTIVES - PLAN 3
A4.10 - ELEVATION A - RANCH - PLAN 3
A4.11 - ELEVATION A - RANCH - PLAN 3 - ENHANCED
A4.12 - ELEVATION B - AMERICAN FARMHOUSE - PLAN 3
A4.13 - ELEVATION B - AMERICAN FARMHOUSE - PLAN 3 - ENHANCED
A4.20 - UNIT PLANS - PLAN 3
A4.21 - ROOF PLANS - PLAN 3
M1.00 - COLOR SCHEMES - CALIFORNIA RANCH
M2.00 - COLOR SCHEMES - AMERICAN FARMHOUSE
C1.00 - CONCEPT IMAGES - CALIFORNIA RANCH
C2.00 - CONCEPT IMAGES - AMERICAN FARMHOUSE
ARCHITECTURE
ENGINEERING SITE PLAN VTTM NO. 6061
VESTING TENTATIVE TRACT MAP NO. 6061
CIVIL
SHEET 1 - COVER SHEET
SHEET 2 - HOA PARKS & STREETSCAPE ENLARGEMENTS
SHEET 3 - HOA PARKS & STREETSCAPE ELEVATION & SECTIONS
SHEET 4 - TYPICAL FRONT YARD
SHEET 5 - PLANTING IMAGES
SHEET 6 - WALL & FENCE PLAN & ELEVATIONS
LANDSCAPE
SHEET INDEX
EP-1 - PHOTOMETRIC SITE PLAN
EP-2 - PHOTOMETRIC SITE PLAN
LIGHTING
36
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 NTS A0.02PERSPECTIVE RENDERING
VIEW LOOKING NORTHEAST TOWARDS MODEL HOMES
KEY PLAN - NTS
37
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 NTS A0.03PERSPECTIVE RENDERING
VIEW LOOKING SOUTH TOWARDS PARK
KEY PLAN - NTS
38
96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.
96 Gal.33.5" Dia.96 Gal.33.5" Dia.
96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.
96 Ga
l
.
33.5"
D
i
a
.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.
20'-6"
20
'
-
0
"
10
'
-
0
"
5'-0"
16'-6"
20
'
-
0
"
10
'
-
0
"
8'-0"
5'-0"
NEIGHBORHOOD
ENTRY AT MEDIAN
BREAK
4543
42
41403938373635343332313029282726
24
'
-
0
"
DR
I
V
E
A
I
S
L
E
24
'
-
0
"
DR
I
V
E
A
I
S
L
E
24
'
-
0
"
DR
I
V
E
A
I
S
L
E
2524
23
22
21
20
19
PUBLIC ACCESS
THROUGH PARK
18 17 16 15 14 13 12 11 10 9 8 7 6 54321
PARK AREA
±46,272 SQ. FT.
15'-0"
20
'
-
0
"
4'
-
6
"
46
'
-
0
"
32
'
-
0
"
8'
-
0
"
24'-0"
12
'
-
6
"
OPEN
SPACE
±4,285 SQ. FT.
61'-3"
20'-0"
DRIVE AISLE
32'-0"
DRIVE AISLE
36'-0"
DRIVE AISLE
4'
-
6
"
20
'
-
6
"
32
'
-
0
"
10
'
-
6
"
32
'
-
0
"
8' SOUND WALL
6' EXISTING BLOCK WALL TO REMAIN.
6' VINYL FENCE TO BE INSTALLED ALONG
ENTIRE WESTERN PL AND PAN HANDLE
10'-0"
27
'
-
6
"
50
'
-
4
"
20
'
-
6
"
46
'
-
0
"
BELTRAMO RANCH ROAD
"A" DRIVE
PEDESTRIAN GATE ACCESS
TO GLENWOOD PARK
PEDESTRIAN
GATE ACCESS
TO ARROYO SIMI
PEDESTRIAN
GATE ACCESS
P2
LOT 1
P1
LOT 2
P3
LOT 3
P3
LOT 6
P3
LOT 11
P3
LOT 33
P3
LOT 31
P3
LOT 29
P3
LOT 25
P3
LOT 22
P2
LOT 21
P1
LOT 20
P3
LOT 19
P3
LOT 15
P3
LOT 13
P3
LOT 35
P3
LOT 37
P3
LOT 39 P3
LOT 44
P1
LOT 4
P1
LOT 8
P1
LOT 10
P1
LOT 28
P1
LOT 26
P1
LOT 24
P2
LOT 5
P2
LOT 7
P2
LOT 9
P1
LOT 18
P1
LOT 16
P1
LOT 36
P1
LOT 40
P1
LOT 42
P2
LOT 17
P2
LOT 14P2
LOT 12
P1
LOT 32
P2
LOT 30
P2
LOT 27
P2
LOT 23
P2
LOT 43
P2
LOT 41
P2
LOT 38
P2
LOT 34
P3
LOT 47
P1
LOT 46
P2
LOT 45
44
26
'
-
0
"
8'-0"
5'-0"
10'-6"
5'-0"
4'-0"
.
14
'
-
0
"
30
'
-
0
"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
05-11-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 0 50 10025 A1.00ARCHITECTURAL SITE PLAN
39
96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.
96 Gal.33.5" Dia.96 Gal.33.5" Dia.
96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.
96 Ga
l
.
33.5
"
D
i
a
.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.
NEIGHBORHOOD
ENTRY AT MEDIAN
BREAK
4543
42
41403938373635343332313029282726
2524
23
22
21
20
19
PUBLIC ACCESS
THROUGH PARK
18 17 16 15 14 13 12 11 10 9 8 7 6 54321
PARK AREA
±46,272 SQ. FT.
OPEN
SPACE
±4,285 SQ. FT.
8' SOUND WALL
6' EXISTING BLOCK WALL TO REMAIN.
6' VINYL FENCE TO BE INSTALLED ALONG
ENTIRE WESTERN PL AND PAN HANDLE
BELTRAMO RANCH ROAD
"A" DRIVE
PEDESTRIAN GATE ACCESS
TO GLENWOOD PARK
PEDESTRIAN
GATE ACCESS
TO ARROYO SIMI
PEDESTRIAN
GATE ACCESS
P2
LOT 1
P1
LOT 2
P3
LOT 3
P3
LOT 6
P3
LOT 11
P3
LOT 33
P3
LOT 31
P3
LOT 29
P3
LOT 25
P3
LOT 22
P2
LOT 21
P1
LOT 20
P3
LOT 19
P3
LOT 15
P3
LOT 13
P3
LOT 35
P3
LOT 37
P3
LOT 39
P3
LOT 44
P1
LOT 4
P1
LOT 8
P1
LOT 10
P1
LOT 28
P1
LOT 26
P1
LOT 24
P2
LOT 5
P2
LOT 7
P2
LOT 9
P1
LOT 18
P1
LOT 16
P1
LOT 36
P1
LOT 40
P1
LOT 42
P2
LOT 17
P2
LOT 14P2
LOT 12
P1
LOT 32
P2
LOT 30
P2
LOT 27
P2
LOT 23
P2
LOT 43
P2
LOT 41
P2
LOT 38
P2
LOT 34
P3
LOT 47
P1
LOT 46
P2
LOT 45
44
.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
05-11-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 05010025 A1.01
CALIFORNIA
RANCH
PLAN 1
AMERICAN
FARMHOUSE
PLAN 2 PLAN 3
8
7
7
9
8
8
ENHANCED ELEVATION
40
96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.
96 Gal.33.5" Dia.96 Gal.33.5" Dia.
96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.
96 G
a
l
.
33.5"
D
i
a
.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.
96 Gal.33.5" Dia.96 Gal.33.5" Dia.96 Gal.33.5" Dia.
NEIGHBORHOOD
ENTRY AT MEDIAN
BREAK
4543
42
41403938373635343332313029282726
2524
23
22
21
20
19
PUBLIC ACCESS
THROUGH PARK
18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1
PARK AREA
±46,272 SQ. FT.
OPEN
SPACE
±4,285 SQ. FT.
8' SOUND WALL
6' EXISTING BLOCK WALL TO REMAIN.
6' VINYL FENCE TO BE INSTALLED ALONG
ENTIRE WESTERN PL AND PAN HANDLE
BELTRAMO RANCH ROAD
"A" DRIVE
PEDESTRIAN GATE ACCESS
TO GLENWOOD PARK
PEDESTRIAN
GATE ACCESS
TO ARROYO SIMI
PEDESTRIAN
GATE ACCESS
P2
LOT 1
P1
LOT 2
P3
LOT 3
P3
LOT 6
P3
LOT 11
P3
LOT 33
P3
LOT 31
P3
LOT 29
P3
LOT 25
P3
LOT 22
P2
LOT 21
P1
LOT 20
P3
LOT 19
P3
LOT 15
P3
LOT 13
P3
LOT 35
P3
LOT 37
P3
LOT 39
P3
LOT 44
P1
LOT 4
P1
LOT 8
P1
LOT 10
P1
LOT 28
P1
LOT 26
P1
LOT 24
P2
LOT 5
P2
LOT 7
P2
LOT 9
P1
LOT 18
P1
LOT 16
P1
LOT 36
P1
LOT 40
P1
LOT 42
P2
LOT 17
P2
LOT 14P2
LOT 12
P1
LOT 32
P2
LOT 30
P2
LOT 27
P2
LOT 23
P2
LOT 43
P2
LOT 41
P2
LOT 38
P2
LOT 34
P3
LOT 47
P1
LOT 46
P2
LOT 45
44
.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
05-11-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 0 50 10025 A1.02PHASING PLAN
PHASE 1
PHASE 2PHASE 3
MODEL
HOMES
PHASE 4
41
PLAN 3-rev
ELEVATION B: AMERICAN FARMHOUSE
COLOR SCHEME 4
PLAN 1
ELEVATION A: CALIFORNIA RANCH
COLOR SCHEME 1
PLAN 2-rev
ELEVATION B: AMERICAN FARMHOUSE
COLOR SCHEME 5
LO
T
L
I
N
E
LO
T
L
I
N
E
LO
T
L
I
N
E
LO
T
L
I
N
E
LOT 47 LOT 46 LOT 45
PLAN 2-rev
ELEVATION B: AMERICAN FARMHOUSE
COLOR SCHEME 4
PLAN 1
ELEVATION A: CALIFORNIA RANCH
COLOR SCHEME 2
PLAN 3
ELEVATION B: AMERICAN FARMHOUSE
COLOR SCHEME 6
LO
T
L
I
N
E
LO
T
L
I
N
E
LO
T
L
I
N
E
LO
T
L
I
N
E
LOT 9 LOT 10 LOT 11
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 048 16 A1.10STREET SCENES
PROJECT
ENTRY
DRIVE
AISLE
STREET SCENE: LOOKING NORTH TOWARDS PROJECT ENTRY & MODEL HOMES1
STREET SCENE: LOOKING EAST TOWARDS SINGLE-FAMILY HOMES & PARK2
PARK
AREA
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
42
PR
O
P
E
R
T
Y
L
I
N
E
8'-0"
PARKING
24'-0"
DRIVE AISLE
5'-0"
SIDEWALK
53'-9"
PLAN 2
20'-0"
53'-9"
PLAN 1
4'-6"
SIDEWALK
24'-0"
DRIVE AISLE
4'-6"
SIDEWALK
6' EXISTING BLOCK
WALL TO REMAIN
"HEATHER GLEN"
NEIGHBORHOOD
HOME
±2
5
'
-
0
"
TYP. LANDSCAPE
SCREENING
±20'-0"
4'-6"
LANDSCAPE BUFFER
10'-0"
YARD
10'-0"
YARD24
'
-
8
"
PR
O
P
O
S
E
D
B
L
D
G
H
E
I
G
H
T
26
'
-
6
"
PR
O
P
O
S
E
D
B
L
D
G
H
E
I
G
H
T
27
'
-
1
0
"
PR
O
P
O
S
E
D
B
L
D
G
H
E
I
G
H
T
ELDERBERRY
AVENUE
4'-6"
SIDEWALK
53'-9"
PLAN 2
53'-9"
PLAN 1
5'-0"
SIDEWALK
8'-0"
PARKING
24'-0"
DRIVE AISLE
4'-6"
LANDSCAPE BUFFER
PR
O
P
E
R
T
Y
L
I
N
E
PROPOSED
±6' VINYL FENCE
EXISTING
NEIGHBORING
GUEST HOUSE
±1
2
'
-
5
1
/
2
"
±1
5
'
-
9
1
/
2
"
EXISTING
NEIGHBORING
HOME
EXISTING FENCING
MAUREEN
LANE
EXISTING FENCING
24
'
-
7
"
PR
O
P
O
S
E
D
B
L
D
G
H
E
I
G
H
T
27
'
-
1
0
"
PR
O
P
O
S
E
D
B
L
D
G
H
E
I
G
H
T
20'-0"
10'-0"
YARD
10'-0"
YARD
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 048 16 A1.20SITE SECTION
SECTION A: AT WESTERN PROPERTY LINE ADJACENT TO HEATHER GLEN NEIGHBORHOOD
SECTION A: AT EASTERN PROPERTY LINE WITH NEIGHBORHOOD ADJACENT TO MAURNEEN LANE NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
43
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 NTS A2.00PERSPECTIVES
PLAN 1
AMERICAN FARMHOUSE
CALIFORNIA RANCH
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
44
96 Gal.33.5" Dia.
T.O.
PLATE
FF
FF
9'
-
1
"
9'
-
1
"
±2
4
'
-
7
"
FINISH GRADE
12 3123
12 3123
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A2.10PLAN 1
FRONT1
REAR3
LEFT2
RIGHT4
1
4
3
2
1
13 11
4 59720
1214
26
16 10 18
3
821
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
COLOR SCHEME 1 DEMONSTRATED ON ELEVATIONS
45
T.O.
PLATE
FF
FF
9'
-
1
"
9'
-
1
"
±2
6
'
-
6
"
FINISH GRADE
12
6
12
6
125
96 Gal.33.5" Dia.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A2.11PLAN 1
FRONT1
REAR3
LEFT2
RIGHT4
1
4
3
2
1 10
20 17
6 816 13 14
1921
3 9 4 52
23
11 12
15 24
18
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
COLOR SCHEME 4 DEMONSTRATED ON ELEVATIONS
46
96 Gal.
33.5" Dia.
KITCHEN
16'-10" x 11'-4"
DW SINK
ST
O
V
E
REF.
PANTRY
LIVING
17'-4" x 12'-6"
REAR YARDAC
55'-0"
GARAGE
20'-9" x 21'-2"
DINING
16'-10" x 7'-10"
PDR.
COAT
45'-0"
T R
ENTRY
PORCH
5'-0"5'-0"
43
'
-
9
"
5'
-
0
"
6'
-
0
"
32
'
-
9
"
22
'
-
0
"
20x20 CLEAR SPACE
W.H.
ORG. GRN.
65 DB OR LESS FOR
NOISE ATTENUATION.
PRIMARY BED
14'-0" x 13'-7"
LO
W
C
A
B
I
N
E
T
BED 3
13'-4" x 12'-8"
BED 2
13'-4" x 13'-0"
LAUNDRYW.I.C.
FLEX/
STUDY
7'-5" x 8'-10"
PRIMARY
BATH
LIN.W.I.C.
BATH 2
45'-0"
ROOF BELOW 5'
-
0
"
32
'
-
9
"
W.I.C.
GROSS SF
1ST FLOOR 786 SQ. FT.
2ND FLOOR 1216 SQ. FT.
TOTAL
LIVING 2002 SQ. FT.
GARAGE 457 SQ. FT.
REAR YARD 719 SQ. FT.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A2.20PLAN 1
UNIT PLANS
3 BEDS/ 2.5 BATHS
FIRST FLOORSECOND FLOOR
47
3:12
RIDGE
3:12
3:12
RIDGE
3:12
3:12
D.
S
.
D.
S
.
D.
S
.
D.
S
.
D.
S
.
8" RAKE
TYP.
1'
-
4
"
E
A
V
E
TY
P
.
SOLAR AREA AS
REQUIRED PER CODE
TOTAL: 250 SQ.FT.
6:
1
2
RI
D
G
E
6:
1
2
5:12
RIDGE
5:12
4:12
D.
S
.
D.
S
.
D.S.
D.S.
D.
S
.
6"
R
A
K
E
TY
P
.
1'-0" EAVE
TYP.
SOLAR AREA AS
REQUIRED PER CODE
TOTAL: 250 SQ.FT.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A2.21ROOF PLANS
PLAN 1
CALIFORNIA RANCHFARMHOUSE
48
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 NTS A3.00PERSPECTIVES
PLAN 2
AMERICAN FARMHOUSE
CALIFORNIA RANCH
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
49
96 Gal.33.5" Dia.
T.O.
PLATE
FF
FF
9'
-
1
"
9'
-
1
"
±2
4
'
-
8
"
FINISH GRADE
12 3
35
'
-
0
"
BU
I
L
D
I
N
G
H
E
I
G
H
T
L
I
M
I
T
123
123
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A3.10ELEVATION A - RANCH
PLAN 2
FRONT1
REAR3
LEFT2
RIGHT4
1
4
3
2
1
13 11
4 5978
1214
2 6
1516 10 18
3
OPTIONAL
TRELLIS
OPTIONAL
TRELLIS
2021
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
COLOR SCHEME 2 DEMONSTRATED ON ELEVATIONS
50
96 Gal.33.5" Dia.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A3.11ELEVATION A - RANCH
PLAN 2 - ENHANCED
RIGHT4
1
4
3
2
578
16
9
OPTIONAL
TRELLIS
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
COLOR SCHEME 2 DEMONSTRATED ON ELEVATIONS
51
T.O.
PLATE
FF
FF
9'
-
1
"
9'
-
1
"
±2
7
'
-
1
0
"
FINISH GRADE
12
6
12
6
12
5
96 Gal.33.5" Dia.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A3.12PLAN 2
FRONT1
REAR3
LEFT2
RIGHT4
1
4
3
2
1 10
20 17
6 8161314
1921
39 4 5 2 1112
22
18
23 15 24OPTIONAL
TRELLIS
OPTIONAL
TRELLIS
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
COLOR SCHEME 5 DEMONSTRATED ON ELEVATIONS
52
96 Gal.33.5" Dia.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A3.13PLAN 2 - ENHANCED
RIGHT4
1
4
3
2
2324
111218
OPTIONAL
TRELLIS
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
COLOR SCHEME 5 DEMONSTRATED ON ELEVATIONS
53
96 Gal.
33.5" Dia.
GARAGE
20'-9" x 21'-0"
REF.
LIVING
13'-11" x 16'-6"
ENTRY
COAT
DINING
10'-3" x 12'-2"
PORCH
BATH 3
BED 4
11'-0" x 12'-4"
KITCHEN
14'-9" x 8'-8"
PANTRY
STOVE
REAR YARD
60'-0"
46'-0"9'-0"5'-0"
53
'
-
9
"
10
'
-
0
"
22
'
-
2
"
17
'
-
3
1
/
2
"
21
'
-
5
1
/
2
"
5'
-
0
"
SINK DW
20x20 CLEAR SPACE
W.H.
AC
T R ORG. GRN.
65 DB OR LESS FOR
NOISE ATTENUATION.
OPTIONAL TRELLIS
OP
T
I
O
N
A
L
T
R
E
L
L
I
S
BED 2
12'-1" x 13'-3"
BED 3
12'-6" x 12'-6"
46'-0"
OPEN
TO
BELOW
OP
T
I
O
N
A
L
LO
W
C
A
B
I
N
E
T
S
BATH 2
LOFT
11'-5" x 9'-1"
W.I.C.
ROOF BELOW
38
'
-
9
"
16
'
-
5
1
/
2
"
17
'
-
3
1
/
2
"
5'
-
0
"
PRIMARY BED
13'-8" x 13'-0"
W.I.C.
LAUNDRY
PRIMARY
BATH
LOW LINEN
CABINETS
GROSS SF
1ST FLOOR 1007 SQ. FT.
2ND FLOOR 1271 SQ. FT.
TOTAL
LIVING 2278 SQ. FT.
GARAGE 454 SQ. FT.
REAR YARD 823 SQ. FT.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A3.20PLAN 2
UNIT PLANS
4 BEDS + LOFT/ 3 BATHS
FIRST FLOORSECOND FLOOR
54
3:
1
2
RI
D
G
E
3:
1
2
3:
1
2
RI
D
G
E
3:
1
2
3:12
RIDGE
3:12
3:12
D.
S
.
D.
S
.
D.S.
D.S.
D.S.
D.
S
.
D.S.
8"
R
A
K
E
TY
P
.
1'-4" EAVE
TYP.
SOLAR AREA AS
REQUIRED PER CODE
TOTAL: 250 SQ.FT.
6:
1
2
RI
D
G
E
6:
1
2
6:
1
2
RI
D
G
E
6:
1
2
5:12
RIDGE
5:12
4:12
SOLAR AREA AS
REQUIRED PER CODE
TOTAL: 250 SQ.FT.
D.
S
.
D.
S
.
D.S.
D.S.
D.
S
.
D.S.
D.S.
6"
R
A
K
E
TY
P
.
1'-0" EAVE
TYP.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A3.21ROOF PLANS
PLAN 2
CALIFORNIA RANCHFARMHOUSE
55
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 NTS A4.00PERSPECTIVES
PLAN 3
AMERICAN FARMHOUSE
CALIFORNIA RANCH
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
56
96 Gal.33.5" Dia.
T.O.
PLATE
FF
FF
9'
-
1
"
9'
-
1
"
±2
4
'
-
8
"
FINISH GRADE
124
12 4
124
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A4.10ELEVATION A - RANCH
PLAN 3
FRONT1
REAR3
LEFT2
RIGHT4
1
4
3
2
1
13 11
4 59 7 8
1214
2 6
17
15 10 18
19
OPTIONAL
COVERED
PORCH
2120
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
COLOR SCHEME 3 DEMONSTRATED ON ELEVATIONS
57
96 Gal.33.5" Dia.
12 4
024 8 A4.11ELEVATION A - RANCH
PLAN 3 - ENHANCED
RIGHT4
1
4
3
2
19
21
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
COLOR SCHEME 3 DEMONSTRATED ON ELEVATIONS
58
T.O.
PLATE
FF
FF
9'
-
1
"
9'
-
1
"
±2
5
'
-
9
"
FINISH GRADE
12
6
12 5
12 5
125
125
96 Gal.33.5" Dia.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A4.12PLAN 3
FRONT1
REAR3
LEFT2
RIGHT4
1
4
3
2
110
20 17
6 816 1314
19 21
3 9 4 52 11 12
22
18
15 24OPTIONAL
COVERED
PORCH
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
COLOR SCHEME 6 DEMONSTRATED ON ELEVATIONS
59
12 5
12 5
96 Gal.33.5" Dia.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A4.13PLAN 3 - ENHANCED
RIGHT4
1
4
3
2
16
NOTE: LANDSCAPE IS CONCEPTUALLY PORTRAYED.
SEE LANDSCAPE PLANS FOR EXACT PLANT
LOCATIONS AND SPECIES.
COLOR SCHEME 6 DEMONSTRATED ON ELEVATIONS
60
96 Gal.
33.5" Dia.
GARAGE
20'-8" x 21'-6"
REF.
LIVING
14'-7" x 12'-8"
ENTRY
CO
A
T
DINING
14'-7" x 10'-0"
PORCH
BATH 3
BED 4
14'-7" x 10'-11"
KITCHEN
16'-9" x 14'-8"
PANTRY
STOVE
REAR YARD
65'-0"
37'-6"15'-6"6'-0"
SINK DW
6'-0"
18
'
-
8
"
5'
-
0
"
53
'
-
9
"
5'
-
0
"
31
'
-
1
1
/
2
"
7'
-
2
"
5'
-
5
1
/
2
"
OPTIONAL COVERED PORCH
20x20 CLEAR SPACE
W.H.
AC
T R ORG. GRN.
65 DB OR LESS FOR
NOISE ATTENUATION.
37'-8"
53'-0"
15'-4"
23
'
-
1
1
/
2
"
7'
-
2
"
5'
-
5
1
/
2
"
PRIMARY BED
14'-7" x 14'-8"
PRIMARY BATH
BED 2
12'-4" x 12'-1"
BED 3
12'-7" x 11'-9"
LOFT/ OPT. BED 5
14'-6" x 12'-8"
W.I.C.
LAUND.
BATH 2
LINEN
ROOF BELOW
ROOF BELOW
W.I.C.
SEATING
HO
O
K
S
/
S
T
O
R
A
G
E
GROSS SF
1ST FLOOR 1061 SQ. FT.
2ND FLOOR 1386 SQ. FT.
TOTAL
LIVING 2447 SQ. FT.
GARAGE 464 SQ. FT.
REAR YARD 873 SQ. FT.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A4.20PLAN 3
UNIT PLANS
4 BEDS +LOFT (OPT. BED 5)/ 3 BATHS
FIRST FLOORSECOND FLOOR
61
3:124:
1
2
RI
D
G
E
4:
1
2
4:12
RIDGE
4:12
3:12
D.
S
.
D.
S
.
D.
S
.
D.
S
.
D.
S
.
D.
S
.
D.S.D.S.
8"
R
A
K
E
TY
P
.
1'-4" EAVE
TYP.
SOLAR AREA AS
REQUIRED PER CODE
TOTAL: 250 SQ.FT.
4:12
4:
1
2
6:
1
2
RI
D
G
E
6:
1
2
5:12
RIDGE
5:12
5:12
RIDGE
5:12
4:12
D.
S
.
D.
S
.
D.
S
.
D.
S
.
D.
S
.
D.S.
D.S.
6"
R
A
K
E
TY
P
.
1'-0" EAVE
TYP.
SOLAR AREA AS
REQUIRED PER CODE
TOTAL: 250 SQ.FT.
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 024 8 A4.21ROOF PLANS
PLAN 3
CALIFORNIA RANCHFARMHOUSE
62
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 NTS M1.00COLOR SCHEMES
CALIFORNIA RANCH
PLAN 3 COLOR SCHEME 3
COLOR SCHEME 1 COLOR SCHEME 2 COLOR SCHEME 3
STUCCO BODY RAFTER TAILS / BARGE BOARD /
WOODEN POSTS / TRIM /
CORBELS / OUTLOOKERS
ENTRY DOOR /
DECORATIVE
SHUTTERS
GARAGE
DOOR
ROOF
STUCCO BODY RAFTER TAILS / BARGE BOARD /
WOODEN POSTS / TRIM /
CORBELS / OUTLOOKERS
ENTRY DOOR /
DECORATIVE
SHUTTERS
GARAGE
DOOR
ROOF
STUCCO BODY RAFTER TAILS / BARGE BOARD /
WOODEN POSTS / TRIM /
CORBELS / OUTLOOKERS
ENTRY DOOR /
DECORATIVE
SHUTTERS
GARAGE
DOOR
ROOF
PLAN 2 COLOR SCHEME 2PLAN 1 COLOR SCHEME 1
SW 7511
BUNGALOW BEIGE
SW 6075 GARRET
GRAY
SW 6223 STILL
WATER
SW 6076 TURKISH
COFFEE
GAF - TIMBERLINE
HDZ, WEATHERED
WOOD
SW 6074
SPALDING GRAY
SW 7023
REQUISITE GRAY
SW 6048 TERRA
BRUN
SW 7515
HOMESTEAD
BROWN
GAF - TIMBERLINE
HDZ, HICKORY
SW 7016 MINDFUL
GRAY
SW 7026 GRIFFIN
SW 6278 CLOAK
GRAY
SW 7020 BLACK
FOX
GAF - TIMBERLINE
HDZ, MISSION
BROWN
NOTES
ALL PAINT TO BE SHERWIN WILLIAMS
TYP., ALL PAINT COLORS SHOULD FINISH IN INSIDE CORNERS AND UNDERSIDES, UNLESS OTHERWISE NOTED. OVERHANGS, EAVES, HEADERS, ETC. SHOULD BE PAINTED THEIR SPECIFICALLY DESIGNATED COLORS WITH THE COLOR BEING APPLIED ON ALL SIDES OF EACH ITEM, INCLUDING THE UNDERSIDES.
ALL NON-DECORATIVE ITEMS SUCH AS METER DOORS, NON-DECORATIVE VENTS, ETC, TO BE PAINTED THE SAME COLOR AS THE ADJACENT FIELD COLOR.
STONE VENEER
ELDORADO STONE -
BLUFFSTONE,
MINERET
ELDORADO STONE -
BLUFFSTONE, COOS
BAY
STONE VENEER
ELDORADO STONE -
BLUFFSTONE, COOS
BAY
STONE VENEER
63
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 NTS M2.00COLOR SCHEMES
AMERICAN FARMHOUSE
COLOR SCHEME 4 COLOR SCHEME 5 COLOR SCHEME 6
STUCCO BODY HORIZONTAL
SIDING
TRIM / CORNER
TRIM
BOARD AND
BATTEN
GARAGE
DOOR
SW 7007 CEILING
WHITE
SW 6252 ICE CUBE
HARDIE LAPSIDING
- SW 7007 CEILING
WHITE
EAVES / BARGE
BOARD / WOODEN
POSTS
ENTRY DOOR /
DECORATIVE
SHUTTERS
ROOF
SW 6991 BLACK
MAGIC
SW 6994
GREENBLACK
SW 6252 ICE CUBE
SW 7068 GRIZZLE
GRAY
GAF - TIMBERLINE
HDZ, SLATE
STUCCO BODY HORIZONTAL
SIDING
TRIM / CORNER
TRIM / WOODEN
POSTS
BOARD AND
BATTEN
GARAGE
DOOR
SW 6248 JUBILEE
SW 7661
REFLECTION
HARDIE LAPSIDING
- SW 6249 STORM
CLOUD
EAVES / BARGE
BOARD
ENTRY DOOR /
DECORATIVE
SHUTTERS
ROOF
SW 7674
PEPPERCORN
SW 7605 GALE
FORCE
GAF - TIMBERLINE
HDZ, BIRCHWOOD
STUCCO BODY HORIZONTAL
SIDING
TRIM / CORNER
TRIM
BOARD AND
BATTEN
GARAGE
DOOR
SW 6254 LAZY
GRAY
SW 7668 MARCH
WIND
HARDIE LAPSIDING
- SW 2849
WESTCHESTER
GRAY
EAVES / BARGE
BOARD / WOODEN
POSTS
ENTRY DOOR
ROOF
SW 7674
PEPPERCORN
SW 6994
GREENBLACK
SW 6254 LAZY
GRAY
DECORATIVE
SHUTTERS
SW 6990 CAVIAR
SW 6670 GOLD
CREST
GAF - TIMBERLINE
HDZ, CHARCOAL
SW 6994
GREENBLACK
SW 6238 ICICLE
PLAN 3 COLOR SCHEME 6PLAN 2 COLOR SCHEME 5PLAN 1 COLOR SCHEME 4
NOTES
ALL PAINT TO BE SHERWIN WILLIAMS
TYP., ALL PAINT COLORS SHOULD FINISH IN INSIDE CORNERS AND UNDERSIDES, UNLESS OTHERWISE NOTED. OVERHANGS, EAVES, HEADERS, ETC. SHOULD BE PAINTED THEIR SPECIFICALLY DESIGNATED COLORS WITH THE COLOR BEING APPLIED ON ALL SIDES OF EACH ITEM, INCLUDING THE UNDERSIDES.
ALL NON-DECORATIVE ITEMS SUCH AS METER DOORS, NON-DECORATIVE VENTS, ETC, TO BE PAINTED THE SAME COLOR AS THE ADJACENT FIELD COLOR.
64
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 NTS C1.00CONCEPT IMAGES
CALIFORNIA RANCH
65
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
#
BELTRAMO RANCH
MOORPARK, CA 2018-0860
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
Plot Date:
1st Submittal:06-04-2021
04-28-2022
2nd Submittal:09-24-2021
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
3rd Submittal:04-29-2022 NTS C2.00CONCEPT IMAGES
AMERICAN FARMHOUSE
66
BACKGROUND /
SCREENING SHRUBS
AT AREA WIDER
THAN 4'
BOTANICAL / COMMON NAME SIZE WUCOLS
GREVILLEA THELEMANNIANA
HUMMINGBIRD BUSH 5 GAL L
RHAPHIOLEPIS INDICA `CLARA`
CLARA INDIAN HAWTHORN 5 GAL L
RHAPHIOLEPIS UMBELLATA 'MINOR
DWARF YEDDO HAWTHORN 5 GAL L
LEUCOPHYLLUM FRUTESCENS 'COMPACTA'
COMPACT TEXAS RANGER 5 GAL L
SALVIA LEUCANTHA
MEXICAN BUSH SAGE 5 GAL L
ACCENT SHRUBS BOTANICAL / COMMON NAME SIZE WUCOLS
ANIGOZANTHOS X `BUSH LANTERN`
DWARF YELLOW KANGAROO PAW 1 GAL M
ACHILLEA FILIPENDULINA
FERNLEAF YARROW 1 GAL L
LANTANA CAMARA `NEW GOLD`
NEW GOLD LANTANA 5 GAL VL
LEUCOPHYLLUM LAEVIGATUM
CHIHUAHUAN SAGE 5 GAL L
LAVANDULA ANGUSTIFOLIA
ENGLISH LAVENDER 1 GAL L
LOMANDRA LONGIFOLIA `BREEZE`
DWARF MAT RUSH 1 GAL L
HESPERALOE PARVIFOLIA
RED YUCCA 5 GAL L
MUHLENBERGIA CAPILLARIS `PINK CLOUD`
PINK CLOUD PINK MUHLY 5 GAL M
ROSA FLORIBUNDA `ICEBERG`
ICEBERG ROSE 5 GAL M
ROSA X `NOARE`
FLOWER CARPET RED GROUNDCOVER ROSE 1 GAL M
ROSA X `NOASCHNEE`
FLOWER CARPET WHITE GROUNDCOVER ROSE 1 GAL M
ROSMARINUS OFFICINALIS `PROSTRATUS`
DWARF ROSEMARY 1 GAL VL
SALVIA GREGGII
AUTUMN SAGE 5 GAL L
WESTRINGIA FRUTICOSA
COAST ROSEMARY 5 GAL L
GROUND COVERS BOTANICAL / COMMON NAME SIZE WUCOLS
MYOPORUM X. 'PUTAH CREEK'
PUTAH CREEK MYOPORUM 1 GAL L
NOTE: PRIVATE REAR YARD FUTURE IMPROVEMENTS PER PRIVATE OWNER - NOT A PART
OF WATER CALCULATION
TREES CODE BOTANICAL / COMMON NAME SIZE WUCOLS
CIT LIM CITRUS X LIMON
LEMON 24"BOX M
GLE TRI GLEDITSIA TRIACANTHOS VAR. INERMIS
HONEY LOCUST 24"BOX M
LAG T30 LAGERSTROEMIA INDICA 'TUSCARORA' STANDARD
TUSCARORA CRAPE MYRTLE 24"BOX M
LAU NOB LAURUS NOBILIS
SWEET BAY 24"BOX L
OLE SWA OLEA EUROPAEA 'SWAN HILL' TM
SWAN HILL OLIVE 24"BOX L
PLA RAC PLATANUS RACEMOSA
CALIFORNIA SYCAMORE 24"/36" BOX M
QUE AGR QUERCUS AGRIFOLIA
COAST LIVE OAK 24"/36" BOX VL
TAB CHY TABEBUIA CHRYSOTRICHA
GOLD TRUMPET TREE 24"BOX M
SCREENING CODE BOTANICAL / COMMON NAME SIZE WUCOLS
FIC NIT FICUS NITIDA 'COLUMN'
INDIAN LAUREL 15 GAL M
POD GRA PODOCARPUS GRACILIOR 'COLUMN'
FERN PINE 15 GAL M
LOP MAC PODOCARPUS MACROPHYLLUS 'COLUMN'
YEW PINE 15 GAL M
TFY CODE BOTANICAL / COMMON NAME SIZE WUCOLS
CER CAN CERCIS CANADENSIS
EASTERN REDBUD 24"BOX M
CHI TAS CHITALPA X TASHKENTNESIS
PINK CHITALPA 24"BOX L
RHU LAN RHUS LANCEA
AFRICAN SUMAC 24"BOX L
TURF CODE BOTANICAL / COMMON NAME SIZE WUCOLS
FES SU2 FESTUCA X 'SUPERIOR PLUS'
SUPERIOR FESCUE SOD H
PLANT SCHEDULE
P2
P3
P2
P1
P1
P1P3 P2 P1 P2 P2 P1
P3 P2
P3P2P1
P3
P1P2P1
P3
P2
P3P2
P1
P3
P1P2P1
P3P3
P3P2P1P1
P3P3
P1
P3P2 P2
12345678
9
1011
12
13 14
15
16 17
18 19 20 21 22
232425
26
2728293031
32
33
34
35
36
37 38 39 40 41 42 43
44
45
46
47
P3
P2
P1P3
P2
H
B
A
E
F
D
C
G B
40'80'0'120'
CONCEPTUAL LANDSCAPE PLAN - SHEETPREPARED FOR WARMINGTON RESIDENTIAL SOUTHERN CALIFORNIA DIVISION
5/2/2022
BELTRAMO RANCH
1
BELTRAMO RANCH AVENUE
ENLARGEMENT SEE SHEET 2 ENLARGEMENT SEE SHEET 2
BELTRAMO RANCH DRIVE
"A" DRIVE
ELDER BERRY DRIVE
W
L
O
S
A
N
G
E
L
E
S
A
V
E
N
U
E
VICINITY MAP
NOT TO SCALE
W LOS ANGELES AVE
NIGHTINGALE ST
COURTNEY LNTI
E
R
R
A
R
E
J
A
D
A
R
D
EL
D
E
R
B
E
R
R
Y
A
V
E
PE
N
R
O
S
E
A
V
E
LORETTA DR
GLENWOOD PARK
BE
L
T
R
A
M
O
R
A
N
C
H
R
D
MA
U
R
E
E
N
L
N
N
LO
R
E
T
T
A
D
R
SHEET INDEX
Sheet Number Sheet Title
1 COVER SHEET
2 HOA PARKS & STREETSCAPE ENLARGEMENTS
3 HOA PARKS & STREETSCAPE ELEVATION & SECTIONS
4 HOMEOWNER TYPICAL FRONT YARD
5 PLANTING IMAGES
6 WALL & FENCE PLAN & ELEVATIONS
LANDSCAPE CONCEPT:
This landscape will consist of California-Friendly, low and medium
water use plant material. All plants have been chosen from the low
or medium water use category according to WUCOLS. Shrubs
have been chosen to create a uniform theme across the site
consisting of Mediterranean and California friendly plant material.
Maintenance and longevity of plant material has been taken into
consideration. Root panels and barriers will be utilized on all trees
where necessary. A 3" layer of bark mulch will be used in all
landscape areas. All landscape areas will conform to the current
City of Moorpark Landscape Guidelines.
IRRIGATION CONCEPT:
The irrigation design will incorporate the latest in smart irrigation
technologies. All new landscape areas will include high efficiency,
low water use methods. All shrub planters will use drip line with an
irrigation efficiency of .81. A smart irrigation controller with a rain
shut off device will also be incorporated. Bark mulch will be used
to retain moisture and reduce evaporation and an irrigation
schedule will be provided to program the controller. Two irrigation
schedules shall be prepared, one for plant establishment and one
for after plant establishment. All new irrigation systems will comply
with all current City of Moorpark Landscape Guidelines.
NOTE:
NO EXISTING TREES TO BE PRESERVED ON THE SITE.
EXISTING TREES TO BE REPLACED WITH (3) 24" BOX
CALIFORNIA SYCMORE, (1) 36" BOX CALIFORNIA SYCMORE,
AND (2) 24" BOX COAST LIVE OAK, PER PLAN ON SHEET 2.
LANDSCAPE CALCULATION:
TURF AREA:
DECOMPOSED GRANITE AREA:
COBBLE AREA:
FRONT YARD PLANTING AREA
OTHER PUBLIC PLANTING AREA:
TOTAL PERMEABLE AREA:
7,375 S.F.
18,435 S.F.
198 S.F.
24,768 S.F.
36,690 S.F.
87,466 S.F.
LANDSCAPE INSPECTION REQUIREMENTS
((HOMEOWNERS ASSOCIATION, COMMERCIAL
AND OTHER NON-CITY MAINTAINED LANDSCAPE AREAS)
SCHEDULE:
THE CITY'S LANDSCAPE REPRESENTATIVE WILL INSPECT
CONSTRUCTION FOR COMPLIANCE WITH THE APPROVED
LANDSCAPE PLANS. CONTRACTOR SHALL NOTIFY THE CITY'S
LANDSCAPE REPRESENTATIVE 48 HOURS IN ADVANCE OF
EACH OF THE REQUIRED INSPECTIONS:
1. IRRIGATION COVERAGE TEST AND PLANTING
INSPECTION. THE IRRIGATION COVERAGE TEST SHALL
BE COMPLETED CONCURRENTLY WITH THE PLANTING
INSPECTION.
2. FINAL INSPECTION: AT THE START OF THE GO-DAY
MAINTENANCE PERIOD. PRELIMINARY CERTIFICATE OF
COMPLIANCE MAY BE GRANTED AT THIS TIME.
3. DOCUMENT SUBMITTAL: AS-BUILT PLANS, BACKFLOW
ASSEMBLY CERTIFICATIONS, SOILS ANALYSIS
REPORTS, FOUR (4) SETS OF CONTROLLER KEYS,
LAMINATED CONTROLLER CHARTS, PRODUCT DATA
AND WARRANTIES. 30 DAYS PRIOR TO THE END OF THE
MAINTENANCE PERIOD.
4. FINAL CERTIFICATE OF COMPLIANCE: AT THE END OF
THE GO-DAY MAINTENANCE PERIOD OR AS SPECIFIED
BY THE CITY'S COMMUNITY DEVELOPMENT DIRECTOR.
NOTE: Water source to be supplied from domestic water -
there is no recycled water available at this site.
67
P3
P2
P1P1P2P1P2P2P1
P3 P2
P3P2P1
P3
P1P2P1
P3
P2
P3
12345678
9
0
3 14
15
16 17
18 19 20 21
22
47
P3
H
B
A
E
C
B
CONCEPTUAL LANDSCAPE PLAN - SHEETPREPARED FOR WARMINGTON RESIDENTIAL SOUTHERN CALIFORNIA DIVISION
5/2/2022
20' 40'0' 60'
SITE KEY
BELTRAMO RANCH
P1
P1
P1P3 P1 P1
P3P1P1P1P214.163'
P1P1P1P1
P3P1P1P1
- HOA PARKS & STREETSCAPE ENLARGEMENTS
2
ENHANCED
PAVING
SIDEWALKS,
PER CIVIL
MA
T
C
H
L
I
N
E
:
S
E
E
B
E
L
O
W
MA
T
C
H
L
I
N
E
:
S
E
E
A
B
O
V
E
CONNECTION
TO ADJACENT
PARK/TRAIL
CONNECTION TO LORETTA DRIVE
CONCRETE TRAIL
SEATING AREA W/ OVERHEAD
STRUCTURE, TABLE & CHAIRS, BBQ
GRILLS & HOT TRASH RECEPTACLE
TURF
TURF
COBBLE UNDERNEATH FRUIT TREES
BELTRAMO RANCH RD
LO
R
E
T
T
A
D
R
B B
ELEVATION B-B, SEE SHEET 3
SECTION A-A,
SEE SHEET 3 A
A
MONUMENT
WALL, SEE
SHEET 6
DECOMPOSED GRANITE SEATING
AREA W/ TABLE & CHAIRS, BENCHES
& TRASH RECEPTACLE
"A" DRIVE
BELTRAMO RANCH RD
CONCRETE
MOWCURB
INTERNAL LOCKING
REMOVABLE BOLLARDS W/
CONCRETE BAND
2-RAIL SPLIT FENCE
SOUND WALL
SOUND WALL
SLUMP BLOCK WALL
CONCRETE
MOWCURB
CONCRETE
MOWCURB
CONCRETE
MOWCURB
2-RAIL SPLIT FENCE
AMENITIES
VEHICULAR ACCESS GATE
ENHANCED
PAVING
W
L
O
S
A
N
G
E
L
E
S
A
V
E
N
U
E
SEATING AREA W/
BENCHES & TRASH
RECEPTACLE
SITESCAPES: AVONDALE STEEL FRAME BENCH, WITH
RECYCLED PLASTIC SLATS, WITH CENTER ARM REST (NOT
SHOWN)
SITESCAPES: AVONDALE STAINLESS STEEL PICNIC
TABLE & CHAIRS WITH RECYCLED PLASTIC SLATS
METAL SHADE STRUCTURE WITH IPE SLATSSITESCAPES: ANONDALE
TOP OPENING RECEPTACLE
WITH RECYCLED PLASTIC
SLATS
QCP: CALIFORNIA ROUND
CONCRETE HOT WASTE
CONTAINER
PILOT ROCK: HEAVY DUTY JUMBO STEEL
PARK CHARCOAL GRILL
DOGIPOT: PET WASTE
STATION
THIS
SHEET
SPLIT RAIL SINGLE GATE
ENHANCED
PAVING
ENHANCED
PAVING
ENHANCED
PAVING
ENHANCED
PAVING, TYP.
SIDEWALK
24" BOX 24" BOX 24" BOX
DECOMPOSED GRANITE DECOMPOSED GRANITE
PROPOSED 2.5' MAX
RETAINING WALL W/ 6' VINYL
FENCE ATOP, PER CIVIL PLAN
EXISTING
SINGLE FAMILY RESIDENTIAL
NOT A PART
CONCRETE
MOWCURB
CONCRETE
MOWCURB
HOA
MAINTAINED
LANSCAPE
CITY
MAINTAINED
LANDSCAPE
PROPOSED 2.5' MAX
RETAINING WALL W/ 6' VINYL
FENCE ATOP, PER CIVIL PLAN
EXISTING VINYL FENCE IN
ADJACENT PROPERTY TO
BE PRESERVED
68
6' TALL VINYL
FENCE
LARGE TREES & PLANTINGS
IN PARKING ISLANDS
SCREENING
TREES
3'-0"
PLANTING
AREA
5'-0"
CONCRETE
TRAIL
TURF
VARIES
5'-0"
CONCRETE
TRAIL
3'-0"
PLANTING
AREA
2-RAIL SPLIT
VINYL FENCE
32'-0"
DECOMPOSED
GRANITE
PATH
2-RAIL SPLIT
VINYL FENCE
GLENWOOD
PARK
CONCEPTUAL LANDSCAPE PLAN - SHEETPREPARED FOR WARMINGTON RESIDENTIAL SOUTHERN CALIFORNIA DIVISION
5/2/2022
SITE KEY
BELTRAMO RANCH
P1
P1
P1P3 P1 P1
P3P1P1P1P214.163'
P1P1P1P1
P3P1P1P1
- HOA PARKS & STREETSCAPE ELEVATION & SECTIONS
3
ELEVATION B-B: BELTRAMO RANCH RD FACING WEST
SECTION A-A: PARK FACING SOUTH
A
A
BB
69
P1
P3 P239
40 41PLAN 3 PLAN 1 PLAN 2
PLANTER AREA SQUARE FOOTAGE = 611 SF
1 SHRUB PER 18 SF=34
5 GALLON SHRUBS: 20 (60%)
1 GALLON SHRUBS: 14 (40%)
PLANTER AREA SQUARE FOOTAGE = 441 SF
1 SHRUB PER 18 SF=25
5 GALLON SHRUBS: 15 (60%)
1 GALLON SHRUBS: 10 (40%)
PLANTER AREA SQUARE FOOTAGE = 501 SF
1 SHRUB PER 18 SF=28
5 GALLON SHRUBS: 17 (60%)
1 GALLON SHRUBS: 11 (40%)
P1
P3 P239
40 41
W-06
8'
-
0
"
21
'
-
6
"
W-07
W-06
5'
-
0
"
10
'
-
0
"
1'-0",
TYP.
10
'
-
0
"
1'-0",
TYP.
W-07
10
'
-
0
"
1'-0",
TYP.
WALL & FENCE LEGEND
CODE/SYMBOL DESCRIPTION
8'-0" TALL SPLIT-FACE BLOCK SOUND WALL
8'-0" TALL SPLIT-FACE BLOCK WALL W/ PRECISION
BLOCK CAP
8'-6" TALL SPLIT-FACE BLOCK PILASTER W/
PRECISION BLOCK CAP
2-RAIL SPLIT VINYL FENCE, COLOR WHITE
2-RAIL SPLIT VINYL SINGLE GATE, COLOR WHITE
6'-0" TALL VINYL FENCE, COLOR WHITE
3'-0" WIDE VINYL GATE, COLOR WHITE
PRIMARY ENTRY MONUMENT WALL
PRIMARY ENTRY MONUMENT PILASTER
SECONDARY VEHICULAR ACCESS GATE,
COLOR WHITE
INTERNAL LOCKING REMOVABLE BOLLARD
W-01
W-02
W-04
W-05
W-06
W-03
W-07
W-08
W-09
W-10
W-11
TYPICAL FRONT YARD PLANT SCHEDULE
TFY ELEVATION STYLE BOTANICAL / COMMON NAME SIZE WUCOLS
PLAN 2 CERCIS CANADENSIS
EASTERN REDBUD 24"BOX M
PLAN 3 CHITALPA X TASHKENTNESIS
PINK CHITALPA 24"BOX L
PLAN 1 RHUS LANCEA
AFRICAN SUMAC 24"BOX L
FOREGROUND SHRUBS ELEVATION STYLE BOTANICAL / COMMON NAME SIZE WUCOLS
FARMHOUSE LAVANDULA ANGUSTIFOLIA
ENGLISH LAVENDER 1 GAL L
RANCH ANIGOZANTHOS 'BUSH LANTERN'
DWARF YELLOW KANGAROO PAW 1 GAL L
ACCENT SHRUBS ELEVATION STYLE BOTANICAL / COMMON NAME SIZE WUCOLS
FARMHOUSE MUHLENBERGIA CAPILLARIS 'PINK CLOUD'
PINK CLOUD PINK MUHLY GRASS 5 GAL M
RANCH LEUCOPHYLLUM LAEVIGATUM
CHIHUAHUAN SAGE 5 GAL L
MID-GROUND SHRUBS ELEVATION STYLE BOTANICAL / COMMON NAME SIZE WUCOLS
FARMHOUSE ROSMARINUS OFFICINALIS 'TUSCAN BLUE'
TUSCAN BLUE ROSEMARY 5 GAL VL
RANCH SALVIA GREGGII
AUTUMN SAGE 5 GAL L
BACKGROUND SHRUBS ELEVATION STYLE BOTANICAL / COMMON NAME SIZE WUCOLS
FARMHOUSE ROSA FLORIBUNDA `ICEBERG`
ICEBERG ROSE 5 GAL M
RANCH GREVILLEA THELEMANNIANA
HUMMINGBIRD BUSH 5 GAL L
GROUND COVER ELEVATION STYLE BOTANICAL / COMMON NAME SIZE WUCOLS
FARMHOUSE DIANELLA REVOLUTA LITTLE REV ['DR5000']
LITTLE REV FLAX LILY 1 GAL L
RANCH BOUTELOUA GRACILIS 'BLONDE AMBITION'
'BLONDE AMBITION' BLUE GRAMMA 1 GAL L
BARK MULCH
P2
34TYPICAL
CORNER
LOT 10
'
-
0
"
1'-0",
TYP.
6'-0",
TYP.
W-07
W-06
PLANTER AREA SQUARE FOOTAGE =486 SF
1 SHRUB PER 18 SF=27
5 GALLON SHRUBS: 16 (60%)
1 GALLON SHRUBS: 11 (40%)
21
'
-
6
"
CONCRETE
MOW CURB,
TYP.
HOA
MAINTAINED
LANDSCAPE
AREA, TYP.
P2
34
10
'
-
0
"
1'-0",
TYP.
6'-0",
TYP.
W-07
W-06
21
'
-
6
"
CONCRETE
MOW CURB,
TYP.
HOA
MAINTAINED
LANDSCAPE
AREA, TYP.
CONCEPTUAL LANDSCAPE PLAN - SHEETPREPARED FOR WARMINGTON RESIDENTIAL SOUTHERN CALIFORNIA DIVISION
5/2/2022
BELTRAMO RANCH - HOME OWENER TYPICAL FRONT YARD
4
TYPICAL FRONT YARDS PLANTING
0' 10'20' 40'
0' 10'20' 40'
NOTES:
1. ONE 24"-BOX TREE TO BE INSTALLED IN FRONT YARD OF EACH LOT.
2. RECLAIMED WATER NOT AVAILABLE NEAR PROJECT SITE.
TYPICAL FRONT YARDS WALL & FENCE
70
CONCEPTUAL LANDSCAPE PLAN - SHEETPREPARED FOR WARMINGTON RESIDENTIAL SOUTHERN CALIFORNIA DIVISION
5/2/2022
BELTRAMO RANCH - PLANTING IMAGES
5
HOA TREES
Glenditsia triacanthos var. inermis
Citrus x limon
Lagerstroemia indica 'Tuscarora' standard
laurus nobilis
HOA TREES
Olea europaea 'Swan Hill'
Quercus agrifolia
Tabebuia chrysotricha
HOA SCREENING
TREES
FRONT YARD
TREES
Cercis canadensis
x Chitalpa tashkentensis
Rhus lancea
BACKGROUND /
SCREENING SHRUBS
Grevillea thelemanniana
Rhaphiolepis indica 'Clara'
Leucophyllum frutescens
Salvia leucantha
ACCENT SHRUBS
Achillea filipendulina
Anigozanthos 'Bush Lantern'
Lantana camara 'New Gold'
Leucophyllum laevigatum
Lavandula angustifolia
Lomandra longifolia 'Breeze'
ACCENT SHRUBS
Hesperaloe parviflora
Muhlenbergia capillaris 'Pink Cloud'
Rosa floribunda 'Iceberg'
Rosa x noaschnee
Rosmarinus officinalis 'Prostratus'
Salvia greggii
ACCENT SHRUBS
Westringia fruticosa
GROUND COVER
Myoporum parvifolium ‘Putah Creek’
Platanus racemosa
Ficus nitida 'Column'
Podocarpus gracilior 'Column'
Podocarpus macrophyllus 'Column'
Dianella revoluta 'Little Rev'
Bouteloua gracilis `Blonde Ambition`
71
18'-6" MONUMENT WALL
PLANTING
AREA
VARIES
14'-0"
DRIVEWAY W/ ENHANCED PAVERS
MEDIAN W/
PLANTING
VARIES
4'-0"
CONCRETE
SIDEWALK
30'-0"
DRIVEWAY W/ ENHANCED PAVERS
NOTE:
ENTRY SIGN IS NON-ILLUMINATED
PLANTING
AREA
VARIES
BOARD FORMED
CONCRETE WALL
BELTRAMO RANCH STONE VENEER PILASTER
8' TALL SOUND WALL
HANGING METAL SIGN
FOAM MOLDING W/
STUCCO FINISH
STONE VENEER WALL
STONE VENEER PILASTER
3'
-
6
"
7'
-
6
"
4'-6"
CONCRETE
SIDEWALK
WALL: W-02
PILASTER: W-03
8'-0" TALL SPLIT-FACE BLOCK WALL W/ PRECISION BLOCK CAP
8'
-
0
"
1'-8"
1'-4"
WALL AND FENCE ELEVATIONS
6"
8'
-
0
"
WALL: W-01
PILASTER: W-03
8'-0" TALL SPLIT-FACE BLOCK SOUND WALL
1'-8"
1'-4"
6"
EQ
3'
-
4
"
EQ
VARIES - SEE PLAN FOR LENGTH
GATE: W-10
SECONDARY VEHICULAR ACCESS GATE, COLOR WHITE
GALVANIZED PIPE,
POWDER COATED WHITE
HEAVY DUTY LATCH
& PADLOCK
P2
P3
P2
P1
P1
P1P3 P2 P1 P2 P2 P1
P3 P2
P3P2P1
P3
P1P2P1
P3
P2
P3P2
P1
P3
P1P2P1
P3P3
P3P2P1P1
P3P3
P1
P3P2 P2
12345678
9
1011
12
13 14
15
16 17
18 19 20 21 22
232425
26
2728293031
32
33
34
35
36
37 38 39 40 41 42 43
44
45
46
47
P3
P2
P1P3
P2
H
B
A
E
F
D
C
G B
W-02
W-04
W-06
W-06
W-06W-07
W-06W-07
W-02W-03
W-02
W-04
W-03
W-06
W-07
W-01
W-01
W-06W-07
W-10 W-11
W-04W-04
W-06W-04
W-05
W-08
W-09
W-09
W-09
W-09
W-09
W-09
W-09
W-09
W-03
8'-0" O.C.7"
6'
-
0
"
FENCE: W-06
6-0" TALL VINYL FENCE, COLOR WHITE
10"
3'-0"
GATE: W-07
3-0" WIDE VINYL GATE, COLOR WHITE
6'
-
0
"
BOLLARD: W-11
INTERNAL LOCKING REMOVABLE BOLLARD
3'
-
0
"
1'
-
0
"
LID
CUSTOMER
PROVIDE LOCK
WALL & FENCE LEGEND
CODE/SYMBOL DESCRIPTION
8'-0" TALL SPLIT-FACE BLOCK SOUND WALL
8'-0" TALL SPLIT-FACE BLOCK WALL W/ PRECISION
BLOCK CAP
8'-6" TALL SPLIT-FACE BLOCK PILASTER W/
PRECISION BLOCK CAP
2-RAIL SPLIT VINYL FENCE, COLOR WHITE
2-RAIL SPLIT VINYL SINGLE GATE, COLOR WHITE
6'-0" TALL VINYL FENCE, COLOR WHITE
3'-0" WIDE VINYL GATE, COLOR WHITE
PRIMARY ENTRY MONUMENT WALL
PRIMARY ENTRY MONUMENT PILASTER
SECONDARY VEHICULAR ACCESS GATE,
COLOR WHITE
INTERNAL LOCKING REMOVABLE BOLLARD
W-01
W-02
W-04
W-05
W-06
W-03
W-07
W-08
W-09
W-10
W-11
8' O.C.
6"
6"
3'
-
6
"
WALL: W-04
2-RAIL SPLIT VINYL FENCE, COLOR WHITE
1'
-
0
"
6"
3'
-
0
"
3'-0"
3'
-
6
"
POWDER
COATED LATCH
CANE BOLT
POWDER
COATED HINGE
WALL: W-05
2-RAIL SPLIT VINYL SINGLE GATE, COLOR WHITE
CONCEPTUAL LANDSCAPE PLAN - SHEETPREPARED FOR WARMINGTON RESIDENTIAL SOUTHERN CALIFORNIA DIVISION
5/2/2022
BELTRAMO RANCH - WALL & FENCE PLAN & ELEVATIONS
6
BELTRAMO RANCH RD
W
L
O
S
A
N
G
E
L
E
S
A
V
E
BELTRAMO RANCH RD
"A" DRIVE
LO
R
E
T
T
A
DR
CONCRETE
MOWCURB
CONCRETE
MOWCURB
CONCRETE
MOWCURB
CONCRETE
MOWCURB
CONCRETE
MOWCURB
CONCRETE
MOWCURB
WALL: W-08
PILASTER: W-09
PRIMARY ENTRY
MONUMENT WALL
CONCRETE
MOWCURB
72
P2
P3
P2
P1
P1
2 P1 P2 P2 P1
P3 P2
P3P2P1
P3
P1P2P1
P3
P2
P1
P3
P1P2P1
P3P3
P3P2P1P1
P3P3
P1 P2
12345678
9
14
15
16 17
18 19 20 21
22
232425
26
2728293031
36
37 38 39
40 41 42 43
44
45
46
47
P3
P2
P2
H
B
A
E
F
C
B
0.3
0.5
0.6
0.5
0.3
0.2
0.2
0.2
0.2
0.5
0.6
0.6
0.4
0.4
0.5
0.7
0.6
0.3
0.1
0.1
0.1
0.2
0.6
0.7
0.8
0.6
0.4
0.6
0.9
0.9
0.4
0.1
0.1
0.1
0.2
0.7
0.9
1.1
0.9
0.5
0.8
1.1
1.3
0.6
0.1
0.1
0.1
0.3
0.9
1.1
1.4
1.2
0.5
0.9
1.4
1.9
0.7
0.1
0.1
0.1
0.2
1.0
1.3
1.9
1.7
0.6
1.1
1.8
2.4
0.5
0.2
0.2
0.2
0.2
0.9
1.5
2.1
1.5
0.6
1.1
1.9
2.4
0.4
0.2
0.3
0.3
0.2
0.9
1.4
2.1
1.6
0.6
1.1
1.8
2.3
0.5
0.4
0.4
0.4
0.3
0.8
1.3
1.8
1.6
0.5
0.9
1.4
1.8
0.5
0.6
0.6
0.6
0.5
0.7
1.0
1.3
1.0
0.5
0.8
1.1
1.3
0.4
0.8
0.8
0.6
0.6
0.6
0.8
1.0
0.8
0.4
0.6
0.9
0.9
0.3
1.0
1.0
0.7
0.6
0.5
0.7
0.7
0.5
0.4
0.5
0.6
0.6
0.3
1.4
1.2
0.9
0.6
0.5
0.6
0.6
0.4
0.3
0.5
0.5
0.5
0.3
1.9
1.6
1.1
0.7
0.4
0.5
0.4
0.3
0.2
0.3
0.4
0.3
0.3
2.4
2.0
1.2
0.7
0.4
0.3
0.3
0.2
0.2
0.2
0.3
0.3
0.3
2.4
2.0
1.2
0.7
0.4
0.3
0.2
0.1
0.2
0.2
0.2
0.2
0.2
2.2
1.9
1.1
0.7
0.4
0.3
0.3
0.1
0.2
0.3
0.3
0.3
0.2
1.7
1.4
1.0
0.6
0.5
0.5
0.4
0.2
0.3
0.4
0.4
0.4
0.4
1.2
1.1
0.8
0.5
0.7
0.6
0.6
0.4
0.4
0.6
0.5
0.5
0.6
0.8
0.8
0.6
0.5
0.9
0.7
0.7
0.5
0.6
0.7
0.6
0.5
0.4
0.6
0.6
0.6
0.4
0.7
0.9
1.0
0.8
0.9
0.9
0.7
0.5
0.3
0.4
0.5
0.5
0.4
0.7
1.0
1.3
1.1
1.3
1.2
0.8
0.5
0.3
0.3
0.3
0.3
0.3
0.8
1.2
1.8
1.4
1.9
1.6
1.0
0.6
0.4
0.2
0.2
0.2
0.2
0.9
1.5
2.2
1.8
2.3
1.9
1.2
0.7
0.5
0.2
0.2
0.2
0.2
1.1
1.6
2.2
1.3
2.3
1.9
1.2
0.7
0.7
0.2
0.1
0.1
0.2
1.1
1.4
2.0
1.7
2.1
1.8
1.1
0.7
0.5
0.2
0.1
0.1
0.2
0.8
1.1
1.4
1.2
1.6
1.3
0.9
0.6
0.4
0.2
0.1
0.1
0.2
0.7
0.9
1.1
0.9
1.1
1.1
0.8
0.5
0.4
0.2
0.2
0.2
0.2
0.6
0.7
0.8
0.6
0.7
0.8
0.6
0.5
0.4
0.3
0.2
0.2
0.2
0.6
0.6
0.6
0.4
0.5
0.6
0.5
0.4
0.3
0.3
0.4
0.4
0.3
0.5
0.5
0.5
0.3
0.4
0.5
0.5
0.4
0.3
0.4
0.5
0.5
0.4
0.4
0.4
0.3
0.2
0.2
0.3
0.3
0.3
0.3
0.5
0.6
0.7
0.6
0.4
0.3
0.2
0.1
0.1
0.2
0.2
0.3
0.4
0.5
0.7
0.9
0.8
0.6
0.4
0.3
0.2
0.1
0.1
0.1
0.2
0.3
0.6
0.9
1.2
1.2
0.6
0.5
0.4
0.3
0.1
0.1
0.1
0.1
0.1
0.7
1.0
1.5
1.7
0.5
0.6
0.6
0.4
0.1
0.1
0.1
0.1
0.1
0.8
1.2
2.0
2.2
0.5
0.6
0.7
0.5
0.2
0.2
0.2
0.2
0.1
0.8
1.3
2.1
1.8
0.6
0.8
1.0
0.8
0.2
0.3
0.4
0.3
0.2
0.8
1.3
2.0
2.3
0.7
1.0
1.3
1.2
0.3
0.5
0.5
0.5
0.3
0.8
1.1
1.7
1.8
1.0
1.2
1.7
1.6
0.4
0.5
0.7
0.6
0.3
0.7
0.9
1.2
1.3
1.0
1.4
2.1
2.2
0.4
0.6
0.9
0.9
0.3
0.6
0.8
1.0
0.9
0.9
1.4
2.1
1.6
0.5
0.8
1.1
1.3
0.4
0.5
0.6
0.7
0.6
0.8
1.3
2.0
2.0
0.5
0.9
1.4
1.8
0.5
0.4
0.6
0.6
0.5
0.7
1.1
1.4
1.4
0.6
1.1
1.8
2.4
0.5
0.3
0.4
0.4
0.3
0.7
0.9
1.1
1.0
0.6
1.1
1.9
2.4
0.4
0.3
0.3
0.3
0.2
0.6
0.7
0.8
0.6
0.6
1.1
1.8
2.3
0.5
0.2
0.2
0.2
0.2
0.6
0.6
0.6
0.5
0.5
0.9
1.4
1.8
0.5
0.2
0.2
0.1
0.1
0.6
0.6
0.5
0.3
0.5
0.7
1.1
1.2
0.4
0.2
0.2
0.1
0.1
0.6
0.4
0.3
0.2
0.4
0.6
0.8
0.9
0.4
0.2
0.2
0.2
0.2
0.3
0.2
0.2
0.1
0.4
0.5
0.6
0.6
0.5
0.2
0.2
0.2
0.3
0.2
0.2
0.1
0.1
0.3
0.4
0.5
0.5
0.3
0.2
0.3
0.3
0.3
0.2
0.2
0.1
0.1
0.2
0.3
0.3
0.3
0.2
0.3
0.4
0.4
0.3
0.3
0.3
0.2
0.1
0.1
0.2
0.2
0.2
0.1
0.5
0.6
0.6
0.4
0.5
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.7
0.8
0.6
0.5
0.6
0.6
0.5
0.3
0.1
0.1
0.1
0.2
0.3
1.0
1.0
0.8
0.6
0.6
0.6
0.7
0.5
0.1
0.1
0.2
0.2
0.5
1.4
1.3
0.9
0.7
0.6
0.7
0.9
0.7
0.1
0.2
0.3
0.3
0.3
1.9
1.7
1.1
0.8
0.7
0.9
1.2
1.1
0.2
0.4
0.4
0.4
0.3
2.3
2.0
1.3
0.8
0.8
1.1
1.6
1.4
0.4
0.5
0.6
0.5
0.4
2.1
2.0
1.3
0.8
0.9
1.4
2.1
2.1
0.5
0.7
0.6
0.5
0.4
2.2
1.9
1.2
0.8
0.9
1.5
2.2
1.4
0.8
1.0
0.8
0.6
0.4
1.6
1.4
1.0
0.7
1.0
1.4
2.1
2.1
1.1
1.3
1.0
0.7
0.4
1.2
1.1
0.8
0.6
1.0
1.2
1.6
1.4
1.5
1.8
1.2
0.8
0.5
0.9
0.9
0.7
0.5
0.8
1.0
1.2
1.1
1.9
2.2
1.4
0.8
0.5
0.6
0.6
0.6
0.4
0.6
0.7
0.9
0.7
1.3
2.2
1.5
0.9
0.5
0.4
0.5
0.5
0.4
0.5
0.6
0.6
0.5
1.7
2.0
1.3
0.8
0.5
0.2
0.3
0.3
0.3
0.4
0.5
0.5
0.3
1.2
1.4
1.1
0.7
0.5
0.2
0.2
0.2
0.2
0.3
0.3
0.3
0.2
0.9
1.1
0.9
0.6
0.4
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.1
0.8
0.7
0.5
0.3
0.2
0.1
0.1
0.2
0.2
0.2
0.2
0.3
0.3
0.4
0.4
0.3
0.3
0.3
0.3
0.2
0.2
0.2
0.4
0.3
0.3
0.2
0.1
0.6
0.6
0.4
0.3
0.2
0.2
0.2
0.3
0.3
0.4
0.5
0.5
0.6
0.7
0.7
0.6
0.6
0.5
0.4
0.4
0.3
0.3
0.2
0.3
0.4
0.5
0.7
1.1
1.5
2.1
2.4
2.3
1.9
1.4
1.0
0.7
0.5
0.3
0.5
0.4
0.2
0.2
0.2
0.2
0.4
0.5
0.6
0.7
0.8
1.0
1.2
1.2
1.1
0.9
0.8
0.6
0.6
0.5
0.4
0.3
0.4
0.5
0.6
0.8
1.0
1.3
1.7
1.9
1.9
1.6
1.2
1.0
0.7
0.6
0.3
0.2
0.1
0.2
0.2
0.4
0.6
0.7
1.0
1.2
1.6
1.9
2.0
1.9
1.3
1.1
0.8
0.6
0.5
0.4
0.3
0.3
0.5
0.5
0.6
0.7
0.9
1.1
1.2
1.2
1.0
0.9
0.7
0.6
0.1
0.1
0.2
0.3
0.5
0.6
0.9
1.4
1.9
2.3
2.2
2.2
1.7
1.2
0.7
0.6
0.4
0.3
0.3
0.3
0.3
0.4
0.5
0.5
0.6
0.7
0.8
0.8
0.7
0.6
0.5
0.3
0.4
0.5
0.6
0.7
0.7
0.7
0.4
0.5
0.6
0.7
0.9
0.4
0.5
0.7
0.9
1.1
0.4
0.5
0.7
1.0
1.4
0.4
0.5
0.7
1.0
1.4
0.4
0.5
0.7
1.0
1.3
0.4
0.5
0.7
1.0
1.4
0.2
0.4
0.5
0.7
0.9
1.2
0.2
0.3
0.4
0.6
0.7
0.8
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
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0.0
0.5
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1.0 19.5 1.1
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39W LED POST LIGHT - TYPE III/IV DISTRIBUTION
16FT POLE
3000°K
TEMPLATE: D-III-M-36LED-350MA.IES
TEMPLATE: D-IV-FT-36LED-350MA.IES
12W DECORATIVE LED WALL LIGHT
+/-1000 LUMENS
+/- 11'-0" MOUNTING HEIGHT
3000°K
INSTALLED PER BUILDING PLANS.
TEMPLATE: 8552701.IES
PHOTOMETRIC STATISTICSLIGHTING LEGEND
VERIFY STYLE WITH OWNER.
B
20W LED POST LIGHT - TYPE V DISTRIBUTION
42" TALL
3000°K
KIM CB32 SERIES
TEMPLATE: CB-20L3K.IES
LIGHT LOSS FACTOR: 0.95
PHOTOMETRIC CALCULATIONS
DESCRIPTION AVERAGE MAXIMUM MINIMUM AVE: MIN
STREETS 0.7 FC 2.5 FC 0.1 FC 7.0 : 1
SPILL 0.0 FC 0.1 FC 0.0 FC N/A
FC : FOOT CANDLE
A310W LED LANDSCAPE FLOOD LIGHT
3000°K
HADCO WAM1D SERIES
C A4
SCALE:11"=30'-0"PHOTOMETRIC SITE PLAN
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RESIDENTIAL
3090 PULLMAN STREET
COSTA MESA, CA 92626
CLIENT:
STAMP:
DATE
SHEET TITLE:
SHEET NUMBER:
LIGHTING DESIGN | ELECTRICAL ENGINEERING
27201 Calle Juanita
Dana Point, CA 92624
Ph. 949.201.1333
candelaengineering.com
REVISIONS:
9/28/21
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1.7
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0.5
0.4
0.3
0.2
0.3
0.4
0.5
0.7
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1.6
2.2
2.1
2.3
1.8
1.3
0.8
0.6
0.4
0.3
0.2
0.2
0.5
0.6
0.8
1.1
1.4
1.9
2.0
1.9
1.6
1.2
0.9
0.7
0.5
0.4
0.3
0.4
0.5
0.6
0.8
1.1
1.3
1.8
1.9
1.9
1.5
1.1
0.9
0.7
0.5
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0.3
0.3
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1.0
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1.2
1.0
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0.9
1.1
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1.2
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2.2
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1.2
2.0
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0.6
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1.2
1.9
2.3
0.9
1.0
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1.0
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1.0
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1.3
1.2
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1.1
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1.2
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1.1
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2.2
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1.0
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0.2
0.2
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3090 PULLMAN STREET
COSTA MESA, CA 92626
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STAMP:
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SHEET TITLE:
SHEET NUMBER:
LIGHTING DESIGN | ELECTRICAL ENGINEERING
27201 Calle Juanita
Dana Point, CA 92624
Ph. 949.201.1333
candelaengineering.com
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74
RESOLUTION NO. 2021-3983
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MOORPARK, CALIFORNIA, REJECTING GENERAL PLAN
AMENDMENT REQUEST NO. 2019-02 TO CHANGE THE
GENERAL PLAN LAND USE DESIGNATION ON 7.4
ACRES OF PROPERTY LOCATED AT THE SOUTHEAST
CORNER OF LOS ANGELES AVENUE AND BELTRAMO
RANCH ROAD FROM LOW DENSITY RESIDENTIAL (L),
HIGH DENSITY RESIDENTIAL (H) AND PARK (P) TO
VERY HIGH DENSITY RESIDENTIAL (VH) FOR
CONCEPTUAL DEVELOPMENT OF A 69-UNIT
RESIDENTIAL PROJECT, ON THE APPLICATION OF JAY
DECKARD (FOR WARMINGTON GROUP)
WHEREAS, Section 17.44.050(C) of the Moorpark Municipal Code requires the
pre-screening of General Plan Amendment applications requested by property owners
or the owner's agent before an application can be accepted for review; and
WHEREAS, Resolution No. 2015-3466 establishes the process for the review of
General Plan Amendment Pre-Screening applications; and
WHEREAS, on November 21, 2019, Jay Deckard for Warmington Group
submitted an application for General Plan Amendment Pre-Screening No. 2019-02,
requesting a change in the land use designation from low density residential (1), high
density residential (H) and open space and recreation (P) to very high density
residential (VH) for the development of a 69-unit residential project located on 7.4 acres
of property at the southeast corner of Los Angeles Avenue and Beltramo Ranch Road;
and
WHEREAS, on May 13, 2020, the City Council allowed the review of the General
Plan Amendment Pre-Screening No. 2019-02 off-schedule, due to COVID-19, as
prescribed in Resolution No. 2015-3466; and
WHERAS on June 24, 2020, the Community and Economic Development
Committee reviewed General Plan Amendment Pre-Screening No. 2019-02, received
public comments, advised the applicant to consider a revised design that would address
neighborhood concerns and continued the request to the September 16, 2020,
Community and Economic Development Committee; and
WHEREAS on September 16, 2020, the Community and Economic Development
Committee continued review of General Plan Amendment Pre-Screening No. 2019-02,
which included a revised 69-unit conceptual design and recommended that the City
Council deny the acceptance of a General Plan Amendment application for this
proposal based on incompatibility with adjacent neighborhoods; and
WHEREAS, at a duly noticed public hearing on January 6, 2021, the City Council
considered the agenda report and any supplements thereto and written public
comments; opened the public hearing and took and considered public testimony both
PC ATTACHMENT 3 ATTACHMENT 4
75
Resolution No . 2021-3983
Page 2
for and against the proposal; closed the public hearing and reached a decision on this
matter; and
WHEREAS, a General Plan Amendment Pre-Screening request is not a formal
development entitlement application and is therefore not subject to the California
Environmental Quality Act (CEQA). The legislative action of this request is not
considered a Project , as defined by CEQA Section 15378 and would have no potential
for resulting in either a direct physical change in the environment, or a reasonably
foreseeable indirect physical change in the environment.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. ENVIRONMENTAL DOCUMENTATION: The City Council
concurs with the determination that action on a General Plan Amendment Pre -
Screening application is not a project subject to the California Env ironmental Quality
Act.
SECTION 2. REJECTION OF GENERAL PLAN AMENDMENT REQUEST:
Staff is hereby authorized to reject for review a General Plan Amendment Request No .
2019-02 . In accordance with Section 17.44.060(0) of the Zoning Ordinance , no
resubmittal of a similar application may be made for one (1) year after a denial decision .
SECTION 3 . The City Cl e rk shall c e rtify to the adoption of this re solution and
shall cause a certified resolution to be filed in the book of original resolutions .
PASSED AND ADOPTED this 6th day of January, 2021 .
ATTEST:
KyS ~~
76
Resolution No. 2021 -3983
Page 3
STATE OF CALIFORNIA
COUNTY OF VENTURA
CITY OF MOORPARK
SS .
I, Ky Spangler, City Clerk of the City of Moorpark , California, do hereby certify
under penalty of perjury that the foregoing Resolution No. 2021-3983 was adopted by
the City Council of the City of Moorpark at a regular meeting held on the 6th day of
January, 2021, and that the same was adopted by the following vote :
AYES :
NOES :
ABSENT:
ABSTAIN:
Councilmembers Castro, Enegren, Groff, Pollock , and Mayor Parvin
None
None
None
WITNESS my hand and the official sea l of said City this 6th day of January ,
2021 .
KyS~~
seal)
77
RESOLUTION NO. 2021-3988
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MOORPARK, CALIFORNIA, ALLOWING A REVISED GENERAL
PLAN AMENDMENT REQUEST FOR THE PROPOSED
BELTRAMO RANCH PROJECT TO PROCEED ALONG AN
EXPEDITED PROCESSING TIMELINE
WHEREAS, on December 16, 2015, the City Council adopted Resolution
No. 2015-3466 outlining the General Plan Amendment Pre-Screening Process; and
WHEREAS, on January 6, 2021, the City Council considered the agenda report
and supplements thereto, written public comments, and Community and Economic
Development Committee recommendation; opened the public hearing and took and
considered public testimony; closed the public hearing and voted 5-0 to adopt
Resolution No. 2021-3983 to deny the application for General Plan Amendment
Request No. 2019-02 as presented; and
WHEREAS, on January 6, 2021, upon denying the General Plan Amendment
Request, the City Council moved to allow Warmington Homes (Applicant) to submit a
revised General Plan Amendment Request for expedited processing; and
WHEREAS, efforts are currently underway for a comprehensive update to the
City's General Plan and community discussions regarding development opportunity
sites, housing and land use will begin in spring 2021; and
WHEREAS, an expedited review and processing schedule is necessary to
consider the revised General Plan Amendment Request by Warmington Homes ahead
of the community-wide General Plan land use discussions.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK,
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council approves an expedited review schedule for a
revised General Plan Amendment Request by Warmington Homes for the proposed
Beltramo Ranch project, outside of the process outlined in City Council Resolution
No. 2015-3466, as follows:
A. Submission of revised GPA pre-screen request and associated plans by
February 17, 2021.
B. City Council consideration on March 17, 2021.
ATTACHMENT 5
78
Resolution No. 2021-3988
Page 2
SECTION 2. The City Clerk shall certify to the adoption of this resolution and
shall cause a certified resolution to be filed in the book or original resolutions.
PASSED, AND ADOPTED this 3rd day of February, 2021.
Onice S. Parvin, Mayor
ATTEST:
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79
Resolution No. 2021-3988
Page 3
STATE OF CALIFORNIA
COUNTY OF VENTURA ss.
CITY OF MOORPARK
I, Ky Spangler, City Clerk of the City of Moorpark, California, do hereby certify
under penalty of perjury that the foregoing Resolution No. 2021-3988 was adopted by
the City Council of the City of Moorpark at a regular meeting held on the 3rd day of
February, 2021, and that the same was adopted by the following vote:
AYES:Councilmembers Castro, Enegren, Groff, Pollock, and Mayor Parvin
NOES:None
ABSENT:None
ABSTAIN:None
WITNESS my hand and the official seal of said City this 3rd day of February,
2021.
Ky 6ng r, y Clerk
seal)
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80
RESOLUTION NO. 2021-3997
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MOORPARK, CALIFORNIA, ACCEPTING GENERAL PLAN
AMENDMENT REQUEST NO. 2019-02 TO CHANGE THE
GENERAL PLAN LAND USE DESIGNATION ON 7.4 ACRES
OF PROPERTY LOCATED AT THE SOUTHEAST CORNER
OF LOS ANGELES AVENUE AND BELTRAMO RANCH
ROAD FROM LOW DENSITY RESIDENTIAL (L), AND PARK
P) TO HIGH DENSITY RESIDENTIAL (H), ON THE
APPLICATION OF JAY DECKARD (FOR WARMINGTON
GROUP)
WHEREAS, Section 17.44.050(C) of the Moorpark Municipal Code requires the
pre-screening of General Plan Amendment applications requested by property owners or
the owner's agent before an application can be accepted for review; and
WHEREAS, Resolution No. 2015-3466 establishes the process for the review of
General Plan Amendment Pre-Screening applications; and
WHEREAS, on February 3, 2021, the City Council adopted Resolution No. 2021-
3988 to allow a General Plan Amendment Pre-Screening application to be submitted by
the Warmington Group and to proceed along an expedited timeline; and
WHEREAS, on February 17, 2021, Warmington Group submitted an application
for General Plan Amendment Pre-Screening No. 2019-02, requesting a change in the
land use designation from low density residential (L), and parks (P) to high density
residential (H) for the development of a residential project located on 7.4 acres of property
at the southeast corner of Los Angeles Avenue and Beltramo Ranch Road; and
WHEREAS, at a duly noticed public hearing on March 17, 2021, the City Council
considered the agenda report and any supplements thereto requesting a change in the
land use designation from L and P to H for the development of a residential project with
a du/ac maximum density of located on 7.4 acres of property at the southeast corner of
Los Angeles Avenue and Beltramo Ranch Road and written public comments; opened
the public hearing and took and considered public testimony both for and against the
proposal; closed the public hearing and reached a decision on this matter; and
WHEREAS, a General Plan Amendment Pre-Screening request is not a formal
development entitlement application and is therefore not subject to the California
Environmental Quality Act (CEQA). The legislative action of this request is not considered
a Project, as defined by CEQA Section 15378 and would have no potential for resulting
in either a direct physical change in the environment, or a reasonably foreseeable indirect
physical change in the environment.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES
HEREBY RESOLVE AS FOLLOWS:
ATTACHMENT 6
81
Resolution No. 2021-3997
Page 2
SECTION 1. ENVIRONMENTAL DOCUMENTATION: The City Council concurs
with the determination that action on a General Plan Amendment Pre-Screening
application is not a project subject to the California Environmental Quality Act.
SECTION 2. ACCEPTING OF GENERAL PLAN AMENDMENT REQUEST:
Staff is hereby authorized to accept for review a General Plan Amendment Request No.
2019-02 to change the land use designations of the site from L and P to High (H) density
residential with a maximum allowable density of 7 du/ac. In accordance with Section
17.44.060(0) of the Zoning Ordinance.
SECTION 3. 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 17th day of March, 2021.
6Jice S. Parvin, Mayor
ATTEST:
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Ky Spa ler, Cit Jerk IOW, ,9i.
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82
Resolution No. 2021-3997
Page 3
STATE OF CALIFORNIA
COUNTY OF VENTURA ss.
CITY OF MOORPARK
I, Ky Spangler, City Clerk of the City of Moorpark, California, do hereby certify
under penalty of perjury that the foregoing Resolution No. 2021-3997 was adopted by the
City Council of the City of Moorpark at a regular meeting held on the 17th day of March,
2021, and that the same was adopted by the following vote:
AYES:Councilmembers Castro, Enegren, Groff, Pollock, and Mayor Parvin
NOES:None
ABSENT:None
ABSTAIN:None
WITNESS my hand and the official seal of said City this 17th day of March, 2021.
I'/
Ky Spa ler, Cit re5 erk
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83
ATTACHMENT 7
RESOLUTION NO. PC-2022-672
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF GENERAL PLAN AMENDMENT NO. 2021-01,
DEVELOPMENT AGREEMENT NO. 2021-01, ZONE CHANGE NO. 2021-
01, VESTING TENTATIVE TRACT MAP NO. 2021-01, AND RESIDENTIAL
PLANNED DEVELOPMENT NO. 2021-01 FOR THE SUBDIVISION AND
DEVELOPMENT OF 47 RESIDENTIAL UNITS, PRIVATE ROADS,
COMMUNITY OPEN SPACE, AND ASSOCIATED IMPROVEMENTS ON
7.4 ACRES OF PROPERTY, LOCATED AT 11930 LOS ANGELES
AVENUE (BELTRAMO RANCH ROAD), AND INCLUDING A GENERAL
PLAN AMENDMENT LAND USE DESIGNATION CHANGE FROM PARK
AND LOW DENSITY RESIDENTIAL TO HIGH DENSITY RESIDENTIAL,
AND A ZONE CHANGE FROM SINGLE-FAMILY RESIDENTIAL AND
RURAL EXCLUSIVE TO RESIDENTIAL PLANNED DEVELOPMENT, AND
ADOPTION OF A MITIGATED NEGATIVE DECLARATION PURSUANT
TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN
CONNECTION THEREWITH, ON THE APPLICATION OF JOE OFTELIE
ON BEHALF OF WARMINGTON RESIDENTIAL
WHEREAS, on June 4, 2021, Warmington Residential (Applicant) submitted a
development application for General Plan Amendment (GPA), Development Agreement
(DA), Zone Change (ZCH), Vesting Tentative Tract Map (VTTM), and Residential
Planned Development (RPD) for the subdivision of land and development of 47 detached
single-family residential units, private roads, community open space, and associated
improvements (Project, Proposed Project). The Project includes an application for a GPA
land use designation change for a portion of the 7.4 acres of land from Park (P) and Low
Density Residential (L) to High Density Residential (H), as well as a ZCH from Single -
Family Residential (R-1) and Rural Exclusive (RE-20) to Residential Planned
Development (RPD-7U). The request also includes a VTTM to subdivide the property
into eight common area parcels and 47 residential condominium parcels. The Project
Site includes 7.4 acres, located at 11930 Los Angeles Avenue (Assessor’s Parcel
Numbers [APNs] 504-0-021-195, 506-0-030-210, 506-0-030-220, 506-0-030-235, 506-0-
030-045, and 506-0-030-055 (Project Site, Site); and
WHEREAS, on May 13, 2022, the City of Moorpark Community Development
Department published pursuant to CEQA a Notice of Intent to Adopt a Mitigated Negative
Declaration (MND) for the Beltramo Ranch Project (State Clearinghouse Number
2022050309) analyzing the Project’s potential impacts on the environment and accepted
public comments in accordance with CEQA Guidelines Section 15105 for a period of 30
days between May 13, 2022 and June 13, 2022; and
WHEREAS, the City prepared written responses to all comments recei ved on the
Draft MND and those responses to comments are incorporated into the Final MND; and
84
Beltramo Ranch
Resolution No. PC-2022-672
Page 2
WHEREAS, at a duly noticed public hearing on June 28, 2022, the Planning
Commission considered the MND and the proposed Project, including the agenda report
and any supplements thereto, and written public comment; opened the public hearing and
took and considered public testimony both for and against the proposal .
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. ENVIRONMENTAL DOCUMENTATION: The Planning Commission
has read, reviewed, and considered the Initial Study and Mitigated Negative Declaration
prepared for the project prior to making a recommendation on the project. The Planning
Commission concurs with the Community Development Director that there is no
substantial evidence that the project or any of its aspects may cause a significant effect
on the environment and recommends adoption of the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program (MMRP) prepared for this project.
SECTION 2. RESIDENTIAL PLANNED DEVELOPMENT FINDINGS: Based upon
the information set forth in the staff report, accompanying studies, and oral and written
public testimony, the Planning Commission makes the following findings in accordance
with City of Moorpark, Municipal Code Section 17.44.040:
1. The site design, including structure location, size, height, setbacks, massing,
scale, architectural style and colors, and landscaping, is consistent with the
provisions of the general plan, zoning ordinance, and any other applicable
regulations. The proposed deviations from developments standards, allowed
pursuant to MMC 17.44.040.C, have been found compatible with nearby
residential developments.
2. The site design would not create negative impacts on or impair the utility of
properties, structures, or uses in the surrounding area. As proposed and
conditioned, the Project Site provides required parking, access improvements, site
lighting, utility upgrades, storm water detention, and landscape improvements
necessary to serve the proposed use and prevent impacts to adjacent properties.
The proposed Conditions of Approval would ensure the proposed office use would
not negatively impact the surrounding area.
3. The proposed residential use and site improvements are compatible with the
existing and permitted uses in the surrounding area. The Project is compatible to
similar nearby uses including adjacent existing and entitled residential
developments to the east and west and industrial office park to the north. The
proposed Project includes architectural elements, colors and materials similar to
the nearby residential uses and well-developed landscape plan which will help
screen the residential development from existing residential neighborhoods and
nearby travel routes.
85
Beltramo Ranch
Resolution No. PC-2022-672
Page 3
SECTION 3. VESTING TENTATIVE TRACT MAP FINDINGS: Based upon the
information set forth in the staff report(s), accompanying studies, and oral and written
public testimony, the Planning Commission makes the following findings in accordance
with City of Moorpark, Municipal Code Title 16 Subdivisions and the Subdivision Map Act:
1. The VTTM conforms to the development standards applicable to the General Plan,
zoning and subdivision codes and other applicable standards and guidelines. The
proposed deviations from developments standards, allowed pursuant to MMC
17.44.040.C, have been found compatible with nearby residential developments.
2. The design and proposed site improvements in the Project are consistent with the
development standards applicable to the General Plan, zoning and subdivision
codes, and other applicable standards an d guidelines. The proposed deviations
from developments standards, allowed pursuant to MMC 17.44.040.C, have been
found compatible with nearby residential developments.
3. The site is physically suitable for the proposed residential development, and
proposed subdivision, in that all City development standards, including access,
have been met by the proposed project. The Project Site is relatively flat and
requires minimal grading to develop the proposed Project. The proposed design
and site improvements are consistent with the General Plan, zoning and
subdivision codes and other applicable standards and guidelines, except where
authorized to deviate as noted in MMC 17.44.040.C.
4. The design of the subdivision and the proposed improvements are not likely to
cause substantial environmental effects. Pursuant to California Environmental
Quality Act (CEQA), the Project includes an Initial Study and a MND which
considered potential significant environmental impacts associated with the Project.
The MND and associated studies did not identify any known habitat or sensitive
species that would be impacted by the Project. The MND includes a Mitigation
Monitoring and Reporting Programs which would reduce any potential impacts to
the environment to a less than significant level. Therefore, the project would not
cause substantial impacts to the environment.
5. The design of the subdivision is not likely to cause serious public health problems,
in that adequate sanitation, water services, fire protection, and related
infrastructure are both feasible, proposed and required as a condition of this
development.
6. The design of the subdivision and the type of improvements would not conflict with
easements acquired by the public at large, for access through, or use of the
property within the proposed subdivision, in that full access to and from Los
Angeles Avenue has been incorporated in the design of this project. The Project
86
Beltramo Ranch
Resolution No. PC-2022-672
Page 4
has been conditioned to include new and modified easements to reflect
improvements associated with offsite utility construction. The Project would
provide access easements to neighboring residents and public users of the Project
Site.
SECTION 4. DEVELOPMENT AGREEMENT FINDINGS: Based upon the
information set forth in the staff report(s), accompanying studies, and oral and written
public testimony, the Planning Commission makes the following findings in accordance
with Government Code Section 65402(a) and Moorpark Municipal Code 15.40.100:
1. The provisions of the development agreement are consistent with the General Plan
in that the Project will provide for the orderly developed of land identified in the
City’s General Plan and Zoning Ordinance as appropriate for residential
development and the Development Agreement will strengthen the planning
process by providing vesting development rights, addressing the timing of
development, determine development fees and the provision of specific
community benefits, including parks and affordable housing.
2. The provisions of the Development Agreement and the assurances that said
agreement places upon the project are consistent with the provisions of Chapter
15.40 of the MMC because the Development Agreement contains the elements
required by Section 15.40.030 and shall be processed through a duly noticed
public hearing process as required by law.
SECTION 5. PLANNING COMMISSION RECOMMENDATION: The Planning
Commission recommends to the City Council the adoption of the Initial Study/Mitigated
Negative Declaration and associated Mitigation Monitoring and Reporting Program
(MMRP) as depicted in Exhibit E and the approval of General Plan Amendment (GPA)
No. 2021-01 as depicted in Exhibit D, Development Agreement (DA) No. 2021-01 as
depicted in Exhibit B, Zone Change (ZCH) 2021-01 as depicted in Exhibit D, Vesting
Tentative Tract Map No. 2021-01 (VTTM 6061) as depicted in Exhibit A, and Residential
Planned Development (RPD) No. 2021-01 subject to the Conditions of Approval found in
Exhibit C attached.
SECTION 6. FILING OF RESOLUTION: The Community Development
Director shall cause a certified resolution to be filed in the book of original resolutions.
The action of the foregoing direction was approved by the following vote:
AYES:
NOES:
87
Beltramo Ranch
Resolution No. PC-2022-672
Page 5
ABSTAIN:
ABSENT:
PASSED, AND ADOPTED this 28th of June, 2022.
Kipp Landis
Chair
Carlene Saxton
Community Development Director
Attachments:
Exhibit A: Vesting Tentative Tract Map No. 2021-01 (VTTM 6061)
Exhibit B: Development Agreement
Exhibit C: Conditions of Approval
Exhibit D: Proposed General Plan Land Use and Zoning Map Amendments
Exhibit E: Initial Study / Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program (State Clearinghouse No. 2022050327) incorporated by reference:
https://www.moorparkca.gov/DocumentCenter/View/13604/Beltramo-MND
88
ATTACHMENT 8
RESOLUTION NO. 2022-____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK,
CALIFORNIA, APPROVING VESTING TENTATIVE TRACT MAP NO.
2021-01, AND RESIDENTIAL PLANNED DEVELOPMENT NO. 2021-01
FOR THE SUBDIVISION AND DEVELOPMENT OF 47 RESIDENTIAL
UNITS, PRIVATE ROADS, COMMUNITY OPEN SPACE, AND
ASSOCIATED IMPROVEMENTS ON 7.4 ACRES OF PROPERTY,
LOCATED AT 11930 LOS ANGELES AVENUE (BELTRAMO RANCH
ROAD), AND ADOPTION OF A MITIGATED NEGATIVE DECLARATION
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN
CONNECTION THEREWITH, ON THE APPLICATION OF JOE OFTELIE
ON BEHALF OF WARMINGTON RESIDENTIAL
WHEREAS, on June 4, 2021, Warmington Residential (Applicant) submitted a
development application for General Plan Amendment (GPA), Development Agreement
(DA), Zone Change (ZC), Vesting Tentative Tract Map (VTTM), and Residential Planned
Development (RPD) for the subdivision of land and development of 47 detached single-
family residential units, private roads, community open space, and associated
improvements (Project, Proposed Project). The Project includes an application for a GPA
land use designation change for a portion of the 7.4 acres of land from Park (P) and Low
Density Residential (L) to High Density Residential (H), as well as a ZC from Single-
Family Residential (R-1) and Rural Exclusive (RE-20) to Residential Planned
Development (RPD-7U). The request also includes a VTTM to subdivide the property
into eight common area parcels and 47 residential condominium parcels. The Project
Site includes 7.4 acres, located at 11930 Los Angeles Avenue (Assessor’s Parcel
Numbers [APNs] 504-0-021-195, 506-0-030-210, 506-0-030-220, 506-0-030-235, 506-0-
030-045, and 506-0-030-055 (Project Site, Site); and
WHEREAS, on May 13, 2022, the City of Moorpark Community Development
Department published, pursuant to the California Environmental Quality Act (CEQA), a
Notice of Intent to Adopt a Mitigated Negative Declaration (MND) for the Beltramo Ranch
Project (State Clearinghouse Number 2022050309) analyzing the Project’s potential
impacts on the environment and accepted public comments in accordance with CEQA
Guidelines Section 15105 for a period of 30 days between May 13, 2022 and June 13,
2022; and
WHEREAS, the City prepared written responses to all comments received on the
Draft MND and those responses to comments are incorporated into the Final MND; and
WHEREAS, at a duly noticed public hearing on June 28, 2022, the Planning
Commission considered the Final MND and proposed Project, including the agenda
report and any supplements thereto and written public comments; opened the public
hearing and took and considered public testimony both for and against the proposal; and
reached a decision on this matter, adopting Resolution No. PC-2022-673 recommending
that the City Council adopt the Final MND and approve the Project, with Conditions as
amended; and
89
Resolution No. 2022-____
Page 2
WHEREAS, at a duly noticed public hearing on July 20, 2022, the City Council
considered the Final MND and proposed Project, including public testimony both for and
against the proposal; opened the public hearing and took and considered public testimony
both for and against the proposal and reached a decision on this matter.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES
HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The findings made in this Resolution are based upon the information
and evidence set forth in the Final MND (attached hereto as Exhibit C) and upon other
substantial evidence that has been presented at the hearings and in the record of the
proceedings. The Final MND, agenda reports, technical studies, appendices, plans,
specifications, and other documents and materials that constitute the record of
proceedings on which this Resolution is based are on file for public examination during
normal business hours at the City of Moorpark Community Development Department,
799 Moorpark Avenue, Moorpark, CA 93021. Each of these documents is incorporated
herein by reference.
SECTION 2. The City Council finds that agencies and interested members of the
public have been afforded ample notice and opportunity to comment on the Final MND
and Project.
SECTION 3. Prior to taking action, the City Council has heard, been presented
with, reviewed and considered the information and data in the record, including oral and
written testimony presented for and during public hearings. The City’s independent
environmental consultants, City staff, and the Project Applicant’s environmental
consultants reviewed and analyzed the comments received on the Project’s
environmental review. No comments or any additional information submitted to the City
have produced any substantial new information requiring additional environmental review
or re-circulation of the MND pursuant to CEQA because no new significant environmental
impacts were identified, nor was any substantial increase in the severity of any previously
disclosed environmental impacts identified.
SECTION 4. The City Council, pursuant to CEQA Guidelines Section 15074,
adoption of the Final MND: 1) reflects the City Council’s independent judgment and
analysis; 2) was presented to, and reviewed and considered by, the City Council; and
3) has been completed in compliance with CEQA.
SECTION 5. Pursuant to Public Resources Code Section 21081.6, the City
Council adopts the Mitigation Monitoring and Reporting Program included herewith in
Exhibit C and incorporated herein by reference, and adopt each mitigation measure set
forth therein, and impose each mitigation measure as a Condition of the Project’s
Approval.
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SECTION 6. RESIDENTIAL PLANNED DEVELOPMENT FINDINGS: Based upon
the information set forth in the staff report(s), accompanying studies, and oral and written
public testimony, the City Council makes the following findings in accordance with City of
Moorpark, Municipal Code Section 17.44.040:
1. The site design, including structure location, size, height, setbacks, massing,
scale, architectural style and colors, and landscaping, is consistent with the
provisions of the general plan, zoning ordinance, and any other applicable
regulations. The proposed deviations from developments standards, allowed
pursuant to MMC 17.44.040.C, have been found compatible with nearby
residential developments.
2. The site design would not create negative impacts on or impair the utility of
properties, structures, or uses in the surrounding area. As proposed and
conditioned, the Project Site provides required parking, access improvements, site
lighting, utility upgrades, storm water detention, and landscape improvements
necessary to serve the proposed use and prevent impacts to adjacent properties.
The proposed Conditions of Approval would ensure the proposed office use would
not negatively impact the surrounding area.
3. The proposed residential use and site improvements are compatible with the
existing and permitted uses in the surrounding area. The Project is compatible to
similar nearby uses including adjacent existing and entitled residential
developments to the east and west and industrial office park to the north. The
proposed Project includes architectural elements, colors and materials similar to
the nearby residential uses and well-developed landscape plan which will help
screen the residential development from existing residential neighborhoods and
nearby travel routes.
SECTION 7. VESTING TENTATIVE TRACT MAP FINDINGS: Based upon the
information set forth in the staff report(s), accompanying studies, and oral and written
public testimony, the City Council makes the following findings in accordance with City of
Moorpark, Municipal Code Title 16 Subdivisions and the Subdivision Map Act related to
the VTTM, included as Exhibit A:
1. The VTTM conforms to the development standards applicable to the General Plan,
zoning and subdivision codes and other applicable standards and guidelines. The
proposed deviations from developments standards, allowed pursuant to MMC
17.44.040.C, have been found compatible with nearby residential developments.
2. The design and proposed site improvements in the Project are consistent with the
development standards applicable to the General Plan, zoning and subdivision
codes, and other applicable standards and guidelines. The proposed deviations
from developments standards, allowed pursuant to MMC 17.44.040.C, have been
found compatible with nearby residential developments.
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3. The site is physically suitable for the proposed residential development, and
proposed subdivision, in that all City development standards, including access,
have been met by the proposed project. The Project Site is relatively flat and
requires minimal grading to develop the proposed Project. The proposed design
and site improvements are consistent with the General Plan, zoning and
subdivision codes and other applicable standards and guidelines, except where
authorized to deviate as noted in MMC 17.44.040.C.
4. The design of the subdivision and the proposed improvements are not likely to
cause substantial environmental effects. Pursuant to California Environmental
Quality Act (CEQA), the Project includes an Initial Study and a MND which
considered potential significant environmental impacts associated with the Project.
The MND and associated studies did not identify any known habitat or sensitive
species that would be impacted by the Project. The MND includes a Mitigation
Monitoring and Reporting Programs which would reduce any potential impacts to
the environment to a less than significant level. Therefore, the project would not
cause substantial impacts to the environment.
5. The design of the subdivision is not likely to cause serious public health problems,
in that adequate sanitation, water services, fire protection, and related
infrastructure are both feasible, proposed and required as a condition of this
development.
6. The design of the subdivision and the type of improvements would not conflict with
easements acquired by the public at large, for access through, or use of the
property within the proposed subdivision, in that full access to and from Los
Angeles Avenue has been incorporated in the design of this project. The Project
has been conditioned to include new and modified easements to reflect
improvements associated with offsite utility construction. The Project would
provide access easements to neighboring residents and public users of the Project
Site.
SECTION 8. CITY COUNCIL APPROVAL - The City Council does hereby resolve
as follows:
A. The City Council adopts the Mitigated Negative Declaration (Exhibit C); and
B. Approves Vesting Tentative Tract Map No. 2021-01, as shown on Exhibit A;
and
C. Residential Planned Development No. 2021-01 subject to the Conditions of
Approval included in Exhibit B.
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SECTION 9. CERTIFICATION OF ADOPTION: 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 20th day of July, 2022.
__________________________________
Janice S. Parvin, Mayor
ATTEST:
___________________________________
Ky Spangler, City Clerk
Attachments:
Exhibit A: Vesting Tentative Tract Map No. 2021-02 (VTTM 6068)
Exhibit B: Conditions of Approval
Exhibit C: Initial Study / Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program (State Clearinghouse No. 2022050327) incorporated by
reference: www.moorparkca.gov/941/Beltramo-Ranch
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WARMINGTON RESIDENTIAL
WARMINGTON RESIDENTIAL
3090 PULLMAN STREET
COSTA MESA, CA 92626
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
ENGINEERING SITE PLAN VTTM NO. 6061
BELTRAMO RANCH
11930-11944 WEST LOS ANGELES AVENUE
MOORPARK, CA
21
SITE INFORMATION
LEGEND:
PRIVATE DWY AND FIRELANE
PRIVATE DWY AND FIRELANE
PRIVATE DWY AND FIRELANE
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Resolution No. 2022-____
Page 6 EXHIBIT A
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11930-11944 WEST LOS ANGELES AVENUE
MOORPARK, CA
WARMINGTON RESIDENTIAL
WARMINGTON RESIDENTIAL
3090 PULLMAN STREET
COSTA MESA, CA 92626
UNITED CIVIL, INC.
30141 AGOURA ROAD, SUITE 215
AGOURA HILLS, CA 91301
PH: (818) 707-8648
FAX: (818) 707-8649
VESTING TENTATIVE TRACT MAP NO.6061
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LEGEND:
UTILITIES
LAND USE/ZONING INFORMATION:
PLAN REQUIREMENTS NOTES
LEGAL DESCRIPTION
PROPOSED BUILDING SETBACKS
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BASIS OF BEARINGS
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EARTHWORK QUANTITIES
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PRIVATE DRIVEWAY AND FIRELANEENALAD FIRELNDDRIVEWAY ANEPRIVATP NNNNEEEEAAAAPPPPPPPPPPPPPLLELLPPPPPPPPPPPPPPPPPPPVAAVAATAAYAYYYYYENAD FIRELAYANDDNEAAYE DRIVEWAATEEAVAPRIVPPPPPPPVAAAAYY
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EASEMENTS NOTES:
EXHIBIT A
Resolution No. 2022-____
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Resolution No. 2022-____
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EXHIBIT B
CITY OF MOORPARK CONDITIONS OF APPROVAL
Project Approval Date: July 20, 2022
Entitlement Expiration Date: July 20, 2024 1
Location: 11930 Los Angeles Avenue (Assessor’s Parcel Numbers [APNs] 504-0-021-
195, 506-0-030-210, 506-0-030-220, 506-0-030-235, 506-0-030-045, and 506-0-030-055
Entitlements: General Plan Amendment (GPA) No. 2021-01, Development Agreement
(DA) No. 2021-01, Zone Change (ZCH) 2021-01, Vesting Tentative Tract Map (VTTM)
No. 2021-01 (VTTM 6061), and Residential Planned Development (RPD) No. 2021-01
Project Description: The Project proposes the subdivision of land and development of
47 residential units, private roads and community open space, and associated
improvements on 7.4 acres. The Project includes a General Plan Amendment land use
designation change from Park (P) and Low Density Residential (L) to High Density
Residential and a a Zone Change from Single Family Residential (R-1) and Rural
Exclusive (RE-20) to Residential Planned Development (RPD-7U).
The applicant/permittee is responsible for the fulfillment of all conditions and
standard development requirements, unless specifically stated otherwise.
General Conditions
In addition to complying with all applicable City, County, State and Federal Statutes,
Codes, Ordinances, Resolutions and Regulations, Development Agreements, Permittee
expressly accepts and agrees to comply with the following Conditions of Approval and
Standard Development Requirements of this Permit:
1) Within thirty (30) calendar days of approval of this entitlement, the applicant shall
sign and return to the Planning Division an Affidavit of Agreement and Notice of
Entitlement Permit Conditions of Approval, indicating that the applicant has read
and agrees to meet all Conditions of Approval of this entitlement. The Affidavit of
Agreement/Notice shall include a legal description of the subject property and have
the appropriate notary acknowledgement suitable for recordation. [CDD]
1 Expiration not applicable to legislative actions including General Plan Amendment and Zone Change
which become effective upon project approval.
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2) This Vesting Tentative Tract Map (VTTM) No. 2021-01 (VTTM 6061), and
Residential Planned Development (RPD) No. 2021-01 permit expires two (2) years
from the date of its approval unless the use has been inaugurated by issuance of
a building permit for construction. The Community Development Director may, at
his/her discretion, grant up to two (2) additional one-year extensions for use
inauguration of the development permit if there have been no changes in the
adjacent areas and if the applicant can document that he/she has diligently worked
towards use inauguration during the initial period of time. The Community
Development Director may, at his/her discretion, grant up to two (2) additional one-
year extensions for use inauguration of the development permit if there have been
no changes in the adjacent areas and if the applicant can document that he/she
has diligently worked towards use inauguration during the initial period of time, not
to exceed a total of six years. The request for extension of this planned
development permit must be made in writing, at least thirty (30) days prior to the
expiration date of the permit and must be accompanied by applicable entitlement
processing deposits. [CDD]
3) The Conditions of Approval of this entitlement and all provisions of the Subdivision
Map Act, City of Moorpark Municipal Code and adopted City policies at the time of
the entitlement approval, supersede all conflicting notations, specifications,
dimensions, typical sections and the like which may be shown on said Map and/or
plans or on the entitlement application. This language shall be added as a notation
to the Final Map and/or to the final plans for the planned development. [CDD]
4) Conditions of this entitlement may not be interpreted as permitting or requiring any
violation of law or any unlawful rules or regulations or orders of an authorized
governmental agency. [CDD]
5) Should continued compliance with these Conditions of Approval not be met, the
Community Development Director may modify the conditions in accordance with
Municipal Code Section 17.44.100 and sections amendatory or supplementary
thereto, declare the project to be out of compliance, or the Director may declare,
for some other just cause, the project to be a public nuisance. The applicant shall
be liable to the City for any and all costs and expenses to the City involved in
thereafter abating the nuisance and in obtaining compliance with the Conditions of
Approval or applicable codes. If the applicant fails to pay all City costs related to
this action, the City may enact special assessment proceedings against the parcel
of land upon which the nuisance existed (Municipal Code Section 1.12.170).
[CDD]
6) The applicant shall defend, indemnify and hold harmless the City and its agents,
officers and employees from any claim, action or proceeding against the City or its
agents, officers or employees to attack, set aside, void, or annul any approval by
the City or any of its agencies, departments, commissions, agents, officers, or
employees concerning this entitlement approval, which claim, action or proceeding
is brought within the time period provided therefore in Government Code Section
66499.37 or other sections of state law as applicable and any provision
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Resolution No. 2022-____
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amendatory or supplementary thereto. The City will promptly notify the applicant
of any such claim, action or proceeding, and, if the City should fail to do so or
should fail to cooperate fully in the defense, the applicant shall not thereafter be
responsible to defend, indemnify and hold harmless the City or its agents, officers
and employees pursuant to this condition. a. The City may, within its unlimited
discretion, participate in the defense of any such claim, action or proceeding if both
of the following occur: i. The City bears its own attorney fees and costs; ii. The City
defends the claim, action or proceeding in good faith. b. The applicant shall not
be required to pay or perform any settlement of such claim, action or proceeding
unless the settlement is approved by the applicant. The applicant's obligations
under this condition shall apply regardless of whether a Final Map is ultimately
recorded with respect to the subdivision or a building permit is issued pursuant to
the planned development permit. [CDD]
7) If any of the conditions or limitations of this approval are held to be invalid, that
holding does not invalidate any of the remaining conditions or limitations set forth.
[CDD]
8) All facilities and uses, other than those specifically requested in the application and
approval and those accessory uses allowed by the Municipal Code, are prohibited
unless otherwise permitted through application for Modification consistent with the
requirements of the zone and any other adopted ordinances, specific plans,
landscape guidelines, or design guidelines. [CDD]
9) Entitlement Processing: Prior to the approval of any Zoning Clearance for this
entitlement the applicant shall submit to the Community Development Department
all outstanding entitlement case processing fees, including all applicable City legal
service fees. This payment must be made within sixty (60) calendar days after the
approval of this entitlement. [CDD]
10) Condition Compliance: Prior to the issuance of any Zoning Clearance, building
permit, grading permit, or advanced grading permit, the applicant shall submit to
the Community Development Department the Condition Compliance review
deposit. [CDD]
11) Any expansion, alteration or change in architectural elements requires prior
approval of the Community Development Director. Those changes in architectural
elements that the Director determines would visible from abutting street(s) may
only be allowed, if, in the judgment of the Community Development Director such
change is compatible with the surrounding area. Any approval granted by the
Director must be consistent with the approved Design Guidelines (if any) for the
planned development and applicable Zoning Code requirements. A Permit
Modification application may be required as determined by the Community
Development Director. [CDD]
12) The applicant agrees not to protest the formation of an underground Utility
Assessment District. [CDD & PW]
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13) The Project shall underground all onsite utility poles and lines. [CDD]
14) Prior to issuance of a Zoning Clearance for the construction of residential units,
the Project plans shall incorporate six-foot-tall masonry walls with caps along the
rear property lines and street side yard lines of all residential lots. Vinyl fencing is
acceptable along interior side yards. [CDD]
15) The continued maintenance of the subject site and facilities is subject to periodic
inspection by the City. The Applicant and his/her successors, heirs, and assigns
are required to remedy any defects in ground or building maintenance, as indicated
by the City within five (5) working days from written notification. [CDD]
16) No noxious odors may be generated from any use on the subject site. [CDD]
17) The applicant and his/her successors, heirs, and assigns must remove any graffiti
within five (five) days from written notification by the City of Moorpark. All such
graffiti removal must be accomplished to the satisfaction of the Community
Development Director. [CDD]
18) If any hazardous waste or material is encountered during the construction of this
project, all work must be immediately stopped and the Ventura County
Environmental Health Department, the Ventura County Fire Protection District, the
Moorpark Police Department, and the Moorpark City Engineer and Public Works
Director must be notified immediately. Work may not proceed until clearance has
been issued by all of these agencies. [CDD, VCFPD, MPD, VCEHD & PW]
Development Fees
19) Capital Improvements and Facilities, and Processing: Prior to the issuance of any
Zoning Clearance, the applicant shall submit to the Community Development
Department, capital improvement, development, and processing fees at the
current rate then in effect. Said fees include, but are not limited to, building and
public improvement plan checks and permits. Unless specifically exempted by City
Council, the applicant is subject to all fees imposed by the City as of the issuance
of the first permit for construction and such future fees imposed as determined by
City in its sole discretion so long as said fee is imposed on similarly situated
properties. Fees typically adjust annually. Fees may be set to adjust at a different
interval as noted in the Development Agreement.
Affordable Housing Requirement
20) Prior to the issuance of any building permit, the developer shall pay an affordable
housing in lieu fee, as outlined in the Development Agreement. [CDD]
Site Improvements
21) Mechanical equipment for the operation of the building must be ground-mounted
and screened to the satisfaction of the Community Development Director. The
Community Development Director may approve roof-mounted equipment, in which
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case, all parts of the roof mounted equipment (such as vents, stacks, blowers, air
conditioning equipment, etc.) must be below the lowest parapet on the roof; and
must be painted the same color as the roofing material. No piping, roof ladders,
vents, exterior drains and scuppers or any other exposed equipment may be visible
on the roof. [CDD]
22) Parking areas must be developed and maintained in accordance with the
requirements of the Moorpark Municipal Code. All parking space and loading bay
striping must be maintained so that it remains clearly visible during the life of the
development. [CDD]
23) Prior to any re-striping of the parking area, a Zoning Clearance is required. All
disabled parking spaces and paths of travel must be re-striped and maintained in
their original approved locations unless new locations are approved by the
Community Development Director. [CDD]
24) All parking areas must be surfaced with asphalt, concrete, or other surface
acceptable to the Community Development Director, City Engineer and Public
Works Director, and must include adequate provisions for drainage, National
Pollution Discharge Elimination System (NPDES) compliance, striping and
appropriate wheel blocks, curbs, or posts in parking areas adjacent to landscaped
areas. All parking, loading and common areas must be maintained at all times to
ensure safe access and use by employees, public agencies and service vehicles.
[CDD & PW]
25) The Permittee is encouraged to install fiber-optic conduit from the proposed
buildings to the right-of-way during grading to maximize the utility and
futureproofing of the project. [EDD]
26) The Building Plans must be in substantial conformance to the plans approved
under this entitlement and must specifically include the following:
a. Transformers, backflow prevention devices, fire department apparatus, and cross
connection water control devices (subject to approval by Ventura County
Waterworks District No. 1), screened from street view with a masonry wall and/or
landscaping as determined by the Community Development Director.
b. Final exterior building materials and paint colors consistent with the approved
plans under this permit. Any changes to the building materials and paint colors
are subject to the review and approval of the Community Development Director.
c. Identification of coating or rust-inhibitive paint for all exterior metal building
surfaces to prevent corrosion and release of metal contaminants into the storm
drain system.
d. Trash disposal and recycling areas in locations which will not interfere with
circulation, parking or access to the building. Exterior trash areas and recycling
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Resolution No. 2022-____
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bins must use impermeable pavement and be designed to have a cover and so
that no other area drains into it. The trash areas and recycling bins must be
depicted on the final construction plans, the size of which must be approved by
the Community Development Director, City Engineer and Public Works Director
and the City's Solid Waste Management staff. When deemed appropriate, drains
from the disposal and recycling areas must be connected to the sewer system
and subject to the approval of Ventura County Waterworks District No. 1. Review
and approval shall be accomplished prior to the issuance of a Zoning Clearance
for building permit.
e. Prior to issuance of a Building Permit, the applicant shall modify the exterior
architectural elevations on the plans for the residential units to include enhanced
and or expanded features to include but not limited to use of board and batten,
brick, and stone veneers to add variation and authenticity to each architectural
style.
f. The applicant is encouraged to consider additional active amenities within the
park area. Such amenities may include but are not limited to bocce ball court, fire
ring, pickle ball court, etc. The Community Development Director must approve
the final park layout prior to placement or construction of amenities in the park
area. [CDD]
Landscaping, Lighting And Maintenance Requirements
27) Prior to issuance of building permits, the applicant shall submit to the Community
Development Director for review and approval, with the required deposit, three full
sets of Landscaping and Irrigation Plans prepared by a licensed landscape
architect and drawn on a plan that reflects final grading configuration, in conformity
with the City of Moorpark Landscape Standards and Guidelines, policies and
requirements. [CDD]
28) Prior to or concurrently with the submittal of the landscape and irrigation plan, a
lighting plan, along with required deposit, must be submitted to the Community
Development Director for review and approval. The lighting plan, prepared by an
electrical engineer registered in the State of California, must be in conformance
with the Moorpark Municipal Code. [CDD]
29) Prior to issuance of grading permit, applicant shall provide an Irrevocable Offer of
Dedication to the City of an easement for the purposes of providing public access.
This easement shall consist of the park area of the site. All required easements
must be clearly shown on the final site plan(s) and recorded on the Final Map. If
no Final Map is provided, then the easement must be on other recorded
documents. Additional pertinent documents may be required by the Community
Development Director, City Engineer, Public Works Director, and the City Attorney.
[CDD, PW & CA]
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30) Prior to or concurrently with the issuance of a Zoning Clearance, applicant shall
provide affirmative votes to establish a Community Facilities District (CFD) for the
continued maintenance of the landscaping along the West Los Angeles Avenue
frontage area. Once the CFD has been established, the CFD area will be reviewed
by the City to determine if the formation of additional easements will be required
along the frontage. Any landscaping outside of the right-of-way must be within the
CFD or an easement. [CDD]
31) Prior to issuance of grading permit, applicant must provide an arborist report with
tree valuation for all trees that are proposed to be removed, which was provided
during the review of the entitlement. Applicant must use the resulting value of the
removed trees to provide and install enhanced landscaping equal to the value of
the trees removed. This valuation is subject to review by the Parks and Recreation
Director to determine if the proposed enhanced landscaping satisfies the
requirement. Applicant shall provide supporting documentation and valuation
calculations describing how the valuation of the proposed enhanced landscape
was assessed. This requirement does not apply to the trees within the designed
park area, where tree valuations were waived as a result of substantial
replacement with native and noninvasive tree species within the Project – this
exception is contingent upon the applicant providing trees for the Site in substantial
conformance with those shown in the conceptual landscape plans. Waiver of such
tree valuation was acceptable to the Community Development Director, provided
that such enhanced tree planting consists of Coast live oak trees, California
sycamore and other tree plantings in 24-inch minimum sized boxes. Tree
placement and numbers should meet or exceed those shown on the conceptual
landscape plan included as part of this entitlement. Enhanced landscaping must
be installed in accordance with current applicable provisions of the Moorpark
Municipal Code prior to issuance of final Certificate of Occupancy. [CDD]
32) Prior to or concurrently with the issuance of a Zoning Clearance, applicant shall
pay a fee equal to the appraised value of the waterline easement over portion of
Glenwood Park. Applicant to provide appraisal paperwork for review by the
Community Development Director and Public Works Director. [CDD, PW & CA]
33) Landscape plans submitted at the time of entitlement review are conceptual only.
Entitlement approval does not include approval of specific plant species on
conceptual landscape plans unless specifically indicated in the Special Conditions
of approval. Detailed landscape plans are subject to review by the Community
Development Director for compliance with the City’s Landscape Standards and
Guidelines. Avoid plants that require cutting back to keep them within a specified
area or at a trimmed height – provide space for plants to grow to maturity and keep
their natural shape. [CDD]
34) For project sites adjacent to protected open space or to a conservation area, none
of the prohibited plants indicated in the Invasive and Prohibited Plant List contained
in the City’s Landscape Standards and Guidelines may be used on any property
within the development site or private right of way. [CDD]
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35) When available and feasible, use of reclaimed water is required – subject to
approval by the Community Development Director, the City Engineer, Public
Works Director and Ventura County Environmental Health Division. [CDD, PW &
VCEHD]
36) Prior to issuance of Zoning Clearance for occupancy, all fences and walls along
lot boundaries must be in place, unless an alternative schedule is approved by the
Community Development Director. [CDD]
37) All landscaping must be maintained in a healthy and thriving condition, free of
weeds, litter, and debris. All paved surfaces: including, but not limited to, the
parking area and aisles, drive-through lanes, on-site walkways must be maintained
free of litter, debris, and dirt. Walkways, parking areas and aisles and drive-through
lanes must be swept, washed, or vacuumed regularly. When swept or washed,
litter, debris and dirt must be trapped and collected to prevent entry to the storm
drain system in accordance with NPDES requirements. [CDD & PW]
Solid Waste Division
38) Any park or common area shall include both recycling and waste receptacles of
at least 35 gallon capacity. Recycling bins must be labeled with "Recycling Only"
language and the material deposited in such bins must be disposed of in a manner
consistent with State Law. [SWM]
39) Prior to issuance of Zoning Clearance for occupancy, the applicant shall provide
proof of taking an on-site waste management education program to the satisfaction
of the City's Solid Waste Management staff. [SWM]
40) Prior to issuance of a zoning clearance for a building permit, the applicant shall
provide a Trash Fence Plan for the review and approval of the City's Solid Waste
Management staff and Community Development Director. The Plan shall provide
a gate with a minimum width of thirty-six inches (36") to accommodate trash and
recycling containers, as well as a 36-inch wide concrete walk to provide access to
the driveway. [SWM]
41) Prior to issuance of a construction permit, the applicant shall provide a Recycling
Bin Plan for the review and approval of the City's Solid Waste Management staff.
Bins must be labeled with "Recycling Only" and bins containing mixed material
must be sent to a State-approved recycling center or transfer station where the
material is to be sorted for proper recycling. Applicant will also be required to divert
65% of all nonhazardous construction materials from landfill. [SWM]
42) Prior to issuance of a building permit, the applicant shall submit a Construction and
Demolition Materials Management Plan Estimate for the review and approval of
the City's Solid Waste Management staff and Building and Safety Division for
recycling of waste materials consistent with the aforementioned requirement. The
Plan must include estimated quantities for each type of material to be diverted or
landfilled. [SWM]
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43) Prior to final inspection, the applicant must submit a Final Report Construction and
Demolition Waste Letter of Documentation (including premium gate tickets) to the
Building and Safety Division, demonstrating compliance with the Construction and
Demolition Materials Management Plan Estimate and indicate the total amount of
construction and demolition waste diverted. [SWM]
Engineering Division
44) Prior to construction, applicant shall submit a construction traffic control plan for
the review and approval of the City Engineer and Public Works Director. Traffic
control plan shall include construction advisory speed limits, speed limit posting
locations, and enforcement measures if needed. [PW]
45) The applicant and/or property owner shall provide verification to the City Engineer
and Public Works Director that all on-site storm drains have been cleaned at least
twice a year, once immediately prior to October 1st (the rainy season) and once in
January. Additional cleaning may be required by the City Engineer and Public
Works Director depending upon site and weather conditions. [PW]
46) Prior to any work being conducted within any State, County, or City right-of- way,
the applicant shall obtain all necessary encroachment permits from the appropriate
agencies and provide copies of these approved permits and the plans associated
with the permits to the City Engineer and Public Works Director. [PW]
47) Reactive organic compounds, Nitrogen oxides (ozone/smog precursor), and
particulate matter (aerosols/dust) generated during construction operations must
be minimized in accordance with the City of Moorpark standards and the standards
of the Ventura County Air Pollution Control District (APCD). When an air pollution
Health Advisory has been issued, construction equipment operations (including
but not limited to grading, excavating, earthmoving, trenching, material hauling,
and roadway construction) and related activities must cease in order to minimize
associated air pollutant emissions. [PW & VCAPCD]
48) The applicant shall utilize all prudent and reasonable measures (including
installation of a 6-foot-high chain link fence around the construction site(s) and/or
provision of a full time licensed security guard) to prevent unauthorized persons
from entering the work site at any time and to protect the public from accidents and
injury. [PW]
49) Prior to construction, the applicant shall post, in a conspicuous location, the
construction hour limitations and make each construction trade aware of the
construction hour limitations to the satisfaction of the City. [CDD & PW]
50) Prior to the issuance of a grading permit or Final Map approval, whichever comes
first, the applicant shall post sufficient surety with the City, in a form acceptable to
the City Engineer and Public Works Director, guaranteeing completion of all onsite
and offsite improvements required by these Conditions of Approval and/or the
Municipal Code including, but not limited to grading, street improvements, storm
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drain improvements, temporary and permanent Best Management Practice (BMP)
for the control of non-point water discharges, landscaping, fencing, and bridges.
Grading and improvements must be designed, bonded, and constructed as a
single project. [PW]
51) Prior to the issuance of a grading permit or Final Map approval, whichever occurs
first, the applicant shall provide written proof to the City Engineer and Public Works
Director that any and all wells that may exist or have existed within the project have
been properly sealed, destroyed or abandoned per Ventura County Ordinance No.
2372 or Ordinance No. 3991 and per California Department of Conservation,
Division of Oil, Gas, and Geothermal Resources requirements. [PW]
52) During grading, the project geotechnical engineer shall observe and approve all
keyway excavations, removal of fill and landslide materials down to stable bedrock
or in-place material, and installation of all sub-drains including their connections.
All fill slope construction must be observed and tested by the project geotechnical
engineer, and the density test results and reports submitted to the City Engineer
and Public Works Director to be kept on file. Cuts and slopes must be observed
and mapped by the project geotechnical and civil engineers who will provide any
required slope modification recommendations based on the actual geologic
conditions encountered during grading. Written approval from the City Engineer
and Public Works Director must be obtained prior to any modification. [PW]
53) Written weekly progress reports and a grading completion report must be
submitted to the City Engineer and Public Works Director by the project
geotechnical engineers. These reports must include the results and locations of all
compaction tests, as-built plans of all landslide repairs and fill removal, including
geologic mapping of the exposed geology of all excavations showing cut cross-
sections and sub-drain depths and locations. The lists of excavations approved by
the engineering geologist must also be submitted. Building permits will not be
issued without documentation that the grading and other pertinent work has been
performed in accordance with the geotechnical report criteria and applicable
Grading Ordinance provisions. [PW]
54) During grading, colluvial soils and landslide deposits within developed portions of
the properties must be re-graded to effectively remove the potential for seismically-
induced landslides in these materials. Additional buttressing, keying and
installation of debris benches must be provided in transition areas between non-
graded areas and development as recommended in the final geotechnical reports
by the project geotechnical engineer. [PW]
55) Temporary irrigation, hydroseeding and erosion control measures, approved by
the Community Development Director, City Engineer and Public Works Director,
must be implemented on all temporary grading. Temporary grading is defined to
be any grading partially completed and any disturbance of existing natural
conditions due to construction activity. These measures will apply to a temporary
or permanent grading activity that remains or is anticipated to remain unfinished or
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undisturbed in its altered condition for a period of time greater than thirty (30)
calendar days except that during the rainy season (October 1 to April 15), these
measures will be implemented immediately. [CDD & PW]
56) Grading may occur during the rainy season from October 1 to April 15, subject to
timely installation of erosion control facilities when approved in writing by the City
Engineer, Public Works Director and the Community Development Director and
when erosion control measures are in place. In order to start or continue grading
operations between October 1 and April 15, project-specific erosion control plans
that provide detailed Best Management Practices for erosion control during the
rainy season must be submitted to the City Engineer and Public Works Director no
later than September 1 of each year that grading is in progress. During site
preparation and construction, the contractor shall minimize disturbance of natural
groundcover on the project site until such activity is required for grading and
construction purposes. During the rainy season, October 1 through April 15, all
graded slopes must be covered with a woven artificial covering immediately after
completion of each graded slope. Grading operations must cease if the applicant
fails to place effective best management measures on graded slopes immediately
after construction. No slopes may be graded or otherwise created when the
National Weather Service local three-day forecast for rain is twenty percent (20%),
or greater, unless the applicant is prepared to cover the permanent and temporary
slopes before the rain event. The artificial covering and planting will be to the
satisfaction of the Community Development Director, City Engineer, and Public
Works Director. [CDD & PW]
57) Prior to construction, the applicant shall comply with the City of Moorpark standard
requirements for dust control, including, but not be limited to, minimization of
ground disturbance, application of water/chemicals, temporary/permanent ground
cover/seeding, street sweeping, and covering loads of dirt for the review and
approval of the City Engineer and Public Works Director. All clearing, grading,
earth moving, excavation, soil import and/or soil export operations must cease
during periods of high winds (greater than 15 mph averaged over one hour). [PW]
58) At least one (1) week prior to commencement of grading or construction, the
applicant shall prepare a notice that grading or construction work will commence.
This notice shall be posted at the site and mailed to all owners and occupants of
property within five-hundred feet (500') of the exterior boundary of the project site,
as shown on the latest equalized assessment roll. The notice must include current
contact information for the applicant, including all persons with authority to indicate
and implement corrective action in their area of responsibility, including the name
of the contact responsible for maintaining the list. The names of individuals
responsible for noise and litter control, tree protection, construction traffic and
vehicles, erosion control, and the twenty-four (24) hour emergency number, must
be expressly identified in the notice. The notice must be re-issued with each phase
of major grading and construction activity. A copy of all notices must be
concurrently transmitted to the Community Development Department. The notice
record for the City must be accompanied by a list of the names and addresses of
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the property owners notified and a map identifying the notification area. [CDD &
PW]
59) Applicant has full right to exercise the service of a new engineer in charge at any
time during a project. When there is a change in engineer, the applicant/owner
shall notify the City Engineer and Public Works Director in writing within 48 hours
of such change. Said letter shall specify successor California Registered Civil
Engineer and shall be stamped and signed and dated by said engineer in
responsible charge and shall accept responsibility of project. The letter will be kept
on file at the City. [PW]
60) Prior to construction, applicant shall obtain an Encroachment Permit from Caltrans
District 7 Office of Permits for all construction related activities on Los Angeles
Avenue (State Highway 118). This includes, but is not limited to, construction
traffic control plan and phasing, detours, temporary construction improvements
such as stabilized entrances, and placement of stormwater BMPs. [PW]
61) Prior to issuance of a Grading Permit:
a) Applicant shall coordinate with Caltrans District 7 Office of Permits for any State
requirements for construction related activities, such as, but not limited to, site
improvements, grading operations, storm water pollution prevention BMPs,
traffic control, etc., that may impact Los Angeles Avenue (State Highway
118). If Caltrans Office of Permit has determined that an Encroachment Permit
is required for construction related activities, applicant shall obtain a Caltrans
Encroachment Permit prior to issuance of a Grading Permit.
b) All offsite street improvements, including but not be limited to, utility
improvements, drainage infrastructure improvements, sanitary sewer and
domestic water improvements, and signing and striping improvements, within
State right-of-way (Los Angeles Avenue) will require review and approval by
Caltrans District 7 Office of Permits. A separate Caltrans Encroachment Permit
may be required for all improvements within State right-of-way. [PW]
62) Prior to Grading Permit issuance, all domestic water and sanitary sewer
improvements shall be reviewed and approved by Ventura County Waterworks
District No. 1. [PW]
63) Prior to any Grading Permit issuance, the applicant shall obtain approval and/or
permit, if applicable, from Ventura County Watershed Protection District for any
storm water connection(s) and discharges into the Arroyo Simi Channel. [PW]
64) All private driveway intersections within the development shall provide adequate
sight-distance for all approaches for all users, including pedestrians and cyclists.
Sight-distance analysis shall be provided to the City Engineering Division for
review and acceptance. [PW]
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65) Prior to Grading Permit issuance, site access and fire hydrant locations shall be
reviewed and approved by the Ventura County Fire Department. [PW]
66) Prior to Building Permit issuance, any existing sub-surface septic systems shall be
removed. [PW]
67) The applicant shall submit Precise Grading Plans, prepared by a California
Registered Civil Engineer, detailing the design of finished surfaces including
parking lot pavement, curbs, curb and gutter, local depressions, sidewalks
disabled access parking, ramps, connections to public right of way and disabled
access circulation within the site. The plans should include design grades for
proposed buildings, including pad and finished floor elevations, required over-
excavations cut/fill slopes, keyways, subdrains, limits and details of any required
remedial grading. Required retaining walls shall be detailed with top of wall/top of
footing callouts every 25 to 50 feet, related finished grades at the top of walls, and
details of provisions for subdrains and connections to approved points of disposal.
Precise Grading Plans shall be submitted to the City of Moorpark Public Works
Department for review and approval prior to the issuance of a Grading Permit. [PW]
68) The applicant shall submit a design level Geotechnical Report prepared by a
Geotechnical Engineer and Engineering Geologist. The Geotechnical Report shall
provide specific recommendations for cut/fill slopes, foundations, retaining walls,
temporary excavations, utility trenches, by the proposed development. The report
shall present detailed geotechnical recommendations for design and construction
of the proposed project and improvements, as well as mitigation of known geologic
hazards. The Geotechnical Report shall be prepared in accordance with the
County of Ventura standards and shall be submitted to the City of Moorpark Public
Works Department for review and approval prior to the issuance of a Grading
Permit. [PW]
69) All pavement structural sections shall be designed by the project Geotechnical
Engineer and Engineering Geologist and submitted in conjunction with the final
geotechnical report for review and approval by the City of Moorpark Public Works
Department prior to the issuance of a Grading Permit. [PW]
70) All slopes shall be 2:1 (horizontal to vertical) or less in accordance with the
approved geotechnical studies. [PW]
71) The applicant shall provide for the mitigation of the potential for liquefaction and
lateral spreading, and well as the densifying of soils underlying and providing
support for the proposed buildings based on the recommendations in the project
Geotechnical Report. The applicant will provide for a specific design and method
of ground improvement to satisfy the above requirements. Ground improvement
design and liquefaction mitigation shall be submitted to the City of Moorpark Public
Works Department for review and approval prior to the issuance of a Grading
Permit. [PW]
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72) The applicant shall eliminate or remediate all geologic hazards associated with this
proposed development to the satisfaction of the City of Moorpark Public Works
Department. [PW]
73) The applicant agrees to address and mitigate any and all engineering and
geotechnical design and construction issues not contained within these conditions,
associated with the proposed development that may arise during final design. [PW]
74) All existing and proposed easements shall be reflected on the project plans. [PW]
75) All grading and excavation shall be observed and documented by the project
Geotechnical Engineer, who shall verify that the excavation, grading, subdrainage,
backfill, compaction, and related operations are executed by the site construction
personnel in conformance with the provisions of the approved Geotechnical
Report. Any deficiencies noted shall be brought to the attention of the grading
contractor and the City. Such observations, verifications, related tests, and other
pertinent documentation shall be submitted to the City of Moorpark Public Works
and Community Development Departments for review and approval prior to the
issuance of a Building Permit. [PW]
76) Rough Grade Report. At the completion of rough grading, the project Geotechnical
Engineer shall submit a comprehensive rough grade report summarizing the
required observations, verifications, related tests, and other pertinent
documentation to the City of Moorpark Public Works and Community Development
Departments for review and approval prior to the issuance of a Building Permit.
[PW]
77) Rough Grade and Building Pad Certifications. Upon completion of rough grading,
the applicant shall submit Rough Grade and Building Pad Certifications on the
City’s forms. The certifications shall be signed by the project Geotechnical
Engineer and project Civil Engineer, as well as the Grading Contractor. The
certification shall be accompanied by as-built survey where deemed necessary by
the City Engineer to verify compliance with the limits and elevations required by
the approved grading and drainage plans. The Rough Grade and Building Pad
Certifications shall be reviewed in conjunction with the Rough Grade Report by the
City of Moorpark Public Works Department for approval prior to the issuance of a
Building Permit. [PW]
78) Approval of Rough Grading. The project Rough Grade Report and Rough Grade
and Building Pad Certifications shall be reviewed and approved by the City
Engineer. Evidence of such approval shall be provided to the Community
Development Department, Building and Safety Division, prior to the issuance of a
Building Permit. No Building Permit shall be issued for the project without these
approvals. [PW]
79) Final Grade Certification. Prior to the issuance of a Certificate of Occupancy (C of
O), the applicant shall submit a Final Grade Certification on the City’s form. The
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Final Grade Certification shall be reviewed and approved by the City Engineer prior
to the issuance of a C of O for the project. [PW]
Final Map
80) The Final Map must be prepared in accordance with the latest copy of the, "Guide
for the Preparation of Tract Maps, Parcel Maps and Records of Survey/Corner
Records" as published by the Public Works Agency of the County of Ventura and
amended from time to time. The various jurat's/notary acknowledgements and
certificates must be modified, as appropriate, to reflect the jurisdiction of the City
and the location of the subdivision within the City. The Final Map must provide that
each lot corner and street centerline intersection, tangent point, and terminus be
monumented with Ventura County Road Standard survey monument plate E-4.
Street monuments must be intervisible. The E-4 monument disk stamping must
read, "City of Moorpark", be center punched to show the corner, and be stamped
with the registration or license number of the professional surveyor responsible for
its location. [PW]
81) Concurrently with the submittal of the Final Map, the applicant shall submit a
current (dated within the last ninety (90) days) preliminary title report to the City
Engineer and Public Works Director, which clearly identifies all interested parties,
lien holders, lenders and all other parties having any record title interest in the real
property being subdivided. The preliminary title report must identify the holders of
any easements that affect the subdivision and contain the vesting deeds of
ownership and easements. Thirty (30) days prior to the submittal of the Final Map
Mylar® sheets, the applicant shall provide the City Engineer and Public Works
Director, a subdivision guarantee policy of the property within the Final Map and
preliminary title report for each area of easement proposed to be obtained for
grading or construction of improvements. [PW]
82) Prior to or concurrently with the submittal of the Final Map, the applicant shall
provide written evidence to the City Engineer and Public Works Director that a
copy of the conditionally approved Tentative Map together with a copy of Section
66436 of the State Subdivision Map Act has been transmitted to each public entity
or public utility that is an easement holder of record. The applicant shall obtain
subordination of senior rights of easement from any such public utility in favor of
the City. [PW]
83) At least one-hundred-twenty (120) days prior to the filing of the Final Map, if any
improvement which the applicant is required to construct or install is to be
constructed or installed upon land in which the applicant does not have title or
interest sufficient for such purposes, the applicant shall comply with all of the
requirements of Subdivision Map Act Section 66462.5 and any provision
amendatory or supplementary thereto. Prior to the filing of the Final Map the
applicant shall provide the City with an executed offsite property acquisition
agreement in a form acceptable to the Community Development Director, City
Attorney, and City Manager. As a part of the notification to the City required by that
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section, the applicant shall provide the City a deposit in an amount approved by
the Community Development Director, sufficient to pay the estimated costs and
fees to be accrued by the City in obtaining said property. Within fifteen (15) days
of notification by the City that the deposited funds are insufficient to complete the
acquisition, the applicant shall deposit such additional funds that the Community
Development Director deems necessary. During the time between notice of
insufficiency of deposited funds and payment of said insufficiency, the time limits
of Section 66462.5 shall toll. [PW]
84) Prior to Final Map approval, the applicant shall obtain City Engineer and Public
Works Director approval of all required public improvement and grading plans. The
applicant shall enter into an agreement with the City of Moorpark to complete
grading, public improvements and subdivision monumentation and post sufficient
surety guaranteeing the construction and maintenance of grading all public
improvements, and private street and storm drain improvements; construction and
post construction NPDES Best Management Practice; and subdivision
monumentation in a form and in an amount acceptable to the City Engineer. The
plans must be prepared by a California Registered Civil Engineer and sureties
must meet the City's requirements for sureties and must remain in place for one
year following final acceptance of the improvements by the City or until such time
that the City Council shall approve their redemption, whichever is the longer. [PW]
85) Prior to Final Map approval, the applicant shall post sufficient surety in an amount
acceptable to the Community Development Director, City Engineer, Public Works
Director and in a form approved by City Attorney guaranteeing the payment of
laborers and materials men in an amount no less than fifty percent (50%) of the
faithful performance surety. [PW]
86) Prior to Final Map approval and upon submittal of the Final Map Mylar® sheets,
the applicant shall provide the City Engineer and Public Works Director electronic
files of the Final Map, complete in every fashion except for signatures, in a format
satisfactory to the City Engineer and Public Works Director. [PW]
87) Upon recordation of the Final Map(s) the applicant shall forward a photographic
process copy on 3-mil polyester film of the recorded Map(s) to the City Engineer
and Public Works Director. [PW]
88) Prior to Final Map approval, the applicant shall show all lot-to-lot drainage
easements or secondary drainage easements delineated on the Final Map.
Assurance in the form of an agreement must be provided to the City that these
easements will be adequately maintained by the property owners to safely convey
stormwater flows. Said agreement must be submitted to the City Engineer and
Public Works Director and City Attorney for review and approval and must include
provisions for the owner’s association to maintain any private storm drain not
maintained by a City Assessment District in conformance with the NPDES. The
agreement must be a durable agreement that is binding upon each property owner
of each lot and successors in interest. [PW]
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89) Prior to Final Map approval, the applicant shall fully complete the "Final Map
Processing Procedures" as outlined in Moorpark Administrative Procedure (MAP)
CD-18, available from the Community Development Department. [PW]
90) Prior to Final Map approval, applicant shall provide all improvement plans for
review and concurrence from the Engineering Department. [PW]
91) Prior to Final Map approval, all public utility easements shall be reviewed and
accepted by the utility provider(s) and/or public agency(ies). [PW]
92) The Final Map shall contain a plat which reflects the subject property, property
lines, easements of record, any new easements proposed (which are intended to
be conveyed by the Final Map), a metes and bounds legal description, basis of
bearings, data tables and other pertinent data. [PW]
93) The applicant’s engineer shall plot all referenced easements on the site plans,
grading plans and Final Map. [PW]
Public and Private Streets and Related Improvements
94) Prior to construction of any public improvement, the applicant shall submit to the
City Engineer and Public Works Director, for review and approval, street
improvement plans prepared by a California Registered Civil Engineer, and enter
into an agreement with the City of Moorpark to complete public improvements, with
sufficient surety posted to guarantee the complete construction of all
improvements, except as specifically noted in these Standard Conditions or
Special Conditions of Approval. [PW]
95) Prior to issuance of the first building permit, all existing and proposed utilities,
including electrical transmission lines less than 67Kv, must be undergrounded
consistent with plans approved by the City Engineer, Public Works Director and
Community Development Director. [CDD & PW]
96) Prior to final inspection of improvements, the project Registered Civil Engineer
shall submit certified original "record drawing" plans with three (3) sets of paper
prints and the appropriate plan revision review fees to the City Engineer and Public
Works Director along with electronic files in a format satisfactory to the City
Engineer and Public Works Director. These "record drawing" plans must
incorporate all plan revisions and all construction deviations from the approved
plans and revisions thereto. The plans must be "record drawings" on 24" X 36"
Mylar® sheets (made with proper overlaps) with a City title block on each sheet.
In addition, the applicant shall provide an electronic file update of the City's Master
Base Map electronic file, incorporating all streets, sidewalks, streetlights, traffic
control facilities, street striping, signage and delineation, storm drainage facilities,
water and sewer mains, lines and appurtenances and any other utility facility
installed for this project. [PW]
97) Prior to reduction of improvement bonds, the applicant must submit reproducible
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Resolution No. 2022-____
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centerline tie sheets on 3-mil polyester film to the City Engineer and Public Works
Director. [PW]
98) Prior to Grading Permit Issuance, all street dedications and vacations shall be
reviewed for technical correctness and acceptance by the City. [PW]
99) All driveway approaches that cross an accessible path or sidewalk shall be ADA
compliant. [PW]
100) Standard roadway designs, per the most current Ventura County Road Standards,
shall be used for all public street improvements. This includes all proposed
knuckles and cul-de-sac designs. [PW]
101) The applicant shall provide plans detailing the design of the horizontal and vertical
alignment for the project’s access driveways and vehicle circulation to the
satisfaction of the County of Ventura Fire Department and City of Moorpark Public
Works Department. Such design shall utilize standards for vertical curve, sight
distance and turning movement design consistent with County of Ventura,
AASHTO and City of Moorpark design requirements. Design plans shall be
submitted to the City of Moorpark Public Works Department for review and
approval prior to the issuance of a Grading Permit. [PW]
102) The applicant shall submit Street Improvement Plans, prepared by a California
Registered Civil Engineer, detailing the design of frontage improvements including
curb, gutter, sidewalk, roadway pavement, drainage, signage, striping, utilities and
other improvements. Plans shall include designs and details of existing and
proposed sidewalk and driveway transitions compliant with the Americans with
Disabilities Act (ADA) as well as disabled access provisions as contained in the
latest edition of the California Building Code (CBC), as amended by the County of
Ventura and the City of Moorpark. Any existing frontage improvements (sidewalk,
driveway(s), clearances around above-ground utility poles, utility boxes, etc.) shall
be reviewed and upgraded as necessary to comply with disabled accessibility
standards. Street Improvement Plans shall be submitted to the City Engineer and
Public Works Director for review and approval prior to the issuance of a Grading
Permit. (PW)
Drainage And Hydrology
103) Prior to approval of a grading plan, the applicant shall submit a drainage plan with
calculations that analyze conditions before and after development, as well as
potential development proposed, approved, or shown in the General Plan for the
review and approval of the City Engineer and Public Works Director. Quantities of
water, water flow rates, major watercourses, drainage areas and patterns,
diversions, collection systems, flood hazard areas, sumps, sump locations,
detention and NPDES facilities and drainage courses must be addressed. [PW]
104) Hydrology calculations must be per current Ventura County Watershed Protection
Agency Standards and to the satisfaction of the City Engineer and Public Works
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Director. Development projects within a 100-year flood zone may require a
Conditional Letter of Map Revisions (CLOMR) and Letter of Map Revision (LOMR)
as determined by the City Engineer and Public Works Director. [PW]
105) All storm water detention, retention, and impoundment facilities shall provide
access for maintenance purposes. This includes, but is not limited to, maintenance
access roads, vehicle and/or man gates, and adequate space to maneuver
equipment. [PW]
106) Provide a complete Hydrology and Hydraulic Report for the entire development.
This includes all technical analysis for storm water impoundment and conveyance
facilities, peak flow mitigation analysis, storm water runoff calculations, and facility
sizing design requirements. If the improvements are to be phased, any interim
drainage condition shall be considered as part of the proposed improvements.
[PW]
107) If drainage is conveyed to adjacent properties, additional easements and/or
approvals may be required. [PW]
108) The applicant shall submit a Project Drainage Report, prepared by a California
Registered Civil Engineer, to address existing and proposed hydrology, including
offsite flow patterns which currently influence the project site. Report shall address
developed hydrology associated with the site development, based on the
provisions of the Ventura County Hydrology Manual and associated methodology,
addressing both 10-year and 100-year existing and proposed drainage conditions,
including provisions for the interception and conveyance of the 10-year design
storm and flood hazards associated with the 100-year storm. Calculations for the
mitigation of increased stormwater runoff shall be provided to support on-site
detention facility sizing. Calculations shall address the detailing and sizing of area
drains, catch basins and storm drain laterals on site, and shall be coordinated with
the project Storm Drain Plans. The Project Drainage Report shall be submitted to
the City of Moorpark Public Works Department for review and approval prior to the
issuance of a Grading Permit. [PW]
109) The applicant’s engineer shall provide for detention of on-site storm drainage,
based on either offsite storm drain capacity limitations or a ‘no net increase’
approach, whichever yields the greater volume or required detention. In either
case the required volume shall be calculated by unit hydrograph or other approved
means. Such calculations shall be included in the Project Drainage Report. [PW]
110) Unless specifically approved by the City of Moorpark, the on-site storm drain
system shall be privately owned and maintained. Storm drain plans shall clarify
that the on-site storm drain system is not to be maintained by either the City of
Moorpark or the County of Ventura. [PW]
111) The proposed development and site improvements encroaches into Special Flood
Hazard Areas, including a Regulatory Floodway. Any site improvements and
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development shall fulfill any floodway and floodplain development requirements
and FEMA standards. [PW]
National Pollutant Discharge Elimination System (NPDES)
112) Prior to the start of grading or any ground disturbance, the applicant shall identify
a responsible person experienced in NPDES compliance who is acceptable to the
City Engineer and Public Works Director. The designated NPDES person
(superintendent) shall be present, on the project site Monday through Friday and
on all other days when the probability of rain is forty percent (40%) or greater and
prior to the start of and during all grading or clearing operations until the release of
grading bonds. The superintendent shall have full authority to rent equipment and
purchase materials to the extent needed to effectuate Best Management Practices.
The superintendent shall be required to assume NPDES compliance during the
construction of streets, storm drainage systems, all utilities, buildings, and final
landscaping of the site. [PW]
113) Development shall conform to the current requirements for the County’s MS4
permit for new developments. [PW]
114) All storm water facilities shall conform to the most current Ventura County
Technical Guidance Manual for Storm Water Quality Control Measures. This
includes all HOA and Facilities District maintained storm water quality facilities.
[PW]
115) In-tract improvements shall incorporate Low Impact Development standards. [PW]
116) A State Storm Water Pollution Prevention Plan is required for all ground disturbing
activities that are greater than one acre. Prior to Grading Permit issuance, a Notice
of Intent (NOI) and the SWPPP shall be filed with the State Water Resources
Control Board, and a Waste Water Discharge Identification Number and
Construction General Permit must obtained. [PW]
117) Development shall conform to the current requirements for the County’s MS4
permit for new developments. The applicant’s engineer shall design required
water quality mitigation features and related storm water mitigation volumes (Qpm)
in accordance with the Ventura County Technical Guidance Manual for Stormwater
Quality Control Measures, NPDES and City requirements. Calculations shall be
submitted with the Project Drainage Report. All covenants shall be submitted to
the City of Moorpark Public Works Department for review and approval and be
recorded prior to Grading Permit issuance. [PW]
118) The applicant’s engineer shall provide for the mitigation of the project’s storm water
quality impacts. The applicant’s engineer shall provide calculations for the sizing
and location of devices intended to mitigate such impacts and coordinate the
locations of required water quality treatment devices on the Storm Drain Plans.
The details of the required devices shall be included in the Project Drainage Report
and detailed on the project plans. [PW]
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119) Prior to the issuance of any construction/Grading Permit and/or the
commencement of any qualifying, grading or excavation, the applicant for projects
with facilities identified as subject to the State Board General Industrial and
Commercial permits shall prepare and submit a Stormwater Pollution Prevention
Plan (SWPPP). The SWPPP must address post-construction compliance with
stormwater quality management regulations for the project. The SWPPP,
improvement plans and grading plans must note that the contractor shall comply
with the latest edition of the California Best Management Practices New
Development and Redevelopment Handbook, published by the California
Stormwater Quality Association. The SWPPP must comply with the Ventura
Countywide Stormwater Quality Management Program Land Development
Guidelines, Technical Guidance Manual for Stormwater Quality Control Measures,
and the Stormwater Management Program (SMP) to develop, achieve, and
implement a timely, comprehensive, cost-effective stormwater pollution control
program to reduce pollutants to the maximum extent practicable. The SWPPP
must be prepared in compliance with the form and format established in the
Ventura Countywide Stormwater Quality Management Program, and submitted,
with appropriate review deposits, for the review and approval of the City
Engineer/Public Works Director. The proposed plan must also address all relevant
NPDES requirements, maintenance measures, estimated life spans of Best
Management Practices facilities, operational recommendations and
recommendations for specific Best Management Practices technology, including
all related costs. The use of permanent dense ground cover planting approved by
the City Engineer/Public Works Director and Community Development Director is
required for all graded slopes. Methods of protecting the planted slopes from
damage must be identified. Proposed management efforts during the lifetime of
the project must include best available technology. “Passive” and “natural” BMP
drainage facilities are to be provided such that surface flows are intercepted and
treated on the surface over biofilters (grassy swales), infiltration areas and other
similar solutions. The use of filters, separators, clarifiers, absorbents, adsorbents
or similar “active” devices is not acceptable and may not be used without specific
prior approval of the City Council. The use of biological filtering, bio-remediation,
infiltration of pre-filtered stormwater and similar measures that operate without
annual maintenance intervention, that are failsafe, that, when maintenance is
needed, will present the need for maintenance in an obvious fashion and which
will be maintainable in a cost effective and non-disruptive fashion is required. As
deemed appropriate for each project, the SWPPP must establish a continuing
program of monitoring, operating and maintenance to:
a) Provide discharge quality monitoring.
b) Assess impacts to receiving water quality resulting from discharged waters.
c) Identify site pollutant sources.
d) Educate management, maintenance personnel and users, to obtain user
awareness and compliance with NPDES goals.
e) Measure management program effectiveness.
f) Investigate and implement improved BMP strategies.
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g) Maintain, replace and upgrade BMP facilities (establish BMP facility
inspection standards and clear guidelines for maintenance and
replacement).Secure the funding, in perpetuity, to achieve items “a” through
“g” above. [PW]
Ground Disturbance
120) If any archeological, paleontological, or historical finds are uncovered during
grading or excavation operations, all grading or excavation shall immediately
cease in the immediate area and the find must be left untouched. The applicant,
in consultation with the project paleontologist or archeologist, shall assure the
preservation of the site and immediately contact the Community Development
Director by phone, in writing by email or hand delivered correspondence informing
the Director of the find. In the absence of the Director, the applicant shall so inform
the City Manager and Planning Manager. The applicant shall be required to obtain
the services of a qualified paleontologist or archeologist, whichever is appropriate
to recommend disposition of the site. The paleontologist or archeologist selected
must be approved in writing by the Community Development Director. The
applicant shall pay for all costs associated with the investigation and disposition of
the find. [CDD]
121) Archeological Training: Prior to any ground disturbing activity, construction
personnel associated with earth moving equipment, drilling, grading, and
excavating, shall be provided with basic training conducted by a qualified
archaeologist. Issues that shall be included in the basic training will be geared
toward training the applicable construction crews in the identification of
archaeological deposits, further described below. Training will include written
notification of the restrictions regarding disturbance and/or removal of any portion
of archaeological, paleontological, or historical deposits and the procedures to
follow should a resource be identified. The construction contractor, or its designee,
shall be responsible for implementation of this measure. A tribal monitor shall be
provided an opportunity to attend the pre-construction briefing if requested. [CDD]
122) Inadvertent Discovery of Human Remains. The inadvertent discovery of human
remains is always a possibility during ground disturbances; State of California
Health and Safety Code Section 7050.5 addresses these findings. This code
section states that in the event human remains are uncovered, no further
disturbance shall occur until the County Coroner has determined the origin and
disposition of the remains pursuant to California Public Resources Code Section
5097.98. The Coroner must be notified of the find immediately, together with the
City and the property owner. If the human remains are determined to be
prehistoric, the Coroner will notify the Native American Heritage Commission
(NAHC), which will determine and notify a Most Likely Descendant (MLD). The
MLD shall complete the inspection of the site within 48 hours of notification and
may recommend scientific removal and nondestructive analysis of human remains
and items associated with Native American burials and an appropriate
reinternment site.
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123) Paleontological Plan: If paleontological remains are discovered, a paleontological
mitigation plan outlining procedures for paleontological data recovery must be
prepared and submitted to the Community Development Director for review and
approval. The development and implementation of this Plan must include
consultations with the Applicant's engineering geologist as well as a requirement
that the curation of all specimens recovered under any scenario will be through the
Los Angeles County Museum of Natural History (LACMNH). All specimens
become the property of the City of Moorpark unless the City chooses otherwise. If
the City accepts ownership, the curation location may be revised. The monitoring
and data recovery should include periodic inspections of excavations to recover
exposed fossil materials. The cost of this data recovery is limited to the discovery
of a reasonable sample of available material. The interpretation of reasonableness
rests with the Community Development Director. [CDD]
California Environmental Quality Act (CEQA) – Mitigated Negative Declaration
124) All mitigation measures required as part of an approved Mitigation Monitoring
Report and Program (MMRP) for this entitlement are hereby adopted and included
as requirements of this entitlement. Where conflict or duplication between the
MMRP and the Conditions of Approval occurs the Community Development
Director shall determine compliance so long as it does not conflict with the
California Environmental Quality Act and the more restrictive measure or condition
shall apply. [CDD]
Cable Television
125) Prior to commencement of project construction, the applicant shall provide notice
of its construction schedule to all persons holding a valid cable television franchise
issued by the City of Moorpark (Cable Franchisees) sufficiently in advance of
construction to allow the Cable Franchisees to coordinate installation of their
equipment and infrastructure with that schedule. The City shall provide the
applicant a list of Cable Franchisees upon request. During construction, the
applicant shall allow the Cable Franchisees to install any equipment or
infrastructure (including conduit, power supplies, and switching equipment)
necessary to provide Franchisee's services to all parcels and lots in the Project.
[CDD]
126) In the event the cable television services or their equivalent are provided to the
project or individual lots under collective arrangement or any collective means
other than a Cable Franchise (including, but not limited to, programming provided
over a wireless or satellite system contained within the Project), the Home Owners
Association (HOA), property owner association or other applicable entity shall pay
monthly to City an access fee of five percent (5%) of gross revenue generated by
the provision of those services, or the highest franchise fee required from any City
Cable Franchisee, whichever is greater. "Gross revenue" is as defined in Chapter
5.06 of the Moorpark Municipal Code and any successor amendment or
supplementary provision thereto. In the event there is no HOA (e.g. in the case of
an apartment project), then the property owner shall make the payment. [CDD]
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127) In the event cable television services or their equivalent are provided to the project
by any means other than by a City Cable Franchise, the City's government channel
shall be available to all units as part of any such service, on the same basis and
cost as if the project was served by a City Cable Franchise. [CDD]
AGENCY CONDITIONS
Moorpark Police Department
128) A Landscape Maintenance Plan shall be prepared prior to the installation of
landscape improvements and maintained throughout the life of the project by the
Homeowner’s Association. The plan shall be submitted to the Community
Development Department and Police Department for review prior to installation of
common area landscaping. The Landscape Maintenance Plan shall dictate that all
tree canopies shall be maintained no lower than 6 feet in height and all shrubbery
no higher than two feet in height. [PD]
129) Park benches throughout the development should have a center arm rest to
prevent people from sleeping on them. [PD]
130) Prior to the issuance of a Certificate of Occupancy, Park Rules and Operational
Guidelines shall be prepared for the park and other common amenities available
to residents and general public. The Park Rules and Operational Guidelines
should include hours of operation, Homeowner’s Association contact information,
access signage, etc. to the satisfaction of the Police Department. [PD]
131) Prior to the issuance of any Building Permits, a lighting photometric plan shall be
approved by the Police Department. The lighting plan shall indicate adequate
lighting along common walkways, park, and other amenities available to residents
and the general public to ensure sufficient lighting is provided. [PD]
Ventura County Watershed Protection
132) Mitigation of Cumulative Impacts on Jurisdictional Channels. To comply with the
Ventura County Watershed Protection District Ordinance WP-2, as amended, and
applicable City requirements. The proposed development shall incorporate
mitigation measures to address cumulative impacts due to the proposed increase
in imperviousness. The project shall either reduce the developed condition peaks
to the existing condition peaks for the 10-, 25-, 50-, and 100-year storms or meet
the City requirements for mitigation. The most restrictive standard shall apply. The
applicant shall submit a drainage study evaluating the existing and proposed
conditions and presenting the design of a drainage system that will mitigate any
increases in peak runoff to the above requirements. Acceptance of the drainage
study will be completed as part of the City’s standard plan-check process. The
drainage study shall be reviewed and accepted as meeting the applicable
requirements prior to obtaining a building permit, grading permit, or prior to project
start date if no grading or building permits are required. Prior to issuance of the
first certificate of occupancy, City staff shall inspect the improvements to assure
that construction was completed in accordance with the approved plans. [VCWPD]
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Ventura County Public Works Water and Sanitation
133) Prior to the issuance of a Signed Agreement to Install Water and Sewer
Improvements the Applicant shall provide Ventura County Waterworks District with
the following:
a. Water and sewer improvement plans prepared in accordance with District
standards.
i. Water improvements shall have at least two (2) points of connection
to provide a looped system.
ii. Points of connection shall be the 8” main within Beltramo Ranch
Road and through Glenwood Park to connect to the 8” main within
Harvester Street.
b. Hydraulic analysis by a registered Civil Engineer to determine the adequacy
of the proposed and existing water and sewer lines to determine the extent
of capital improvements to the existing water and sewer facilities to serve
the subject properties.
c. Digital copies of the grading, street, and storm drain plans.
d. A plan denoting the location of fire hydrants and copy of approvals by the
Ventura County Fire Protection District for fire hydrant locations.
e. Cost estimates for water and sewer improvements.
f. Plan check deposit, construction inspection deposit, capital improvement
charge, sewer connection fee, and meter charges per phase of the project.
g. Recorded easements dedicated to the District for water and sewer facility
improvements as shown on the recorded tract map. Dedicated easements
shall be over and across all streets and parking lots for access to maintain
and repair of the District’s substructures and facilities. [VCWD1]
134) The District will provide “Will Serve Letters” upon completed review and
acceptance of the water and sewer improvement plans and payment of applicable
fees. [VCWD1]
135) Following the acceptance of the above items, Applicant is to provide Ventura
County Waterworks District with 3 sets of the signed Agreement to Install
improvements and Surety Bonds. [VCWD1]
136) The applicant shall comply with the applicable provisions of the Rules and
Regulations of the Ventura County Waterworks District. [VCWD1]
Ventura County Air Pollution Control Division
137) Discharge of Pollutants. Prior to issuance of a grading permit, and to ensure that
discharge of air contaminants that may result from site operations are minimized
to the greatest extent, the applicant shall operate in accordance with the Rules and
Regulations of the VCAPCD, with emphasis on Rule 51, Nuisance, which is
complaint driven. [APCD]
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138) Asbestos Removal. Prior to issuance of a demolition permit, the applicant shall
submit Form AB3205 for the review and approval of APCD. In addition, the
contractor shall notify APCD 10 business days prior to the abatement
commencement, if applicable, by submitting a Notification of Demolition or
Renovation Form. Demolition and/or renovation activities shall be conducted in
compliance with APCD Rule 62.7, Asbestos – Demolition and Renovation.
Enforcement of notification requirements for both forms and compliance with the
APCD Asbestos Rule will be enforced by APCD Asbestos Inspectors or on a
complaint-basis. See http://vcapcd.org/Rulebook/RuleIndex.htm for more
information on APCD Rule 62.7- Asbestos- Demolition and Renovation. [VCAPCD]
139) Dust Control for Construction. Prior to issuance of a grading permit, and to ensure
that fugitive dust and particulate matter that may result from site preparation,
construction and/or grading activities, the applicant shall comply with the
provisions of applicable VCAPCD Rules and Regulations, which include but are
not limited to, Rule 50 (Opacity), Rule 51 (Nuisance), and Rule 55 (Fugitive Dust).
[VCAPCD]
Ventura County Water and Sewer (Water District No. 01)
140) Prior to the issuance of a Signed Agreement to Install Water and Sewer
Improvements the Applicant shall provide Ventura County Waterworks District with
the following:
a) Water and sewer improvement plans prepared in accordance with District
standards.
a) Water improvements shall have at least two (2) points of connection to
provide a looped system.
b) Points of connection shall be the 8” main within Beltramo Ranch Road and
through Glenwood Park to connect to the 8” main within Harvester Street.
b) Hydraulic analysis by a registered Civil Engineer to determine the adequacy of
the proposed and existing water and sewer lines to determine the extent of
capital improvements to the existing water and sewer facilities to serve the
subject properties.
c) Digital copies of the grading, street, and storm drain plans.
d) A plan denoting the location of fire hydrants and copy of approvals by the
Ventura County Fire Protection District for fire hydrant locations.
e) Cost estimates for water and sewer improvements.
f) Plan check deposit, construction inspection deposit, capital improvement
charge, sewer connection fee, and meter charges per phase of the project.
g) Recorded easements dedicated to the District for water and sewer facility
improvements as shown on the recorded tract map. Dedicated easements shall
be over and across all streets and parking lots for access to maintain and repair
of the District’s substructures and facilities.
h) Landscaping irrigation water required must be offset with a waste source
supplied by the District by the Developer or an in lieu fee paid for new sources
the District intends to develop. (The in lieu fee can be calculated by number of
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acre-ft. of landscaping water required / 5,000 acre-ft. (estimated production of
the Desalter Project) * $59,000,000 = in lieu fee.))
i) Developer must include system to route all dry weather (non-precipitation)
runoff to the sewer. [VCWD1]
141) The District will provide “Will Serve Letters” upon completed review and
acceptance of the water and sewer improvement plans and payment of applicable
fees. [VCWD1]
142) Following the acceptance of the above items, Applicant is to provide Ventura
County Waterworks District with 3 sets of the signed Agreement to Install
improvements and Surety Bonds. [VCWD1]
143) The applicant shall comply with the applicable provisions of the Rules and
Regulations of the Ventura County Waterworks District. [VCWD1]
Ventura County Fire Department
144) Access Road Width, Private Roads/Driveways - Private roads shall comply with
Public Road Standards. Fire Department Access - VCFD Standard 501
a) Access road width of 36 feet shall be provided for residential use with parallel
parking permitted on both sides.
b) Access road width of 32 feet shall be provided for residential use with parallel
parking permitted on one side.
c) Access road width of 24 feet shall be required with no on-street parking
permitted, or per Public Road Standards whichever is stricter. [VCFD]
145) Construction Access - Prior to combustible construction, a paved all-weather
access road / driveway suitable for use by a 20-ton Fire District vehicle shall be
installed at locations approved by the Fire District. [VCFD]
146) Construction Access Utilities - Prior to combustible construction, all utilities located
within the access road and the first lift of the access road pavement shall be
installed. A minimum 20-foot clear width shall remain free of obstruction during any
construction activities within the development once combustible construction
starts. [VCFD]
147) Turning Radius - The access road shall be of sufficient width to allow for a 40-foot
centerline turning radius at all turns in the road. [VCFD]
148) Vertical Clearance - All access roads / driveways shall have a minimum vertical
clearance of 13 feet 6 inches (13' 6"). Clear of building to sky. [VCFD]
149) Parking Prohibited - The property owner(s) are hereby advised that parking on
access roads and fire department turnarounds is prohibited. [VCFD]
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150) Access Road Location - The access / driveway shall be extended to within 150
feet of all portions of the exterior walls of the first story of any building and shall be
in accordance with Fire District access standards. Where the access roadway
cannot be provided, approved fire protection system or systems shall be installed
as required and acceptable to the Fire District. [VCFD]
151) Site Access - Two (2) means of ingress/egress shall be provided to the
development in accordance with Fire District access standards. [VCFD]
152) Secondary Access for Existing Roads and New Subdivisions. Secondary access,
in accordance with Chapter 12, shall be provided where a new subdivision of land
is served from an existing dead-end access road that exceeds allowable dead-end
lengths as specified elsewhere in VCFD standard. Secondary access shall be
provided for the proposed subdivision regardless of where the new parcels take
access along the existing dead-end access road. The intent is not to further
increase the density on a dead-end road that exceeds allowable dead-end lengths.
South secondary access / egress to be operational 24/7. [VCFD]
153) Access Road Certification - That the access road(s)/driveway(s) shall be certified
by a registered civil engineer as having an all-weather surface in conformance with
Public Works and / or Fire District standards. This certification shall be submitted
to the Fire District for review and approval prior to occupancy. [VCFD]
154) Fire Lanes / Access Review (Submit prior to Building & Safety approval) - the
applicant shall submit two (2) site plans to the Fire District for review and approval
of Access and location of fire lanes. Prior to occupancy, all fire lanes shall be
posted “NO PARKING-FIRE LANE-TOW AWAY” in accordance with California
Vehicle Code, the International Fire Code and current VCFPD Fire Lane
Standards. All signs and or Fire Lane markings shall be within recorded access
easements. [VCFD]
155) Access Road Gates - Any gates to control vehicle access are to be located to allow
a vehicle waiting for entrance to be completely off the intersecting roadway. A
minimum clear open width of 15 feet in each direction shall be provided for
separate entry / exit gates and a minimum 20 for combined entry / exit gates. If
gates are to be locked, a Knox system shall be installed. The method of gate
control, including operation during power failure (battery back-up), shall be subject
to review by the Fire Prevention Division. Gate plan details shall be submitted to
the Fire District for approval prior to installation. A final acceptance inspection by
the Fire District is required prior to placing any gate into service. [VCFD]
156) Road / Street Name Required - Public and private roads shall be named if serving
more than four (4) parcels or as required by the Fire department. [VCFD]
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157) Street Names - Prior to recordation of street names, proposed names shall be
submitted to the Fire District's Fire Prevention Bureau for review and approval.
[VCFD]
158) Walkways - Approved walkways shall be provided from all building openings to the
public way or fire department access road / driveway. [VCFD]
159) Address Numbers (Single Family Homes) - Address numbers, a minimum of 4
inches (4") high, shall be installed prior to occupancy, shall be of contrasting color
to the background, and shall be readily visible at night. Brass or gold-plated
numbers shall not be used. Where structures are set back more than 150 feet
(150') from the street, larger numbers will be required so that they are
distinguishable from the street. In the event the structure(s) is not visible from the
street, the address number(s) shall be posted adjacent to the driveway entrance
on an elevated post. [VCFD]
160) Address Number Plan - A plan shall be submitted to the Fire District for review
indicating the method in which buildings are to be identified by address numbers.
[VCFD]
161) Fire Hydrant Plan - Prior to construction, the applicant shall submit plans to the
Fire District for placement of fire hydrants. On plans, show existing hydrants within
500 feet of the development. Indicate the type of hydrant, number and size of
outlets. [VCFD]
162) Fire Hydrant(s) Required Standard 14.5.3 - Fire hydrant(s) shall be provided in
accordance with current adopted edition of the International Fire Code, Appendix
C and adopted amendments. On-site fire hydrants may be required as determined
by the Fire District. [VCFD]
163) Fire Hydrant Design (Single Family Homes) - Fire hydrants shall be installed and
in service prior to combustible construction and shall conform to the minimum
standards of the Ventura County Water Works Manual and the following. [VCFD]
a) Each hydrant shall be a 6-inch wet barrel design and shall have one (1) 4 inch
and one (1) 2 ½ inch outlet.
b) The required fire flow of 1000 gpm shall be achieved at no less than 20-psi
residual pressure.
c) Fire hydrants shall be spaced 500 feet on center, and so located that no
structure will be farther than 250 feet from any one hydrant.
d) Fire hydrants shall be set back from the curb face 24 inches on center.
e) No obstructions, including walls, trees, light and sign posts, meter, shall be
placed within three (3) feet of any hydrant.
f) A concrete pad shall be installed extending 18 inches out from the fire hydrant.
g) Ground clearance to the lowest operating nut shall be between 18 to 24 inches.
[VCFD]
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164) Fire Hydrant Installation - Prior to combustible construction on any parcel, a fire
hydrant capable of providing the required fire flow and duration shall be installed
and in service along the access road / driveway at a location approved by the Fire
District, but no further than 250 feet from the building site. The owner of the
combustible construction is responsible for the cost of this installation. [VCFD]
165) Hydrant Location Markers - Prior to occupancy of any structure, blue reflective
hydrant location markers shall be placed on the access roads in accordance with
Fire District standards. If the final asphalt cap is not in place at time of occupancy,
hydrant location markers shall still be installed and shall be replaced when the final
asphalt cap in completed. [VCFD]
166) Fire Flow Verification - Prior to map recordation, the applicant shall provide to the
Fire District, verification from the water purveyor that the purveyor can provide the
required fire flow of 1,000 gallons per minute at 20 psi for a minimum (2) hour
duration.
a) Exceptions: 1. A reduction in required Fire-flow of 50 percent, as approved, is
allowed when the building is equipped with an approved automatic fire sprinkler
system.
167) Fire Sprinklers - All structures shall be provided with an automatic fire sprinkler
system in accordance with current VCFPD Ordinance at time of building permit
application. [VCFD]
168) Fire Department Clearance (Submit prior to Building & Safety approval) - Applicant
shall obtain VCFD Form #610 "Fire Permit Application” and Form #625 “Fire Flow
Verification” prior to obtaining a building permit for any new structures or additions
to existing structures. [VCFD]
125
FINAL MITIGATED NEGATIVE
DECLARATION FOR THE BELTRAMO RANCH
RESIDENTIAL PROJECT
MOORPARK, CALIFORNIA
Prepared for:
CITY OF MOORPARK
799 Moorpark Avenue
Moorpark, California 93021
Prepared by:
CHAMBERS GROUP, INC.
600 West Broadway, Suite 350
Glendale, California 91204
JUNE 2022
Resolution No. 2022-____
Page 38 EXHIBIT C
126
Final Mitigated Negative Declaration for Beltramo Ranch Residential Project
Moorpark, Ventura County, California
Chambers Group, Inc.
21328
ii
TABLE OF CONTENTS
Page
SECTION 1.0 – INTRODUCTION ........................................................................................................... 1
1.1 DRAFT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION .................................................... 1
1.2 AVAILABILITY OF THE NOI AND IS/MND ....................................................................................... 1
SECTION 2.0 – PROJECT DESCRIPTION AND ENVIRONMENTAL SETTING ............................................... 2
2.1 PROJECT PURPOSE AND BACKGROUND INFORMATION .............................................................. 2
2.2 PROJECT LOCATION AND SITE CHARACTERISTICS ........................................................................ 2
2.2.1 Location ............................................................................................................................ 2
2.2.2 Site Characteristics ........................................................................................................... 4
2.2.3 Site Access and Circulation .............................................................................................. 4
2.2.4 General Plan Designation/Zoning .................................................................................... 4
2.3 PROJECT DESCRIPTION ................................................................................................................. 5
2.3.1 Construction ................................................................................................................... 10
2.3.2 Site Development and Construction Measures ............................................................. 13
2.3.3 Operations and Maintenance ........................................................................................ 14
2.4 PERMITS AND AGREEMENTS ...................................................................................................... 14
SECTION 3.0 – FINDINGS................................................................................................................... 15
SECTION 4.0 – MITIGATION MEASURES ............................................................................................ 16
SECTION 5.0 – CIRCULATION ............................................................................................................. 17
SECTION 6.0 – RESPONSE TO COMMENTS ......................................................................................... 18
SECTION 7.0 – REVISIONS TO THE DRAFT MITIGATED NEGATIVE DECLARATION ................................. 36
SECTION 8.0 – MITIGATED NEGATIVE DECLARATION ......................................................................... 41
SECTION 9.0 – REFERENCES .............................................................................................................. 42
APPENDIX A – Air Quality/Greenhouse Gas Emissions Impact Analysis (Updated)
APPENDIX I – Traffic Report (Updated)
Resolution No. 2022-____
Page 39
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Final Mitigated Negative Declaration for Beltramo Ranch Residential Project
Moorpark, Ventura County, California
Chambers Group, Inc.
21328
iii
LIST OF TABLES
Table 1: Existing General Plan / Zoning/ Land Use ....................................................................................... 4
Table 2: Project Features .............................................................................................................................. 5
LIST OF FIGURES
Page
Figure 1: Project Vicinity Map ....................................................................................................................... 3
Figure 2: Site Plan.......................................................................................................................................... 8
Figure 3:- Landscape Plan ............................................................................................................................. 9
Figure 4: Current and Proposed General Plan Land Use Designations ....................................................... 11
Figure 5: Current and Proposed Zoning Designations ................................................................................ 12
Resolution No. 2022-____
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Final Mitigated Negative Declaration for Beltramo Ranch Residential Project
Moorpark, Ventura County, California
Chambers Group, Inc.
21328
1
SECTION 1.0 – INTRODUCTION
1.1 DRAFT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION
On May 13, 2022, the City of Moorpark distributed the Draft Initial Study/Mitigated Negative Declaration
(IS/MND) for the Beltramo Ranch Residential Project to public agencies and the general public. In
accordance with the California Environmental Quality Act (CEQA) Section 21091 and State CEQA
Guidelines Section 15073, a 30-day public review period for the Draft IS/MND was provided from May 13,
2022 to June 13, 2022. The Planning Commission will review the Initial Study/Mitigated Negative
Declaration for adoption on June 28, 2022, at its regularly scheduled Planning Commission meeting
located at 799 Moorpark Avenue.
1.2 AVAILABILITY OF THE NOI AND IS/MND
The NOI and the IS/MND were available for review at the following locations:
Development and Community Services Building, City Hall, 799 Moorpark Avenue, Moorpark,
California, 93021
Moorpark Library, 699 Moorpark Avenue, Moorpark California, 93021
Online at: www.moorparkca.gov/568/Environmental-Documents
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Final Mitigated Negative Declaration for Beltramo Ranch Residential Project
Moorpark, Ventura County, California
Chambers Group, Inc.
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SECTION 2.0 – PROJECT DESCRIPTION AND ENVIRONMENTAL SETTING
2.1 PROJECT PURPOSE AND BACKGROUND INFORMATION
Warmington Residential (Applicant) proposes the construction of a new single-family detached residential
development, including privately maintained streets and community open space, on approximately 7.4
acres of land at the southeast corner of Los Angeles Avenue and Beltramo Ranch Road (Project, Proposed
Project) in the City of Moorpark (City), Ventura County (County). The Project also includes a proposed
change to the land use designations. The purpose of the Proposed Project is to provide a new housing
community, along with recreation opportunities, at a location consistent with the City’s Housing Element
related to infill development.
The City is the lead agency for the Proposed Project. This Initial Study has been prepared in accordance
with the California Environmental Quality Act (CEQA, Public Resources Code §21000 et seq.) and the State
CEQA Guidelines (Title 14, California Code of Regulations [CCR], §15000 et seq.) and has determined that
preparation of a Mitigated Negative Declaration would be appropriate under CEQA.
2.2 PROJECT LOCATION AND SITE CHARACTERISTICS
2.2.1 Location
The Project site is located at 11930 Los Angeles Avenue at the southeast corner of Los Angeles Avenue
and Beltramo Ranch Road (Assessor’s Parcel Numbers [APNs] 504-0-021-195, 506-0-030-210, 506-0-030-
220, 506-0-030-235, 506-0-030-045, and 506-0-030-055). The Project site is located on Los Angeles
Avenue, which is also California State Route (SR) 118, and is approximately 2 miles west of SR
23/Moorpark Freeway. The Project site is approximately 22 miles east of the Pacific Ocean.
The Project site comprises approximately 7.4 acres with a portion of the site currently occupied by a
church, two single-family homes, and various outbuildings. The existing single-family homes and church
are proposed to be demolished as part of the Proposed Project construction. Existing residences are
located to the south, east, and west of the Project site with industrial buildings located north of Los
Angeles Avenue. The Project site is located between the Heather Glen neighborhood to the west, which
is developed as a high density residential development 1 with 8.4 dwelling units per acre (DUAC), and the
Maureen Lane neighborhood to the east which is built as low density residential 2 with 1.75 DUAC. The
Project site is within walking distance of commercial shopping and retail areas along Los Angeles Avenue.
1 General Plan Land Use Designation: High Density Residential (7 dwelling units per acre)
2 General Plan Land Use Designation: Low Density Residential (1 dwelling per acre)
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SanBernardino
Kern
SanLuisObispo
Ventura
Santa Barbara
RiversideOrange
Los Angeles
San Diego
1:24,000 1:5,000,000
Figure 1
Beltramo Ranch
Project Vicinity
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Project Location
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Chambers Group, Inc.
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Figure 1: Project Vicinity Map
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2.2.2 Site Characteristics
The Project site is a mixture of developed and undeveloped land, with the northern portion of the site
developed with The Fountain Foursquare Church and a single-family residence and another single-family
residence toward the middle of the site. The remainder of the site is undeveloped but disturbed and
generally flat with a slight slope to the south. The site contains some ornamental landscaping, a dirt road,
and disturbed dirt areas.
2.2.3 Site Access and Circulation
Vehicular access to the Project site will be provided via a new private loop street, Beltramo Ranch Road,
which will be accessed from Los Angeles Avenue. Currently, Beltramo Ranch Road is an unimproved dirt
road that runs along the western edge of the site. The new in-tract street will be a private drive and will
provide direct entry to the Project site. The access point will allow left-turns and right-turns onto Beltramo
Ranch Road but would restrict outbound movement onto Los Angeles Avenue to eastbound right turns
only. Pedestrian gates will be provided at the southern end of the site to provide pedestrian access to the
Arroyo Simi and along the western panhandle for access to Glenwood Park. An emergency vehicle and
utility access road will be provided to the east of the open space area. One vehicular gate will be provided
at the southern end to allow Southern California Edison to access to their property. Another vehicular
gate will be installed at the western terminus of Loretta Drive for emergency access and private access for
Loretta Drive residents only. For access from Los Angeles Avenue, the Project will restripe Los Angeles
Avenue at the Beltramo Ranch Road and Maureen Lane intersections to provide left-turn pockets of
sufficient length to the satisfaction of Caltrans and City of Moorpark.
2.2.4 General Plan Designation/Zoning
The Project site’s General Plan designation is Park (P), Low Density Residential (L) which allows the
development of one DUAC, and High Density Residential (H) which allows the development of seven
DUAC. The surrounding General Plan designations are Low Density Residential (L) and Very High Density
Residential (VH) to the east, High Density Residential (H) to the west, Medium Industrial (I-2) to the north,
and Open Space and Recreation (OS-2) and Floodway (FLDWY) to the south. The zoning designation of the
Project site is Rural Exclusive (RE-20) and Single-Family Residential (R-1). The zoning of the surrounding
properties include Residential Planned Development (RPD-8.4U) to the west and east, Limited Industrial
(M-2) to the north, and Open Space (OS) to the south.
Table 1: Existing General Plan / Zoning/ Land Use
Direction General Plan Zoning Existing Land Use
Project Site
Park (P), Low Density
Residential (L), High
Density Residential (H)
Rural Exclusive (RE-20) and Single-
Family Residential (R-1)
Church, Single-Family
Residences, and Vacant
Land
North Medium Industrial (I-2) Limited Industrial (M-2)
East Los Angeles
Avenue/SR 118 and
Industrial Uses
South
Open Space and
Recreation (OS-2) and
Floodway (FLDWY)
Open Space (OS) Arroyo Simi and Open
Space
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Chambers Group, Inc.
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Table 1: Existing General Plan / Zoning/ Land Use
Direction General Plan Zoning Existing Land Use
East Very High Residential
(VH) and L
Residential Planned Development
(RPD-8.4U) Single-Family Residences
West H and P RPD-8.4U Single-Family Residences
The existing and proposed General Plan Land Use designations as well as the existing and proposed Zoning
designations are shown in Figure 4 and Figure 5, respectively.
2.3 PROJECT DESCRIPTION
The application includes a request for:
•General Plan Amendment (GPA);
•Zone Change (ZC) for a portion of the Project site;
•Development Agreement (DA);
•Vesting Tentative Tract Map (VTTM); and
•Residential Planned Development (RPD).
The Project includes the request for the construction of 47 single-family, detached residences and
programmed open space. The Proposed Project includes an application for a GPA land use designation
change for a portion of the 7.4 acres of land from P and L to H, as well as a ZC from R-1 and RE-20 to RPD-
7U.
The Proposed Project includes the construction of a total of 106,110 square feet of residential uses with
common area improvements and landscape buffers along the Project’s frontage and perimeter (see
Figure 2, below). The two-story homes will be three- and four-bedroom + loft homes that range in size
from approximately 2,002 square feet to approximately 2,477 square feet with three floor plan types.
The 47 single-family for-sale homes will all be two-story homes with two-car garages and standard
driveways, with the architectural theme of American Farmhouse and California Ranch. The total building
coverage of the site would be approximately 21 percent, with approximately 88,478 square feet of open
space comprising 37,921 square feet of private yards and 50,557 square feet of common open space
areas, as noted in Table 2, below and in Figure 2: Site Plan.
Table 2: Project Features
Feature Amount Notes
Residence and
Parking Information
47 Residential Units, 94 garage parking spaces, 94 driveway
parking spaces, 45 guest parking spaces
Two-story homes
with American
Farmhouse and
California Ranch
themes
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Feature Amount Notes
Earthwork Quantities 2,224 CY cut, 6,284 CY undercut, 10,435 CY fill, 626 CY shrinkage
(6%), 2,553 CY import
Site preparation
to occur prior to
earthwork
Landscape
Calculation
15,249 square feet of turf area, 19,405 square feet of
decomposed granite area and cobble area, 25,187 square feet of
front yard planting area, and 39,070 square feet of other public
planting area
Total permeable
area of 98,911
square feet; no
existing trees to
be preserved on
the site
Open Space
Component
Open spaces set aside in the southern “panhandle” area of the
site and green spaces along the perimeter of the residential
development
Includes passive
seating areas,
picnic areas,
fields, and trails
Open Space Areas
The Project includes sidewalk pathways throughout the residential portion of the project along with a
privately maintained park with both passive and active community amenities including passive seating
areas, barbecue area, picnic tables, pocket parks with grass fields, and walking/biking paths. The open
space area is proposed to be nearly 1 acre in size, located in the southern panhandle section of the site,
and is intended to promote walkability and provide community gathering spaces. An existing pedestrian
fence opening would also remain to allow access from the project open space area to Glenwood Park for
public benefit. A small pocket park is proposed at the north entrance and includes a seating area. In
addition to the open space area, landscaping will be provided along the perimeter of the residential
development.
Parking
The proposed development plan provides for a total of 233 parking spaces. This includes 94 residential
spaces located within private garages, 94 spaces within driveways, and 45 uncovered on-street parallel
parking spaces along the outer loop street. This equates to approximately five parking spaces per home.
Project parking is consistent with City parking code requirements (MMC 17.32.020) by providing the
required 94 spaces. The Project would provide 139 parking spaces over and above the code requirements.
Perimeter Walls, Fencing, and Landscaping
An existing block wall along the western property line will remain in place. A new 6-foot-tall white vinyl
fence is proposed to be constructed along the western side of the residential portion of the project site,
along the existing block wall. A three-foot, 6-inch two-rail split rail white vinyl fence would be installed
along the western and eastern side of the open space panhandle and the southern property line. An eight-
foot split face block wall is proposed for the northern property line along the entry and the eastern and
southern of the residential portion of the project. Landscape screening is proposed along walls and fences
along the loop road and along the Los Angeles Avenue frontage.
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Final Mitigated Negative Declaration for Beltramo Ranch Residential Project
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Chambers Group, Inc.
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Landscaping
The proposed plant palette is compliant with the City’s Landscape Design Standards and Guidelines and
Ventura County Fire Department’s prohibited plant species list near structures. Native and drought-
tolerant species will be predominant throughout the new development. The plant palette consists of non-
invasive plants with low to medium water use and is compliant with the State Model Water Efficiency
Landscape Ordinance (see Figure 3: Landscape Plan, below). The proposed turf area is minimal and will be
limited to the active field areas in the panhandle. A smart weather-based irrigation controller will be
installed to manage water use, and common area landscaping will be maintained by the Homeowner’s
Association (HOA). No reclaimed water lines are in place nearby to extend to the site. Landscaped and
permeable areas make up 98,911 square feet of the site. Permeable areas include turf, decomposed
granite and cobble areas, front yards, and general use areas.
The Beltramo Ranch onsite amenities, including recreational and open space opportunities, will be
maintained by the project HOA but available for use by the surrounding neighborhoods and community.
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Figure 2
Beltramo Ranch
Site Plan
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Figure 2: Site Plan
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Figure 3
Beltramo Ranch
Landscape Plan
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Moorpark, Ventura County, California
Chambers Group, Inc.
21328
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Figure 3:- Landscape Plan
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Moorpark, Ventura County, California
Chambers Group, Inc.
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2.3.1 Construction
Construction of the Project is expected to begin in early 2023 and continue for an estimated 25 months.
Site preparation is anticipated to take two months, grading to take four months, and vertical construction
to occur over 19 months starting with the model homes and continuing with four additional overlapping
phases. Project buildout is expected to occur late 2024 or early 2025. Construction activities of the
Proposed Project will be scheduled in compliance with the City’s Municipal Code Title 17 for the provisions
of operating and permitting the use of tools and equipment during construction, drilling, repair, or
alterations.
Site preparation will include the removal of existing buildings and septic tanks, and clearing and grubbing.
The land development includes grading the site to create rough graded streets and pads for new
construction. The site preparation will include an estimated 8,000 cubic yards of cut and 10,000 cubic
yards of fill, with an import of approximately 2,500 cubic yards.
In addition to contractor vehicles, heavy equipment will be used on site which will include excavators,
backhoe, cranes, bulldozer, graders, compactors, and dump trucks. All equipment will be staged within
the Project. Easements will be required to address access through the site, including a Pacific Telephone
& Telegraph Company easement, multiple Southern California Edison Company easements, a Ventura
County Waterworks District (VCWWD) easement, a City of Moorpark easement, and multiple private
tenant easements. Easements are required for public utilities, ingress, egress, landscaping, and roadway
purposes.
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HARVESTER ST
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Current and Proposed Land Use
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High Density Residential (7 DU/AC)
Project Location
Current Landuse
FloodwayHigh Density Residential (7 DU/AC)
Low Density Residential (1 DU/AC)
Open Space 2 (1 DU/40 AC)
Park
Final Mitigated Negative Declaration for Beltramo Ranch Residential Project
Moorpark, Ventura County, California
Chambers Group, Inc.
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Figure 4: Current and Proposed General Plan Land Use Designations
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Figure 5
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Current and Proposed Zoning
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Residential Planned Development
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Current Zoning
One-Family Residential
Open Space
Residential Planned Development
Rural Exclusive
Single-Family Estate
Final Mitigated Negative Declaration for Beltramo Ranch Residential Project
Moorpark, Ventura County, California
Chambers Group, Inc.
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Figure 5: Current and Proposed Zoning Designations
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2.3.2 Site Development and Construction Measures
Based on a review of the geotechnical and subsurface conditions for the Project site, the following
measures will be taken during site development and construction to ensure that the Project design is
feasible:
All grading will be accomplished under the observation and testing of the project Geotechnical
Consultant in accordance with the recommendations contained in the Geotechnical Report
(Appendix E) and the City of Moorpark criteria.
Vegetation, construction debris, and other deleterious materials are unsuitable as structural fill
material and will be disposed of offsite prior to commencing grading/construction.
Any septic tanks, seepage pits, or wells will be abandoned as per the County of Ventura
Department of Health Services.
Existing concrete will be removed prior to the placement of engineered fill. The demolished
concrete may be incorporated into compacted, engineered fills after it is crushed to a maximum
size of 6 inches. Prior to placement as engineered fill, any protruding steel rebar will be cut from
the concrete pieces and disposed of offsite. The crushed asphalt will not be placed under
residential structures, but rather it will be placed in approved non-residential areas such as
streets, parking areas, or open space.
The upper 5 feet of existing soils will require removal and recompaction.
Footings for structures will be underlain by a minimum of 2 feet of compacted fill. For building
pads where unsuitable soil removals do not provide the minimum depth of compacted fill, or
where design grades and/or remedial grading activities create cut/fill transitions, the cut and fill
portions of the building pads will be over-excavated during grading and replaced with compacted
fill. The Project Geotechnical Consultant will observe the removal prior to placing fill.
All fill and processed natural ground will be compacted to a minimum relative compaction of
90 percent, as determined by ASTM Test Method: D-1557. Fill material should be moisture
conditioned to optimum moisture or above. Compaction will be achieved with the use of
sheepsfoot rollers or similar kneading type equipment. Mixing and moisture conditioning will be
required in order to achieve the recommended moisture conditions.
Structures onsite will be supported on a post-tensioned slab/foundation or mat slab system.
Upon the completion of rough grading, finish-grade samples will be collected and tested in order
to provide specific recommendations as they relate to the individual building pads. These test
results and corresponding design recommendations will be presented in a final rough grading
report. Final slab and foundation design recommendations will be made based upon specific
structure siting, loading conditions, and as-graded soil conditions.
A moisture and vapor retarding system will be placed below the slabs ongrade in portions of the
structure considered to be moisture sensitive and should be capable of effectively preventing the
migration of water and reducing the transmission of water vapor to acceptable levels.
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Block walls will be embedded a minimum of 2 feet below the lowest adjacent grade. Construction
joints (not more than 20 feet apart) will be included in the block wall construction. Side yard walls
will be structurally separated from the rear yard wall.
Retaining walls will be founded on engineered fill and will be backfilled with granular soils that
allow for drainage behind the wall. Retaining walls will be designed in general accordance with
Section 1807A.2 of the 2019 California Building Code (CBC).
Construction of the streets will be accomplished in accordance with the current criteria of the City
of Moorpark. Prior to the placement of base material, the subgrade will be suitably moisture
conditioned, processed, and compacted to a minimum 95 percent of the laboratory maximum
density (ASTM: D 1557) to at least 12 inches below subgrade. After subgrade compaction, the
exposed grade will then be “proof”-rolled with heavy equipment to ensure the grade does not
“pump” and is verified as nonyielding. Aggregate base material will be placed on the compacted
subgrade and compacted in-place to a minimum 95 percent of the laboratory standard obtained
per ASTM: D 1557.
Positive drainage away from the proposed structures will be provided and maintained. Roof, pad,
and lot drainage will be collected and directed away from the structures toward approved disposal
areas through drainage terraces, gutters, down drains, and other devices. Design fine grade
elevations will be maintained through the life of the structure; or, if design fine grade elevations
are altered, adequate area drains should be installed in order to provide rapid discharge of water,
away from structures.
2.3.3 Operations and Maintenance
The Project is proposed to be fully operational in 2025. Maintenance within the residential property will
be coordinated by the Beltramo Ranch HOA and will include ongoing landscaping, as well as improvements
to public spaces.
2.4 PERMITS AND AGREEMENTS
As required by the California Environmental Quality Act (CEQA) Guidelines, this section provides, to the
extent the information is known, a list of permits and other approvals required to implement the Project.
The following approvals and permits may be required for the Project:
▪ General Plan Amendment
▪ Zone Change for a portion of the Project site
▪ Vesting Tentative Tract Map
▪ Development Agreement
▪ Residential Planned Development
▪ Ventura County Fire Department
▪ Ventura County Waterworks District No. 1
▪ Caltrans Encroachment Permit
▪ City grading and building permits
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SECTION 3.0 – FINDINGS
An Initial Study has been prepared to assess the Proposed Project's potential impacts on the environment
and the significance of those impacts and was incorporated in the Draft MND. Based on this Initial Study,
it has been determined that the Proposed Project would not have any significant impacts on the
environment once all proposed mitigation measures have been implemented. This conclusion is
supported by the following findings:
No potential was found for adverse impacts on Agriculture & Forestry and Mineral Resources
associated with the Proposed Project.
Potential adverse impacts resulting from the Proposed Project were found to be less than
significant in the following areas: Aesthetics, Air Quality, Cultural Resources, Energy, Geology &
Soils, Greenhouse Gas Emissions, Hazards & Hazardous Materials, Hydrology & Water Quality,
Land Use & Planning, Noise, Population & Housing, Public Services, Recreation, Transportation,
Tribal Cultural Resources, Utilities & Service Systems, and Wildfire.
Full implementation of the proposed mitigation measures included in this MND would reduce
potential project-related adverse impact on Biological Resources and Mandatory Findings of
Significance to a less than significant level.
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SECTION 4.0 – MITIGATION MEASURES
The following mitigation measures and project conditions have been incorporated into the scope of work
for the Proposed Project and will be fully implemented by the City of Moorpark to avoid or minimize
adverse environmental impacts identified in this MND. These mitigation measures will be included in the
Mitigation Monitoring and Reporting Program (MMRP) prepared for this project.
Mitigation Measure MM BIO-1: A nesting bird pre-construction survey will be conducted by a
Qualified Biologist and submitted to the City three days prior to demolition and/or vegetation
removal activities during nesting bird season (February 15 through August 31) within 250 feet of
the Project site for passerines and 500 feet for raptors and/or listed species, where feasible.
Should nesting birds be found, an exclusionary buffer will be established by a Qualified Biologist.
The buffer may be up to 500 feet in diameter depending on the species of nesting bird found. This
buffer will be clearly marked in the field by construction personnel under guidance of the
Qualified Biologist, and construction or clearing will not be conducted within this zone until the
Qualified Biologist determines that the young have fledged or the nest is no longer active. Nesting
bird habitat within the Project site will be resurveyed during bird breeding season if a lapse in
construction activities lasts longer than seven days.
COA CUL-1 If any archeological or historical finds are uncovered during grading or excavation
operations, all grading or excavation shall immediately cease in the immediate area and the find
must be left untouched. The applicant, in consultation with the project paleontologist or
archeologist, shall assure the preservation of the site and immediately contact the Community
Development Director by phone, in writing by email or hand delivered correspondence informing
the Director of the find. In the absence of the Director, ·the applicant shall so inform the City
Manager. The applicant shall be required to obtain the services of a qualified paleontologist or
archeologist, whichever is appropriate to recommend disposition of the site. The paleontologist
or archeologist selected must be approved in writing by the Community Development Director.
The applicant shall pay for all costs associated with the investigation and disposition of the find.
COA TCR-1 In the event that Project site excavation and construction activities expose tribal cultural
resources (i.e., sites, features, or artifacts) encountered during construction activities for the
Project, the temporary halting of construction activities near the encounter and notification of
the City and any Native American tribes traditionally and culturally affiliated with the geographic
area of the Project would be required. If the City determines that the potential resource appears
to be a tribal cultural resource (as defined by PRC Section 21074), the City will provide any affected
tribe a reasonable period of time to conduct a site visit and make recommendations regarding the
monitoring of future ground disturbance activities, as well as the treatment and disposition of any
discovered tribal cultural resources. The Applicant will then implement the tribe’s
recommendations if a qualified archaeologist reasonably concludes that the tribe’s
recommendations are reasonable and feasible. The recommendations would then be
incorporated into a tribal cultural resource monitoring plan; and, once the plan is approved by
the City, ground disturbance activities could resume. In accordance with this mitigation which
shall become a condition of approval, all activities would be conducted in accordance with
regulatory requirements.
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SECTION 5.0 – CIRCULATION
On May 13, 2022, the City of Moorpark circulated a Notice of Intent to Adopt a Mitigated Negative
Declaration to responsible agencies, trustee agencies, interest groups, and the general public. In
accordance with the California Environmental Quality Act (CEQA) Section 21091 and State CEQA
Guidelines Section 15073, a 30-day public review period for the Final IS/MND was provided from May
13, 2022 to June 13, 2022. Copies of the Draft Initial Study/ Mitigated Negative Declaration and
supporting materials were made available for review at the Development and Community Services
Building, City Hall, 799 Moorpark Avenue, Moorpark, California, 93021, Moorpark Library, 699
Moorpark Avenue, Moorpark California, 93021 and online at
www.moorparkca.gov/568/Environmental-Documents.
During the 30-day comment period, the following comments were received from the following agencies.
Comment Letter No. Commenting Agency Date of Comment
1 California Department of Transportation District 7
(Caltrans)
June 10, 2022
2 Ventura County Air Pollution Control District June 13, 2022
3 Ventura County Public Works, Groundwater June 13, 2022
4 Ventura County Public Works, Water and Sanitation June 14, 2022
In addition, during the 30-day comment period, the follow comments on the Draft MND were received
from members of the public.
Comment Letter No. Commenter Date of Comment
5 Patty Martin June 13, 2022
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SECTION 6.0 – RESPONSE TO COMMENTS
CEQA Guidelines Section 15204 (b) outlines parameters for submitting comments and reminds persons
and public agencies that the focus of review and comment of negative declarations should be, “on the
proposed finding that the project will not have a significant effect on the environment. If persons and
public agencies believe that the project may have a significant effect, they should: (1) Identify the specific
effect; (2) Explain why they believe the effect would occur, and; (3) Explain why they believe the effect
would be significant.”
CEQA Guidelines Section 15204 (c) further advises, “Reviewers should explain the basis for their
comments, and should submit data or references offering facts, reasonable assumptions based on facts,
or expert opinion supported by facts in support of the comments. Pursuant to Section 15064, an effect
shall not be considered significant in the absence of substantial evidence.” Section 15204 (d) also states,
“Each responsible agency and trustee agency shall focus its comments on environmental information
germane to that agency’s statutory responsibility.” Section 15204 (e) states, “This section shall not be
used to restrict the ability of reviewers to comment on the general adequacy of a document or of the lead
agency to reject comments not focused as recommended by this section.”
In accordance with Public Resources Code 21092.5 (b) of the CEQA Guidelines, the lead agency shall notify
any public agency which comments on a negative declaration of the public hearing or hearings, if any, on
the project for which the negative declaration was prepared. If notice to the commenting public agency
is provided pursuant to Section 21092, the notice shall satisfy the requirement of this subdivision.
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“Provide a safe and reliable transportation network that serves all people and respects the environment”
STATE OF CALIFORNIA------- CALIFORNIA STATE TRANSPORTATION AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF TRANSPORTATION
DISTRICT 7
100 S. MAIN STREET, MS 16
LOS ANGELES, CA 90012
PHONE (213) 269-1124
FAX (213) 897-1337
TTY 711
www.dot.ca.gov
Making Conservation
a California Way of Life
June 10, 2022
Shanna Farley, Principal Planner
City of Moorpark
799 Moorpark Avenue
Moorpark, CA 93021
RE: Beltramo Ranch Residential Project
SCH # 2022050309
Vic. LA-14/PM R69.99
GTS # LA-2022-03864-MND
Dear Shanna Farley:
Thank you for including the California Department of Transportation (Caltrans) in the
environmental review process for the above referenced environmental document. The
Project includes the request for the construction of 47 single-family, detached residences and
programmed open space. The existing single-family homes and church are proposed to be
demolished as part of the Proposed Project construction. The Proposed Project includes the
construction of a total of 106,110 square feet of residential uses with common area improvements
and landscape buffers along the Project’s frontage and perimeter.
The mission of Caltrans is to provide a safe and reliable transportation network that serves
all people and respects the environment. Senate Bill 743 (2013) has codified into CEQA
law and mandated that CEQA review of transportation impacts of proposed development
be modified by using Vehicle Miles Traveled (VMT) as the primary metric in identifying
transportation impacts for all future development projects. You may reference the
Governor’s Office of Planning and Research (OPR) for more information:
http://opr.ca.gov/ceqa/updates/guidelines/
As a reminder, VMT is the standard transportation analysis metric in CEQA for land use
projects after July 1, 2020, which is the statewide implementation date.
Caltrans is aware of challenges that the region faces in identifying viable solutions to
alleviating congestion on State and Local facilities. With limited room to expand vehicular
capacity, all future developments should incorporate multi-modal and complete streets
Comment Letter 1 - Caltrans
Comment
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Comment Letter #1 – Caltrans
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Shanna Farley
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“Provide a safe and reliable transportation network that serves all people and respects the environment”
transportation elements that will actively promote alternatives to car use and better
manage existing parking assets. Prioritizing and allocating space to efficient modes of
travel such as bicycling and public transit can allow streets to transport more people in a
fixed amount of right-of-way.
Caltrans supports the implementation of complete streets and pedestri an safety
measures such as road diets and other traffic calming measures. Please note the Federal
Highway Administration (FHWA) recognizes the road diet treatment as a proven safety
countermeasure, and the cost of a road diet can be significantly reduced if implemented
in tandem with routine street resurfacing. Overall, the environmental report should ensure
all modes are served well by planning and development activities. This includes reducing
single occupancy vehicle trips, ensuring safety, reducing vehicle miles traveled,
supporting accessibility, and reducing greenhouse gas emissions.
Caltrans’ comments is based on the Revised Traffic and Circulation Study, prepared on
June 1, 2022. This study should be incorporated and updated in the MND Appendix I
accordingly before MND approval.
Based on the Ventura County Transportation Model (VCTM), the TCS utilized data for the
various Traffic Analysis Zones (TAZs) that are contiguous to the Project site. The TAZ-
level daily VMT per capita for the Project was determined to be 17.26 miles per capita.
The 17.26 impact threshold was determined as it is 15% below the Citywide average of
20.31. The Citywide average daily VMT per capita was determined to be 20.31 miles.
The Project’s estimated VMT was determined to be 16.93 miles per capita. Impacts
regarding Project VMT would therefore be less than significant.
A queue analysis was conducted to determine if there is adequate spacing between the
adjacent intersection for left and right turn movement at the Los Angeles Avenue and
nearby intersections/Driveway. The queuing analysis found that there is insufficient
storage space for the eastbound left-turn movement at Los Angeles Avenue/Maureen
Lane Intersection during the AM peak hour period. The left-turn lane should be extended
by restriping it to provide 145 feet of left-turn storage to accommodate the left-turn
movement. The existing storage provided for right-turns was determined to be sufficient.
Please be reminded that any work performed within the State Right-of-way will require an
Encroachment Permit from Caltrans. Any modifications to State facilities must meet all
mandatory design standard and specifications.
As a reminder, any transportation of heavy construction equipment and/or materials which
requires use of oversized-transport vehicles on State highways will need a Caltrans
transportation permit. We recommend large size truck trips be limited to off-peak
commute periods.
Comment
1-1
continued
Comment 1-2
Comment 1-3
Comment 1-4
Comment 1-5
Comment 1-6
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“Provide a safe and reliable transportation network that serves all people and respects the environment”
In addition, as you are aware of, the State Route 118 (SR-118) is listed under the
California Freeway and Expressway System and considered an access controlled
highway. Roadway modification will need to adhere to expressway standards in the
future. An expressway agreement between the Lead Agency and Caltrans should be
implemented to show where the access points to SR-118 are allowed.
If you have any questions, please feel free to contact Mr. Alan Lin the project coordinator
at (213) 269-1124 and refer to GTS # VEN-2022-00487-MND.
Sincerely,
MIYA EDMONSON
LDR/CEQA Branch Chief
email: State Clearinghouse
Comment
1-7
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RESPONSE TO COMMENT LETTER 1 – CALTRANS
Response to Comment 1-1:
This comment provides a summary of the Project description and Caltrans policies, including a reminder
that VMT is the standard transportation analysis metric in CEQA. These comments are noted and will be
taken into consideration with the Project approvals. VMT analysis was conducted as part of the Project
analysis and is included in Appendix I – Traffic Report.
Response to Comment 1-2:
The comment references the Revised Traffic and Circulation Study prepared on June 1, 2022. This revised
study has been incorporated into this Final MND as is appended. In addition, revisions to traffic analysis
contained in the MND is provided in Section 7.0 Revisions to the Draft Mitigated Negative Declaration,
below.
Response to Comment 1-3:
The comment summarizes the VMT analysis conducted for the Project and concurs that impacts regarding
VMT would be less than significant. No further response is required.
Response to Comment 1-4:
This comment summarizes the queue analysis conducted for the left and right turn movement at the Los
Angeles Avenue and nearby intersections/driveway. As noted in Section 1.2.3, Site Access and Circulation,
the Project will restripe Los Angeles Avenue at the Beltramo Ranch Road and Maureen Lane intersections
to provide left-turn pockets of sufficient length to the satisfaction of Caltrans and the City of Moorpark.
In addition, the Revised Traffic and Circulation Study prepared on June 1, 2022 (Appendix I) does reference
the need to restripe the left-turn lane to provide 145 feet of left-turn storage in order to accommodate
left-turn movement.
Response to Comment 1-5:
The comment notes that any work performed within the State Right-of-Way will require an Encroachment
Permit from Caltrans. As noted in Section 1.4 Permits and Agreements, the Project will be obtaining a
Caltrans Encroachment Permit.
Response to Comment 1-6:
The comment provides a reminder that any transportation of heavy construction equipment and/or
materials which requires use of oversized-transport vehicles on State highways will need a Caltrans
transportation permit. In addition, Caltrans notes that large size truck trips are recommended to be
limited to off-peak commute periods. This comment is noted, and the applicant will comply with all
Caltrans policies and permits required.
Response to Comment 1-7:
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The comment states that State Route 118 (SR-118) is listed under the California Freeway and Expressway
System and is considered an access controlled highway. As noted in the comment, as expressway
agreement between the City of Moorpark and Caltrans will be implemented to show where the access
points to SR-118 are allowed.
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VENTURA COUNTY
AIR POLLUTION CONTROL DISTRICT
Memorandum
TO: Shanna Farley, Principal Planner, City of Moorpark
DATE: June 10, 2022
FROM: Nicole Collazo, Air Quality Specialist, Planning Division
SUBJECT: Draft Mitigated Negative Declaration for the Beltramo Ranch Project (RMA 22-
011)
Air Pollution Control District (APCD) staff have reviewed the subject mitigated negative
declaration (MND) of the Beltramo Ranch project (project). The project proposes to develop 47
single-family detached residences and associated open space. The project is located at 11930 Los
Angeles Avenue at the southeast corner of Los Angeles Avenue and Beltramo Ranch Road. The
Lead Agency is the City of Moorpark.
GENERAL COMMENTS
Air Quality Section
Item 1) Page 24. Table 4. We note that the reactive organic compounds (ROC/VOC) emissions
estimated for the architectural coatings phase of the construction may be an overestimation, as the
default setting used in CalEEMod Version 2020.4.0 for architectural coatings is 100 g/L ROC
maximum. APCD recently amended Rule 74.2, Architectural Coatings, in July 2021, to lower the
maximum ROC content of flat architectural coatings to 50 g/L. This will not impact the
significance determination for regional air quality impacts.
Item 2) Page 25. Criteria c. The impact analysis for exposing sensitive receptors to pollutants
should include the potential of asbestos exposure from the proposed demolition activities. We
remind the applicant that the demolition activities must be in compliance with APCD Rule 62.7,
Asbestos- Demolition and Renovation. This includes meeting the notification requirements to
APCD and emission control requirements in Rule 62.7.C.1.
Item 3) Appendix C (Emission Reduction and Dust Control BMP Measures) to Appendix A (Air
Quality/Greenhouse Gas Emissions Impact Analysis) PDF Page 262 of 2139 of MND. We
recommend changing language in Item 5 of the emission reduction measures from:
“5) Per VCAPCD recommendations, construction activities should utilize new
technologies to control ozone precursor emissions as they become available and
feasible”, to:
Comment Letter #2
Comment 2-1
Comment 2-2
Comment 2-3
Comment 2-4
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Comment Letter #2 – Ventura County Air Pollution Control District
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“5) Per VCAPCD recommendations, off-road construction equipment shall be
minimum Tier 3 EPA rating for diesel engines or Tier 4, if commercially
available, to reduce ozone precursor emissions”
The construction schedule is expected to last well over 6 months (+1.5 years). The exposure of
toxics, such as diesel particulate matter and nitrous oxides, from daily use of construction
equipment to any sensitive receptors residing nearby the construction site (Glenwood Park,
Moorpark Healthcare Center, residences, Moorpark High School, Arroyo Vista Community Park),
may have a health impact, with emphasis on infants age 0-2 years of age which have higher
breathing rates and are more susceptible to exposure of air pollutants.
Greenhouse Gas Emissions Section
Item 1) Criteria b. We recommend, at a minimum, a cite or reference specifically within the criteria
b section, to the Air Quality and Greenhouse Gas Emissions Impact Analysis study of March 22
included in Appendix A of the MND, which contains a robust quantitative analysis of the project’s
consistency with the State Climate Change 2017 Scoping Plan, including a table listing how the
project meets each criterion, in order to inform the public adequately and in detail how the project
is in conformance with an applicable GHG reduction plan, per CEQA Guidelines Appendix G,
Environmental Checklist.
Thank you for the opportunity to comment on the project’s MND. If you have any questions, you
may contact me at nicole@vcapcd.org.
Comment 2-4
continued
Comment 2-6
Comment 2-5
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RESPONSE TO COMMENT LETTER 2 – Ventura County Air Pollution Control District
Response to Comment 2-1:
This comment provides a summary of the Project description; no further response is required.
Response to Comment 2-2:
The comment notes that the estimated emissions for reactive organic compounds (ROC/VOC) for the
architectural coating phase may be an overestimation; however, that his would not impact the
significance determination of the regional air quality impacts. The City notes the potential over estimation
in emissions; the worst-case scenario is provided and impacts are still less than significant.
Response to Comment 2-3:
The comment notes the potential to expose sensitive receptors to asbestos during demolition activities.
As noted in Section 7.0, below, the Air Quality section for criteria c has been revised to include the Air
Pollution Control District rules regarding asbestos.
Response to Comment 2-4:
This comment recommends changing the language for emissions reduction measures. This language was
listed in Appendix C to Appendix A (Air Quality and Greenhouse Gas Impact Analysis). The Applicant will
be required to incorporate construction-related best management practices (BMPs) as feasible, per
VCAPCD recommendations The language has been amended and is included as Appendix A.
Response to Comment 2-5:
The comment notes that, due to the construction schedule, sensitive receptors may have a health impact.
As noted in Section 4.3, Air Quality, under Construction-Related TAC Emissions, “The Project would comply
with the CARB Air Toxics Control Measure that limits diesel-powered equipment and vehicle idling to no
more than five minutes at a location and the CARB In-Use Off-Road Diesel Vehicle Regulation; compliance
with these would minimize emissions of TACs during construction.” Therefore, with compliance with CARB
and APCD measures, impacts to sensitive receptors are considered less than significant.
Response to Comment 2-6:
This comment recommends citing or referencing the Air Quality and Greenhouse Gas Emissions Impact
Analysis in Section 4.8 Greenhouse Gas Emissions. This analysis is referenced at the beginning of Section
4.8 in the Environmental Setting. In addition, Table 6B has been included below, in Section 7.0, to
summarize the Project’s consistency with CARB Scoping Plan Policies and Measures.
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PUBLIC
VENTURA COUNTfiWORKS
DATE: May 26, 2022
WATERSHED PROTECTION
MEMORANDUM
TO: Anthony Ciuffetelli, Planner, Planning Division
FROM:
SUBJECT:
James Maxwell, Groundwater Specialist, Water Resources Division �
RMA 22-011 -Beltramo Ranch Residential Project
The Ventura County Public Works Agency -Watershed Protection, Water Resources
Division, Groundwater Resources Section (GRS) reviewed the Draft Initial Study
Mitigated Negative Declaration for the Beltramo Ranch Residential Project (Draft)
submitted by the City of Moorpark.
PROJECT DESCRIPTION
The proposed development (Project) is located at 11930 Los Angeles Avenue in the City
of Moorpark, at the southeast corner of Los Angeles Avenue and Beltramo Ranch Road,
on Assessor's Parcel Numbers (APNs) 504-0-021-195, 506-0-030-210, -220, -235, -045,
and -055. The 7.4-acre site currently consists of developed and undeveloped land. The
project would involve demolishing the existing structures. And the construction of
approximately 47 single-family, detached residences and programmed open space,
totaling 106,110 square-feet (SF) of residential uses.
ENVIRONMENTAL IMPACT ANALYSIS
The Site overlies the Las Posas Valley Basin, a Department of Water Resources (DWR)
designated high priority basin identified as Basin No. 4-019. The Las Posas Valley Basin
is hydrogeologically connected to the Oxnard Subbasin and the Pleasant Balley Basin,
both critically-overdrafted. The proposed project is located within the Fox Canyon
Groundwater Management Agency (FCGMA) boundaries. The FCGMA regulates
groundwater extraction allocations for well owners and operators within its boundaries.
County records do not show any groundwater wells located within the Project parcels.
Wells discovered during grading and construction activities and not classified as
"destroyed" and that will not be used by the Project or considered as "active" status will
need to be permitted for destruction per the County per Ventura County Ordinance No.
4468 (Well Ordinance). No new groundwater extraction wells are proposed by the Project.
Ventura County Waterworks District No. 1 (VCWWD-1) will provide water service to the
Project. The VCWWD-1 water supply consists primarily of imported State Water Project
(SWP) water from Calleguas Municipal Water District (CMWD) and groundwater
extracted from VCWWD-1 wells in the East Las Posas Management Area. Using the 2020
Comment Letter #3
Comment
3-1
Comment
3-2
Comment
3-3
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Comment Letter #3 – Ventura County Public Works, Groundwater Resources Section
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Project Review RMA 22-011
May 26, 2022
Page 2 of 3
Urban Water Management Plan for Ventura County Waterworks Distict No. 1, the
Project's annual residential water consumption was calculated to be approximately 32.6
acre-feet per year (AFY), which is 1.4o/o of the FCGMA groundwater allocation to
VC\ M/D-1 in 2020. The Draft identifies the Groundwater Sustainability Plan (GSP) for
the Las Posas Valley Basin as the 2007 Update to the Fox Canyon Groundwater
Management Agency Groundwater Management Plan. The Draft should be revised to
include and reference the 2019 DWR-accepted Groundwater Sustainability Plan for the
Las Posas Valley Basin.
The SewerArea Study dated June 2021 was provided by United Civil lnc. and included
in Appendix J. The Study reports that sanitary sewer service is provided by Ventura
County Water and Sanitation. Wastewater service in VC\AM/D-1 consists of wastewater
flows conveyed to the Moorpark Water Reclamation Facility (MWRF). The MWRF
receives an average of 2.0 million gallons per day (mgd) or 2,206-AFY and is designed
to treat 5 mgd. The MWRF has an available surplus capacity of 3.0 mgd or 3,360-AFY.
The Project residential operations would generate approximately 33.1-AFY of
wastewater.
The Project would increase the amount of onsite runoff, due to a total increase in
impervious surface area of 106,307-SF. A catch basin will be installed and a storm drain
system will convey runoff to an underground infiltration system and on grade detention
basin. Overflow water from the detention basin would follow existing drainage patterns
into Arroyo Simi. The Preliminary Hydrology and Post Construction Stormwater Quality
Repoft dated June 2021 and prepared by United Civil lnc. was included in Appendix G of
the Draft. United Civil also prepared the Hydrology Study, dated September 2021. The
Study concluded that the retention/detention system and infiltration trench with
pretreatment measures would capture and convey 100-year peak flow.
There will be a total permeable area of 98,91 1-SF including turf, decomposed granite and
cobble areas. The proposed Project would require approximately 2,553 cubic yards of
imported fill material. To minimize potential leaching of contaminants from new soils to
the underlying aquifers, imported fillshould be screened and assessed priorto placement.
The Department of Toxic Substance Control's (DTSC's) October 2001 Clean lmported
Fill Material lnformation Advisory guidelines are commonly used for this purpose.
ITEMS TO BE ADDRESSED
The following items need to be reviewed, revised and/or updated:
1. Provide a Will Serve Letterfrom VCW\A/D-1 confirming thatthe District can provide
the required water for the Project, at full build-out.
2. Revise the Draft to incorporate and/or reference the 2019 DWR-accepted GSP for
the Las Posas Valley Basin.
3. Provide an assessment of the annual loss of water recharging the underlying
aquifers from the proposed new impervious surfaces. Discuss how the infiltration
Comment
3-3
continued
Comment
3-4
Comment
3-5
Comment
3-6
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Project Review RMA 22-011
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Page 3 of 3
mitigations reduce losses and/or facilitate percolation of surface water to
groundwater.
4. Excavation and placement of engineered fillare planned forthe Site. Any imported
fill will need to be screened using the DTSC October 2001 Clean lmported Fill
Material lnformation Advisory guidelines to prevent leaching of potential
contaminants.
5. lf groundwater wells are encountered during grading or construction, the well(s)
will need to be permitted with the County for destruction or returned to "active"
status, per the Count Well Ordinance.
Comment 3-6
continued
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RESPONSE TO COMMENT LETTER 3 – VCPW, GROUNDWATER RESOURCES SECTION
Response to Comment 3-1:
This comment notes Ventura County Public Works Agency – Watershed Protection, Water Resources
Division, Groundwater Resources Section (GRS) review of the Draft IS/MND for the Project, and provides
a summary of the Project description. No further response is required.
Response to Comment 3-2:
The City appreciates the summary of the hydrology provided in the comment. Any groundwater wells
discovered during grading and construction activities would not be used by the Project. In addition, no
groundwater extraction wells are proposed by the Project.
Response to Comment 3-3:
Please refer to Section 7.0, below, where the Hydrology & Water Quality discussion has been updated to
reference the DWR-accepted Groundwater Sustainability Plan for the Las Posas Valley Basin.
Response to Comment 3-4:
This comment summarizes the Sewer Area Study included as Appendix J to the Draft IS/MND, and states
the capacity for the Moorpark Water Reclamation Facility. No further response is required.
Response to Comment 3-5:
The comment notes that the Project would increase site runoff due to the increase in impervious surfaces,
and notes the catch basin and storm drain system that will be installed. As noted in the comment, in order
to minimize potential leaching of contaminants from new soils into the underlying aquifers, any imported
soil will be screened and assessed prior to placement.
Response to Comment 3-6:
The Applicant will obtain a Will Serve letter from VCWWD1 prior to permitting of any construction, as a
condition of approval.
As noted in Comment 3-3, above, revisions to the Draft MND have been made in Section 7.0.
The infiltration basin is capturing all excess water that is being created by the additional impervious
surfaces, so there should be no annual loss of water recharging. As noted in Section 4.10, Hydrology &
Water Quality,” a catch basin will be installed at the site; and a storm drain system will convey runoff to
one of the underground infiltration system and on grade detention basin. The function of the underground
infiltration system is to return the stormwater to the groundwater and the detention basin reduces the
volume and velocity of stormwater runoff so that the completed Project will not increase the runoff from
the current existing conditions.” Therefore, the Project will not divert groundwater from the aquifer or
impact the groundwater basin’s integrity.
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As noted in Response to Comment 3-5, above, imported soils will be screened and assessed prior to
placement.
As noted in Response to Comment 3-2, any groundwater wells discovered during grading and construction
activities would not be used by the Project
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From: Bandagski, Amy <Amy.Bandagski@ventura.org>
Sent: Wednesday, June 15, 2022 9:23 AM
To: Shanna Farley <SFarley@moorparkca.gov>
Subject: RE: Conditions Requested for Beltramo Ranch Project
Hi Shanna,
Per our recent communications, previously sent comments will be included as part of the conditions of
approval. As such, the only comment Water & Sanitation has for the MND is the following:
•Section 4.19.1: The description of the water connection does not include the second connection
within Beltramo Ranch Road. Previously conditions were issued to ensure two points of
connection to maintain a looped system.
Regards,
Amy Bandagski, EIT
Engineering Tech III
Water and Sanitation
6767 Spring Road / #6000
Moorpark, CA 93020
P: 805.378.3023
VCPWA Online | Facebook | Twitter
Comment Letter #4
Comment 4-1
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Comment Letter #4 – Ventura County Public Works, Water and Sanitation
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RESPONSE TO COMMENT LETTER 4 – VCPW, WATER AND SANITATION
Response to Comment 4-1:
This comment notes that the description is missing the second water connection within Beltramo Ranch
Road. Please see Section 7.0, below, where this information has been revised.
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From:Shanna FarleyTo:Meghan GibsonSubject:FW: Beltramo projectDate:Monday, June 13, 2022 11:33:14 AM
Hi Meghan,
Please note that there are some items suggested related to bio and traffic. Please include as appropriate.
Shanna Farley
Principal Planner
Community Development Department
City of Moorpark | 799 Moorpark Ave. | Moorpark, CA 93021
(805) 517-6236 |sfarley@moorparkca.gov
www.moorparkca.gov
-----Original Message-----
From: Patty Martin <pattymartin4846@sbcglobal.net>
Sent: Monday, June 13, 2022 11:17 AM
To: Shanna Farley <SFarley@moorparkca.gov>
Subject: Beltramo project
Hello Ms Farley
My name is Patty Martin, I reside with my husband Dan Martin at 4706 Maureen Ln.
We have several concerns with this project:
1st: on the map it’s hard to see an access road from our back property since that is where I have my horse trailer, my
husbands trailer and where we load and unload our horses, dirt and other amenities that we access that back road.
You show a park but hard to view whether there is an access road.
2nd: the property is for low density for a reason, that is to keep what wild life we have there like the pair of road
runners and their chicks. Not a fan of this but we have the legless lizard which I think is protected. You change that
to high density it will change the aspect of the wildlife.
3rd: the amount of homes, plus with the hitch situation is going to cause high traffic with double the amount of
automobiles. Still not a good thing.
My beef is that you all seem to want more homes people that our little town is already overcrowded…sorry, I do not
think we want to look like Simi Valley. Plus with the amount of businesses that You all scare with the prices
charged, is crazy! Look at our town, right now it doesn’t compare to like Calabasas, Santa Barbara with the shops
that they have, we need. I see some residents trying to have small businesses but what the city does is scare the
Bageebees out of everyone and they can’t pay the prices.
Help our town be what it should have when the Apricot’s Farm wanted to come in. Take care of our in-town first
with businesses that can stay and be productive.
Thank you
Patty Martin
Sent from my iPhone
Comment Letter #5
Comment 5-1
Comment 5-2
Comment 5-3
Comment 5-4
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Comment Letter #5 – Patty Martin
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RESPONSE TO COMMENT LETTER 5 – PATTY MARTIN
Response to Comment 5-1:
The commenter mentions they had difficulty seeing where the access road is located on the site plan
figure. As shown more clearly in Figure 3, and discussed in Section 1.2.3, a vehicular gate will be installed
at the western terminus of Loretta Drive for emergency access and private access for Loretta Drive
residents only. This access road will also provide access to Maureen Lane.
Response to Comment 5-2:
The commenter mentions that wildlife is present near the property; however, as noted in Appendix B, no
portion of the property is occupied by natural habitat. In addition, no legless lizards were found onsite or
found to occur within or within a quarter-mile of the Project site. The only reptiles found onsite were the
western fence lizard and side-blotched lizard. Although a roadrunner, and various other bird species were
observed on the site, none of the bird species observed are federally or State-listed species. As noted in
section 4.4 of the Draft MND, to minimize potential impacts to nesting birds protected under the
Migratory Bird Treaty Act (MBTA), construction activities should take place outside nesting season
(February 1 to August 31) to the greatest extent practicable. If construction activities occur during nesting
season, preconstruction surveys and biological monitoring shall be conducted if an active nest is found
within the work area, as noted in mitigation measure (MM) BIO-1. With implementation of MM BIO-1,
impacts to special status species will be less than significant.
Response to Comment 5-3:
The commenter has concerns with the number of homes being proposed on the Project site, and provides
concerns regarding traffic including cumulative impacts due to other projects occurring in the area. As
noted in the Draft MND, no traffic or transportation impacts would result from implementation of the
Proposed Project. This comment letter will be taken under consideration during Planning Commission and
City Council review.
Response to Comment 5-4:
The comment provides concerns regarding the project and impact on businesses. None of the statements
in Comment 5-4 are related to CEQA concerns. However, this comment will be taken under consideration
during Planning Commission and City Council review.
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SECTION 7.0 – REVISIONS TO THE DRAFT MITIGATED NEGATIVE DECLARATION
This errata section identifies changes made to the Draft MND to correct or clarify the information
contained in the document. Changes made to the Draft MND are identified here in strikeout text to
indicate deletions and bold italics to signify additions.
Section 4.3, Air Quality, c)
Construction-Related TAC Emissions
The greatest potential for toxic air contaminant emissions would be related to diesel particulate
emissions associated with heavy equipment operations during construction of the Proposed Project.
According to the Office of Environmental Health Hazard Assessment (OEHHA), health effects from
TACs are described in terms of individual cancer risk based on a lifetime (i.e., 30 years) of resident
exposure duration. Given the temporary and short-term construction schedule (approximately
19 months), the Project would not result in a long-term (i.e., lifetime or 30-year) exposure as a result
of project construction. Furthermore, construction-based particulate matter (PM) emissions
(including diesel exhaust emissions) do not exceed VCAPCD thresholds.
The Project would comply with the CARB Air Toxics Control Measure that limits diesel-powered
equipment and vehicle idling to no more than five minutes at a location and the CARB In-Use Off-Road
Diesel Vehicle Regulation; compliance with these would minimize emissions of TACs during
construction. In addition, due to the potential for asbestos exposure during demolition activities,
the Applicant will be required to comply with Air Pollution Control District (APCD) Rule 62.7,
Asbestos – Demolition and Renovation. This includes meeting the notification requirements to APCD
and emission control requirements in Rule 62.7.C.1. Therefore, impacts from TACs during
construction would be less than significant.
Section 4.8, Greenhouse Gas Emissions, b)
Table 6B: Project Consistency with CARB Scoping Plan Policies and Measures
2008 Scoping Plan Measures to Reduce Greenhouse Gas
Emissions Project Compliance with Measure
California Light-Duty Vehicle Greenhouse Gas Standards –
Implement adopted standards and planned second phase
of the program. Align zero-emission vehicle, alternative
and renewable fuel and vehicle technology programs with
long-term climate change goals
No conflict. These are CARB enforced standards;
vehicles that access the Proposed Project, that are
required to comply with the standards, will comply
with the strategy.
Energy Efficiency – Maximize energy efficiency building
and appliance standards; pursue additional energy
efficiency including new technologies, policy, and
implementation mechanisms. Pursue comparable
investment in energy efficiency from all retail providers of
electricity in California.
No conflict. The Proposed Project will be compliant
with the current Title 24 standards.
Low Carbon Fuel Standard – Develop and adopt the Low
Carbon Fuel Standard.
No conflict. These are CARB enforced standards;
vehicles that access the Proposed Project that are
required to comply with the standards will comply
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2008 Scoping Plan Measures to Reduce Greenhouse Gas
Emissions Project Compliance with Measure
with the strategy.
Vehicle Efficiency Measures – Implement light-duty
vehicle efficiency measures.
No conflict. These are CARB enforced standards;
vehicles that access the Proposed Project that are
required to comply with the standards will comply
with the strategy.
Medium/Heavy-Duty Vehicles – Adopt medium and
heavy-vehicle efficiency measures.
No conflict. These are CARB enforced standards;
vehicles that access the Proposed Project that are
required to comply with the standards will comply
with the strategy.
Green Building Strategy – Expand the use of green
building practices to reduce the carbon footprint of
California’s new and existing inventory of buildings.
No conflict. The California Green Building
Standards Code (proposed Part 11, Title 24) was
adopted as part of the California Building
Standards Code in the CCR. Part 11 establishes
voluntary standards, that are mandatory in the
2019 edition of the Code, on planning and design
for sustainable site development, energy efficiency
(in excess of the California Energy Code
requirements), water conservation, material
conservation, and internal air contaminants. The
Proposed Project will be subject to these
Mandatory Standards.
High Global Warming Potential Gases – Adopt measures
to reduce high global warming potential gases.
No conflict. CARB identified five measures that
reduce HFC emissions from vehicular and
commercial refrigeration systems; vehicles that
access the Proposed Project that are required to
comply with the measures will comply with the
strategy.
Recycling and Waste – Reduce methane emissions at
landfills. Increase waste diversion, composting, and
commercial recycling. Move toward zero-waste.
No conflict. The state is currently developing a
regulation to reduce methane emissions from
municipal solid waste landfills. The Proposed
Project will be required to company with City
programs, such as City’s recycling and waste
reduction program, which will comply with the 75
percent reduction required per AB 341.
Water – Continue efficiency programs and use cleaner
energy sources to move and treat water.
No conflict. The Proposed Project will comply with
all applicable City ordinances and CAL Green
requirements.
2017 Scoping Plan Recommended Actions to Reduce
Greenhouse Gas Emissions Project Compliance with Recommended Action
Implement Mobile Source Strategy: Further increase GHG
stringency on all light-duty vehicles beyond existing
Advanced Clean Car regulations
No conflict. These are CARB enforced standards;
vehicles that access the Proposed Project that are
required to comply with the standards will comply
with the strategy.
Implement Mobile Source Strategy: At least 1.5 million
zero emission and plug-in hybrid light-duty electronic
vehicles by 2025 and at least 4.2 million zero emission and
plug-in hybrid light-duty electric vehicles by 2030.
No conflict. These are CARB enforced standards;
vehicles that access the Proposed Project that are
required to comply with the standards will comply
with the strategy.
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2008 Scoping Plan Measures to Reduce Greenhouse Gas
Emissions Project Compliance with Measure
Implement Mobile Source Strategy: Innovative Clean
Transit: Transition to a suite of to-be-determined
innovative clean transit options. Assumed 20 percent of
new urban buses purchased beginning in 2018 will be zero
emission buses with the penetration of zero-emission
technology ramped up to 100 percent of new sales in
2030. Also, new natural gas buses, starting in 2018, and
diesel buses, starting in 2020, meet the optional heavy-
duty lox-NOX standard.
No conflict. These are CARB enforced standards;
vehicles that access the Proposed Project that are
required to comply with the standards will comply
with the strategy.
Implement Mobile Source Strategy: Last Mile Delivery:
New regulation that would result in the use of low NOX or
cleaner engines and the deployment of increasing
numbers of zero-emission trucks primarily for class 3-7
last mile delivery trucks in California. This measure
assumes ZEVs comprise 2.5 percent of new Class 3-7 truck
sales in local fleets starting in 2020, increasing to 10
percent in 2025 and remaining flat through 2030.
No conflict. These are CARB enforced standards;
vehicles that access the Proposed Project that are
required to comply with the standards will comply
with the strategy.
Implement SB 350 by 2030: Establish annual targets for
statewide energy efficiency savings and demand
reduction that will achieve a cumulative doubling of
statewide energy efficiency savings in electricity and
natural gas end uses by 2030.
No conflict. The Proposed Project will be compliant
with the current Title 24 standards.
By 2019, develop regulations and programs to support
organic waste landfill reduction goals in the SLCP and SB
1383.
No conflict. The Proposed Project will be required
to comply with City programs, such as the City’s
recycling and waste reduction program, which
comply with the 75 percent reduction required by
2020 per AB 341.
Source: CARB Scoping Plan (2008 and 2017)
Section 4.10, Hydrology & Water Quality
b) Would the project substantially decrease groundwater supplies or interfere substantially with
groundwater recharge such that the project may impede sustainable groundwater management of
the basin?
Less Than Significant Impact. Ventura County Waterworks District No. 1 (VCWWD) provides domestic
water to Moorpark and will be the water purveyor to the Project site. VCWWD receives its water from
three sources. Approximately 71 percent of its supply is imported potable water from the
Metropolitan Water District (MWD) of Southern California through Calleguas Municipal Water District
(CMWD), a local wholesaler. The imported water is primarily State Water Project water from the
Sacramento-San Joaquin River Delta in Northern California that has been treated at MWD’s Joseph
Jensen Filtration Plant. The second largest supply (approximately 20 percent) comes from local
groundwater production. Groundwater is pumped from the East Las Posas Subbasin via the four active
wells owned and operated by VCWWD. The East Las Posas Subbasin is managed and protected by Fox
Canyon Groundwater Management Agency (FCGMA 2007). The Las Posas Valley Basin Groundwater
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Sustainability Plan (FCGMA 2022) sets a long-term horizon for groundwater sustainability agencies
to achieve their basin’s sustainability goals. The sustainability goal for the Basin is “to maintain a
sufficient volume of groundwater in storage in each management area so that there is no significant
and unreasonable net decline is groundwater elevation or storage over wet and dry climatic cycles.”
Finally, reclaimed water brings in approximately nine percent of all supply through the Moorpark
Water Reclamation Facility (MWRF), which is owned and operated by VCWWD and has been in
operation since 2003 (County 2020).
Section 4.11, Land Use
a) Would the project cause a significant environmental impact due to a conflict with any land use plan,
policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Less than Significant Impact. The Project is located in the western portion of the City immediately
south of Los Angeles Avenue. The Project site’s General Plan designation is P, L, which allows the
development of one DUAC, and H which allows the development of seven DUAC. Thus, with approval
of the GPA and associated zone updates, land use impacts resulting from the Project would be less
than significant.
To analyze the Project’s compliance with the City General Plan Circulation Element, Associated
Transportation Engineers (ATE) implemented the Intersection Capacity Utilization (ICU) method to
determine volume-to-capacity ratios and corresponding Levels of Service (LOS) at two six study
intersections (determined in consultation with City staff). LOS varies from LOS A (free flow) to LOS F
(jammed condition). According to Policy 2.1 of the Circulation Element, LOS of C is the performance
objective for traffic volumes on the City’s circulation system. For facilities already operating at LOS C,
the system performance objective is to maintain or improve the current LOS. The City’s “Guidelines
for Preparing Traffic and Circulation Studies” states that if a LOS degradation of one LOS or greater is
attributable to a project, it will be considered significant enough to require mitigation measures.
As seen in Table 7 below, both the study intersections are presently operating will mostly continue to
operate at LOS C or better during the morning (AM) and evening (PM) peak hours in the Cumulative
+ Project Levels of Service, except for State Route 23 southbound ramps/Los Angeles Avenue
intersection. The Project would add 11 trips to the intersection during the PM peak period and
increase the ICU by 0.004. This increase is considered a less-than-significant impact pursuant to
Policy 2.1 of the City of Moorpark Circulation Element, which states: "LOS C shall be the system
performance objective. For facilities already operating at less than LOS C, if a level of service
degradation of one level of service or greater is attributable to a project it will be considered
significant enough to require mitigation measures." The ICU change attributed to the Project is
0.002 (less than ½ of 1 %) -which would result in an insignificant change in traffic operations at the
intersection. In order to determine the operating conditions of the street system with implementation
of the Project, traffic generated by the Project was added to the existing traffic conditions.
According to the ATE, Project-related traffic is not expected to exceed the traffic operations criteria
at any of the six study intersections. Project-related traffic is not expected to exceed the traffic
operations criteria since the LOS does not degrade by one level or greater from existing conditions
(Table 7).
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Table 7: Levels of Service in the Project Vicinity AM and PM Peak Hours
No. Intersection Peak
Hour
2021
Existing
Cumulative
Existing
Cumulative
Plus Project
Significant
Impact
1 Los Angeles Avenue/Tierra Rejada Road AM C C No
PM B B No
2 Los Angeles Avenue/Maureen Lane AM A A No
PM A A No
3 Los Angeles Avenue/Moorpark Avenue AM A A No
PM AB AB No
4 Los Angeles Avenue/Miller Lane AM A A No
PM AB AB No
5 State Route 32 SB Ramps/Los Angeles
Avenue
AM A A No
PM CD CD No
6 State Route 23 NB Ramps/Los Angeles
Avenue
AM A A No
PM A A No
Source: Appendix I
Additionally, the Applicant would pay all applicable fees required by the City’s Municipal Code,
including the traffic systems management fee, the citywide traffic fee, and the county traffic impact
mitigation fee. Thus, implementation of the Project would not conflict with a program, plan,
ordinance, or policy addressing the circulation system; and impacts would be less than significant.
Section 4.19 Utilities & Service Systems
a) Would the project require or result in the relocation or construction of new or expanded water,
wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications
facilities, the construction or expansion of which could cause significant environmental effects?
Less Than Significant Impact. Ventura County Waterworks District No. 1 (VCWWD) provides domestic
water services to the city and wastewater services via the Moorpark Water Reclamation Facility
(MWRF). Electricity is provided to the city by SCE, and natural gas service is provided by SoCalGas.
Telecommunications services in the city are provided by Time Warner Cable and Spectrum. Water for
the Project would connect to a water line through Glenwood Park and to the existing line in Loretta
Drive;, and wastewater service for the Project would connect to existing sewer lines under Loretta
Drive. For electricity and telecommunication services, the Project would connect to existing power
poles along Beltramo Ranch Road. The Project’s natural gas connection would be located along Los
Angeles Avenue. No offsite impacts are proposed as part of the Project. Therefore, the Project would
have less than significant impacts on existing local utilities.
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SECTION 8.0 – MITIGATED NEGATIVE DECLARATION
This document, along with the Draft Initial Study/Mitigated Negative Declaration; Mitigation Monitoring
and Reporting Program; and the Notice of Determination, constitute the Final Mitigated Negative
Declaration for the Beltramo Ranch Residential Project in the City of Moorpark.
Pursuant to Section 21082.1 of the California Environmental Quality Act, the City of Moorpark has
independently reviewed and analyzed the Initial Study and Mitigated Negative Declaration for the
Proposed Project and finds that these documents reflect the independent judgment of the City. The City
of Moorpark, as lead agency, also confirms that the project mitigation measures detailed in these
documents are feasible and will be implemented as stated in the MND and MMRP.
Signature Date
Printed Name Title
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SECTION 9.0 – REFERENCES
The following is a list of references used in the preparation of this Final MND document.
Fox Canyon Groundwater Management Agency (FCGMA)
2022 Las Posas Valley Groundwater Sustainability Plan. Available at:
https://fcgma.org/groundwater-sustainability-plans-gsps/
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Beltramo Ranch
Air Quality/Greenhouse Gas Emissions
Impact Analysis
March 2022
Prepared By:
Katie Wilson, M.S.
EcoTierra Consulting, Inc.
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Beltramo Ranch Project Table of Contents
Air Quality and Greenhouse Gas Emissions Impact Analysis
i
TABLE OF CONTENTS
I. INTRODUCTION AND SUMMARY ..................................................................................................... 1
1. Purpose of Analysis and Study Objectives ................................................................................ 1
2. Project Location ........................................................................................................................ 1
3. Project Description .................................................................................................................... 1
4. Sensitive Receptors in Project Vicinity ...................................................................................... 5
5. Summary of Impacts ................................................................................................................. 5
A. Construction-Source Emissions ...................................................................................... 5
B. Operational-Source Emissions ......................................................................................... 5
C. Greenhouse Gases ........................................................................................................... 6
II. AIR QUALITY ANALYSIS .................................................................................................................... 7
1. Air Quality Standards and Attainment ...................................................................................... 7
A. Pollutants ........................................................................................................................ 7
B. Other Pollutants of Concern .......................................................................................... 10
2. Air Quality Management ......................................................................................................... 11
3. Air Pollutant Emissions Thresholds ......................................................................................... 12
4. Methodology ........................................................................................................................... 12
A. Construction ................................................................................................................. 12
B. Operation ...................................................................................................................... 13
5. Air Quality Standards .............................................................................................................. 14
A. Significance Thresholds ................................................................................................. 14
6. Short-Term Construction Emissions ........................................................................................ 14
A. Construction-Related Impacts ....................................................................................... 15
B. San Joanquin Valley Fever ............................................................................................. 16
C. Construction-Related Toxic-Contaminant Impacts ........................................................ 16
D. Construction-Related Odor Impacts .............................................................................. 17
F. Fugitive Dust-Related Impacts ...................................................................................... 17
7. Long-Term Operational Emissions .......................................................................................... 18
A. Operations-Related Regional Air Quality Impacts ......................................................... 19
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Beltramo Ranch Project Table of Contents
Air Quality and Greenhouse Gas Emissions Impact Analysis
ii
B. CO Emissions Impacts From Project-Related Vehicular Trips ........................................ 20
C. Operations-Related Odor Impacts ................................................................................. 20
8. Air Quality Compliance ............................................................................................................ 21
A. Air Quality Compliance .................................................................................................. 21
III. GLOBAL CLIMATE CHANGE ANALYSIS ............................................................................................ 23
1. Existing Greenhouse Gas Environment ................................................................................... 23
A. Water Vapor .................................................................................................................. 23
B. Carbon Dioxide (CO2) ..................................................................................................... 24
C. Nitrous Oxide (N2O) ....................................................................................................... 24
D. Hydrofluorocarbons (HFC) ............................................................................................. 24
E. Perfluorocarbons (PFC) .................................................................................................. 24
F. Sulfur Hexafluoride (SF6) ............................................................................................... 25
G. Aerosols ......................................................................................................................... 25
H. Global Warming Potential ............................................................................................. 25
2. Greenhouse Gas Standards and Regulation ............................................................................ 26
A. International .................................................................................................................. 26
B. Federal ........................................................................................................................... 27
C. State of California .......................................................................................................... 30
D. Regional – Ventura County Air Pollution District .......................................................... 41
E. Local – City of Moorpark ............................................................................................... 43
3. Significance Thresholds ........................................................................................................... 43
A. Appendix G of State CEQA Guidelines ........................................................................... 43
B. Thresholds of Significance for this Project .................................................................... 43
4. Methodology ........................................................................................................................... 44
A. Area Sources .................................................................................................................. 44
B. Energy Usage ................................................................................................................. 44
C. Mobil Sources ................................................................................................................ 44
D. Waste ............................................................................................................................ 44
E. Water ............................................................................................................................. 45
F. Construction .................................................................................................................. 45
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COMPLETE ADMINISTRATIVE DRAFT
City of Moorpark April 2022
Beltramo Ranch Project Table of Contents
Air Quality and Greenhouse Gas Emissions Impact Analysis
iii
5. Project Greenhouse Gas Emissions ......................................................................................... 45
6. Consistency with Applicable Greenhouse Gas Reduction Plans and Policies .......................... 46
7. Cumulative Greenhouse Gas Impacts ..................................................................................... 50
IV. EMISSIONS REDUCTION MEASURES .............................................................................................. 52
1. Construction Measures ........................................................................................................... 52
2. Operational Measures ............................................................................................................. 52
V. REFERENCES ................................................................................................................................... 53
VI. LIST OF ACRONYMS AND ABBREVIATIONS .................................................................................... 55
APPENDICES
Appendix A: CalEEMod Model Daily Emissions Printouts
Appendix B: CalEEMod Model Annual Emissions Printouts
Appendix C: Emissions Reduction and Dust Control BMP Measures
LIST OF FIGURES
Figure 1: Project Location Map ................................................................................................................ 3
Figure 2: Conceptual Site Plan ................................................................................................................. 4
LIST OF TABLES
Table 1: Construction-Related Pollutant Emissions .............................................................................. 15
Table 2: Operational Pollutant Emissions ............................................................................................. 19
Table 3: Global Warming Potentials and Atmospheric Lifetimes ......................................................... 25
Table 4: Project-Related Greenhouse Gas Emissions ........................................................................... 45
Table 5: Project Consistency with CARB Scoping Plan Policies and Measures ..................................... 47
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Beltramo Ranch Project I. Introduction and Summary
Air Quality and Greenhouse Gas Emissions Impact Analysis
1
I. INTRODUCTION AND SUMMARY
1. PURPOSE OF ANALYSIS AND STUDY OBJECTIVES
The purpose of this air quality and global climate change impact analysis is to provide an assessment of
the impacts resulting from development of the proposed Beltramo Residential project and to identify
measures that may be necessary to reduce potentially significant impacts. This study was performed to
address the possibility of regional/local air quality impacts and global climate change impacts, from
project related air emissions. The objectives of the study include:
§ documentation of the atmospheric setting
§ discussion of criteria pollutants and greenhouse gases
§ discussion of the air quality and global climate change regulatory framework
§ discussion of the air quality and greenhouse gases thresholds of significance
§ analysis of the construction related air quality and greenhouse gas emissions
§ analysis of the operations related air quality and greenhouse gas emissions
§ analysis of the conformity of the proposed project with the AQMP
§ recommendations for mitigation measures
The City of Moorpark is the lead agency for this air quality and greenhouse gas analysis, in accordance
with the California Environmental Quality Act authorizing legislation. Although this is a technical report,
every effort has been made to write the report clearly and concisely. To assist the reader with terms
unique to air quality and global climate change, a definition of terms has been provided in Appendix A.
2. PROJECT LOCATION
The project site is located on the south side of Los Angeles Avenue (State Route 118) between Tierra
Rejada Road and Maureen Lane, in the City of Moorpark. The Project is located on an approximately 7.4-
acre site that is occupied by the Four Square Church and two single family residential homes. A vicinity
map showing the project location is provided on Figure 1, Project Location Map.
3. PROJECT DESCRIPTION
The Project is proposing to redevelop the site and construct 47 single family housing units. Figure 2, Site
Plan, illustrates the proposed site plan. The Project would include the demolition of approximately 4,274
square feet (SF) of existing residences/church uses, 3,128 SF of mobile homes, 74,225 SF of
asphalt/paving, and earth work excavation with approximately 2,553 cubic yards (CY) of import, in order
to make way for construction of the new streets, utilities, residential homes, and associated amenities.
An existing triple-wide mobile home (currently on-site) will be returned to the rental agency located
approximately 93.8 miles from the project site, in Mira Loma, CA. As a design feature, the developer will
provide MERV 13 filtration in each new home.
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Source: Google Earth, June 2021.
Figure 1
Regional Vicinity and Project Location Map
PROJECT SITE
Project Site
PROJECT
SITE
Loretta Drive
Los Angeles Avenue
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Source: EcoTierra Consulting, 2021.
Figure 2
Conceptual Site Plan
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Complete Administrative Draft City of Moorpark April 2022
Beltramo Ranch Project I. Introduction and Summary
Air Quality and Greenhouse Gas Emissions Impact Analysis
4
The project is anticipated to be built out in several phases; however, to be conservative, the project has
been analyzed as being built out in one phase, with project construction to start no sooner than January
2023 and take approximately 19 months to complete. The project is anticipated to be operational in 2024.
4. SENSITIVE RECEPTORS IN PROJECT VICINITY
Those who are sensitive to air pollution include children, the elderly, and persons with preexisting
respiratory or cardiovascular illness. For purposes of CEQA, the VCAPCD considers a sensitive receptor to
be a location where a sensitive individual could remain for 24 hours, such as residences, hospitals, or
convalescent facilities (Ventura County Air Quality Assessment Guidelines 2003). Commercial and
industrial facilities are not included in the definition because employees do not typically remain on-site
for 24 hours.
The nearest sensitive receptor to the project site are the existing single-family detached residential
dwelling units located directly adjacent to the eastern, western and southern boundaries of the project
site. Additionally, there is a small hospice facility located within a residence at 4762 Maureen Lane,
located approximately 265 feet east of the site. Other air quality sensitive land uses are located further
from the project site and would experience lower impacts
5. SUMMARY OF IMPACTS
A. Construction-Source Emissions
Project construction-source emissions would not exceed applicable thresholds of significance established
by the Ventura County Air Pollution Control District (VCAPCD).
As discussed herein, the project will comply with all applicable VCAPCD construction-source emission
reduction rules and guidelines. Project construction source emissions would not cause or substantively
contribute to violation of the California Ambient Air Quality Standards (CAAQS) or National Ambient Air
Quality Standards (NAAQS) or result in toxic air contaminant (TAC)-related impacts.
Established requirements addressing construction equipment operations, and construction material use,
storage, and disposal requirements act to minimize odor impacts that may result from construction
activities. Moreover, construction-source odor emissions would be temporary, short-term, and
intermittent in nature and would not result in persistent impacts that would affect substantial numbers
of people. Potential construction-source odor impacts are therefore considered less than significant.
Construction of the project would not significantly increase the risk to public health for San Joaquin Valley
Fever above existing background levels.
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B. Operational-Source Emissions
The project operational-sourced emissions would not exceed applicable thresholds of significance
established by the VCAPCD. Additionally, project-related trips will not cause or result in CO concentrations
exceeding applicable state and/or federal standards (CO “hotspots). Project operational-source emissions
would therefore not adversely affect sensitive receptors within the vicinity of the project.
The project's emissions meet VCAPCD thresholds and will not result in a significant cumulative impact.
The project does not propose any such uses or activities that would result in potentially significant
operational-source toxic air contaminants or odor impacts. Potential operational-source odor impacts are
therefore considered less than significant.
Operation of the project would not significantly increase the risk to public health for San Joaquin Valley
Fever above existing background levels.
C. Greenhouse Gases
Project-related GHG emissions will not exceed the SCAQMD Draft GHG emissions threshold of 3,000
MTCO2e per year for all land uses and will not conflict with the CARB Scoping Plan. Therefore, the project
would not conflict with an applicable plan, policy or regulation of an agency adopted for the purpose of
reducing the emissions of greenhouse gases and impacts are considered to be less than significant.
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II. AIR QUALITY ANALYSIS
1. AIR QUALITY STANDARDS AND ATTAINMENT
The project site is located within the City of Moorpark, which lies within the South Central Coast Air Basin
(the Basin), which is under the jurisdiction of the Ventura County Air Pollution Control District (VCAPCD),
the Santa Barbara County Air Pollution Control District (SBCAPCD), and the San Luis Obispo Air Pollution
Control District (SLOAPCD). The project site falls within the portion of the Basin overseen by VCAPCD. As
the local air quality management agency, the VCAPCD is required to monitor air pollutant levels to ensure
that State and federal air quality standards are met and, if they are not met, to develop strategies to meet
the standards. Depending on whether or not the standards are met or exceeded, the Basin is classified as
being in “attainment” or “nonattainment.”
The Basin is designated a nonattainment area for the federal and State eight-hour ozone standards and
the State one-hour ozone and PM10 standards (VCAPCD 2017, California Air Resources Board [CARB]
2019). The Basin is in attainment of all other federal and State standards. Because the Basin currently
exceeds these State and federal ambient air quality standards, it is required to implement strategies to
reduce pollutant levels to recognized acceptable standards. This nonattainment status is a result of several
factors, the primary ones being naturally adverse meteorological conditions that limit the dispersion and
diffusion of pollutants, the limited capacity of the local airshed to eliminate air pollutants, and the number,
type, and density of emission sources within the Basin.
The VCAPCD Ventura County Air Quality Assessment Guidelines (2003) also note San Joaquin Valley Fever
(formally known as Coccidioidomycosis), as an air pollutant and disease of countywide concern. San
Joaquin Valley Fever (Valley Fever) is an infectious disease caused by the fungus Coccidioides immitis.
Infection is caused by inhalation of Coccidioides immitis spores that have become airborne when dry,
dusty soil or dirt is disturbed by natural processes such as wind or earthquakes, or by human induced
ground-disturbing activities such as construction, farming, or other activities (VCAPCD 2003). In 2019 the
number of cases of Valley Fever reported in California was 9,004, with 364 cases reported in Ventura
County (California Department of Public Health 2019)1.
A. Pollutants
Pollutants are generally classified as either criteria pollutants or non-criteria pollutants. Federal ambient
air quality standards have been established for criteria pollutants, whereas no ambient standards have
been established for non-criteria pollutants. For some criteria pollutants, separate standards have been
set for different periods. Most standards have been set to protect public health. For some pollutants,
standards have been based on other values (such as protection of crops, protection of materials, or
1 Source: https://www.cdph.ca.gov/Programs/CID/DCDC/CDPH%20Document%20Library/CocciEpiSummary2019.pdf.
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avoidance of nuisance conditions). A summary of federal and state ambient air quality standards is
provided in the Regulatory Framework section.
i) Criteria Pollutants
The criteria pollutants consist of: ozone, nitrogen dioxide, carbon monoxide, sulfur dioxide, lead, and
particulate matter. These pollutants can harm your health and the environment, and cause property
damage. The Environmental Protection Agency (EPA) calls these pollutants “criteria” air pollutants
because it regulates them by developing human health-based and/or environmentally-based criteria for
setting permissible levels. The following provides descriptions of each of the criteria pollutants.
ii) Nitrogen Dioxides
Nitrogen Oxides (NOx) is the generic term for a group of highly reactive gases which contain nitrogen and
oxygen. While most NOx are colorless and odorless, concentrations of nitrogen dioxide (NO2) can often
be seen as a reddish-brown layer over many urban areas. NOx form when fuel is burned at high
temperatures, as in a combustion process. The primary manmade sources of NOx are motor vehicles,
electric utilities, and other industrial, commercial, and residential sources that burn fuel. NOx reacts with
other pollutants to form, ground-level ozone, nitrate particles, acid aerosols, as well as NO2, which cause
respiratory problems. NOx and the pollutants formed from NOx can be transported over long distances,
following the patterns of prevailing winds. Therefore, controlling NOx is often most effective if done from
a regional perspective, rather than focusing on the nearest sources.
iii) Ozone
Ozone (O3) is not usually emitted directly into the air but at ground-level is created by a chemical reaction
between NOx and volatile organic compounds (VOC) in the presence of sunlight. Motor vehicle exhaust,
industrial emissions, gasoline vapors, chemical solvents as well as natural sources emit NOx and VOC that
help form ozone. Ground-level ozone is the primary constituent of smog. Sunlight and hot weather cause
ground-level ozone to form with the greatest concentrations usually occurring downwind from urban
areas. Ozone is subsequently considered a regional pollutant. Ground-level ozone is a respiratory irritant
and an oxidant that increases susceptibility to respiratory infections and can cause substantial damage to
vegetation and other materials. Because NOx and VOC are ozone precursors, the health effects associated
with ozone are also indirect health effects associated with significant levels of NOx and VOC emissions.
iv) Carbon Monoxide
Carbon monoxide (CO) is a colorless, odorless gas that is formed when carbon in fuel is not burned
completely. It is a component of motor vehicle exhaust, which contributes about 56 percent of all CO
emissions nationwide. In cities, 85 to 95 percent of all CO emissions may come from motor vehicle
exhaust.
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Other sources of CO emissions include industrial processes (such as metals processing and chemical
manufacturing), residential wood burning, and natural sources such as forest fires. Woodstoves, gas
stoves, cigarette smoke, and unvented gas and kerosene space heaters are indoor sources of CO. The
highest levels of CO in the outside air typically occur during the colder months of the year when inversion
conditions are more frequent. The air pollution becomes trapped near the ground beneath a layer of
warm air. CO is described as having only a local influence because it dissipates quickly. Since CO
concentrations are strongly associated with motor vehicle emissions, high CO concentrations generally
occur in the immediate vicinity of roadways with high traffic volumes and traffic congestion, active parking
lots, and in automobile tunnels. Areas adjacent to heavily traveled and congested intersections are
particularly susceptible to high CO concentrations.
CO is a public health concern because it combines readily with hemoglobin and thus reduces the amount
of oxygen transported in the bloodstream. The health threat from lower levels of CO is most serious for
those who suffer from heart disease such as angina, clogged arteries, or congestive heart failure. For a
person with heart disease, a single exposure to CO at low levels may cause chest pain and reduce that
person’s ability to exercise; repeated exposures may contribute to other cardiovascular effects. High levels
of CO can affect even healthy people. People who breathe high levels of CO can develop vision problems,
reduced ability to work or learn, reduced manual dexterity, and difficulty performing complex tasks. At
extremely high levels, CO is poisonous and can cause death.
v) Sulfur Dioxide
Sulfur Oxide (SOx) gases (including sulfur dioxide [SO2]) are formed when fuel containing sulfur, such as
coal and oil is burned, and from the refining of gasoline. SOx dissolves easily in water vapor to form acid
and interacts with other gases and particles in the air to form sulfates and other products that can be
harmful to people and the environment.
vi) Lead
Lead (Pb) is a metal found naturally in the environment as well as manufactured products. The major
sources of lead emissions have historically been motor vehicles and industrial sources. Due to the phase
out of leaded gasoline, metal processing is now the primary source of lead emissions to the air. High levels
of lead in the air are typically only found near lead smelters, waste incinerators, utilities, and lead-acid
battery manufacturers. Exposure of fetuses, infants, and children to low levels of lead can adversely affect
the development and function of the central nervous system, leading to learning disorders, distractibility,
inability to follow simple commands, and lower intelligence quotient. In adults, increased lead levels are
associated with increased blood pressure.
vii) Particulate Matter
Particulate matter (PM) is the term for a mixture of solid particles and liquid droplets found in the air.
Particulate matter is made up of a number of components including acids (such as nitrates and sulfates),
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organic chemicals, metals, and soil or dust particles. The size of particles is directly linked to their potential
for causing health problems. Particles that are less than 10 micrometers in diameter (PM10) are the
particles that generally pass through the throat and nose and enter the lungs. Once inhaled, these
particles can affect the heart and lungs and cause serious health effects. Particles that are less than 2.5
micrometers in diameter (PM2.5) have been designated as a subset of PM10 due to their increased
negative health impacts and its ability to remain suspended in the air longer and travel further.
viii) Reactive Organic Gases (ROG)
Although not a criteria pollutant, reactive organic gases (ROGs), or volatile organic compounds (VOCs),
are defined as any compound of carbon—excluding carbon monoxide, carbon dioxide, carbonic acid,
metallic carbides or carbonates, and ammonium carbonate—that participates in atmospheric
photochemical reactions. Although there are slight differences in the definition of ROGs and VOCs, the
two terms are often used interchangeably. Indoor sources of VOCs include paints, solvents, aerosol sprays,
cleansers, tobacco smoke, etc. Outdoor sources of VOCs are from combustion and fuel evaporation. A
reduction in VOC emissions reduces certain chemical reactions that contribute to the formulation of
ozone. VOCs are transformed into organic aerosols in the atmosphere, which contribute to higher PM10
and lower visibility.
B. Other Pollutants of Concern
i) Toxic Air Contaminants
In addition to the above-listed criteria pollutants, toxic air contaminants (TACs) are another group of
pollutants of concern. Sources of toxic air contaminants include industrial processes such as petroleum
refining and chrome plating operations, commercial operations such as gasoline stations and dry cleaners,
and motor vehicle exhaust. Cars and trucks release at least forty different toxic air contaminants. The
most important of these toxic air contaminants, in terms of health risk, are diesel particulates, benzene,
formaldehyde, 1,3-butadiene, and acetaldehyde. Public exposure to toxic air contaminants can result
from emissions from normal operations as well as from accidental releases. Health effects of toxic air
contaminants include cancer, birth defects, neurological damage, and death.
Toxic air contaminants are less pervasive in the urban atmosphere than criteria air pollutants, however
they are linked to short-term (acute) or long-term (chronic or carcinogenic) adverse human health effects.
There are hundreds of different types of toxic air contaminants with varying degrees of toxicity. Sources
of toxic air contaminants include industrial processes, commercial operations (e.g., gasoline stations and
dry cleaners), and motor vehicle exhaust.
According to the 2013 California Almanac of Emissions and Air Quality, the majority of the estimated
health risk from toxic air contaminants can be attributed to relatively few compounds, the most important
of which is diesel particulate matter (DPM). Diesel particulate matter is a subset of PM2.5 because the
size of diesel particles are typically 2.5 microns and smaller. The identification of diesel particulate matter
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as a toxic air contaminant in 1998 led the California Air Resources Board (CARB) to adopt the Risk
Reduction Plan to Reduce Particulate Matter Emissions from Diesel-fueled Engines and Vehicles in
September 2000. The plan’s goals are a 75-percent reduction in diesel particulate matter by 2010 and an
85-percent reduction by 2020 from the 2000 baseline. Diesel engines emit a complex mixture of air
pollutants, composed of gaseous and solid material. The visible emissions in diesel exhaust are known as
particulate matter or PM, which includes carbon particles or “soot”. Diesel exhaust also contains a variety
of harmful gases and over 40 other cancer-causing substances. California’s identification of diesel
particulate matter as a toxic air contaminant was based on its potential to cause cancer, premature
deaths, and other health problems. Exposure to diesel particulate matter is a health hazard, particularly
to children whose lungs are still developing and the elderly who may have other serious health problems.
Overall, diesel engine emissions are responsible for the majority of California’s potential airborne cancer
risk from combustion sources.
ii) Asbestos
Asbestos is listed as a TAC by the ARB and as a Hazardous Air Pollutant by the EPA. Asbestos occurs
naturally in mineral formations and crushing or breaking these rocks, through construction or other
means, can release asbestiform fibers into the air. Asbestos emissions can result from the sale or use of
asbestos-containing materials, road surfacing with such materials, grading activities, and surface mining.
The risk of disease is dependent upon the intensity and duration of exposure. When inhaled, asbestos
fibers may remain in the lungs and with time may be linked to such diseases as asbestosis, lung cancer,
and mesothelioma. Naturally occurring asbestos is not present in Ventura County. The nearest likely
locations of naturally occurring asbestos, as identified in the General Location Guide for Ultramafic Rocks
in California prepared by the California Division of Mines and Geology, is located in Santa Barbara County.
Due to the distance to the nearest natural occurrences of asbestos, the project site is not likely to contain
asbestos.
2. AIR QUALITY MANAGEMENT
The proposed Under State law, the VCAPCD is required to prepare a plan for air quality improvement for
pollutants for which the VCAPCD is in non-compliance. The VCAPCD’s 2016 Air Quality Management Plan
(AQMP) is an update of the previous 2007 AQMP. The 2016 AQMP, adopted on February 14, 2017,
incorporates new scientific data and notable regulatory actions that have occurred since adoption of the
2007 AQMP, including the approval of the new federal 8-hour ozone standard of 0.070 ppm that was
finalized in 2015. This Plan builds upon the approaches taken in the 2007 AQMP for the attainment of
federal ozone standards and includes attainment and reasonable further progress demonstrations of the
new federal eight-hour ozone standard (VCAPCD 2017).
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3. AIR POLLLUTANT EMISSIONS THRESHOLDS
The 2016 AQMP provides a strategy for the attainment of State and federal air quality standards. The
VCAPCD has adopted guidelines for quantifying and determining the significance of air quality emissions
(VCAPCD 2003). The VCAPCD considers operational air quality impacts to be significant if a project would
generate more than 25 pounds per day of ozone precursors reactive organic compounds (ROC) or nitrogen
oxides (NOx). For all other criteria pollutants, the VCAPCD considers a significant adverse air quality impact
to occur when a project measurably worsens an existing exceedance of a State or federal ambient air
quality standard. Furthermore, construction-related air quality impacts are considered significant if
fugitive dust emissions are generated in such quantities as to cause injury, detriment, nuisance, or
annoyance to any considerable number of persons or to the public, or which may endanger the comfort,
repose, health, or safety of any such person or the public. The VCAPCD considers a project to have a
significant cumulative adverse air quality impact if project emissions exceed two pounds per day of ROC
or NOX and if the project is inconsistent with the population forecasts contained in the AQMP.
4. METHODOLOGY
The following provides a discussion of the methodology used to calculate the construction and operational
air emissions. Emissions are estimated using the CalEEMod (Version 2020.4.0) software, which is a
statewide land use emissions computer model designed to provide a uniform platform for government
agencies, land use planners, and environmental professionals to quantify potential criteria pollutant and
GHG emissions from a variety of land use projects. CalEEMod was developed in collaboration with the air
districts of California. Regional data (e.g., emission factors, trip lengths, meteorology, source inventory,
etc.) have been provided by the various California air districts to account for local requirements and
conditions. The model is considered to be an accurate and comprehensive tool for quantifying air quality
and GHG impacts from land use projects throughout California.
A. Construction
The construction-related regional air quality impacts have been analyzed for both criteria pollutants and
GHGs. Daily regional emissions during construction are forecasted by assuming a conservative estimate
of construction activities (i.e., assuming all construction occurs at the earliest feasible date) and applying
the mobile source and fugitive dust emissions factors. The input values used in this analysis were adjusted
to be project-specific for the construction schedule and the equipment used was based on CalEEMod
defaults. The CalEEMod program uses the EMFAC2017 computer program to calculate the emission rates
specific for Ventura County for construction-related employee vehicle trips and the OFFROAD2011
computer program to calculate emission rates for heavy truck operations. EMFAC2017 and OFFROAD2011
are computer programs generated by CARB that calculates composite emission rates for vehicles.
Emission rates are reported by the program in grams per trip and grams per mile or grams per running
hour. Daily truck trips and CalEEMod default trip length data were used to assess roadway emissions from
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truck exhaust. The maximum daily emissions are estimated values for the worst-case day and do not
represent the emissions that would occur for every day of project construction. The maximum daily
emissions are compared to the SCAQMD daily regional numeric indicators. Detailed construction
equipment lists, construction scheduling, and emission calculations are provided in Appendix B.
The project will be required to comply with all applicable regulatory standards, including VCAPCD Rule 55
(Fugitive Dust), Rule 74.2 (Asbestos – Demolition and Renovation), and Rule 74.2 (Architectural Coatings).
Project demolition activities shall be operated in accordance with the Rules and Regulations of the
Ventura County Air Pollution Control District, with emphasis on Rule 62.7, Asbestos – Demolition and
Renovation. Specifically, the applicant shall submit an AB3205 Form to VCAPCD for approval. In addition,
the contractor shall notify VCAPCD 10 business days prior to the abatement commencement, if applicable,
by submitting a Notification of Demolition or Renovation Form. Demolition and/or renovation activities
shall be conducted in compliance with VCAPCD Rule 62.7, Asbestos – Demolition and Renovation.
The phases of the construction activities which have been analyzed below for each phase are: (1)
demolition, (2) grading, (3) building construction, (4) paving, and (5) application of architectural coatings.
Details pertaining to the project's construction timing and the type of equipment modeled for each
construction phase are available in the CalEEMod output in Appendix B of this technical report.
B. Operation
The operations-related criteria air quality impacts created by the proposed project have been analyzed
through the use of the CalEEMod model. The operating emissions were based on the year 2023, which is
the anticipated opening year for the proposed project. The operations daily emissions printouts from the
CalEEMod model are provided in Appendix B. The CalEEMod analyzes operational emissions from area
sources, energy usage, and mobile sources, which are discussed below.
i) Mobile Sources
Mobile sources include emissions from the additional vehicle miles generated from the proposed project.
The vehicle trips associated with the proposed project have been analyzed by inputting the project-
generated vehicular trips from the Beltramo Ranch Residential Project Traffic and Circulation Study (TIA)
prepared by Associated Transportation Engineers (May 19, 2021) for the proposed project into the
CalEEMod Model. The CalEEMod program then applies the emission factors for each trip, which is
provided by the EMFAC2017 model, to determine the vehicular traffic pollutant emissions.
ii) Area Sources
Area sources include emissions from consumer products, landscape equipment and architectural
coatings. The CalEEMod default setting for area sources has no woodstoves and no fireplaces. Landscape
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maintenance includes fuel combustion emissions from equipment such as lawn mowers, rototillers,
shredders/grinders, blowers, trimmers, chain saws, and hedge trimmers, as well as air compressors,
generators, and pumps. As specifics were not known about the landscaping equipment fleet, CalEEMod
defaults were used to estimate emissions from landscaping equipment. No changes were made to the
default area source parameters.
iii) Energy Usage
Energy usage includes emissions from the generation of electricity and natural gas used on-site. No
changes were made to the default energy usage parameters.
5. AIR QUALITY STANDARDS
A. Significance Thresholds
i) Appendix G of the State CEQA Guidelines
Appendix G of the State CEQA Guidelines states that, where available, the significance criteria established
by the applicable air quality management district or air pollution control district may be relied upon to
make a significance determination. Pursuant to Appendix G, the project would result in a significant
impact related to air quality if it would:
§ Conflict with or obstruct the implementation of the applicable air quality plan;
§ Result in a cumulatively considerable net increase of any criteria pollutant for which the project
region is nonattainment under an applicable federal or state ambient air quality standard;
§ Expose sensitive receptors to substantial pollutant concentrations; or
§ Result in other emissions (such as those leading to odors) adversely affecting a substantial number
of people.
The CEQA Guidelines Section 15064.7 provides the significance criteria established by the applicable air
quality management district or air pollution control district, when available, may be relied upon to make
determinations of significance.
6. SHORT-TERM CONSTRUCTION EMISSIONS
Construction activities associated with the proposed project would have the potential to generate air
emissions, toxic air contaminant emissions, and odor impacts. Assumptions for the phasing, duration, and
required equipment for the construction of the proposed project were obtained from the project
applicant. The construction activities for the proposed project are anticipated to include: demolition of
7,402 SF of existing buildings and 74,225 SF of existing asphalt/paving (for a total of 841.5 tons of
demolition), grading of the project area (~7.4 acres); construction of 47 single-family dwelling units and
56,000 SF of open space; paving of approximately 1.85 acres of on-site roads; and application of
architectural coatings. The project is anticipated to import approximately 2,553 CY of material during
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grading. An existing triple-wide mobile home (currently on-site) will be returned to the rental agency
located approximately 93.8 miles from the project site, in Mira Loma, CA. See Appendix B for more details.
The proposed project is anticipated to start construction no sooner than January 2023 and take
approximately 19 months to complete. The project is anticipated to be operational in 2024.
A. Construction-Related Impacts
The construction-related criteria pollutant emissions for each phase are shown below in Table 1
Construction-Related Regional Pollutant Emissions. The VCAPCD Thresholds for ROG and NOx do not
apply to construction emissions, however they have been included in Table 1 for informational purposes
only.
Table 1
Construction-Related Pollutant Emissions
Activity
Pollutant Emissions (pounds/day)
ROG NOx CO SO2 PM10 PM2.5
Demolition
On-Site1 2.27 21.48 19.64 0.04 1.61 1.02
Off-Site2 0.06 0.89 0.59 0.01 0.26 0.08
Subtotal 2.33 22.38 20.23 0.04 1.87 1.10
Grading
On-Site1 1.71 17.94 14.75 0.03 7.86 4.14
Off-Site2 0.05 0.36 0.48 0.00 0.17 0.05
Subtotal 1.76 18.30 15.23 0.03 8.03 4.19
Building
Construction
On-Site1 1.57 14.38 16.24 0.03 0.70 0.66
Off-Site2 0.26 1.22 2.26 0.01 0.80 0.22
Subtotal 1.83 15.61 18.51 0.04 1.50 0.88
Paving
On-Site1 1.08 9.52 14.63 0.02 0.47 0.43
Off-Site2 0.04 0.03 0.35 0.00 0.12 0.03
Subtotal 1.12 9.55 14.98 0.02 0.59 0.46
Architectural
Coating
On-Site1 16.23 1.22 1.81 0.00 0.06 0.06
Off-Site2 0.04 0.03 0.36 0.12 0.03 0.03
Subtotal 16.27 1.25 2.17 0.13 0.09 0.09
Total for overlapping phases3 17.39 10.80 17.15 0.15 0.69 0.56
Maximum Daily Emissions 17.39 22.38 20.23 0.15 8.03 4.19
VCAPCD Thresholds 25 25 NT NT NT NT
Notes:
(1) On-site emissions from equipment operated on-site that is not operated on public roads.
(2) Off-site emissions from equipment operated on public roads.
(3) Painting and paving phases may overlap.
NT = No threshold
Source: CalEEMod Version 2020.4.0.
Through adherence to Rules 55, 74.2 and 62.7, construction emissions would result in less than significant
impacts and would not expose sensitive receptors to substantial pollutant concentrations. Although
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construction-related impacts would be less than significant because of their temporary nature, the
VCAPCD recommends measures to minimize construction-related emissions. The project will incorporate
construction-related best management practices (BMPs) as feasible, per VCAPCD recommendations. See
Appendix C for BMPs.
B. San Joaquin Valley Fever
There is no recommended threshold for a significant San Joaquin Valley Fever impact. However, listed
below are factors that may indicate a project’s potential to create significant Valley Fever impacts:
• Disturbance of the top soil of undeveloped land (to a depth of about 12 inches)
• Dry, alkaline, sandy soils.
• Virgin, undisturbed, non-urban areas.
• Windy areas.
• Archaeological resources probable or known to exist in the area (Native American midden sites).
• Special events (fairs, concerts) and motorized activities (motocross track, All Terrain Vehicle
activities) on unvegetated soil (non-grass).
• Non-native population (i.e., out-of-area construction workers).
The lead agency should consider the factors above that are applicable to the project or the project site.
The likelihood that the Valley Fever fungus may be present and impact nearby land uses (or the project
itself) increases with the number of the above factors applicable to the project or the project site. Based
on these or other factors, if a lead agency determines that project activities may create a significant Valley
Fever impact, the VCAPCD recommends that the lead agency consider the Valley Fever mitigation
measures listed in the VCAPCD Guidelines.2
Construction activities, including site preparation and grading, would have the potential to release
Coccidioides immitis spores. Nonetheless, the population of Moorpark has been and will continue to be
exposed to Valley Fever from agricultural and construction activities occurring throughout the region. In
addition, substantial increases in the number of reported cases of Valley Fever tend to occur only after
major ground-disturbing events such as the 1994 Northridge earthquake. Construction of the proposed
project is in an area that has been disturbed by previous development and is not excessively windy. The
project does not include any “special events” similar to those listed above. Therefore, construction and
operation of the proposed project would not significantly increase the risk to public health above existing
background levels.
2 Source: http://www.vcapcd.org/pubs/Planning/VCAQGuidelines.pdf. Section 7.4.2.
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C. Construction-Related Toxic Contaminant Impacts
The greatest potential for toxic air contaminant emissions would be related to diesel particulate emissions
associated with heavy equipment operations during construction of the proposed project. According to
the Office of Environmental Health Hazard Assessment (OEHHA), health effects from TACs are described
in terms of individual cancer risk based on a lifetime (i.e., 30-year) resident exposure duration. Given the
temporary and short-term construction schedule (approximately 19 months), the Project would not result
in a long-term (i.e., lifetime or 30-year) exposure as a result of project construction. Furthermore,
construction-based particulate matter (PM) emissions (including diesel exhaust emissions) do not exceed
VCAPCD thresholds.
The project would comply with the CARB Air Toxics Control Measure that limits diesel powered equipment
and vehicle idling to no more than 5 minutes at a location, and the CARB In-Use Off-Road Diesel Vehicle
Regulation; compliance with these would minimize emissions of TACs during construction. Therefore,
impacts from TACs during construction would be less than significant.
D. Construction-Related Odor Impacts
Potential sources that may emit odors during construction activities include the application of materials
such as asphalt pavement. The objectionable odors that may be produced during the construction process
are of short-term in nature and the odor emissions are expected to cease upon the drying or hardening
of the odor producing materials. Due to the short-term nature and limited amounts of odor producing
materials being utilized, no significant impact related to odors would occur during construction of the
proposed project. Diesel exhaust and VOCs would be emitted during construction of the project, which
are objectionable to some; however, emissions would disperse rapidly from the project site and therefore
should not reach an objectionable level at the nearest sensitive receptors.
E. Fugitive Dust-Related Impacts
The VCAPCD recommends minimizing fugitive dust, especially during grading and excavation operations,
rather than quantifying fugitive dust emissions.
Control techniques for fugitive dust generally involve watering, chemical dust control agents for soil
stabilization, scheduling of activities, and vehicle speed control. Watering, the most common and
generally least expensive method, provides only temporary dust control. Watering also usually requires
the use of diesel-powered watering trucks or pumps. The effectiveness of water for fugitive dust control
depends greatly on the prevailing weather conditions and frequency of application. Chemical dust control
agents provide longer dust suppression, but are not effective in reducing the large portion of construction
dust emissions caused by grading, excavation, and cut-and-fill operations. Dust control agents for soil
stabilization are useful primarily for application on completed cuts, fills, and unpaved roadways. Fugitive
dust emissions from inactive portions of a construction site can be reduced up to 80 percent with chemical
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stabilizers. Chemical stabilizers, however, may be costly and should be limited to environmentally-safe
materials to avoid adverse effects on plant and animal life.
Scheduling activities during periods of low wind speed will also reduce fugitive dust emissions. Low wind
speeds typically occur during morning hours. Highest wind speeds are observed during Santa Ana wind
conditions, which commonly occur between October and February with December having the highest
frequency of events. Additionally, vehicle speed control can reduce fugitive dust emissions from unpaved
roads and areas at construction sites by up to 60 percent, assuming compliance with a 15 miles per hour
(mph) on-site speed limit.
During clearing, grading, earth moving, or excavation operations, excessive fugitive dust emissions shall
be controlled by regular watering, paving construction roads, or other dust preventive measures using the
following procedures:
• All material excavated or graded shall be sufficiently watered to prevent excessive amounts of
dust. Watering shall occur at least twice daily with complete coverage, preferably in the late
morning and after work is done for the day, so that water penetrates sufficiently to minimize
fugitive dust during grading activities. Reclaimed water should be used if available.
• All graded and excavated material, exposed soil areas, and active portions of the construction site,
including unpaved roadways on-site, should be treated to prevent fugitive dust. Measures may
include watering, application of environmentally-safe soil stabilization materials, and/or roll-
compaction as appropriate.
• Graded and/or excavated inactive areas of the construction site should be monitored at least
weekly for dust stabilization. If a portion of the site is inactive for over four days, soil on-site should
be stabilized.
• Signs should be posted limiting on-site traffic to 15 miles per hour.
• All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds
(i.e., greater than 20 miles per hour averaged over one hour) so as to prevent excessive amounts
of dust.
• All material transported off-site shall be either sufficiently watered or securely covered to prevent
excessive amounts of dust pursuant to California Vehicle Code §23114.
• The area disturbed by clearing, grading, earth moving, or excavation operations shall be
minimized so as to prevent excessive amounts of dust.
Compliance with Rule 55 will reduce impacts from fugitive dust to less than significant.
7. LONG-TERM OPERATIONAL EMISSIONS
The on-going operation of the proposed project would result in a long-term increase in air quality
emissions. This increase would be due to emissions from the project-generated vehicle trips and through
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operational emissions from the on-going use of the proposed project. The following section provides an
analysis of potential long-term air quality impacts due to: regional air quality impacts with the on-going
operations of the proposed project.
A. Operations-Related Air Quality Impacts
The operations-related criteria air quality impacts created by the proposed project have been analyzed
through the use of the CalEEMod model. The operating emissions were based on the year 2023, which is
the anticipated opening year for the proposed project. The operations daily emissions printouts from the
CalEEMod model are provided in Appendix B. As stated previously, CalEEMod analyzes operational
emissions from area sources, energy usage, and mobile sources.
i) Mobile Sources
The TIA found that the proposed project will generate a total of 378 net daily trips (444 trips for the
proposed use minus 66 trips from the existing church and residential uses being demolished). The mobile
source emissions were reported in Table 2, Operational Pollutant Emissions.
Table 2:
Operational Pollutant Emissions
Activity
Pollutant Emissions (pounds/day)
ROG NOx CO SO2 PM10 PM2.5
Area Sources1 2.22 0.04 3.88 0.00 0.02 0.02
Energy Usage2 0.03 0.28 0.12 0.00 0.02 0.02
Mobile Sources3 1.31 1.53 12.14 0.02 2.63 0.71
Subtotal Emissions 3.56 1.86 16.14 0.03 2.67 0.76
-Existing Uses Being Removed -0.79 -0.58 -4.43 -0.01 -0.87 -0.24
Total Emissions 2.77 1.28 11.71 0.02 1.81 0.52
VCAPCD Thresholds 25 25 NT NT NT NT
Exceeds Threshold? No No No No No No
Notes:
(1) Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment.
(2) Energy usage consists of emissions from generation of electricity and on-site natural gas usage.
(3) Mobile sources consist of emissions from vehicles and road dust.
NT = No threshold.
Source: CalEEMod Version 2020.4.0. Daily Emissions (see Appendix B for daily emissions).
ii) Project Impacts
The worst-case summer or winter criteria pollutant emissions created from the proposed project’s long-
term operations have been calculated and are shown in Table 2 above. Table 2 shows that even before
the emissions related to the removal of the exiting uses are subtracted, none of the analyzed criteria
pollutants would exceed the VCAPCD emissions thresholds. Therefore, a less than significant air quality
impact would occur from operation of the proposed project and the project would not expose sensitive
receptors to substantial pollutant concentrations.
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B. CO Emissions Impacts From Project-Related Vehicular Trips
CO is the pollutant of major concern along roadways because the most notable source of CO is motor
vehicles. For this reason, CO concentrations are usually indicative of the local air quality generated by a
roadway network and are used as an indicator of potential local air quality impacts. Local air quality
impacts can be assessed by comparing future without and with project CO levels to the State and Federal
CO standards which were presented above.
To determine if the proposed project could cause emission levels in excess of the CO standards discussed
above, a sensitivity analysis is typically conducted to determine the potential for CO “hot spots” at a
number of intersections in the general project vicinity. Because of reduced speeds and vehicle queuing,
“hot spots” potentially can occur at high traffic volume intersections with a Level of Service E or worse.
The According to the VCAPCD Ventura County Air Quality Assessment Guidelines (2003), a CO hotspot
screening analysis should be performed for any project with indirect emissions greater than the ozone
project significance threshold of 25 pounds per day that may significantly impact roadway intersections
that are currently operating at Levels of Service (LOS) E or F. A CO hotspot is a localized concentration of
CO that exceeds the federal one-hour standard of 35.0 parts per million (ppm) or the federal and State
eight-hour standard of 9.0 ppm (CARB 2016). As shown in Table 2 above, the proposed project would
generate maximum daily indirect mobile CO emissions of 12.14 pounds per day, which would not exceed
the ozone significance threshold. Therefore, a CO hotspot screening analysis is not required. Furthermore,
the Basin is in conformance with federal and State CO standards, and most air quality monitoring stations
no longer report CO levels. No stations in the vicinity of the project site have monitored CO since 2004. In
2004, the Simi Valley-Cochran Street Station detected an 8-hour maximum CO concentration of 2.62 ppm,
which is below the federal and State standard of 9.0 ppm (CARB n.d.). As shown in Table 2, the project
would generate maximum net daily CO emissions of approximately 11.71 pounds per day (after
subtraction of emissions from the existing uses being removed). Based on the low background level of CO
in the project area, ever-improving vehicle emissions standards for new cars in accordance with federal
and State regulations, and the project’s low level of operational CO emissions, the project would not result
in the creation of new CO hotspots or contribute substantially to existing CO hotspots.
C. Operations-Related Odor Impacts
Based on the VCAPCD Ventura County Air Quality Assessment Guidelines (2003), a project may have a
significant impact if a project would generate an objectionable odor to a degree that would cause injury,
detriment, nuisance, or annoyance to a considerable number of persons or to the public, or which would
endanger the comfort, repose, health, or safety of any such persons or the public, or which cause, or have
a natural tendency to cause, injury or damage to business or property. Land uses and industrial operations
known to emit objectionable odors include wastewater treatment facilities, food processing facilities,
coffee roasters, fiberglass operations, refineries, feed lots/dairies, and composting facilities. Residential
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and commercial uses are not included on this list. Therefore, no impact related to objectionable odors or
other emissions would occur.
8. AIR QUALITY COMPLIANCE
The California Environmental Quality Act (CEQA) requires a discussion of any inconsistencies between a
proposed project and applicable General Plans and Regional Plans (CEQA Guidelines Section 15125). The
regional plan that applies to the proposed project includes the Air Quality Management Plan (AQMP).
Therefore, this section discusses any potential inconsistencies of the proposed project with the AQMP.
A. Air Quality Compliance
The purpose of this discussion is to set forth the issues regarding consistency with the assumptions and
objectives of the AQMP and discuss whether the proposed project would interfere with the region’s ability
to comply with Federal and State air quality standards. If the decision-makers determine that the
proposed project is inconsistent, the lead agency may consider project modifications or inclusion of
mitigation to eliminate the inconsistency. Based on the VCAPCD Ventura County Air Quality Assessment
Guidelines (2003), a significant air quality impact may occur if the project would cause the existing
population to exceed the growth forecasts contained in the AQMP or if the project would be inconsistent
with the emission reduction strategies contained in the AQMP.
The 2016 AQMP was developed using the Southern California Association of Governments’ (SCAG)
population forecasts contained in the 2016 Regional Transportation Plan/Sustainable Communities
Strategy (2016 RTP/SCS). Moorpark has a current population of 37,044 residents with an average
household size of 3.3 persons.3 SCAG forecasts that the population of Moorpark will grow to 43,000
residents by 2040, which is an increase of 5,980 persons (16 percent) relative to the 2019 population
(SCAG 2016).
Based on the current average household size in the City, the 47 single-family dwelling unit project would
add an estimated 155 residents. Therefore, implementation of the proposed project would increase the
City’s existing population to 37,199 residents (an increase of less than one percent), which would be within
SCAG’s 2040 population forecast for Moorpark (SCAG 2016).
The City currently contains approximately 11,092 households, and SCAG forecasts that the housing stock
of Moorpark will reach 13,100 housing units by 2040 (CDOF 2019a, SCAG 2016). The 47 single-family
dwelling unit project would increase the City’s existing housing stock to 11,139 units, which is well within
SCAG’s forecasts for the City.
The project site has a current land use of high density residential (H), open space, and low density
residential (L) and is pursuing a General Plan Amendment to very high density (VH). The Project is
compliant with R-1 zoning standards; however, the project is seeking RPD zoning and high density
3 Source: https://www.moorparkca.gov/386/Population-Income-Education-Housing
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residential (R-1) zoning throughout. Therefore, the proposed project is not currently consistent with all of
the existing land use and zoning designations. However, once the Change of Zone and General Plan
Amendment are approved, the project would be consistent with the zoning and land use designations.
Although the project, Change of Zone and General Plan Amendment may initially result in an inconsistency
with the AQMP on paper, the inconsistency would not necessarily constitute a conflict with the AQMP.
Furthermore, the proposed residential use is not expected to increase the number of trips, and/or
increase the overall vehicle miles traveled in an affected area, as higher density residential uses have
lower trip generation rates than single family residential land uses. The VCAPCD acknowledges that strict
consistency with all aspects of the AQMP is not required in order to make a finding of no conflict. Rather,
a project is considered to be consistent with the AQMP if it furthers one or more policies and does not
obstruct other policies. The project would implement contemporary energy-efficient technologies and
regulatory/operational programs required per Title 24, CalGreen and City standards. Generally,
compliance with VCAPCD emissions reductions and control requirements also act to reduce project air
pollutant emissions. In combination, project emissions-reducing design features and
regulatory/operational programs are consistent with and support overarching AQMP air pollution
reduction strategies. Project support of these strategies promotes timely attainment of AQMP air quality
standards and would bring the project into conformance with the AQMP. As shown by the results of this
air analysis, the project's emissions do not exceed any VCAPCD thresholds. Therefore, the proposed
project is not anticipated to exceed the AQMP assumptions for the project site and is found to be
consistent with the AQMP.
Based on the above, the project would not conflict with the growth forecasts contained in the 2016 AQMP,
and the impact would be less than significant.
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III. GLOBAL CLIMATE CHANGE ANALYSIS
1. EXISTING GREENHOUSE GAS ENVIRONMENT
Constituent gases of the Earth’s atmosphere, called atmospheric greenhouse gases (GHG), play a critical
role in the Earth’s radiation amount by trapping infrared radiation emitted from the Earth’s surface, which
otherwise would have escaped to space. Prominent greenhouse gases contributing to this process include
carbon dioxide (CO2), methane (CH4), ozone, water vapor, nitrous oxide (N2O), and chlorofluorocarbons
(CFCs). This phenomenon, known as the Greenhouse Effect, is responsible for maintaining a habitable
climate. Anthropogenic (caused or produced by humans) emissions of these greenhouse gases in excess
of natural ambient concentrations are responsible for the enhancement of the Greenhouse Effect and
have led to a trend of unnatural warming of the Earth’s natural climate, known as global warming or
climate change. Emissions of gases that induce global warming are attributable to human activities
associated with industrial/manufacturing, agriculture, utilities, transportation, and residential land uses.
Transportation is responsible for 41 percent of the State’s greenhouse gas emissions,8 followed by
electricity generation. Emissions of CO2 and nitrous oxide (NOx) are byproducts of fossil fuel combustion.
Methane, a potent greenhouse gas, results from off-gassing associated with agricultural practices and
landfills. Sinks of CO2, where CO2 is stored outside of the atmosphere, include uptake by vegetation and
dissolution into the ocean. The following provides a description of each of the greenhouse gases and their
global warming potential.
A. Water Vapor
Water vapor is the most abundant, important, and variable GHG in the atmosphere. Water vapor is not
considered a pollutant; in the atmosphere it maintains a climate necessary for life. Changes in its
concentration are primarily considered a result of climate feedbacks related to the warming of the
atmosphere rather than a direct result of industrialization. The feedback loop in which water is involved
is critically important to projecting future climate change. As the temperature of the atmosphere rises,
more water is evaporated from ground storage (rivers, oceans, reservoirs, soil). Because the air is warmer,
the relative humidity can be higher (in essence, the air is able to “hold” more water when it is warmer),
leading to more water vapor in the atmosphere. As a GHG, the higher concentration of water vapor is
then able to absorb more thermal indirect energy radiated from the Earth, thus further warming the
atmosphere. The warmer atmosphere can then hold more water vapor and so on and so on. This is
referred to as a “positive feedback loop”. The extent to which this positive feedback loop will continue is
unknown as there is also dynamics that put the positive feedback loop in check. As an example, when
water vapor increases in the atmosphere, more of it will eventually also condense into clouds, which are
more able to reflect incoming solar radiation (thus allowing less energy to reach the Earth’s surface and
heat it up).
8 California Climate Investments (https://www.caclimateinvestments.ca.gov/about-cci)
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B. Carbon Dioxide (CO2)
The natural production and absorption of CO2 is achieved through the terrestrial biosphere and the ocean.
However, humankind has altered the natural carbon cycle by burning coal, oil, natural gas, and wood.
Since the industrial revolution began in the mid-1700s. Each of these activities has increased in scale and
distribution. CO2 was the first GHG demonstrated to be increasing in atmospheric concentration with the
first conclusive measurements being made in the last half of the 20th century. Prior to the industrial
revolution, concentrations were fairly stable at 280 parts per million (ppm). The International Panel on
Climate Change (IPCC Fifth Assessment Report, 2014) Emissions of CO2 from fossil fuel combustion and
industrial processes contributed about 78% of the total GHG emissions increase from 1970 to 2010, with
a similar percentage contribution for the increase during the period 2000 to 2010. Globally, economic and
population growth continued to be the most important drivers of increases in CO2 emissions from fossil
fuel combustion. The contribution of population growth between 2000 and 2010 remained roughly
identical to the previous three decades, while the contribution of economic growth has risen sharply.
C. Nitrous Oxide (N2O)
Concentrations of N2O also began to rise at the beginning of the industrial revolution. In 1998, the global
concentration of this GHG was documented at 314 parts per billion (ppb). N2O is produced by microbial
processes in soil and water, including those reactions which occur in fertilizer containing nitrogen. In
addition to agricultural sources, some industrial processes (fossil fuel-fired power plants, nylon
production, nitric acid production, and vehicle emissions) also contribute to its atmospheric load. It is also
commonly used as an aerosol spray propellant, (i.e., in whipped cream bottles, in potato chip bags to keep
chips fresh, and in rocket engines and in race cars).
D. Hydrofluorocarbons (HFC)
HFCs are synthetic man-made chemicals that are used as a substitute for CFCs. Out of all the GHGs, they
are one of three groups with the highest global warming potential. The HFCs with the largest measured
atmospheric abundances are (in order), HFC-23 (CHF3), HFC-134a (CF3CH2F), and HFC-152a (CH3CHF2).
Prior to 1990, the only significant emissions were HFC-23. HFC-134a use is increasing due to its use as a
refrigerant. Concentrations of HFC-23 and HFC-134a in the atmosphere are now about 10 parts per trillion
(ppt) each. Concentrations of HFC-152a are about 1 ppt. HFCs are manmade for applications such as
automobile air conditioners and refrigerants.
E. Perfluorocarbons (PFC)
PFCs have stable molecular structures and do not break down through the chemical processes in the lower
atmosphere. High-energy ultraviolet rays about 60 kilometers above Earth’s surface are able to destroy
the compounds. Because of this, PFCs have very long lifetimes, between 10,000 and 50,000 years. Two
common PFCs are tetrafluoromethane (CF4) and hexafluoroethane (C2F6). Concentrations of CF4 in the
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atmosphere are over 70 ppt. The two main sources of PFCs are primary aluminum production and
semiconductor manufacturing.
F. Sulfur Hexafluoride (SF6)
SF6 is an inorganic, odorless, colorless, nontoxic, nonflammable gas. SF6 has the highest global warming
potential of any gas evaluated; 23,900 times that of CO2. Concentrations in the 1990s were about 4 ppt.
Sulfur hexafluoride is used for insulation in electric power transmission and distribution equipment, in the
magnesium industry, in semiconductor manufacturing, and as a tracer gas for leak detection.
G. Aerosols
Aerosols are particles emitted into the air through burning biomass (plant material) and fossil fuels.
Aerosols can warm the atmosphere by absorbing and emitting heat and can cool the atmosphere by
reflecting light. Cloud formation can also be affected by aerosols. Sulfate aerosols are emitted when fuel
containing sulfur is burned. Black carbon (or soot) is emitted during biomass burning due to the
incomplete combustion of fossil fuels. Particulate matter regulation has been lowering aerosol
concentrations in the United States; however, global concentrations are likely increasing.
H. Global Warming Potential
The Global Warming Potential (GWP) was developed to allow comparisons of the global warming impacts
of different gases. Specifically, it is a measure of how much energy the emissions of 1 ton of a gas will
absorb over a given period of time, relative to the emissions of 1 ton of carbon dioxide (CO2). The larger
the GWP, the more that a given gas warms the Earth compared to CO2 over that time period. The time
period usually used for GWPs is 100 years. GWPs provide a common unit of measure, which allows
analysts to add up emissions estimates of different gases (e.g., to compile a national GHG inventory), and
allows policymakers to compare emissions reduction opportunities across sectors and gases. A summary
of the atmospheric lifetime and the global warming potential of selected gases are summarized in Table
3, Global Warming Potentials and Atmospheric Lifetimes. As shown in Table 3, the global warming
potential of GHGs ranges from 1 to 22,800.
Table 3
Global Warming Potentials and Atmospheric Lifetimes
Gas Atmospheric Lifetime
Global Warming Potential1
(100 Year Horizon)
Carbon Dioxide (CO2) __ 2 1
Methane (CH4) 12 28-36
Nitrous Oxide (NO) 114 298
Hydrofluorocarbons (HFCs) 1-270 12-14,800
Perfluorocarbons (PFCs) 2,600-50,000 7,390-12,200
Nitrogen trifluoride (NF3) 740 17,200
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Table 3
Global Warming Potentials and Atmospheric Lifetimes
Gas Atmospheric Lifetime
Global Warming Potential1
(100 Year Horizon)
Sulfur Hexafluoride (SF6) 3,200 22,800
Notes:
(1) Compared to the same quantity of CO2 emissions.
(2) Carbon dioxide's lifetime is poorly defined because the gas is not destroyed over time, but instead moves among different
parts of the ocean–atmosphere–land system. Some of the excess carbon dioxide will be absorbed quickly (for example, by the
ocean surface), but some will remain in the atmosphere for thousands of years, due in part to the very slow process by which
carbon is transferred to ocean sediments.
Source: http://www3.epa.gov/climatechange/ghgemissions/gases.html
2. GREENHOUSE GAS STANDARDS AND REGULATION
A. International
i) Montreal Protocol
In 1988, the United Nations established the Intergovernmental Panel on Climate Change (IPCC) to evaluate
the impacts of global climate change and to develop strategies that nations could implement to curtail
global climate change. In 1992, the United States joined other countries around the world in signing the
United Nations’ Framework Convention on Climate Change (UNFCCC) agreement with the goal of
controlling GHG emissions. As a result, the Climate Change Action Plan was developed to address the
reduction of GHGs in the United States. The plan consists of more than 50 voluntary programs.
Additionally, the Montreal Protocol was originally signed in 1987 and substantially amended in 1990 and
1992. The Montreal Protocol stipulates that the production and consumption of compounds that deplete
ozone in the stratosphere—CFCs, halons, carbon tetrachloride, and methyl chloroform—were to be
phased out, with the first three by the year 2000 and methyl chloroform by 2005.
ii) The Paris Agreement
The Paris Agreement became effective on November 4, 2016. Thirty days after this date at least 55 Parties
to the United Nations Framework Convention on Climate Change (Convention), accounting in total for at
least an estimated 55 % of the total global greenhouse gas emissions, had deposited their instruments of
ratification, acceptance, approval, or accession with the Depositary.
The Paris Agreement built upon the Convention and – for the first time – attempted to bring all nations
into a common cause to undertake ambitious efforts to combat climate change and adapt to its effects,
with enhanced support to assist developing countries to do so. As such, it charts a new course in the global
climate effort.
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The Paris Agreement’s central aim is to strengthen the global response to the threat of climate change by
keeping a global temperature rise this century well below 2 degrees Celsius above pre-industrial levels
and to pursue efforts to limit the temperature increase even further to 1.5 degrees Celsius. Additionally,
the agreement aims to strengthen the ability of countries to deal with the impacts of climate change. To
reach these ambitious goals, appropriate financial flows, a new technology framework and an enhanced
capacity building framework will be put in place, thus supporting action by developing countries and the
most vulnerable countries, in line with their own national objectives. The Agreement also provides for
enhanced transparency of action and support through a more robust transparency framework. Although
the Trump administration withdrew the United States federal government from the Paris Agreement on
November 4, 2020, the current administration reversed course and the federal government rejoined the
Paris Agreement on January 20, 2021.
B. Federal
The United States Environmental Protection Agency (USEPA) is responsible for implementing federal
policy to address GHGs. The federal government administers a wide array of public-private partnerships
to reduce the GHG intensity generated in the United States. These programs focus on energy efficiency,
renewable energy, methane and other non-CO2 gases, agricultural practices, and implementation of
technologies to achieve GHG reductions. The USEPA implements numerous voluntary programs that
contribute to the reduction of GHG emissions. These programs (e.g., the ENERGY STAR labeling system for
energy-efficient products) play a significant role in encouraging voluntary reductions from large
corporations, consumers, industrial and commercial buildings, and many major industrial sectors.
In Massachusetts v. Environmental Protection Agency (Docket No. 05–1120), argued November 29, 2006
and decided April 2, 2007, the U.S. Supreme Court held that not only did the EPA have authority to
regulate greenhouse gases, but the EPA's reasons for not regulating this area did not fit the statutory
requirements. As such, the U.S. Supreme Court ruled that the EPA should be required to regulate CO2 and
other greenhouse gases as pollutants under the federal Clean Air Act (CAA).
In response to the FY2008 Consolidations Appropriations Act (H.R. 2764; Public Law 110-161), EPA
proposed a rule on March 10, 2009 that requires mandatory reporting of GHG emissions from large
sources in the United States. On September 22, 2009, the Final Mandatory Reporting of GHG Rule was
signed and published in the Federal Register on October 30, 2009. The rule became effective on December
29, 2009. This rule requires suppliers of fossil fuels or industrial GHGs, manufacturers of vehicles and
engines, and facilities that emit 25,000 metric tons or more per year of GHG emissions to submit annual
reports to EPA.
On December 7, 2009, the EPA Administrator signed two distinct findings under section 202(a) of the
Clean Air Act. One is an endangerment finding that finds concentrations of the six GHGs in the atmosphere
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threaten the public health and welfare of current and future generations. The other is a cause or
contribute finding, that finds emissions from new motor vehicles and new motor vehicle engines
contribute to the GHG pollution which threatens public health and welfare. These actions will not
themselves impose any requirements on industry or other entities. However, it is a prerequisite to
finalizing the EPA’s proposed GHG emission standards for light-duty vehicles, which were jointly proposed
by the EPA and Department of Transportation on September 15, 2009.
i) Clean Air Act
In Massachusetts v. Environmental Protection Agency (Docket No. 05–1120), the U.S. Supreme Court held
in April of 2007 that the USEPA has statutory authority under Section 202 of the federal Clean Air Act
(CAA) to regulate GHGs. The court did not hold that the USEPA was required to regulate GHG emissions;
however, it indicated that the agency must decide whether GHGs cause or contribute to air pollution that
is reasonably anticipated to endanger public health or welfare. On December 7, 2009, the USEPA
Administrator signed two distinct findings regarding GHGs under Section 202(a) of the CAA. The USEPA
adopted a Final Endangerment Finding for the six defined GHGs (CO2, CH4, N2O, HFCs, PFCs, and SF6) on
December 7, 2009. The Endangerment Finding is required before USEPA can regulate GHG emissions
under Section 202(a)(1) of the CAA consistently with the United States Supreme Court decision. The
USEPA also adopted a Cause or Contribute Finding in which the USEPA Administrator found that GHG
emissions from new motor vehicle and motor vehicle engines are contributing to air pollution, which is
endangering public health and welfare. These findings do not, by themselves, impose any requirements
on industry or other entities. However, these actions were a prerequisite for implementing GHG emissions
standards for vehicles.
ii) Energy Independence Security Act
The Energy Independence and Security Act of 2007 (EISA) facilitates the reduction of national GHG
emissions by requiring the following:
§ Increasing the supply of alternative fuel sources by setting a mandatory Renewable Fuel Standard
(RFS) that requires fuel producers to use at least 36 billion gallons of biofuel in 2022;
§ Prescribing or revising standards affecting regional efficiency for heating and cooling products,
procedures for new or amended standards, energy conservation, energy efficiency labeling for
consumer electronic products, residential boiler efficiency, electric motor efficiency, and home
appliances;
§ Requiring approximately 25 percent greater efficiency for light bulbs by phasing out incandescent
light bulbs between 2012 and 2014; requiring approximately 200 percent greater efficiency for
light bulbs, or similar energy savings, by 2020; and
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§ While superseded by the USEPA and NHTSA actions described above, (i) establishing miles per
gallon targets for cars and light trucks and (ii) directing the NHTSA to establish a fuel economy
program for medium- and heavy-duty trucks and create a separate fuel economy standard for
trucks.
Additional provisions of EISA address energy savings in government and public institutions, promote
research for alternative energy, additional research in carbon capture, international energy programs, and
the creation of green jobs.9
iii) Executive Order 13432
In response to the Massachusetts v. Environmental Protection Agency ruling, the President signed
Executive Order 13432 on May 14, 2007, directing the USEPA, along with the Departments of
Transportation, Energy, and Agriculture, to initiate a regulatory process that responds to the Supreme
Court’s decision. Executive Order 13432 was codified into law by the 2009 Omnibus Appropriations Law
signed on February 17, 2009. The order sets goals in the areas of energy efficiency, acquisition, renewable
energy, toxics reductions, recycling, sustainable buildings, electronics stewardship, fleets, and water
conservation. Light-Duty Vehicle Greenhouse Gas and Corporate Average Fuel Economy Standards.
On May 19, 2009, President Obama announced a national policy for fuel efficiency and emissions
standards in the United States auto industry. The adopted federal standard applies to passenger cars and
light-duty trucks for model years 2012 through 2016. The rule surpasses the prior Corporate Average Fuel
Economy standards (CAFE)10 and requires an average fuel economy standard of 35.5 miles per gallon
(mpg) and 250 grams of CO2 per mile by model year 2016, based on USEPA calculation methods. These
standards were formally adopted on April 1, 2010. In August 2012, standards were adopted for model
year 2017 through 2025 for passenger cars and light-duty trucks. By 2025, vehicles are required to achieve
54.5 mpg (if GHG reductions are achieved exclusively through fuel economy improvements) and 163
grams of CO2 per mile. According to the USEPA, a model year 2025 vehicle would emit one-half of the
GHG emissions from a model year 2010 vehicle.11 In 2017, the USEPA recommended no change to the
GHG standards for light-duty vehicles for model years 2022-2025.
In August 2018, the USEPA and NHTSA proposed the Safer Affordable Fuel-Efficient Vehicles Rule that
would, if adopted, maintain the CAFE and CO2 standards applicable in model year 2020 for model years
9 A green job, as defined by the United States Department of Labor, is a job in business that produces goods or provides services
that benefit the environment or conserve natural resources.
10 The Corporate Average Fuel Economy standards are regulations in the United States, first enacted by Congress in 1975, to
improve the average fuel economy of cars and light trucks. The U.S Department of Transportation has delegated the
National Highway Traffic Safety Administration as the regulatory agency for the Corporate Average Fuel Economy
standards.
11 United States Environmental Protection Agency, EPA and NHTSA Set Standards to Reduce Greenhouse Gases and Improve
Fuel Economy for Model Years 2017-2025 Cars and Light Trucks, August 2012, https://nepis.epa.gov/
Exe/ZyPDF.cgi/P100EZ7C.PDF?Dockey=P100EZ7C.PDF.
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2021 through 2026. The estimated CAFE and CO2 standards for model year 2020 are 43.7 mpg and 204
grams of CO2 per mile for passenger cars and 31.3 mpg and 284 grams of CO2 per mile for light trucks,
projecting an overall industry average of 37 mpg, as compared to 46.7 mpg under the standards issued in
2012. The proposal, if adopted, would also exclude CO2- equivalent emission improvements associated
with air conditioning refrigerants and leakage (and, optionally, offsets for nitrous oxide and methane
emissions) after model year 2020.12
C. State of California
i) California Air Resources Board
CARB, a part of the California Environmental Protection Agency (CalEPA), is responsible for the
coordination and administration of both federal and state air pollution control programs within California.
In this capacity, CARB conducts research, sets state ambient air quality standards (California Ambient Air
Quality Standards [CAAQS]), compiles emission inventories, develops suggested control measures, and
provides oversight of local programs. CARB establishes emissions standards for motor vehicles sold in
California, consumer products (such as hairspray, aerosol paints, and barbecue lighter fluid), and various
types of commercial equipment. It also sets fuel specifications to further reduce vehicular emissions.
In 2004, the California Air Resources Board (CARB) adopted an Airborne Toxic Control Measure to limit
heavy-duty diesel motor vehicle idling in order to reduce public exposure to diesel particulate matter and
other toxic air contaminants (Title 13 California Code of Regulations [CCR], Section 2485). The measure
applies to diesel-fueled commercial vehicles with gross vehicle weight ratings greater than 10,000 pounds
that are licensed to operate on highways, regardless of where they are registered. This measure generally
does not allow diesel-fueled commercial vehicles to idle for more than 5 minutes at any given location
with certain exemptions for equipment in which idling is a necessary function such as concrete trucks.
While this measure primarily targets diesel particulate matter emissions, it has co-benefits of minimizing
GHG emissions from unnecessary truck idling.
In 2008, CARB approved the Truck and Bus regulation to reduce particulate matter and nitrogen oxide
emissions from existing diesel vehicles operating in California (13 CCR, Section 2025, subsection (h)). CARB
has also promulgated emission standards for off-road diesel construction equipment of greater than 25
horsepower such as bulldozers, loaders, backhoes, and forklifts, as well as many other self-propelled off-
road diesel vehicles. The regulation, adopted by the CARB on July 26, 2007, aims to reduce emissions by
installation of diesel soot filters and encouraging the retirement, replacement, or repower of older, dirtier
engines with newer emission-controlled models. While these regulations primarily target reductions in
12 National Highway Traffic Safety Administration (NHTSA) and U.S. Environmental Protection Agency (USEPA), 2018. Federal
Register / Vol. 83, No. 165 / Friday, August 24, 2018 / Proposed Rules, The Safer Affordable Fuel-Efficient (SAFE) Vehicles
Rule for Model Years 2021–2026 Passenger Cars and Light Trucks 2018. Available at: https://www.gpo.gov/fdsys/pkg/FR-
2018-08-24/pdf/2018-16820.pdf.
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criteria air pollutant emission, they have co-benefits of minimizing GHG emissions due to improved engine
efficiencies.
The State currently has no regulations that establish ambient air quality standards for GHGs. However,
the State has passed laws directing CARB to develop actions to reduce GHG emissions, which are listed
below.
ii) Assembly Bill 1493
California Assembly Bill 1493 enacted on July 22, 2002, required the CARB to develop and adopt
regulations that reduce GHGs emitted by passenger vehicles and light duty trucks. In 2005, the CARB
submitted a “waiver” request to the EPA from a portion of the federal Clean Air Act in order to allow the
State to set more stringent tailpipe emission standards for CO2 and other GHG emissions from passenger
vehicles and light duty trucks. On December 19, 2007 the EPA announced that it denied the “waiver”
request. On January 21, 2009, CARB submitted a letter to the EPA administrator regarding the State’s
request to reconsider the waiver denial. The EPA approved the waiver on June 30, 2009.
iii) Executive Order S-3-05
The California Governor issued Executive Order S-3-05, GHG Emission, in June 2005, which established the
following reduction targets:
§ By 2010, California shall reduce GHG emissions to 2000 levels;
§ By 2020, California shall reduce GHG emissions to 1990 levels; and
§ By 2050, California shall reduce GHG emissions to 80 percent below 1990 levels.
The Executive Order directed the secretary of the California Environmental Protection Agency (CalEPA) to
coordinate a multi-agency effort to reduce GHG emissions to the target levels. To comply with the Executive
Order, the secretary of CalEPA created the California Climate Action Team (CAT), made up of members from
various state agencies and commissions. The team released its first report in March 2006. The report proposed
to achieve the targets by building on the voluntary actions of businesses, local governments, and communities
and through State incentive and regulatory programs.
iv) Assembly Bill 32 (California Health and Safety Code, Division 25.2. – California
Global Warming Solutions Act of 2006
In 2006, the California State Legislature adopted Assembly Bill (AB) 32 (codified in the California Health
and Safety Code [HSC], Division 25.5 – California Global Warming Solutions Act of 2006), which focuses on
reducing GHG emissions in California to 1990 levels by 2020. HSC Division 25.5 defines GHGs as CO2, CH4,
N2O, HFCs, PFCs, and SF6 and represents the first enforceable statewide program to limit emissions of
these GHGs from all major industries with penalties for noncompliance. The law further requires that
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reduction measures be technologically feasible and cost effective. Under HSC Division 25.5, CARB has the
primary responsibility for reducing GHG emissions. CARB is required to adopt rules and regulations
directing state actions that would achieve GHG emissions reductions equivalent to 1990 statewide levels
by 2020.
v) Senate Bill 32 and Assembly Bill 197
In 2016, the California State Legislature adopted Senate Bill (SB) 32 and its companion bill AB 197, and
both were signed by Governor Brown. SB 32 and AB 197 amends HSC Division 25.5 and establishes a new
climate pollution reduction target of 40 percent below 1990 levels by 2030 and includes provisions to
ensure the benefits of state climate policies reach into disadvantaged communities.
vi) Climate Change Scoping Plan (2008)
A specific requirement of AB 32 was to prepare a Climate Change Scoping Plan for achieving the maximum
technologically feasible and cost-effective GHG emission reduction by 2020 (Health and Safety Code
section 38561 (h)). CARB developed an AB 32 Scoping Plan that contains strategies to achieve the 2020
emissions cap. The initial Scoping Plan was approved in 2008, and contains a mix of recommended
strategies that combined direct regulations, market-based approaches, voluntary measures, policies, and
other emission reduction programs calculated to meet the 2020 statewide GHG emission limit and initiate
the transformations needed to achieve the State’s long-range climate objectives.
As required by HSC Division 25.5, CARB approved the 1990 GHG emissions inventory, thereby establishing
the emissions limit for 2020. The 2020 emissions limit was originally set at 427 MMTCO2e using the GWP
values from the IPCC SAR. CARB also projected the state’s 2020 GHG emissions under no-action-taken
(NAT) conditions – that is, emissions that would occur without any plans, policies, or regulations to reduce
GHG emissions. CARB originally used an average of the state’s GHG emissions from 2002 through 2004
and projected the 2020 levels at approximately 596 MMTCO2e (using GWP values from the IPCC SAR).
Therefore, under the original projections, the state must reduce its 2020 NAT emissions by 28.4 percent
in order to meet the 1990 target of 427 MMTCO2e.
vii) First Update to the Climate Change Scoping Plan (2014)
The First Update to the Scoping Plan was approved by CARB in May 2014 and builds upon the initial
Scoping Plan with new strategies and recommendations. In 2014, CARB revised the target using the GWP
values from the IPCC AR4 and determined that the 1990 GHG emissions inventory and 2020 GHG
emissions limit is 431 MMTCO2e. CARB also updated the State’s 2020 NAT emissions estimate to account
for the effect of the 2007–2009 economic recession, new estimates for future fuel and energy demand,
and the reductions required by regulation that were recently adopted for motor vehicles and renewable
energy. CARB’s projected statewide 2020 emissions estimate using the GWP values from the IPCC AR4 is
509.4 MMTCO2e.
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viii) 2017 Climate Change Scoping Plan
In response to the 2030 GHG reduction target, CARB adopted the 2017 Climate Change Scoping Plan at a
public meeting held in December 2017. The 2017 Scoping Plan outlines the strategies the State will
implement to achieve the 2030 GHG reduction target of 40 percent below 1990 levels. The 2017 Scoping
Plan also addresses GHG emissions from natural and working lands of California, including the agriculture
and forestry sectors. The 2017 Scoping Plan considered the Scoping Plan Scenario and four alternatives
for achieving the required GHG reductions but ultimately selected the Scoping Plan Scenario.
CARB states that the Scoping Plan Scenario “is the best choice to achieve the State’s climate and clean air
goals.”13 Under the Scoping Plan Scenario, the majority of the reductions would result from the
continuation of the Cap-and-Trade regulation. Additional reductions are achieved from electricity sector
standards (i.e., utility providers to supply at least 50 percent renewable electricity by 2030), doubling the
energy efficiency savings at end uses, additional reductions from the LCFS, implementing the short-lived
GHG strategy (e.g., hydrofluorocarbons), and implementing the mobile source strategy and sustainable
freight action plan. The alternatives were designed to consider various combinations of these programs,
as well as consideration of a carbon tax in the event the Cap-and-Trade regulation is not continued.
However, in July 2017, the California Legislature voted to extend the Cap-and-Trade regulation to 2030.
Implementing this Scoping Plan will ensure that California’s climate actions continue to promote
innovation, drive the generation of new jobs, and achieve continued reductions of smog and air toxics.
The ambitious approach draws on a decade of successful programs that address the major sources of
climate-changing gases in every sector of the economy:
§ More Clean Cars and Trucks: The plan sets out far-reaching programs to incentivize the sale of
millions of zero-emission vehicles, drive the deployment of zero-emission trucks, and shift to a
cleaner system of handling freight statewide.
§ Increased Renewable Energy: California’s electric utilities are ahead of schedule meeting the
requirement that 33 percent of electricity come from renewable sources by 2020. The Scoping
Plan guides utilities to 50 percent renewables, as required under SB 350.
§ Slashing Super-Pollutants: The plan calls for a significant cut in super-pollutants such as methane
and HFC refrigerants, which are responsible for as much as 40 percent of global warming.
§ Cleaner Industry and Electricity: California’s renewed cap-and-trade program extends the
declining cap on emissions from utilities and industries and the carbon allowance auctions. The
auctions will continue to fund investments in clean energy and efficiency, particularly in
disadvantaged communities.
13 California Air Resources Board, California’s 2017 Climate Change Scoping Plan, November 2017,
https://www.arb.ca.gov/cc/scopingplan/scoping_plan_2017.pdf
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§ Cleaner Fuels: The Low Carbon Fuel Standard will drive further development of cleaner,
renewable transportation fuels to replace fossil fuels.
§ Smart Community Planning: Local communities will continue developing plans which will further
link transportation and housing policies to create sustainable communities.
§ Improved Agriculture and Forests: The Scoping Plan also outlines innovative programs to account
for and reduce emissions from agriculture, as well as forests and other natural lands.
The 2017 Scoping Plan also evaluates reductions of smog-causing pollutants through California’s climate
programs.
ix) Senate Bill 32, California Global Warming Solutions Act 2006
(1) The California Global Warming Solutions Act of 2006 designates the State Air Resources Board as the
state agency charged with monitoring and regulating sources of emissions of greenhouse gases. The
state board is required to approve a statewide greenhouse gas emissions limit equivalent to the
statewide greenhouse gas emissions level in 1990 to be achieved by 2020 and to adopt rules and
regulations in an open public process to achieve the maximum, technologically feasible, and cost-
effective greenhouse gas emissions reductions. This bill would require the state board to ensure that
statewide greenhouse gas emissions are reduced to 40% below the 1990 level by 2030.
(2) This bill would become operative only if AB 197 of the 2015–16 Regular Session is enacted and
becomes effective on or before January 1, 2017. AB 197 requires that the California Air Resources
Board, which directs implementation of emission-reduction programs, should target direct reductions
at both stationary and mobile sources. AB 197 of the 2015-2016 Regular Session was approved on
September 8, 2016.
x) Executive Order S-1-07
Executive Order S-1-07 was issued in 2007 and proclaims that the transportation sector is the main source
of GHG emissions in the State, since it generates more than 40 percent of the State’s GHG emissions. It
establishes a goal to reduce the carbon intensity of transportation fuels sold in the State by at least ten
percent by 2020. This Order also directs the CARB to determine whether this Low Carbon Fuel Standard
(LCFS) could be adopted as a discrete early-action measure as part of the effort to meet the mandates in
AB 32.
On April 23, 2009, the CARB approved the proposed regulation to implement the low carbon fuel
standard. The low carbon fuel standard is anticipated to reduce GHG emissions by about 16 MMT per year
by 2020. The low carbon fuel standard is designed to provide a framework that uses market mechanisms
to spur the steady introduction of lower carbon fuels. The framework establishes performance standards
that fuel producers and importers must meet each year beginning in 2011. Separate standards are
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established for gasoline and diesel fuels and the alternative fuels that can replace each. The standards are
“back-loaded”, with more reductions required in the last five years, than during the first five years. This
schedule allows for the development of advanced fuels that are lower in carbon than today’s fuels and
the market penetration of plug-in hybrid electric vehicles, battery electric vehicles, fuel cell vehicles, and
flexible fuel vehicles. It is anticipated that compliance with the low carbon fuel standard will be based on
a combination of both lower carbon fuels and more efficient vehicles.
Reformulated gasoline mixed with corn-derived ethanol at ten percent by volume and low sulfur diesel
fuel represent the baseline fuels. Lower carbon fuels may be ethanol, biodiesel, renewable diesel, or
blends of these fuels with gasoline or diesel as appropriate. Compressed natural gas and liquefied natural
gas also may be low carbon fuels. Hydrogen and electricity, when used in fuel cells or electric vehicles are
also considered as low carbon fuels for the low carbon fuel standard.
xi) Senate Bill 97
Senate Bill 97 (SB 97) was adopted August 2007 and acknowledges that climate change is a prominent
environmental issue that requires analysis under CEQA. SB 97 directed the Governor’s Office of Planning
and Research (OPR), which is part of the State Natural Resources Agency, to prepare, develop, and
transmit to the CARB guidelines for the feasible mitigation of GHG emissions or the effects of GHG
emissions, as required by CEQA, by July 1, 2009. The Natural Resources Agency was required to certify
and adopt those guidelines by January 1, 2010.
Pursuant to the requirements of SB 97 as stated above, on December 30, 2009, the Natural Resources
Agency adopted amendments to the state CEQA guidelines that address GHG emissions. The CEQA
Guidelines Amendments changed 14 sections of the CEQA Guidelines and incorporate GHG language
throughout the Guidelines. However, no GHG emissions thresholds of significance were provided and no
specific mitigation measures were identified. The GHG emission reduction amendments went into effect
on March 18, 2010, and are summarized below:
§ Climate action plans and other greenhouse gas reduction plans can be used to determine whether
a project has significant impacts, based upon its compliance with the plan.
§ Local governments are encouraged to quantify the greenhouse gas emissions of proposed
projects, noting that they have the freedom to select the models and methodologies that best
meet their needs and circumstances. The section also recommends consideration of several
qualitative factors that may be used in the determination of significance, such as the extent to
which the given project complies with state, regional, or local GHG reduction plans and policies.
OPR does not set or dictate specific thresholds of significance. Consistent with existing CEQA
Guidelines, OPR encourages local governments to develop and publish their own thresholds of
significance for GHG impacts assessment.
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§ When creating their own thresholds of significance, local governments may consider the
thresholds of significance adopted or recommended by other public agencies, or recommended
by experts.
§ New amendments include guidelines for determining methods to mitigate the effects of
greenhouse gas emissions in Appendix F of the CEQA Guidelines.
§ OPR is clear to state that “to qualify as mitigation, specific measures from an existing plan must
be identified and incorporated into the project; general compliance with a plan, by itself, is not
mitigation”.
§ OPR’s emphasizes the advantages of analyzing GHG impacts on an institutional, programmatic
level. OPR therefore approves tiering of environmental analyses and highlights some benefits of
such an approach.
§ Environmental impact reports (EIRs) must specifically consider a project's energy use and energy
efficiency potential.
xii) Senate Bill 100
Senate Bill 100 (SB 100) requires 100 percent of total retail sales of electricity in California to come from
eligible renewable energy resources and zero-carbon resources by December 31, 2045. SB 100 was
adopted September 2018.
The interim thresholds from prior Senate Bills and Executive Orders would also remain in effect. These
include Senate Bill 1078 (SB 1078), which requires retail sellers of electricity, including investor-owned
utilities and community choice aggregators, to provide at least 20 percent of their supply from renewable
sources by 2017. Senate Bill 107 (SB 107) which changed the target date to 2010. Executive Order S-14-
08, which was signed on November 2008 and expanded the State’s Renewable Energy Standard to 33
percent renewable energy by 2020. Executive Order S-21-09 directed the CARB to adopt regulations by
July 31, 2010 to enforce S-14-08. Senate Bill X1-2 codifies the 33 percent renewable energy requirement
by 2020
xiii) Senate Bill 375
Senate Bill 375 (SB 375) was adopted September 2008 and aligns regional transportation planning efforts,
regional GHG emission reduction targets, and land use and housing allocation. SB 375 requires
Metropolitan Planning Organizations (MPO) to adopt a sustainable communities strategy (SCS) or
alternate planning strategy (APS) that will prescribe land use allocation in that MPOs Regional
Transportation Plan (RTP). The CARB, in consultation with each MPO, will provide each affected region
with reduction targets for GHGs emitted by passenger cars and light trucks in the region for the years
2020 and 2035. These reduction targets will be updated every eight years but can be updated every four
years if advancements in emissions technologies affect the reduction strategies to achieve the targets.
The CARB is also charged with reviewing each MPO’s sustainable communities strategy or alternate
planning strategy for consistency with its assigned targets.
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The proposed project is located within the Southern California Association of Governments (SCAG)
jurisdiction, which has authority to develop the SCS or APS. For the SCAG region, the targets set by the
CARB are at eight percent below 2005 per capita GHG emissions levels by 2020 and 19 percent below
2005 per capita GHG emissions levels by 2035. These reduction targets became effective October 2018.
xiv) Senate Bill X7-7
Senate Bill X7-7 (SB X7-7), enacted on November 9, 2009, mandates water conservation targets and
efficiency improvements for urban and agricultural water suppliers. SB X7-7 requires the Department of
Water Resources (DWR) to develop a task force and technical panel to develop alternative best
management practices for the water sector. In addition, SB X7-7 required the DWR to develop criteria for
baseline uses for residential, commercial, and industrial uses for both indoor and landscaped area uses.
The DWR was also required to develop targets and regulations that achieve a statewide 20 percent
reduction in water usage.
xv) Assembly Bill 939 and Senate Bill 1374
Assembly Bill 939 (AB 939) requires that each jurisdiction in California to divert at least 50 percent of its
waste away from landfills, whether through waste reduction, recycling, or other means. Senate Bill 1374
(SB 1374) requires the California Integrated Waste Management Board to adopt a model ordinance by
March 1, 2004, suitable for adoption by any local agency to require 50 to 75 percent diversion of
construction and demolition of waste materials from landfills.
xvi) California Code of Regulations (CCR) Title 24
CCR Title 24, Part 6: California’s Energy Efficiency Standards for Residential and Nonresidential Buildings
(Title 24) were first established in 1978 in response to a legislative mandate to reduce California’s energy
consumption. The standards are updated periodically to allow consideration and possible incorporation
of new energy efficiency technologies and methods. Although it was not originally intended to reduce
GHG emissions, electricity production by fossil fuels results in GHG emissions and energy efficient
buildings require less electricity. Therefore, increased energy efficiency results in decreased GHG
emissions.
The Energy Commission adopted 2008 Standards on April 23, 2008, and Building Standards Commission
approved them for publication on September 11, 2008. These updates became effective on August 1,
2009. 2013 Standards were approved and have been effective since July 1, 2014. 2016 Standards were
adopted January 1, 2017. 2019 standards were published July 1, 2019 and became effective January 1,
2020.
All buildings for which an application for a building permit is submitted on or after January 1, 2020 must
follow the 2019 standards. The 2016 residential standards were estimated to be approximately 28 percent
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more efficient than the 2013 standards, whereas the 2019 residential standards are estimated to be
approximately 7 percent more efficient than the 2016 standards. The California solar initiative mandate
requires new construction homes to have a solar photovoltaic (PV) system as an electricity source. This
code, which went into effect on January 1, 2020, applies to both single-family homes and multi-family
homes that are up to three stories high. Once rooftop solar electricity generation is factored in, 2019
residential standards are estimated to be approximately 53 percent more efficient than the 2016
standards. Under the 2019 standards, nonresidential buildings are estimated to be approximately 30
percent more efficient than the 2016 standards 14 . Energy efficient buildings require less electricity;
therefore, increased energy efficiency reduces fossil fuel consumption and decreases greenhouse gas
emissions.
xvii) California Green Building Standards
2019 CALGreen Code: During the 2019-2020 fiscal year, the HCD updated CALGreen through the 2019
Triennial Code Adoption Cycle.
HCD modified the best management practices for stormwater pollution prevention adding Section 5.106.2
for projects that disturb one or more acres of land. This section requires projects that disturb one acre or
more of land or less than one acre of land but are part of a larger common plan of development or sale
must comply with the postconstruction requirement detailed in the applicable National Pollutant
Discharge Elimination System (NPDES) General Permit for Stormwater Discharges Associated with
Construction and Land Disturbance Activities issued by the State Water Resources Control Board. The
NPDES permits require postconstruction runoff (post-project hydrology) to match the preconstruction
runoff pre-project hydrology) with installation of postconstruction stormwater management measures.
HCD added sections 5.106.4.1.3 and 5.106.4.1.5 in regards to bicycle parking. Section 5.106.4.1.3 requires
new buildings with tenant spaces that have 10 or more tenant-occupants, provide secure bicycle parking
for 5 percent of the tenant-occupant vehicular parking spaces with a minimum of one bicycle parking
facility. In addition, Section 5.106.4.1.5 states that acceptable bicycle parking facility for Sections
5.106.4.1.2 through 5.106.4.1.4 shall be convenient from the street and shall meeting one of the
following: (1) covered, lockable enclosures with permanently anchored racks for bicycles; (2) lockable
bicycle rooms with permanently anchored racks; or (3) lockable, permanently anchored bicycle lockers.
HCD amended section 5.106.5.3.5 allowing future charging spaces to qualify as designated parking for
clean air vehicles.
14 California Energy Commission, Efficiency Division, 2019 Building Energy Efficiency Standards, Frequently Asked Questions,
website: https://www.energy.ca.gov/sites/default/files/2020-03/Title_24_2019_Building_Standards_FAQ_ada.pdf,
accessed: December 11, 2020.
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HCD updated section 5.303.3.3 in regards to showerhead flow rates. This update reduced the flow rate to
1.8 GPM.
HCD amended section 5.304.1 for outdoor potable water use in landscape areas and repealed sections
5.304.2 and 5.304.3. The update requires nonresidential developments to comply with a local water
efficient landscape ordinance or the current California Department of Water Resource’s’ Model Water
Efficient Landscape Ordinance (MWELO), whichever is more stringent. Some updates were also made in
regards to the outdoor potable water use in landscape areas for public schools and community colleges.
HCD updated Section 5.504.5.3 in regards to the use of MERV filters in mechanically ventilated buildings.
This update changed the filter use from MERV 8 to MERV 13. MERV 13 filters are to be installed prior to
occupancy, and recommendations for maintenance with filters of the same value shall be included in the
operation and maintenance manual.
xviii) Executive Order B-30-15
On April 29, 2015, Governor Brown issued Executive Order B-30-15. Therein, the Governor directed the
following:
§ Established a new interim statewide reduction target to reduce GHG emissions to 40 percent
below 1990 levels by 2030.
§ Ordered all state agencies with jurisdiction over sources of GHG emissions to implement
measures to achieve reductions of GHG emissions to meet the 2030 and 2050 reduction targets.
§ Directed CARB to update the Climate Change Scoping Plan to express the 2030 target in terms of
million metric tons of carbon dioxide equivalent.
xix) Executive Order B-29-15
Executive Order B-29-15, mandates a statewide 25 percent reduction in potable water usage. EO B-29-15
signed into law on April 1, 2015.
xx) Executive Order B-37-16
Executive Order B-37-16, continuing the State's adopted water reductions, was signed into law on May 9,
2016. The water reductions build off the mandatory 25 percent reduction called for in EO B-29-15.
xxi) Senate Bill X1 2
Signed into law in April 2011, Senate Bill (SB)X1 2, requires one-third of the State’s electricity to come
from renewable sources. The legislation increases California’s current 20 percent renewables portfolio
standard target in 2010 to a 33 percent renewables portfolio standard by December 31, 2020.
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xxii) Senate Bill 350
Signed into law October 7, 2015, SB 350 increases California’s renewable electricity procurement goal
from 33 percent by 2020 to 50 percent by 2030. This will increase the use of Renewables Portfolio
Standard (RPS) eligible resources, including solar, wind, biomass, geothermal, and others. In addition, SB
350 requires the state to double statewide energy efficiency savings in electricity and natural gas end uses
by 2030. To help ensure these goals are met and the greenhouse gas emission reductions are realized,
large utilities will be required to develop and submit Integrated Resource Plans (IRPs). These IRPs will
detail how each entity will meet their customers resource needs, reduce greenhouse gas emissions, and
ramp up the deployment of clean energy resources.
xxiii) Energy Sector and CEQA Guidelines Appendix F
The CEC first adopted Energy Efficiency Standards for Residential and Nonresidential Buildings (CCR, Title
24, Part 6) in 1978 in response to a legislative mandate to reduce energy consumption in the state.
Although not originally intended to reduce GHG emissions, increased energy efficiency and reduced
consumption of electricity, natural gas, and other fuels would result in fewer GHG emissions from
residential and nonresidential buildings subject to the standard. The standards are updated periodically
(typically every three years) to allow for the consideration and inclusion of new energy efficiency
technologies and methods. The 2019 update to the Energy Efficiency Standards for Residential and
Nonresidential Buildings focuses on several key areas to improve the energy efficiency of renovations and
addition to existing buildings as well as newly constructed buildings and renovations and additions to
existing buildings. The major efficiency improvements to the residential Standards involve improvements
for attics, walls, water heating, and lighting, whereas the major efficiency improvements to the
nonresidential Standards include alignment with the American Society of Heating, Refrigerating and Air-
Conditioning Engineers (ASHRAE) 90.1-2013 national standards. Furthermore, the 2019 update requires
that enforcement agencies determine compliance with CCR, Title 24, Part 6 before issuing building permits
for any construction.15
Part 11 of the Title 24 Building Energy Efficiency Standards is referred to as the California Green Building
Standards (CALGreen) Code. The purpose of the CALGreen Code is to “improve public health, safety and
general welfare by enhancing the design and construction of buildings through the use of building
concepts having a reduced negative impact or positive environmental impact and encouraging sustainable
construction practices in the following categories: (1) Planning and design; (2) Energy efficiency; (3) Water
efficiency and conservation; (4) Material conservation and resource efficiency; and (5) Environmental air
quality.”16 As of January 1, 2011, the CALGreen Code is mandatory for all new buildings constructed in
15 California Energy Commission, 2016 Building Energy Efficiency Standards, June 2015,
http://www.energy.ca.gov/2015publications/CEC-400-2015-037/CEC-400-2015-037-CMF.pdf
16 California Building Standards Commission, 2010 California Green Building Standards Code, (2010).
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the state. The CALGreen Code establishes mandatory measures for new residential and non-residential
buildings. Such mandatory measures include energy efficiency, water conservation, material
conservation, planning and design, and overall environmental quality. The CALGreen Code was most
recently updated in 2019 to include new mandatory measures for residential and nonresidential uses; the
new measures took effect on January 1, 2020.
D. Regional – Ventura County Air Pollution Control District
The VCAPCD has not adopted GHG emissions thresholds. Therefore, per VCAPCD guidance17 this analysis
uses the South Coast Air Quality Management District (SCAQMD) draft GHG emissions threshold of 3,000
MTCO2e/year for all land uses.
i) SCAQMD Regulation XXVII, Climate Change
SCAQMD Regulation XXVII currently includes three rules:
§ The purpose of Rule 2700 is to define terms and post global warming potentials.
§ The purpose of Rule 2701, SoCal Climate Solutions Exchange, is to establish a voluntary program
to encourage, quantify, and certify voluntary, high quality certified greenhouse gas emission
reductions in the SCAQMD.
§ Rule 2702, Greenhouse Gas Reduction Program, was adopted on February 6, 2009. The purpose
of this rule is to create a Greenhouse Gas Reduction Program for greenhouse gas emission
reductions in the SCAQMD. The SCAQMD will fund projects through contracts in response to
requests for proposals or purchase reductions from other parties.
A variety of agencies have developed greenhouse gas emission thresholds and/or have made
recommendations for how to identify a threshold. However, the thresholds for projects in the jurisdiction
of the SCAQMD remain in flux. The California Air Pollution Control Officers Association explored a variety
of threshold approaches, but did not recommend one approach (2008). The ARB recommended
approaches for setting interim significance thresholds (California Air Resources Board 2008b), in which a
draft industrial project threshold suggests that non-transportation related emissions under 7,000
MTCO2e per year would be less than significant; however, the ARB has not approved those thresholds
and has not published anything since then. The SCAQMD is in the process of developing thresholds, as
discussed below.
ii) SCAQMD Threshold Development
On December 5, 2008, the SCAQMD Governing Board adopted an interim greenhouse gas significance
threshold for stationary sources, rules, and plans where the SCAQMD is lead agency (SCAQMD permit
17 http://www.vcapcd.org/pubs/Planning/GHGThresholdReportRevised.pdf
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threshold). The SCAQMD permit threshold consists of five tiers. However, the SCAQMD is not the lead
agency for this project. Therefore, the five permit threshold tiers do not apply to the proposed project.
The SCAQMD is in the process of preparing recommended significance thresholds for greenhouse gases
for local lead agency consideration (“SCAQMD draft local agency threshold”); however, the SCAQMD
Board has not approved the thresholds as of the date of the Notice of Preparation. The current draft
thresholds consist of the following tiered approach:
§ Tier 1 consists of evaluating whether or not the project qualifies for any applicable exemption
under CEQA.
§ Tier 2 consists of determining whether the project is consistent with a greenhouse gas reduction
plan. If a project is consistent with a qualifying local greenhouse gas reduction plan, it does not
have significant greenhouse gas emissions.
§ Tier 3 consists of screening values, which the lead agency can choose, but must be consistent with
all projects within its jurisdiction. A project’s construction emissions are averaged over 30 years
and are added to a project’s operational emissions. If a project’s emissions are under one of the
following screening thresholds, then the project is less than significant:
□ All land use types: 3,000 MTCO2e per year
□ Based on land use type: residential: 3,500 MTCO2e per year; commercial: 1,400 MTCO2e per
year; or mixed use: 3,000 MTCO2e per year.
□ Based on land type: Industrial (where SCAQMD is the lead agency), 10,000 MTCO2e per year.
§ Tier 4 has the following options:
□ Option 1: Reduce emissions from business as usual (BAU) by a certain percentage; this
percentage is currently undefined.
□ Option 2: Early implementation of applicable AB 32 Scoping Plan measures.
□ Option 3, 2020 target for service populations (SP), which includes residents and employees:
4.8 MTCO2e/SP/year for projects and 6.6 MTCO2e/SP/year for plans;
□ Option 3, 2035 target: 3.0 MTCO2e/SP/year for projects and 4.1 MTCO2e/SP/year for plans.
§ Tier 5 involves mitigation offsets to achieve target significance threshold.
The SCAQMD’s draft threshold uses the Executive Order S-3-05 goal as the basis for the Tier 3 screening
level. Achieving the Executive Order’s objective would contribute to worldwide efforts to cap carbon
dioxide concentrations at 450 ppm, thus stabilizing global climate. Specifically, the Tier 3 screening level
for stationary sources is based on an emission capture rate of 90 percent for all new or modified projects.
A 90 percent emission capture rate means that 90 percent of total emissions from all new or modified
stationary source projects would be subject to a CEQA analysis, including a negative declaration, a
mitigated negative declaration, or an environmental impact report, which includes analyzing feasible
alternatives and imposing feasible mitigation measures. A GHG significance threshold based on a 90
percent emission capture rate may be more appropriate to address the long-term adverse impacts
associated with global climate change because most projects will be required to implement GHG
reduction measures. Further, a 90 percent emission capture rate sets the emission threshold low enough
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to capture a substantial fraction of future stationary source projects that will be constructed to
accommodate future statewide population and economic growth, while setting the emission threshold
high enough to exclude small projects that will in aggregate contribute a relatively small fraction of the
cumulative statewide GHG emissions. This assertion is based on the fact that staff estimates that these
GHG emissions would account for slightly less than one percent of future 2050 statewide GHG emissions
target (85 MMTCO2eq/year). In addition, these small projects may be subject to future applicable GHG
control regulations that would further reduce their overall future contribution to the statewide GHG
inventory. Finally, these small sources are already subject to BACT for criteria pollutants and are more
likely to be single-permit facilities, so they are more likely to have few opportunities readily available to
reduce GHG emissions from other parts of their facility.
E. Local – City of Moorpark
The VCAPCD, Ventura County, and the City of Moorpark have not adopted plans or policies related to GHG
emission reductions.
3. SIGNIFICANCE THRESHOLDS
A. Appendix G of State CEQA Guidelines
The CEQA Guidelines recommend that a lead agency consider the following when assessing the
significance of impacts from GHG emissions on the environment:
§ The extent to which the project may increase (or reduce) GHG emissions as compared to the
existing environmental setting;
§ Whether the project emissions exceed a threshold of significance that the lead agency determines
applies to the project;
§ The extent to which the project complies with regulations or requirements adopted to implement
an adopted statewide, regional, or local plan for the reduction or mitigation of GHG emissions18.
B. Thresholds of Significance for this Project
The VCAPCD, Ventura County, and the City of Moorpark have not developed a numerical significance
threshold or adopted plans or policies related to GHG emission reductions. Therefore, as stated
previously, per VCAPCD guidance, the SCAQMD draft GHG emissions threshold of 3,000 MTCO2e/year
was used.
18 The Governor’s Office of Planning and Research recommendations include a requirement that such a plan must be adopted
through a public review process and include specific requirements that reduce or mitigate the project’s incremental
contribution of GHG emissions. If there is substantial evidence that the possible effects of a particular project are still
cumulatively considerable, notwithstanding compliance with the adopted regulations or requirements, an EIR must be
prepared for the project.
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4. METHODOLOGY
In view of the above considerations, this analysis also quantifies the project’s total annual GHG emissions
for informational purposes, taking into account the GHG emission reduction features that would be
incorporated into the Project’s design.
The proposed project is anticipated to generate GHG emissions from area sources, energy usage, mobile
sources, waste, water, and construction equipment. The following provides the methodology used to
calculate the project-related GHG emissions and the project impacts.
CalEEMod Version 2020.4.0 was used to calculate the GHG emissions from the proposed project. The
CalEEMod Annual Outputs for both the existing uses (being removed) and for the proposed project are
available in Appendix B. Each source of GHG emissions is described in greater detail below.
A. Area Sources
Area sources include emissions from consumer products, landscape equipment and architectural
coatings. No changes were made to the default area source emissions.
B. Energy Usage
Energy usage includes emissions from the generation of electricity and natural gas used on-site. The
energy use calculations provided below represent a worst-case scenario as the project will be required to
provide PV solar panels which would reduce the project’s energy consumption. No changes were made
to the default energy usage parameters.
C. Mobil Sources
Mobile sources include emissions from the additional vehicle miles generated from the proposed project.
The vehicle trips associated with the proposed project have been analyzed by inputting the project-
generated vehicular trips from the Beltramo Ranch Residential Project Traffic and Circulation Study (TIA)
prepared by Associated Transportation Engineers (May 19, 2021) for the proposed project into the
CalEEMod Model. The TIA found that the proposed project will generate a total of 378 net daily trips (444
trips for the proposed use minus 66 trips from the existing church and residential uses being demolished).
See Section II for details.
D. Waste
Waste includes the GHG emissions generated from the processing of waste from the proposed project as
well as the GHG emissions from the waste once it is interred into a landfill. AB 341 requires that 75 percent
of waste be diverted from landfills by 2020, this analysis conservatively assumed that 50 percent of solid
waste would be recycled and the reductions for this are shown in the mitigated CalEEMod output values.
No other changes were made to the default waste parameters.
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E. Water
Water includes the water used for the interior of the building as well as for landscaping and is based on
the GHG emissions associated with the energy used to transport and filter the water. CalGreen requires a
20 percent reduction in indoor water use and water efficient irrigation systems, this regulation was
incorporated into the analysis. No other changes were made to the default water usage parameters.
F. Construction
The construction-related GHG emissions were also included in the analysis and were based on a 30-year
amortization rate as recommended in the SCAQMD GHG Working Group meeting on November 19, 2009.
The construction-related GHG emissions were calculated by CalEEMod using the methodology detailed
above in Section II, Air Quality Analysis, of this technical report.
5. PROJECT GREENHOUSE GAS EMISSIONS
The GHG emissions have been calculated based on the parameters described above. A summary of the
results is shown in Table 4, Project-Related Greenhouse Gas Emissions. As shown in Table 4, the project’s
total emissions (with incorporation of regulatory requirements (CalGreen and AB 341) and subtraction of
emissions from the existing uses being removed) would be 480.17 MTCO2e per year.
Table 4
Project-Related Greenhouse Gas Emissions
Category
Greenhouse Gas Emissions (Metric Tons/Year)
Bio-CO2 NonBio-CO2 CO2 CH4 N2O CO2e
Area Sources1 0.00 0.57 0.57 0.00 0.00 0.58
Energy Usage2 0.00 148.60 148.60 0.01 0.00 149.30
Mobile Sources3 0.00 393.81 393.81 0.03 0.02 400.06
Waste4 5.99 0.00 5.99 0.35 0.00 14.85
Water5 0.78 12.87 13.65 0.08 0.00 16.26
Construction6 0.00 22.41 22.41 0.01 0.00 22.66
Sequestration7 -12.21
Subtotal Emissions 6.77 578.08 584.85 0.47 0.02 591.49
-Existing uses being
removed -8.50 -88.92 -97.41 -0.51 0.00 -111.33
Total Emissions -1.73 489.07 487.34 -0.04 0.02 480.17
SCAQMD Draft Threshold 3,000
Exceeds Threshold? No
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Table 4
Project-Related Greenhouse Gas Emissions
Category
Greenhouse Gas Emissions (Metric Tons/Year)
Bio-CO2 NonBio-CO2 CO2 CH4 N2O CO2e
Notes:
(1) Area sources consist of GHG emissions from consumer products, architectural coatings, and landscape equipment.
(2) Energy usage consist of GHG emissions from electricity and natural gas usage.
(3) Mobile sources consist of GHG emissions from vehicles
(4) Solid waste includes the CO2 and CH4 emissions created from the solid waste placed in landfills (AB341 applied).
(5) Water includes GHG emissions from electricity used for transport of water and processing of wastewater (CalGreen
standards applied).
(6) Construction GHG emissions CO2e based on a 30-year amortization rate.
(7) CO2 sequestration from the planting of ~345 trees (244.24 MTCO2e/20 years [trees' lifetime])
Source: CalEEMod Version 2020.4.0 for Opening Year 2024 and existing uses (2023).
6. CONSISTENCY WITH APPLICABLE GREENHOUSE GAS REDUCTION PLANS AND
POLICIES
The proposed project would have the potential to conflict with any applicable plan, policy or regulation
of an agency adopted for the purpose of reducing the emissions of greenhouse gases. As stated previously,
the neither the City of Moorpark nor the VCAPCD currently have a Climate Action Plan; therefore, the
project has been compared to the goals of the CARB Scoping Plan.
Scoping Plan
Emission reductions in California alone would not be able to stabilize the concentration of greenhouse
gases in the earth’s atmosphere. However, California’s actions set an example and drive progress towards
a reduction in greenhouse gases elsewhere. If other states and countries were to follow California’s
emission reduction targets, this could avoid medium or higher ranges of global temperature increases.
Thus, severe consequences of climate change could also be avoided.
CARB Board approved a Climate Change Scoping Plan in December 2008. The Scoping Plan outlines the
State’s strategy to achieve the 2020 greenhouse gas emissions limit. The Scoping Plan “proposes a
comprehensive set of actions designed to reduce overall greenhouse gas emissions in California, improve
our environment, reduce our dependence on oil, diversify our energy sources, save energy, create new
jobs, and enhance public health” (California Air Resources Board 2008). The measures in the Scoping Plan
have been in place since 2012.
This Scoping Plan calls for an “ambitious but achievable” reduction in California’s greenhouse gas
emissions, cutting approximately 30 percent from business-as-usual emission levels projected for 2020,
or about 10 percent from today’s levels. On a per-capita basis, that means reducing annual emissions of
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14 tons of carbon dioxide for every man, woman and child in California down to about 10 tons per person
by 2020.
In May 2014, CARB released its First Update to the Climate Change Scoping Plan (CARB 2014). This Update
identifies the next steps for California’s leadership on climate change. While California continues on its
path to meet the near-term 2020 greenhouse gas limit, it must also set a clear path toward long-term,
deep GHG emission reductions. This report highlights California’s success to date in reducing its GHG
emissions and lays the foundation for establishing a broad framework for continued emission reductions
beyond 2020, on the path to 80 percent below 1990 levels by 2050.
In November 2017, CARB release the 2017 Scoping Plan. This Scoping Plan incorporates, coordinates, and
leverages many existing and ongoing efforts and identifies new policies and actions to accomplish the
State’s climate goals, and includes a description of a suite of specific actions to meet the State’s 2030 GHG
limit. In addition, Chapter 4 provides a broader description of the many actions and proposals being
explored across the sectors, including the natural resources sector, to achieve the State’s mid and long-
term climate goals.
Guided by legislative direction, the actions identified in the 2017 Scoping Plan reduce overall GHG
emissions in California and deliver policy signals that will continue to drive investment and certainty in a
low carbon economy. The 2017 Scoping Plan builds upon the successful framework established by the
Initial Scoping Plan and First Update, while identifying new, technologically feasible, and cost-effective
strategies to ensure that California meets its GHG reduction targets in a way that promotes and rewards
innovation, continues to foster economic growth, and delivers improvements to the environment and
public health, including in disadvantaged communities. The Plan includes policies to require direct GHG
reductions at some of the State’s largest stationary sources and mobile sources. These policies include
the use of lower GHG fuels, efficiency regulations, and the Cap-and Trade Program, which constrains and
reduces emissions at covered sources.
As the latest, 2017 Scoping Plan builds upon previous versions, project consistency with applicable
strategies of both the 2008 and 2017 Plan are assessed in Table 5, Project Consistency with CARG Scoping
Plan Policies and Measures.
Table 5
Project Consistency with CARB Scoping Plan Policies and Measures
2008 Scoping Plan Measures to Reduce Greenhouse
Gas Emissions
Project Compliance with Measure
California Light-Duty Vehicle Greenhouse Gas Standards
– Implement adopted standards and planned second
phase of the program. Align zero-emission vehicle,
alternative and renewable fuel and vehicle technology
programs with long-term climate change goals.
No conflict. These are CARB enforced standards;
vehicles that access the proposed project, that are
required to comply with the standards, will comply
with the strategy.
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Table 5
Project Consistency with CARB Scoping Plan Policies and Measures
2008 Scoping Plan Measures to Reduce Greenhouse
Gas Emissions
Project Compliance with Measure
Energy Efficiency – Maximize energy efficiency building
and appliance standards; pursue additional efficiency
including new technologies, policy, and implementation
mechanisms. Pursue comparable investment in energy
efficiency from all retail providers of electricity in
California.
No conflict. The proposed project will be compliant
with the current Title 24 standards.
Low Carbon Fuel Standard – Develop and adopt the Low
Carbon Fuel Standard.
No conflict. These are CARB enforced standards;
vehicles that access the proposed project that are
required to comply with the standards will comply
with the strategy.
Vehicle Efficiency Measures – Implement light-duty
vehicle efficiency measures.
No conflict. These are CARB enforced standards;
vehicles that access the proposed project, that are
required to comply with the standards, will comply
with the strategy.
Medium/Heavy-Duty Vehicles – Adopt medium and
heavy-duty vehicle efficiency measures.
No conflict. These are CARB enforced standards;
vehicles that access the proposed project, that are
required to comply with the standards, will comply
with the strategy.
Green Building Strategy – Expand the use of green
building practices to reduce the carbon footprint of
California’s new and existing inventory of buildings.
No conflict. The California Green Building Standards
Code (proposed Part 11, Title 24) was adopted as part
of the California Building Standards Code in the CCR.
Part 11 establishes voluntary standards, that are
mandatory in the 2019 edition of the Code, on
planning and design for sustainable site development,
energy efficiency (in excess of the California Energy
Code requirements), water conservation, material
conservation, and internal air contaminants. The
proposed project will be subject to these mandatory
standards.
High Global Warming Potential Gases – Adopt measures
to reduce high global warming potential gases.
No conflict. CARB identified five measures that reduce
HFC emissions from vehicular and commercial
refrigeration systems; vehicles that access the
proposed project that are required to comply with the
measures will comply with the strategy.
Recycling and Waste – Reduce methane emissions at
landfills. Increase waste diversion, composting, and
commercial recycling. Move toward zero-waste.
No conflict. The state is currently developing a
regulation to reduce methane emissions from
municipal solid waste landfills. The proposed project
will be required to comply with City programs, such as
City’s recycling and waste reduction program, which
comply, with the 75 percent reduction required in
2020 per AB 341.
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Table 5
Project Consistency with CARB Scoping Plan Policies and Measures
2008 Scoping Plan Measures to Reduce Greenhouse
Gas Emissions
Project Compliance with Measure
Water – Continue efficiency programs and use cleaner
energy sources to move and treat water.
No conflict. The proposed project will comply with all
applicable City ordinances and CAL Green
requirements.
2017 Scoping Plan Recommended Actions to Reduce
Greenhouse Gas Emissions
Project Compliance with Recommended Action
Implement Mobile Source Strategy: Further increase
GHG stringency on all light-duty vehicles beyond existing
Advanced Clean Car regulations.
No conflict. These are CARB enforced standards;
vehicles that access the proposed project, that are
required to comply with the standards, will comply
with the strategy
Implement Mobile Source Strategy: At least 1.5 million
zero emission and plug-in hybrid light-duty electric
vehicles by 2025 and at least 4.2 million zero emission
and plug-in hybrid light-duty electric vehicles by 2030.
No conflict. These are CARB enforced standards;
vehicles that access the proposed project, that are
required to comply with the standards, will comply
with the strategy.
Implement Mobile Source Strategy: Innovative Clean
Transit: Transition to a suite of to-be-determined
innovative clean transit options. Assumed 20 percent of
new urban buses purchased beginning in 2018 will be
zero emission buses with the penetration of zero-
emission technology ramped up to 100 percent of new
sales in 2030. Also, new natural gas buses, starting in
2018, and diesel buses, starting in 2020, meet the
optional heavy-duty low-NOX standard.
No conflict. These are CARB enforced standards;
vehicles that access the proposed project, that are
required to comply with the standards, will comply
with the strategy
Implement Mobile Source Strategy: Last Mile Delivery:
New regulation that would result in the use of low NOX
or cleaner engines and the deployment of increasing
numbers of zero-emission trucks primarily for class 3-7
last mile delivery trucks in California. This measure
assumes ZEVs comprise 2.5 percent of new Class 3–7
truck sales in local fleets starting in 2020, increasing to
10 percent in 2025 and remaining flat through 2030.
No conflict. These are CARB enforced standards;
vehicles that access the proposed project, that are
required to comply with the standards, will comply
with the strategy
Implement SB 350 by 2030: Establish annual targets for
statewide energy efficiency savings and demand
reduction that will achieve a cumulative doubling of
statewide energy efficiency savings in electricity and
natural gas end uses by 2030.
No conflict. The proposed project will be compliant
with the current Title 24 standards.
By 2019, develop regulations and programs to support
organic waste landfill reduction goals in the SLCP and SB
1383.
No conflict. The proposed project will be required to
comply with City programs, such as City’s recycling and
waste reduction program, which comply with the 75
percent reduction required by 2020 per AB 341.
Source: CARB Scoping Plan (2008 and 2017)
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As shown in Table 5 above, the project is consistent with the applicable strategies and would result in a
less than significant impact. Therefore, the project would not conflict with any applicable plan, policy or
regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases.
7. CUMULATIVE GREENHOUSE GAS IMPACTS
Although the project is expected to emit GHGs, the emission of GHGs by a single project into the
atmosphere is not itself necessarily an adverse environmental effect. Rather, it is the increased
accumulation of GHG from more than one project and many sources in the atmosphere that may result
in global climate change. Therefore, in the case of global climate change, the proximity of the project to
other GHG emission generating activities is not directly relevant to the determination of a cumulative
impact because climate change is a global condition. According to CAPCOA, “GHG impacts are exclusively
cumulative impacts; there are no non-cumulative GHG emission impacts from a climate change
perspective.”19 The resultant consequences of that climate change can cause adverse environmental
effects. A project’s GHG emissions typically would be very small in comparison to state or global GHG
emissions and, consequently, they would, in isolation, have no significant direct impact on climate change.
The California Governor issued Executive Order S-3-05, GHG Emission, in June 2005, which established
the following reduction targets:
§ 2010: Reduce greenhouse gas emissions to 2000 levels
§ 2020: Reduce greenhouse gas emissions to 1990 levels
§ 2050: Reduce greenhouse gas emissions to 80 percent below 1990 levels.
In 2006, the California State Legislature adopted AB 32, the California Global Warming Solutions Act of
2006. AB 32 requires CARB, to adopt rules and regulations to achieve GHG emissions equivalent to
statewide levels in 1990 by 2020 through an enforceable statewide emission cap which was phased in
starting in 2012.
Therefore, as the project's emissions meet the threshold for compliance with Executive Order S-3-05, the
project's emissions also comply with the goals of AB 32 and the Scoping Plan. Additionally, as the project
meets the current interim emissions targets/thresholds established by SCAQMD, the project would also
be on track to meet the reduction target of 40 percent below 1990 levels by 2030 mandated by SB-32.
Furthermore, the majority of the post 2020 reductions in GHG emissions are addressed via regulatory
19 Source: California Air Pollution Control Officers Association, CEQA & Climate change: Evaluating and Addressing Greenhouse
Gas Emissions from Projects Subject to the California Environmental Quality Act, (2008).
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requirements at the State level and the project will be required to comply with these regulations as they
come into effect.
As discussed previously, the project would emit less than 3,000 MTCO2e/year and would not conflict with
the CARB Scoping Plan. Therefore, the project’s incremental contribution to greenhouse gas emissions
and their effects on climate change would not be cumulatively considerable.
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VI. LIST OF ACRONYMS AND ABBREVIATIONS
AQMP Air Quality Management Plan
BACT Best Available Control Technologies
CAAQS California Ambient Air Quality Standards
CalEPA California Environmental Protection Agency
CARB California Air Resources Board
CCAA California Clean Air Act
CCAR California Climate Action Registry
CEQA California Environmental Quality Act
CFCs Chlorofluorocarbons
CH4 Methane
CNG Compressed natural gas
CO Carbon monoxide
CO2 Carbon dioxide
CO2e Carbon dioxide equivalent
DPM Diesel particulate matter
EPA U.S. Environmental Protection Agency
GHG Greenhouse gas
GWP Global warming potential
HIDPM Hazard Index Diesel Particulate Matter
HFCs Hydrofluorocarbons
IPCC International Panel on Climate Change
LCFS Low Carbon Fuel Standard
MTCO2e Metric tons of carbon dioxide equivalent
MMTCO2e Million metric tons of carbon dioxide equivalent
MPO Metropolitan Planning Organization
NAAQS National Ambient Air Quality Standards
NOx Nitrogen Oxides
NO2 Nitrogen dioxide
N2O Nitrous oxide
O3 Ozone
OPR Governor’s Office of Planning and Research
PFCs Perfluorocarbons
PM Particle matter
PM10 Particles that are less than 10 micrometers in diameter
PM2.5 Particles that are less than 2.5 micrometers in diameter
PMI Point of maximum impact
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PPM Parts per million
PPB Parts per billion
ROG Reactive Organic Gases (aka ROC or VOC)
RTIP Regional Transportation Improvement Plan
RTP Regional Transportation Plan
SCAB South Coast Air Basin
SCAG Southern California Association of Governments
SCAQMD South Coast Air Quality Management District
SF6 Sulfur hexafluoride
SIP State Implementation Plan
SOx Sulfur Oxides
TAC Toxic air contaminants
VCAPCD Ventura County Air Pollution Control District
VOC Volatile organic compounds
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Beltramo Ranch Project V. References
Air Quality and Greenhouse Gas Emissions Impact Analysis
53
V. REFERENCES
Associated Transportation Engineers
2021 Traffic and Circulation Study For the Beltramo Ranch Residential Project, City of Moorpark. May
19.
California Air Resources Board
2008 Resolution 08-43
2008 Recommended Approaches for Setting Interim Significance Thresholds for Greenhouse Gases
under the California Environmental Quality Act
2008 Climate Change Scoping Plan, a framework for change.
2011 Supplement to the AB 32 Scoping Plan Functional Equivalent Document
2013 Almanac of Emissions and Air Quality.
Source: https://www.arb.ca.gov/aqd/almanac/almanac13/almanac13.htm
2014 First Update to the Climate Change Scoping Plan, Building on the Framework Pursuant to AB32,
the California Global Warming Solutions Act of 2006. May.
2017 California's 2017 Climate Change Scoping Plan. November.
City of Moorpark
1986 General Plan
Governor’s Office of Planning and Research
2008 CEQA and Climate: Addressing Climate Change Through California Environmental Quality Act
(CEQA) Review
2018 CEQA Guideline Sections to be Added or Amended
Intergovernmental Panel on Climate Change (IPCC).
2014 IPCC Fifth Assessment Report, Climate Change 2014: Synthesis Report
South Coast Air Quality Management District (SCAQMD)
2011 California Environmental Quality Act (CEQA) And Federal Conformity Guidelines. February
Office of Environmental Health Hazard Assessment
2015 Air Toxics Hot Spots Program Risk Assessment Guidelines
Southern California Association of Governments
2016 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy
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Complete Administrative Draft City of Moorpark April 2022
Beltramo Ranch Project V. References
Air Quality and Greenhouse Gas Emissions Impact Analysis
54
U.S. Environmental Protection Agency (EPA)
2017 Understanding Global Warming Potentials
(Source: https://www.epa.gov/ghgemissions/understanding-global-warming-potentials)
U.S. Geological Survey
2011 Reported Historic Asbestos Mines, Historic Asbestos Prospects, and Other Natural Occurrences of
Asbestos in California
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Beltramo Ranch Project VI. List of Acronyms and Abbreviations
Air Quality and Greenhouse Gas Emissions Impact Analysis
55
VI. LIST OF ACRONYMS AND ABBREVIATIONS
AQMP Air Quality Management Plan
BACT Best Available Control Technologies
CAAQS California Ambient Air Quality Standards
CalEPA California Environmental Protection Agency
CARB California Air Resources Board
CCAA California Clean Air Act
CCAR California Climate Action Registry
CEQA California Environmental Quality Act
CFCs Chlorofluorocarbons
CH4 Methane
CNG Compressed natural gas
CO Carbon monoxide
CO2 Carbon dioxide
CO2e Carbon dioxide equivalent
DPM Diesel particulate matter
EPA U.S. Environmental Protection Agency
GHG Greenhouse gas
GWP Global warming potential
HIDPM Hazard Index Diesel Particulate Matter
HFCs Hydrofluorocarbons
IPCC International Panel on Climate Change
LCFS Low Carbon Fuel Standard
MTCO2e Metric tons of carbon dioxide equivalent
MMTCO2e Million metric tons of carbon dioxide equivalent
MPO Metropolitan Planning Organization
NAAQS National Ambient Air Quality Standards
NOx Nitrogen Oxides
NO2 Nitrogen dioxide
N2O Nitrous oxide
O3 Ozone
OPR Governor’s Office of Planning and Research
PFCs Perfluorocarbons
PM Particle matter
PM10 Particles that are less than 10 micrometers in diameter
PM2.5 Particles that are less than 2.5 micrometers in diameter
PMI Point of maximum impact
Resolution No. 2022-____
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Complete Administrative Draft City of Moorpark April 2022
Beltramo Ranch Project VII. List of Acronyms and Abbreviations
Air Quality and Greenhouse Gas Emissions Impact Analysis
56
PPM Parts per million
PPB Parts per billion
ROG Reactive Organic Gases (aka ROC or VOC)
RTIP Regional Transportation Improvement Plan
RTP Regional Transportation Plan
SCAB South Coast Air Basin
SCAG Southern California Association of Governments
SCAQMD South Coast Air Quality Management District
SF6 Sulfur hexafluoride
SIP State Implementation Plan
SOx Sulfur Oxides
TAC Toxic air contaminants
VCAPCD Ventura County Air Pollution Control District
VOC Volatile organic compounds
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APPENDICES
Appendix A: CalEEMod Model Daily Emissions Printouts
Appendix B: CalEEMod Annual Emissions Printouts
Appendix C: Emissions Reduction and Dust Control BMP Measures
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APPENDIX A
CalEEMod Model Daily Emissions Printouts
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Beltramo Ranch
Ventura County, Summer
Project Characteristics -
Land Use - 47 SFDs with ~1.85 ac of on-site roads, ~56,000 SF of open space on ~7.4 acres
Construction Phase - Construction to start ~ Jan 2023 and take ~19 months to complete.
Trips and VMT - 1 vendor trip added to demo for the removal and transport of the triple-wide trailer offsite to 11450 Mission Blvd, Mira Loma (93.8 miles).
Vehicle calss changed to HHDT.
Demolition - 7,402 SF of demo (4,274 SF of existing residences and church, 3,128 SF of mobile homes) = 340.5 tons. 74,225 SF of asphalt and paving = 501
tons. Total tons of demo = 841.5 tons
Grading - ~2553 CY of import.
Architectural Coating - Area of roads to be painted = 6% of 80,586 SF = 4,835 SF
Area Coating - Area of roads to be painted = 6% of 80,586 SF = 4,835 SF
Sequestration - ~345 new trees to be planted on-site
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
Other Asphalt Surfaces 1.85 Acre 1.85 80,586.00 0
Other Non-Asphalt Surfaces 56.00 1000sqft 1.29 56,000.00 0
Single Family Housing 47.00 Dwelling Unit 4.26 84,600.00 144
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
8
Wind Speed (m/s)Precipitation Freq (Days)2.6 31
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Southern California Edison
2024Operational Year
CO2 Intensity
(lb/MWhr)
390.98 0.033CH4 Intensity
(lb/MWhr)
0.004N2O Intensity
(lb/MWhr)
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Construction Off-road Equipment Mitigation -
Water Mitigation - 20% reduction in indoor water use per CalGreen requirements.
Waste Mitigation - Assumed least 50% of waste will be diverted.
Woodstoves -
2.0 Emissions Summary
Table Name Column Name Default Value New Value
tblArchitecturalCoating ConstArea_Parking 8,195.00 4,835.00
tblAreaCoating Area_Parking 8195 4835
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15
tblConstructionPhase NumDays 20.00 30.00
tblConstructionPhase NumDays 20.00 120.00
tblConstructionPhase NumDays 20.00 55.00
tblConstructionPhase NumDays 20.00 55.00
tblGrading MaterialImported 0.00 2,553.00
tblLandUse LotAcreage 15.26 4.26
tblSequestration NumberOfNewTrees 0.00 345.00
tblTripsAndVMT VendorTripLength 7.30 93.80
tblTripsAndVMT VendorTripNumber 0.00 1.00
tblTripsAndVMT VendorVehicleClass HDT_Mix HHDT
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2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2023 2.3236 22.3395 20.2324 0.0440 7.2552 1.0047 8.0332 3.4706 0.9349 4.1864 0.0000 4,311.590
0
4,311.590
0
1.0840 0.0950 4,361.222
6
2024 17.3855 14.5800 18.2997 0.0369 0.7906 0.6226 1.4132 0.2138 0.5856 0.7995 0.0000 3,608.699
8
3,608.699
8
0.7356 0.0929 3,652.412
3
Maximum 17.3855 22.3395 20.2324 0.0440 7.2552 1.0047 8.0332 3.4706 0.9349 4.1864 0.0000 4,311.590
0
4,311.590
0
1.0840 0.0950 4,361.222
6
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2023 2.3236 22.3395 20.2324 0.0440 3.3581 1.0047 4.1361 1.5867 0.9349 2.3025 0.0000 4,311.590
0
4,311.590
0
1.0840 0.0950 4,361.222
6
2024 17.3855 14.5800 18.2997 0.0369 0.7906 0.6226 1.4132 0.2138 0.5856 0.7995 0.0000 3,608.699
8
3,608.699
8
0.7356 0.0929 3,652.412
3
Maximum 17.3855 22.3395 20.2324 0.0440 3.3581 1.0047 4.1361 1.5867 0.9349 2.3025 0.0000 4,311.590
0
4,311.590
0
1.0840 0.0950 4,361.222
6
Mitigated Construction
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 48.44 0.00 41.25 51.13 0.00 37.78 0.00 0.00 0.00 0.00 0.00 0.00
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2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 2.2177 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 0.0000 6.9946 6.9946 6.7300e-
003
0.0000 7.1629
Energy 0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
Mobile 1.3096 1.3868 11.4617 0.0243 2.6114 0.0189 2.6303 0.6961 0.0177 0.7138 2,514.040
5
2,514.040
5
0.1600 0.1101 2,550.850
0
Total 3.5605 1.7151 15.4642 0.0263 2.6114 0.0634 2.6747 0.6961 0.0621 0.7582 0.0000 2,883.063
9
2,883.063
9
0.1737 0.1167 2,922.193
0
Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 2.2177 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 0.0000 6.9946 6.9946 6.7300e-
003
0.0000 7.1629
Energy 0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
Mobile 1.3096 1.3868 11.4617 0.0243 2.6114 0.0189 2.6303 0.6961 0.0177 0.7138 2,514.040
5
2,514.040
5
0.1600 0.1101 2,550.850
0
Total 3.5605 1.7151 15.4642 0.0263 2.6114 0.0634 2.6747 0.6961 0.0621 0.7582 0.0000 2,883.063
9
2,883.063
9
0.1737 0.1167 2,922.193
0
Mitigated Operational
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3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Demolition Demolition 1/2/2023 2/10/2023 5 30
2 Grading Grading 2/11/2023 7/28/2023 5 120
3 Building Construction Building Construction 7/29/2023 6/14/2024 5 230
4 Paving Paving 6/15/2024 8/30/2024 5 55
5 Architectural Coating Architectural Coating 6/15/2024 8/30/2024 5 55
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor
Demolition Concrete/Industrial Saws 1 8.00 81 0.73
Demolition Excavators 3 8.00 158 0.38
Demolition Rubber Tired Dozers 2 8.00 247 0.40
Grading Excavators 1 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Residential Indoor: 171,315; Residential Outdoor: 57,105; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 4,835
(Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 0
Acres of Grading (Grading Phase): 120
Acres of Paving: 3.14
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3.1 Mitigation Measures Construction
Water Exposed Area
Reduce Vehicle Speed on Unpaved Roads
Grading Tractors/Loaders/Backhoes 3 8.00 97 0.37
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37
Building Construction Welders 1 8.00 46 0.45
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Demolition 6 15.00 1.00 83.00 10.80 93.80 20.00 LD_Mix HHDT HHDT
Grading 6 15.00 0.00 319.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT
Building Construction 9 74.00 27.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT
Paving 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT
Architectural Coating 1 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT
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3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 0.6077 0.0000 0.6077 0.0920 0.0000 0.0920 0.0000 0.0000
Off-Road 2.2691 21.4844 19.6434 0.0388 0.9975 0.9975 0.9280 0.9280 3,746.984
0
3,746.984
0
1.0494 3,773.218
3
Total 2.2691 21.4844 19.6434 0.0388 0.6077 0.9975 1.6053 0.0920 0.9280 1.0200 3,746.984
0
3,746.984
0
1.0494 3,773.218
3
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 5.5800e-
003
0.3320 0.0945 1.5600e-
003
0.0483 2.4400e-
003
0.0507 0.0132 2.3400e-
003
0.0156 173.1643 173.1643 0.0118 0.0276 181.6785
Vendor 5.7800e-
003
0.4964 0.1094 2.5500e-
003
0.0818 4.1000e-
003
0.0859 0.0224 3.9200e-
003
0.0263 283.8394 283.8394 0.0197 0.0452 297.8072
Worker 0.0432 0.0267 0.3851 1.0500e-
003
0.1232 6.7000e-
004
0.1239 0.0327 6.1000e-
004
0.0333 107.6023 107.6023 3.1600e-
003
2.8100e-
003
108.5187
Total 0.0545 0.8551 0.5890 5.1600e-
003
0.2533 7.2100e-
003
0.2605 0.0683 6.8700e-
003
0.0752 564.6060 564.6060 0.0346 0.0756 588.0043
Unmitigated Construction Off-Site
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3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 0.2735 0.0000 0.2735 0.0414 0.0000 0.0414 0.0000 0.0000
Off-Road 2.2691 21.4844 19.6434 0.0388 0.9975 0.9975 0.9280 0.9280 0.0000 3,746.984
0
3,746.984
0
1.0494 3,773.218
3
Total 2.2691 21.4844 19.6434 0.0388 0.2735 0.9975 1.2710 0.0414 0.9280 0.9694 0.0000 3,746.984
0
3,746.984
0
1.0494 3,773.218
3
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 5.5800e-
003
0.3320 0.0945 1.5600e-
003
0.0483 2.4400e-
003
0.0507 0.0132 2.3400e-
003
0.0156 173.1643 173.1643 0.0118 0.0276 181.6785
Vendor 5.7800e-
003
0.4964 0.1094 2.5500e-
003
0.0818 4.1000e-
003
0.0859 0.0224 3.9200e-
003
0.0263 283.8394 283.8394 0.0197 0.0452 297.8072
Worker 0.0432 0.0267 0.3851 1.0500e-
003
0.1232 6.7000e-
004
0.1239 0.0327 6.1000e-
004
0.0333 107.6023 107.6023 3.1600e-
003
2.8100e-
003
108.5187
Total 0.0545 0.8551 0.5890 5.1600e-
003
0.2533 7.2100e-
003
0.2605 0.0683 6.8700e-
003
0.0752 564.6060 564.6060 0.0346 0.0756 588.0043
Mitigated Construction Off-Site
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3.3 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 7.0856 0.0000 7.0856 3.4252 0.0000 3.4252 0.0000 0.0000
Off-Road 1.7109 17.9359 14.7507 0.0297 0.7749 0.7749 0.7129 0.7129 2,872.691
0
2,872.691
0
0.9291 2,895.918
2
Total 1.7109 17.9359 14.7507 0.0297 7.0856 0.7749 7.8605 3.4252 0.7129 4.1381 2,872.691
0
2,872.691
0
0.9291 2,895.918
2
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 5.3700e-
003
0.3190 0.0908 1.5000e-
003
0.0464 2.3500e-
003
0.0488 0.0127 2.2500e-
003
0.0150 166.3838 166.3838 0.0113 0.0265 174.5646
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0432 0.0267 0.3851 1.0500e-
003
0.1232 6.7000e-
004
0.1239 0.0327 6.1000e-
004
0.0333 107.6023 107.6023 3.1600e-
003
2.8100e-
003
108.5187
Total 0.0485 0.3456 0.4759 2.5500e-
003
0.1696 3.0200e-
003
0.1727 0.0454 2.8600e-
003
0.0483 273.9861 273.9861 0.0145 0.0293 283.0832
Unmitigated Construction Off-Site
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3.3 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 3.1885 0.0000 3.1885 1.5413 0.0000 1.5413 0.0000 0.0000
Off-Road 1.7109 17.9359 14.7507 0.0297 0.7749 0.7749 0.7129 0.7129 0.0000 2,872.691
0
2,872.691
0
0.9291 2,895.918
2
Total 1.7109 17.9359 14.7507 0.0297 3.1885 0.7749 3.9634 1.5413 0.7129 2.2543 0.0000 2,872.691
0
2,872.691
0
0.9291 2,895.918
2
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 5.3700e-
003
0.3190 0.0908 1.5000e-
003
0.0464 2.3500e-
003
0.0488 0.0127 2.2500e-
003
0.0150 166.3838 166.3838 0.0113 0.0265 174.5646
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0432 0.0267 0.3851 1.0500e-
003
0.1232 6.7000e-
004
0.1239 0.0327 6.1000e-
004
0.0333 107.6023 107.6023 3.1600e-
003
2.8100e-
003
108.5187
Total 0.0485 0.3456 0.4759 2.5500e-
003
0.1696 3.0200e-
003
0.1727 0.0454 2.8600e-
003
0.0483 273.9861 273.9861 0.0145 0.0293 283.0832
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:23 AMPage 11 of 26
Beltramo Ranch - Ventura County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 156
244
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0268 1.0230 0.3634 5.0000e-
003
0.1827 6.0800e-
003
0.1888 0.0526 5.8200e-
003
0.0584 542.5775 542.5775 0.0223 0.0812 567.3284
Worker 0.2129 0.1316 1.9000 5.1900e-
003
0.6079 3.2900e-
003
0.6112 0.1612 3.0300e-
003
0.1643 530.8379 530.8379 0.0156 0.0139 535.3589
Total 0.2397 1.1546 2.2635 0.0102 0.7906 9.3700e-
003
0.8000 0.2138 8.8500e-
003
0.2227 1,073.415
4
1,073.415
4
0.0379 0.0950 1,102.687
2
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:23 AMPage 12 of 26
Beltramo Ranch - Ventura County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 157
245
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0268 1.0230 0.3634 5.0000e-
003
0.1827 6.0800e-
003
0.1888 0.0526 5.8200e-
003
0.0584 542.5775 542.5775 0.0223 0.0812 567.3284
Worker 0.2129 0.1316 1.9000 5.1900e-
003
0.6079 3.2900e-
003
0.6112 0.1612 3.0300e-
003
0.1643 530.8379 530.8379 0.0156 0.0139 535.3589
Total 0.2397 1.1546 2.2635 0.0102 0.7906 9.3700e-
003
0.8000 0.2138 8.8500e-
003
0.2227 1,073.415
4
1,073.415
4
0.0379 0.0950 1,102.687
2
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:23 AMPage 13 of 26
Beltramo Ranch - Ventura County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 158
246
3.4 Building Construction - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.4716 13.4438 16.1668 0.0270 0.6133 0.6133 0.5769 0.5769 2,555.698
9
2,555.698
9
0.6044 2,570.807
7
Total 1.4716 13.4438 16.1668 0.0270 0.6133 0.6133 0.5769 0.5769 2,555.698
9
2,555.698
9
0.6044 2,570.807
7
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0261 1.0181 0.3616 4.9200e-
003
0.1827 6.1000e-
003
0.1888 0.0526 5.8300e-
003
0.0584 534.3843 534.3843 0.0229 0.0799 558.7787
Worker 0.1989 0.1181 1.7712 5.0300e-
003
0.6079 3.1500e-
003
0.6110 0.1612 2.9000e-
003
0.1641 518.6166 518.6166 0.0142 0.0129 522.8260
Total 0.2251 1.1362 2.1329 9.9500e-
003
0.7906 9.2500e-
003
0.7999 0.2138 8.7300e-
003
0.2226 1,053.000
9
1,053.000
9
0.0371 0.0929 1,081.604
7
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:23 AMPage 14 of 26
Beltramo Ranch - Ventura County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 159
247
3.4 Building Construction - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.4716 13.4438 16.1668 0.0270 0.6133 0.6133 0.5769 0.5769 0.0000 2,555.698
9
2,555.698
9
0.6044 2,570.807
7
Total 1.4716 13.4438 16.1668 0.0270 0.6133 0.6133 0.5769 0.5769 0.0000 2,555.698
9
2,555.698
9
0.6044 2,570.807
7
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0261 1.0181 0.3616 4.9200e-
003
0.1827 6.1000e-
003
0.1888 0.0526 5.8300e-
003
0.0584 534.3843 534.3843 0.0229 0.0799 558.7787
Worker 0.1989 0.1181 1.7712 5.0300e-
003
0.6079 3.1500e-
003
0.6110 0.1612 2.9000e-
003
0.1641 518.6166 518.6166 0.0142 0.0129 522.8260
Total 0.2251 1.1362 2.1329 9.9500e-
003
0.7906 9.2500e-
003
0.7999 0.2138 8.7300e-
003
0.2226 1,053.000
9
1,053.000
9
0.0371 0.0929 1,081.604
7
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:23 AMPage 15 of 26
Beltramo Ranch - Ventura County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 160
248
3.5 Paving - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.9882 9.5246 14.6258 0.0228 0.4685 0.4685 0.4310 0.4310 2,207.547
2
2,207.547
2
0.7140 2,225.396
3
Paving 0.0881 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 1.0763 9.5246 14.6258 0.0228 0.4685 0.4685 0.4310 0.4310 2,207.547
2
2,207.547
2
0.7140 2,225.396
3
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0403 0.0239 0.3590 1.0200e-
003
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 105.1250 105.1250 2.8800e-
003
2.6200e-
003
105.9782
Total 0.0403 0.0239 0.3590 1.0200e-
003
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 105.1250 105.1250 2.8800e-
003
2.6200e-
003
105.9782
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:23 AMPage 16 of 26
Beltramo Ranch - Ventura County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 161
249
3.5 Paving - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.9882 9.5246 14.6258 0.0228 0.4685 0.4685 0.4310 0.4310 0.0000 2,207.547
2
2,207.547
2
0.7140 2,225.396
3
Paving 0.0881 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 1.0763 9.5246 14.6258 0.0228 0.4685 0.4685 0.4310 0.4310 0.0000 2,207.547
2
2,207.547
2
0.7140 2,225.396
3
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0403 0.0239 0.3590 1.0200e-
003
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 105.1250 105.1250 2.8800e-
003
2.6200e-
003
105.9782
Total 0.0403 0.0239 0.3590 1.0200e-
003
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 105.1250 105.1250 2.8800e-
003
2.6200e-
003
105.9782
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:23 AMPage 17 of 26
Beltramo Ranch - Ventura County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 162
250
3.6 Architectural Coating - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 16.0477 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1808 1.2188 1.8101 2.9700e-
003
0.0609 0.0609 0.0609 0.0609 281.4481 281.4481 0.0159 281.8443
Total 16.2285 1.2188 1.8101 2.9700e-
003
0.0609 0.0609 0.0609 0.0609 281.4481 281.4481 0.0159 281.8443
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0403 0.0239 0.3590 1.0200e-
003
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 105.1250 105.1250 2.8800e-
003
2.6200e-
003
105.9782
Total 0.0403 0.0239 0.3590 1.0200e-
003
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 105.1250 105.1250 2.8800e-
003
2.6200e-
003
105.9782
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:23 AMPage 18 of 26
Beltramo Ranch - Ventura County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 163
251
3.6 Architectural Coating - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 16.0477 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1808 1.2188 1.8101 2.9700e-
003
0.0609 0.0609 0.0609 0.0609 0.0000 281.4481 281.4481 0.0159 281.8443
Total 16.2285 1.2188 1.8101 2.9700e-
003
0.0609 0.0609 0.0609 0.0609 0.0000 281.4481 281.4481 0.0159 281.8443
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0403 0.0239 0.3590 1.0200e-
003
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 105.1250 105.1250 2.8800e-
003
2.6200e-
003
105.9782
Total 0.0403 0.0239 0.3590 1.0200e-
003
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 105.1250 105.1250 2.8800e-
003
2.6200e-
003
105.9782
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:23 AMPage 19 of 26
Beltramo Ranch - Ventura County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 164
252
4.0 Operational Detail - Mobile
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 1.3096 1.3868 11.4617 0.0243 2.6114 0.0189 2.6303 0.6961 0.0177 0.7138 2,514.040
5
2,514.040
5
0.1600 0.1101 2,550.850
0
Unmitigated 1.3096 1.3868 11.4617 0.0243 2.6114 0.0189 2.6303 0.6961 0.0177 0.7138 2,514.040
5
2,514.040
5
0.1600 0.1101 2,550.850
0
4.1 Mitigation Measures Mobile
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Other Asphalt Surfaces 0.00 0.00 0.00
Other Non-Asphalt Surfaces 0.00 0.00 0.00
Single Family Housing 443.68 448.38 401.85 1,211,264 1,211,264
Total 443.68 448.38 401.85 1,211,264 1,211,264
Miles Trip %Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by
Other Asphalt Surfaces 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0
Other Non-Asphalt Surfaces 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0
Single Family Housing 10.80 7.30 7.50 32.90 18.00 49.10 86 11 3
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:23 AMPage 20 of 26
Beltramo Ranch - Ventura County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 165
253
4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH
Other Asphalt Surfaces 0.548670 0.058343 0.171689 0.130773 0.027316 0.007545 0.011806 0.006161 0.000681 0.000392 0.029028 0.000637 0.006958
Other Non-Asphalt Surfaces 0.548670 0.058343 0.171689 0.130773 0.027316 0.007545 0.011806 0.006161 0.000681 0.000392 0.029028 0.000637 0.006958
Single Family Housing 0.548670 0.058343 0.171689 0.130773 0.027316 0.007545 0.011806 0.006161 0.000681 0.000392 0.029028 0.000637 0.006958
5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
NaturalGas
Mitigated
0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
NaturalGas
Unmitigated
0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
5.1 Mitigation Measures Energy
Historical Energy Use: N
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:23 AMPage 21 of 26
Beltramo Ranch - Ventura County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 166
254
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Other Non-
Asphalt Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
3077.24 0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
Total 0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
Unmitigated
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6.1 Mitigation Measures Area
6.0 Area Detail
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Other Non-
Asphalt Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
3.07724 0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
Total 0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
Mitigated
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 2.2177 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 0.0000 6.9946 6.9946 6.7300e-
003
0.0000 7.1629
Unmitigated 2.2177 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 0.0000 6.9946 6.9946 6.7300e-
003
0.0000 7.1629
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.2418 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
1.8588 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 0.1171 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 6.9946 6.9946 6.7300e-
003
7.1629
Total 2.2177 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 0.0000 6.9946 6.9946 6.7300e-
003
0.0000 7.1629
Unmitigated
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Apply Water Conservation Strategy
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.2418 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
1.8588 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 0.1171 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 6.9946 6.9946 6.7300e-
003
7.1629
Total 2.2177 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 0.0000 6.9946 6.9946 6.7300e-
003
0.0000 7.1629
Mitigated
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11.0 Vegetation
8.1 Mitigation Measures Waste
Institute Recycling and Composting Services
8.0 Waste Detail
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:23 AMPage 26 of 26
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Beltramo Ranch
Ventura County, Winter
Project Characteristics -
Land Use - 47 SFDs with ~1.85 ac of on-site roads, ~56,000 SF of open space on ~7.4 acres
Construction Phase - Construction to start ~ Jan 2023 and take ~19 months to complete.
Trips and VMT - 1 vendor trip added to demo for the removal and transport of the triple-wide trailer offsite to 11450 Mission Blvd, Mira Loma (93.8 miles).
Vehicle calss changed to HHDT.
Demolition - 7,402 SF of demo (4,274 SF of existing residences and church, 3,128 SF of mobile homes) = 340.5 tons. 74,225 SF of asphalt and paving = 501
tons. Total tons of demo = 841.5 tons
Grading - ~2553 CY of import.
Architectural Coating - Area of roads to be painted = 6% of 80,586 SF = 4,835 SF
Area Coating - Area of roads to be painted = 6% of 80,586 SF = 4,835 SF
Sequestration - ~345 new trees to be planted on-site
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
Other Asphalt Surfaces 1.85 Acre 1.85 80,586.00 0
Other Non-Asphalt Surfaces 56.00 1000sqft 1.29 56,000.00 0
Single Family Housing 47.00 Dwelling Unit 4.26 84,600.00 144
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
8
Wind Speed (m/s)Precipitation Freq (Days)2.6 31
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Southern California Edison
2024Operational Year
CO2 Intensity
(lb/MWhr)
390.98 0.033CH4 Intensity
(lb/MWhr)
0.004N2O Intensity
(lb/MWhr)
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Construction Off-road Equipment Mitigation -
Water Mitigation - 20% reduction in indoor water use per CalGreen requirements.
Waste Mitigation - Assumed least 50% of waste will be diverted.
Woodstoves -
2.0 Emissions Summary
Table Name Column Name Default Value New Value
tblArchitecturalCoating ConstArea_Parking 8,195.00 4,835.00
tblAreaCoating Area_Parking 8195 4835
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15
tblConstructionPhase NumDays 20.00 30.00
tblConstructionPhase NumDays 20.00 120.00
tblConstructionPhase NumDays 20.00 55.00
tblConstructionPhase NumDays 20.00 55.00
tblGrading MaterialImported 0.00 2,553.00
tblLandUse LotAcreage 15.26 4.26
tblSequestration NumberOfNewTrees 0.00 345.00
tblTripsAndVMT VendorTripLength 7.30 93.80
tblTripsAndVMT VendorTripNumber 0.00 1.00
tblTripsAndVMT VendorVehicleClass HDT_Mix HHDT
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2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2023 2.3266 22.3776 20.2269 0.0440 7.2552 1.0048 8.0332 3.4706 0.9349 4.1864 0.0000 4,307.148
6
4,307.148
6
1.0843 0.0968 4,356.892
0
2024 17.3921 14.6452 18.2820 0.0367 0.7906 0.6226 1.4132 0.2138 0.5857 0.7995 0.0000 3,587.087
7
3,587.087
7
0.7361 0.0945 3,631.312
0
Maximum 17.3921 22.3776 20.2269 0.0440 7.2552 1.0048 8.0332 3.4706 0.9349 4.1864 0.0000 4,307.148
6
4,307.148
6
1.0843 0.0968 4,356.892
0
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2023 2.3266 22.3776 20.2269 0.0440 3.3581 1.0048 4.1361 1.5867 0.9349 2.3025 0.0000 4,307.148
6
4,307.148
6
1.0843 0.0968 4,356.892
0
2024 17.3921 14.6452 18.2820 0.0367 0.7906 0.6226 1.4132 0.2138 0.5857 0.7995 0.0000 3,587.087
7
3,587.087
7
0.7361 0.0945 3,631.312
0
Maximum 17.3921 22.3776 20.2269 0.0440 3.3581 1.0048 4.1361 1.5867 0.9349 2.3025 0.0000 4,307.148
6
4,307.148
6
1.0843 0.0968 4,356.892
0
Mitigated Construction
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 48.44 0.00 41.25 51.13 0.00 37.78 0.00 0.00 0.00 0.00 0.00 0.00
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2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 2.2177 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 0.0000 6.9946 6.9946 6.7300e-
003
0.0000 7.1629
Energy 0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
Mobile 1.2753 1.5318 12.1394 0.0235 2.6114 0.0189 2.6303 0.6961 0.0177 0.7138 2,429.702
0
2,429.702
0
0.1734 0.1179 2,469.167
4
Total 3.5262 1.8601 16.1419 0.0255 2.6114 0.0634 2.6747 0.6961 0.0621 0.7582 0.0000 2,798.725
3
2,798.725
3
0.1871 0.1245 2,840.510
4
Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 2.2177 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 0.0000 6.9946 6.9946 6.7300e-
003
0.0000 7.1629
Energy 0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
Mobile 1.2753 1.5318 12.1394 0.0235 2.6114 0.0189 2.6303 0.6961 0.0177 0.7138 2,429.702
0
2,429.702
0
0.1734 0.1179 2,469.167
4
Total 3.5262 1.8601 16.1419 0.0255 2.6114 0.0634 2.6747 0.6961 0.0621 0.7582 0.0000 2,798.725
3
2,798.725
3
0.1871 0.1245 2,840.510
4
Mitigated Operational
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3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Demolition Demolition 1/2/2023 2/10/2023 5 30
2 Grading Grading 2/11/2023 7/28/2023 5 120
3 Building Construction Building Construction 7/29/2023 6/14/2024 5 230
4 Paving Paving 6/15/2024 8/30/2024 5 55
5 Architectural Coating Architectural Coating 6/15/2024 8/30/2024 5 55
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor
Demolition Concrete/Industrial Saws 1 8.00 81 0.73
Demolition Excavators 3 8.00 158 0.38
Demolition Rubber Tired Dozers 2 8.00 247 0.40
Grading Excavators 1 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Residential Indoor: 171,315; Residential Outdoor: 57,105; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 4,835
(Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 0
Acres of Grading (Grading Phase): 120
Acres of Paving: 3.14
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3.1 Mitigation Measures Construction
Water Exposed Area
Reduce Vehicle Speed on Unpaved Roads
Grading Tractors/Loaders/Backhoes 3 8.00 97 0.37
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37
Building Construction Welders 1 8.00 46 0.45
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Demolition 6 15.00 1.00 83.00 10.80 93.80 20.00 LD_Mix HHDT HHDT
Grading 6 15.00 0.00 319.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT
Building Construction 9 74.00 27.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT
Paving 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT
Architectural Coating 1 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 7 of 26
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3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 0.6077 0.0000 0.6077 0.0920 0.0000 0.0920 0.0000 0.0000
Off-Road 2.2691 21.4844 19.6434 0.0388 0.9975 0.9975 0.9280 0.9280 3,746.984
0
3,746.984
0
1.0494 3,773.218
3
Total 2.2691 21.4844 19.6434 0.0388 0.6077 0.9975 1.6053 0.0920 0.9280 1.0200 3,746.984
0
3,746.984
0
1.0494 3,773.218
3
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 5.2300e-
003
0.3461 0.0958 1.5600e-
003
0.0483 2.4500e-
003
0.0508 0.0132 2.3400e-
003
0.0156 173.3223 173.3223 0.0118 0.0276 181.8437
Vendor 5.6500e-
003
0.5159 0.1097 2.5600e-
003
0.0818 4.1000e-
003
0.0859 0.0224 3.9200e-
003
0.0263 283.8963 283.8963 0.0197 0.0452 297.8670
Worker 0.0466 0.0312 0.3781 1.0100e-
003
0.1232 6.7000e-
004
0.1239 0.0327 6.1000e-
004
0.0333 102.9460 102.9460 3.4400e-
003
3.1200e-
003
103.9631
Total 0.0575 0.8932 0.5835 5.1300e-
003
0.2533 7.2200e-
003
0.2605 0.0683 6.8700e-
003
0.0752 560.1646 560.1646 0.0349 0.0760 583.6737
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 8 of 26
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3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 0.2735 0.0000 0.2735 0.0414 0.0000 0.0414 0.0000 0.0000
Off-Road 2.2691 21.4844 19.6434 0.0388 0.9975 0.9975 0.9280 0.9280 0.0000 3,746.984
0
3,746.984
0
1.0494 3,773.218
3
Total 2.2691 21.4844 19.6434 0.0388 0.2735 0.9975 1.2710 0.0414 0.9280 0.9694 0.0000 3,746.984
0
3,746.984
0
1.0494 3,773.218
3
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 5.2300e-
003
0.3461 0.0958 1.5600e-
003
0.0483 2.4500e-
003
0.0508 0.0132 2.3400e-
003
0.0156 173.3223 173.3223 0.0118 0.0276 181.8437
Vendor 5.6500e-
003
0.5159 0.1097 2.5600e-
003
0.0818 4.1000e-
003
0.0859 0.0224 3.9200e-
003
0.0263 283.8963 283.8963 0.0197 0.0452 297.8670
Worker 0.0466 0.0312 0.3781 1.0100e-
003
0.1232 6.7000e-
004
0.1239 0.0327 6.1000e-
004
0.0333 102.9460 102.9460 3.4400e-
003
3.1200e-
003
103.9631
Total 0.0575 0.8932 0.5835 5.1300e-
003
0.2533 7.2200e-
003
0.2605 0.0683 6.8700e-
003
0.0752 560.1646 560.1646 0.0349 0.0760 583.6737
Mitigated Construction Off-Site
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3.3 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 7.0856 0.0000 7.0856 3.4252 0.0000 3.4252 0.0000 0.0000
Off-Road 1.7109 17.9359 14.7507 0.0297 0.7749 0.7749 0.7129 0.7129 2,872.691
0
2,872.691
0
0.9291 2,895.918
2
Total 1.7109 17.9359 14.7507 0.0297 7.0856 0.7749 7.8605 3.4252 0.7129 4.1381 2,872.691
0
2,872.691
0
0.9291 2,895.918
2
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 5.0300e-
003
0.3325 0.0920 1.5000e-
003
0.0464 2.3500e-
003
0.0488 0.0127 2.2500e-
003
0.0150 166.5356 166.5356 0.0113 0.0265 174.7233
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0466 0.0312 0.3781 1.0100e-
003
0.1232 6.7000e-
004
0.1239 0.0327 6.1000e-
004
0.0333 102.9460 102.9460 3.4400e-
003
3.1200e-
003
103.9631
Total 0.0516 0.3638 0.4701 2.5100e-
003
0.1696 3.0200e-
003
0.1727 0.0454 2.8600e-
003
0.0483 269.4816 269.4816 0.0148 0.0297 278.6864
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 10 of 26
Beltramo Ranch - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 181
269
3.3 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 3.1885 0.0000 3.1885 1.5413 0.0000 1.5413 0.0000 0.0000
Off-Road 1.7109 17.9359 14.7507 0.0297 0.7749 0.7749 0.7129 0.7129 0.0000 2,872.691
0
2,872.691
0
0.9291 2,895.918
2
Total 1.7109 17.9359 14.7507 0.0297 3.1885 0.7749 3.9634 1.5413 0.7129 2.2543 0.0000 2,872.691
0
2,872.691
0
0.9291 2,895.918
2
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 5.0300e-
003
0.3325 0.0920 1.5000e-
003
0.0464 2.3500e-
003
0.0488 0.0127 2.2500e-
003
0.0150 166.5356 166.5356 0.0113 0.0265 174.7233
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0466 0.0312 0.3781 1.0100e-
003
0.1232 6.7000e-
004
0.1239 0.0327 6.1000e-
004
0.0333 102.9460 102.9460 3.4400e-
003
3.1200e-
003
103.9631
Total 0.0516 0.3638 0.4701 2.5100e-
003
0.1696 3.0200e-
003
0.1727 0.0454 2.8600e-
003
0.0483 269.4816 269.4816 0.0148 0.0297 278.6864
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 11 of 26
Beltramo Ranch - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 182
270
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0258 1.0680 0.3751 5.0100e-
003
0.1827 6.1200e-
003
0.1888 0.0526 5.8500e-
003
0.0584 543.3544 543.3544 0.0222 0.0814 568.1565
Worker 0.2299 0.1541 1.8651 4.9600e-
003
0.6079 3.2900e-
003
0.6112 0.1612 3.0300e-
003
0.1643 507.8670 507.8670 0.0170 0.0154 512.8844
Total 0.2557 1.2221 2.2402 9.9700e-
003
0.7906 9.4100e-
003
0.8000 0.2138 8.8800e-
003
0.2227 1,051.221
4
1,051.221
4
0.0392 0.0968 1,081.040
8
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 12 of 26
Beltramo Ranch - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 183
271
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209
9
2,555.209
9
0.6079 2,570.406
1
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0258 1.0680 0.3751 5.0100e-
003
0.1827 6.1200e-
003
0.1888 0.0526 5.8500e-
003
0.0584 543.3544 543.3544 0.0222 0.0814 568.1565
Worker 0.2299 0.1541 1.8651 4.9600e-
003
0.6079 3.2900e-
003
0.6112 0.1612 3.0300e-
003
0.1643 507.8670 507.8670 0.0170 0.0154 512.8844
Total 0.2557 1.2221 2.2402 9.9700e-
003
0.7906 9.4100e-
003
0.8000 0.2138 8.8800e-
003
0.2227 1,051.221
4
1,051.221
4
0.0392 0.0968 1,081.040
8
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 13 of 26
Beltramo Ranch - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 184
272
3.4 Building Construction - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.4716 13.4438 16.1668 0.0270 0.6133 0.6133 0.5769 0.5769 2,555.698
9
2,555.698
9
0.6044 2,570.807
7
Total 1.4716 13.4438 16.1668 0.0270 0.6133 0.6133 0.5769 0.5769 2,555.698
9
2,555.698
9
0.6044 2,570.807
7
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0251 1.0632 0.3731 4.9300e-
003
0.1827 6.1300e-
003
0.1888 0.0526 5.8700e-
003
0.0585 535.1748 535.1748 0.0228 0.0801 559.6195
Worker 0.2152 0.1383 1.7421 4.8100e-
003
0.6079 3.1500e-
003
0.6110 0.1612 2.9000e-
003
0.1641 496.2140 496.2140 0.0155 0.0144 500.8849
Total 0.2403 1.2015 2.1152 9.7400e-
003
0.7906 9.2800e-
003
0.7999 0.2138 8.7700e-
003
0.2226 1,031.388
8
1,031.388
8
0.0383 0.0945 1,060.504
3
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 14 of 26
Beltramo Ranch - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 185
273
3.4 Building Construction - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.4716 13.4438 16.1668 0.0270 0.6133 0.6133 0.5769 0.5769 0.0000 2,555.698
9
2,555.698
9
0.6044 2,570.807
7
Total 1.4716 13.4438 16.1668 0.0270 0.6133 0.6133 0.5769 0.5769 0.0000 2,555.698
9
2,555.698
9
0.6044 2,570.807
7
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0251 1.0632 0.3731 4.9300e-
003
0.1827 6.1300e-
003
0.1888 0.0526 5.8700e-
003
0.0585 535.1748 535.1748 0.0228 0.0801 559.6195
Worker 0.2152 0.1383 1.7421 4.8100e-
003
0.6079 3.1500e-
003
0.6110 0.1612 2.9000e-
003
0.1641 496.2140 496.2140 0.0155 0.0144 500.8849
Total 0.2403 1.2015 2.1152 9.7400e-
003
0.7906 9.2800e-
003
0.7999 0.2138 8.7700e-
003
0.2226 1,031.388
8
1,031.388
8
0.0383 0.0945 1,060.504
3
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 15 of 26
Beltramo Ranch - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 186
274
3.5 Paving - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.9882 9.5246 14.6258 0.0228 0.4685 0.4685 0.4310 0.4310 2,207.547
2
2,207.547
2
0.7140 2,225.396
3
Paving 0.0881 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 1.0763 9.5246 14.6258 0.0228 0.4685 0.4685 0.4310 0.4310 2,207.547
2
2,207.547
2
0.7140 2,225.396
3
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0436 0.0280 0.3531 9.8000e-
004
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 100.5839 100.5839 3.1400e-
003
2.9100e-
003
101.5307
Total 0.0436 0.0280 0.3531 9.8000e-
004
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 100.5839 100.5839 3.1400e-
003
2.9100e-
003
101.5307
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 16 of 26
Beltramo Ranch - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 187
275
3.5 Paving - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.9882 9.5246 14.6258 0.0228 0.4685 0.4685 0.4310 0.4310 0.0000 2,207.547
2
2,207.547
2
0.7140 2,225.396
3
Paving 0.0881 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 1.0763 9.5246 14.6258 0.0228 0.4685 0.4685 0.4310 0.4310 0.0000 2,207.547
2
2,207.547
2
0.7140 2,225.396
3
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0436 0.0280 0.3531 9.8000e-
004
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 100.5839 100.5839 3.1400e-
003
2.9100e-
003
101.5307
Total 0.0436 0.0280 0.3531 9.8000e-
004
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 100.5839 100.5839 3.1400e-
003
2.9100e-
003
101.5307
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 17 of 26
Beltramo Ranch - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 188
276
3.6 Architectural Coating - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 16.0477 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1808 1.2188 1.8101 2.9700e-
003
0.0609 0.0609 0.0609 0.0609 281.4481 281.4481 0.0159 281.8443
Total 16.2285 1.2188 1.8101 2.9700e-
003
0.0609 0.0609 0.0609 0.0609 281.4481 281.4481 0.0159 281.8443
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0436 0.0280 0.3531 9.8000e-
004
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 100.5839 100.5839 3.1400e-
003
2.9100e-
003
101.5307
Total 0.0436 0.0280 0.3531 9.8000e-
004
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 100.5839 100.5839 3.1400e-
003
2.9100e-
003
101.5307
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 18 of 26
Beltramo Ranch - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 189
277
3.6 Architectural Coating - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 16.0477 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1808 1.2188 1.8101 2.9700e-
003
0.0609 0.0609 0.0609 0.0609 0.0000 281.4481 281.4481 0.0159 281.8443
Total 16.2285 1.2188 1.8101 2.9700e-
003
0.0609 0.0609 0.0609 0.0609 0.0000 281.4481 281.4481 0.0159 281.8443
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0436 0.0280 0.3531 9.8000e-
004
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 100.5839 100.5839 3.1400e-
003
2.9100e-
003
101.5307
Total 0.0436 0.0280 0.3531 9.8000e-
004
0.1232 6.4000e-
004
0.1239 0.0327 5.9000e-
004
0.0333 100.5839 100.5839 3.1400e-
003
2.9100e-
003
101.5307
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 19 of 26
Beltramo Ranch - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 190
278
4.0 Operational Detail - Mobile
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 1.2753 1.5318 12.1394 0.0235 2.6114 0.0189 2.6303 0.6961 0.0177 0.7138 2,429.702
0
2,429.702
0
0.1734 0.1179 2,469.167
4
Unmitigated 1.2753 1.5318 12.1394 0.0235 2.6114 0.0189 2.6303 0.6961 0.0177 0.7138 2,429.702
0
2,429.702
0
0.1734 0.1179 2,469.167
4
4.1 Mitigation Measures Mobile
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Other Asphalt Surfaces 0.00 0.00 0.00
Other Non-Asphalt Surfaces 0.00 0.00 0.00
Single Family Housing 443.68 448.38 401.85 1,211,264 1,211,264
Total 443.68 448.38 401.85 1,211,264 1,211,264
Miles Trip %Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by
Other Asphalt Surfaces 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0
Other Non-Asphalt Surfaces 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0
Single Family Housing 10.80 7.30 7.50 32.90 18.00 49.10 86 11 3
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:25 AMPage 20 of 26
Beltramo Ranch - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 191
279
4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH
Other Asphalt Surfaces 0.548670 0.058343 0.171689 0.130773 0.027316 0.007545 0.011806 0.006161 0.000681 0.000392 0.029028 0.000637 0.006958
Other Non-Asphalt Surfaces 0.548670 0.058343 0.171689 0.130773 0.027316 0.007545 0.011806 0.006161 0.000681 0.000392 0.029028 0.000637 0.006958
Single Family Housing 0.548670 0.058343 0.171689 0.130773 0.027316 0.007545 0.011806 0.006161 0.000681 0.000392 0.029028 0.000637 0.006958
5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
NaturalGas
Mitigated
0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
NaturalGas
Unmitigated
0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
5.1 Mitigation Measures Energy
Historical Energy Use: N
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5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Other Non-
Asphalt Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
3077.24 0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
Total 0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
Unmitigated
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6.1 Mitigation Measures Area
6.0 Area Detail
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Other Non-
Asphalt Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
3.07724 0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
Total 0.0332 0.2836 0.1207 1.8100e-
003
0.0229 0.0229 0.0229 0.0229 362.0288 362.0288 6.9400e-
003
6.6400e-
003
364.1801
Mitigated
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 2.2177 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 0.0000 6.9946 6.9946 6.7300e-
003
0.0000 7.1629
Unmitigated 2.2177 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 0.0000 6.9946 6.9946 6.7300e-
003
0.0000 7.1629
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.2418 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
1.8588 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 0.1171 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 6.9946 6.9946 6.7300e-
003
7.1629
Total 2.2177 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 0.0000 6.9946 6.9946 6.7300e-
003
0.0000 7.1629
Unmitigated
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Apply Water Conservation Strategy
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.2418 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
1.8588 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 0.1171 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 6.9946 6.9946 6.7300e-
003
7.1629
Total 2.2177 0.0447 3.8818 2.1000e-
004
0.0215 0.0215 0.0215 0.0215 0.0000 6.9946 6.9946 6.7300e-
003
0.0000 7.1629
Mitigated
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11.0 Vegetation
8.1 Mitigation Measures Waste
Institute Recycling and Composting Services
8.0 Waste Detail
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
User Defined Equipment
Equipment Type Number
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Table Name Column Name Default Value New Value
2.0 Emissions Summary
N2O Intensity
(lb/MWhr)
0.004
1.3 User Entered Comments & Non-Default Data
Project Characteristics - OPERATIONAL EMISSIONS ONLY
Land Use - 6,820 SF church and 2 SFDs
Utility Company Southern California Edison
CO2 Intensity
(lb/MWhr)
531.98 CH4 Intensity
(lb/MWhr)
0.033
Precipitation Freq (Days)31
Climate Zone 8 Operational Year 2023
1.2 Other Project Characteristics
Urbanization Urban Wind Speed (m/s)2.6
0
Single Family Housing 2.00 Dwelling Unit 0.65 3,600.00 6
Place of Worship 6.82 1000sqft 0.16 6,820.00
Beltramo Existing Uses OPS ONLY
Ventura County, Summer
1.0 Project Characteristics
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
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Date: 6/16/2021 7:27 PM
Beltramo Existing Uses OPS ONLY - Ventura County, Summer
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
912.7888 912.7888 0.0634 0.0422 926.9363
0.0620 0.0410 865.2271
Total 0.8089 0.5758 4.4309 8.6000e-003 0.8542 0.0115 0.8657 0.2277 0.0110 0.2387 0.0000
6.2300e-
003
0.2339 851.4495 851.44958.2800e-003 0.8542 6.6800e-
003
0.8609 0.2277Mobile 0.5480 0.5238 4.2281
61.0407 61.0407 1.1700e-
003
1.1200e-003 61.4034
2.9000e-
004
0.0000 0.3058
Energy 5.6000e-
003
0.0501 0.0371 3.1000e-004 3.8700e-
003
3.8700e-003 3.8700e-
003
3.8700e-003
9.2000e-
004
9.2000e-004 0.0000 0.2986 0.29861.0000e-005 9.2000e-
004
9.2000e-004Area0.2554 1.9100e-003 0.1657
N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
912.7888 912.7888 0.0634 0.0422 926.9363
0.0620 0.0410 865.2271
Total 0.8089 0.5758 4.4309 8.6000e-003 0.8542 0.0115 0.8657 0.2277 0.0110 0.2387 0.0000
6.2300e-
003
0.2339 851.4495 851.44958.2800e-003 0.8542 6.6800e-
003
0.8609 0.2277Mobile 0.5480 0.5238 4.2281
61.0407 61.0407 1.1700e-
003
1.1200e-003 61.4034
2.9000e-
004
0.0000 0.3058
Energy 5.6000e-
003
0.0501 0.0371 3.1000e-004 3.8700e-
003
3.8700e-003 3.8700e-
003
3.8700e-003
9.2000e-
004
9.2000e-004 0.0000 0.2986 0.29861.0000e-005 9.2000e-
004
9.2000e-004Area 0.2554 1.9100e-003 0.1657
CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
2.2 Overall Operational
Unmitigated Operational
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
51,543
Total 66.28 59.93 205.54 176,153 176,153
Single Family Housing 18.88 19.08 17.10 51,543
Annual VMT
Place of Worship 47.40 40.85 188.44 124,610 124,610
Land Use Weekday Saturday Sunday Annual VMT
0.0410 865.2271
4.2 Trip Summary Information
Average Daily Trip Rate Unmitigated Mitigated
0.2339 851.4495 851.4495 0.06200.8542 6.6800e-
003
0.8609 0.2277 6.2300e-
003
Unmitigated 0.5480 0.5238 4.2281 8.2800e-003
851.4495 851.4495 0.0620 0.0410 865.2271
CO2e
Category lb/day lb/day
Mitigated 0.5480 0.5238 4.2281 8.2800e-003 0.8542 6.6800e-
003
0.8609 0.2277 6.2300e-
003
0.2339
Bio- CO2 NBio- CO2 Total CO2 CH4 N2OExhaust
PM10
PM10 Total Fugitive
PM2 5
Exhaust
PM2 5
PM2.5 Total
4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
ROG NOx CO SO2 Fugitive
PM10
0.00 0.00 0.00
N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
ROG NOx CO SO2
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
61.0407 61.0407 1.1700e-
003
1.1200e-003 61.4034
1.1700e-
003
1.1200e-003 61.4034
NaturalGas
Unmitigated
5.6000e-
003
0.0501 0.0371 3.1000e-004 3.8700e-
003
3.8700e-003 3.8700e-
003
3.8700e-003
3.8700e-
003
3.8700e-003 61.0407 61.04073.1000e-004 3.8700e-
003
3.8700e-003NaturalGas
Mitigated
5.6000e-
003
0.0501 0.0371
CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
0.000646 0.0073
5.0 Energy Detail
Historical Energy Use: N
5.1 Mitigation Measures Energy
0.000393 0.029232 0.000646 0.0073
Single Family Housing 0.543528 0.058189 0.173108 0.133952 0.027894 0.007577 0.011427 0.006062 0.000688 0.000393 0.029232
0.027894 0.007577 0.011427 0.006062 0.000688Place of Worship 0.543528 0.058189 0.173108 0.133952
OBUS UBUS MCY SBUS MHMDV LHD1 LHD2 MHD HHD
4.4 Fleet Mix
Land Use LDA LDT1 LDT2
18.00 49.10 86 11 3Single Family Housing 10.80 7.30 7.50 32.90
95.00 5.00 64 25 11Place of Worship 9.50 7.30 7.30 0.00
H-S or C-C H-O or C-NW Primary Diverted Pass-byLand Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W
4.3 Trip Type Information
Miles Trip %Trip Purpose %
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
61.0407 61.0407 1.1700e-003 1.1200e-
003
61.4034
2.8000e-
004
15.4970
Total 5.5900e-003 0.0501 0.0371 3.1000e-
004
3.8700e-003 3.8700e-003 3.8700e-
003
3.8700e-003
9.8000e-004 15.4055 15.4055 3.0000e-004
45.6352 8.7000e-004 8.4000e-
004
45.9064
Single Family
Housing
0.130947 1.4100e-003 0.0121 5.1400e-003 8.0000e-
005
9.8000e-004 9.8000e-004 9.8000e-
004
2.8900e-
003
2.8900e-003 45.63520.0319 2.3000e-
004
2.8900e-003 2.8900e-003Place of Worship 0.387899 4.1800e-003 0.0380
CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
Mitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
61.0407 61.0407 1.1700e-003 1.1200e-
003
61.4034
2.8000e-
004
15.4970
Total 5.5900e-003 0.0501 0.0371 3.1000e-
004
3.8700e-003 3.8700e-003 3.8700e-
003
3.8700e-003
9.8000e-004 15.4055 15.4055 3.0000e-004
45.6352 8.7000e-004 8.4000e-
004
45.9064
Single Family
Housing
130.947 1.4100e-003 0.0121 5.1400e-003 8.0000e-
005
9.8000e-004 9.8000e-004 9.8000e-
004
2.8900e-
003
2.8900e-003 45.63520.0319 2.3000e-
004
2.8900e-003 2.8900e-003Place of Worship 387.899 4.1800e-003 0.0380
CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
5.2 Energy by Land Use - NaturalGas
Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
2.9000e-
004
0.0000 0.3058
0.3058
Unmitigated 0.2554 1.9100e-003 0.1657 1.0000e-005 9.2000e-
004
9.2000e-004 9.2000e-
004
9.2000e-004 0.0000 0.2986 0.2986
0.0000 0.2986 0.2986 2.9000e-
004
0.0000
CO2e
Category lb/day lb/day
Mitigated 0.2554 1.9100e-003 0.1657 1.0000e-005 9.2000e-
004
9.2000e-004 9.2000e-
004
9.2000e-004
Bio- CO2 NBio- CO2 Total CO2 CH4 N2OExhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5 Total
6.0 Area Detail
6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
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Date: 6/16/2021 7:27 PM
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
2.9000e-
004
0.0000 0.30589.2000e-
004
9.2000e-004 0.0000 0.2986 0.29861.0000e-005 9.2000e-
004
9.2000e-004Total 0.2554 1.9100e-003 0.1657
0.2986 0.2986 2.9000e-
004
0.3058
0.0000 0.0000 0.0000
Landscaping 5.0400e-
003
1.9100e-003 0.1657 1.0000e-005 9.2000e-
004
9.2000e-004 9.2000e-
004
9.2000e-004
0.0000 0.0000 0.0000 0.0000 0.00000.0000 0.0000 0.0000Hearth 0.0000 0.0000 0.0000
0.0000 0.0000
0.0000
Consumer
Products
0.2230 0.0000 0.0000 0.0000 0.0000
0.0000 0.0000 0.00000.0000 0.0000Architectural
Coating
0.0274
CH4 N2O CO2e
SubCategory lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
6.2 Area by SubCategory
Unmitigated
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
8.0 Waste Detail
8.1 Mitigation Measures Waste
2.9000e-
004
0.0000 0.3058
7.0 Water Detail
7.1 Mitigation Measures Water
9.2000e-
004
9.2000e-004 0.0000 0.2986 0.29861.0000e-005 9.2000e-
004
9.2000e-004Total 0.2554 1.9100e-003 0.1657
0.2986 0.2986 2.9000e-
004
0.3058
0.0000 0.0000 0.0000
Landscaping 5.0400e-
003
1.9100e-003 0.1657 1.0000e-005 9.2000e-
004
9.2000e-004 9.2000e-
004
9.2000e-004
0.0000 0.0000 0.0000 0.0000 0.00000.0000 0.0000 0.0000Hearth 0.0000 0.0000 0.0000
0.0000 0.0000
0.0000
Consumer
Products
0.2230 0.0000 0.0000 0.0000 0.0000
0.0000 0.0000 0.00000.0000 0.0000Architectural
Coating
0.0274
CH4 N2O CO2e
SubCategory lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
Mitigated
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Fuel Type
User Defined Equipment
Equipment Type Number
11.0 Vegetation
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating
Hours/Year Horse Power Load Factor Fuel Type
Boilers
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day
Hours/Day Days/Year Horse Power Load Factor Fuel Type
9.0 Operational Offroad
Equipment Type Number
Resolution No. 2022-____
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Table Name Column Name Default Value New Value
2.0 Emissions Summary
N2O Intensity
(lb/MWhr)
0.004
1.3 User Entered Comments & Non-Default Data
Project Characteristics - OPERATIONAL EMISSIONS ONLY
Land Use - 6,820 SF church and 2 SFDs
Utility Company Southern California Edison
CO2 Intensity
(lb/MWhr)
531.98 CH4 Intensity
(lb/MWhr)
0.033
Precipitation Freq (Days)31
Climate Zone 8 Operational Year 2023
1.2 Other Project Characteristics
Urbanization Urban Wind Speed (m/s)2.6
0
Single Family Housing 2.00 Dwelling Unit 0.65 3,600.00 6
Place of Worship 6.82 1000sqft 0.16 6,820.00
Beltramo Existing Uses OPS ONLY
Ventura County, Winter
1.0 Project Characteristics
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 6/16/2021 7:28 PM
Beltramo Existing Uses OPS ONLY - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
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Beltramo Existing Uses OPS ONLY - Ventura County, Winter
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
884.6861 884.6861 0.0698 0.0453 899.9143
0.0683 0.0441 838.2050
Total 0.7894 0.6321 4.7531 8.3300e-003 0.8542 0.0115 0.8657 0.2277 0.0110 0.2387 0.0000
6.2300e-
003
0.2340 823.3468 823.34688.0100e-003 0.8542 6.6800e-
003
0.8609 0.2277Mobile 0.5284 0.5801 4.5503
61.0407 61.0407 1.1700e-
003
1.1200e-003 61.4034
2.9000e-
004
0.0000 0.3058
Energy 5.6000e-
003
0.0501 0.0371 3.1000e-004 3.8700e-
003
3.8700e-003 3.8700e-
003
3.8700e-003
9.2000e-
004
9.2000e-004 0.0000 0.2986 0.29861.0000e-005 9.2000e-
004
9.2000e-004Area0.2554 1.9100e-003 0.1657
N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
884.6861 884.6861 0.0698 0.0453 899.9143
0.0683 0.0441 838.2050
Total 0.7894 0.6321 4.7531 8.3300e-003 0.8542 0.0115 0.8657 0.2277 0.0110 0.2387 0.0000
6.2300e-
003
0.2340 823.3468 823.34688.0100e-003 0.8542 6.6800e-
003
0.8609 0.2277Mobile 0.5284 0.5801 4.5503
61.0407 61.0407 1.1700e-
003
1.1200e-003 61.4034
2.9000e-
004
0.0000 0.3058
Energy 5.6000e-
003
0.0501 0.0371 3.1000e-004 3.8700e-
003
3.8700e-003 3.8700e-
003
3.8700e-003
9.2000e-
004
9.2000e-004 0.0000 0.2986 0.29861.0000e-005 9.2000e-
004
9.2000e-004Area 0.2554 1.9100e-003 0.1657
CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
2.2 Overall Operational
Unmitigated Operational
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
51,543
Total 66.28 59.93 205.54 176,153 176,153
Single Family Housing 18.88 19.08 17.10 51,543
Annual VMT
Place of Worship 47.40 40.85 188.44 124,610 124,610
Land Use Weekday Saturday Sunday Annual VMT
0.0441 838.2050
4.2 Trip Summary Information
Average Daily Trip Rate Unmitigated Mitigated
0.2340 823.3468 823.3468 0.06830.8542 6.6800e-
003
0.8609 0.2277 6.2300e-
003
Unmitigated 0.5284 0.5801 4.5503 8.0100e-003
823.3468 823.3468 0.0683 0.0441 838.2050
CO2e
Category lb/day lb/day
Mitigated 0.5284 0.5801 4.5503 8.0100e-003 0.8542 6.6800e-
003
0.8609 0.2277 6.2300e-
003
0.2340
Bio- CO2 NBio- CO2 Total CO2 CH4 N2OExhaust
PM10
PM10 Total Fugitive
PM2 5
Exhaust
PM2 5
PM2.5 Total
4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
ROG NOx CO SO2 Fugitive
PM10
0.00 0.00 0.00
N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
ROG NOx CO SO2
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61.0407 61.0407 1.1700e-
003
1.1200e-003 61.4034
1.1700e-
003
1.1200e-003 61.4034
NaturalGas
Unmitigated
5.6000e-
003
0.0501 0.0371 3.1000e-004 3.8700e-
003
3.8700e-003 3.8700e-
003
3.8700e-003
3.8700e-
003
3.8700e-003 61.0407 61.04073.1000e-004 3.8700e-
003
3.8700e-003NaturalGas
Mitigated
5.6000e-
003
0.0501 0.0371
CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
0.000646 0.00730
5.0 Energy Detail
Historical Energy Use: N
5.1 Mitigation Measures Energy
0.000393 0.029232 0.000646 0.00730
Single Family Housing 0.543528 0.058189 0.173108 0.133952 0.027894 0.007577 0.011427 0.006062 0.000688 0.000393 0.029232
0.027894 0.007577 0.011427 0.006062 0.000688Place of Worship 0.543528 0.058189 0.173108 0.133952
OBUS UBUS MCY SBUS MHMDV LHD1 LHD2 MHD HHD
4.4 Fleet Mix
Land Use LDA LDT1 LDT2
18.00 49.10 86 11 3Single Family Housing 10.80 7.30 7.50 32.90
95.00 5.00 64 25 11Place of Worship 9.50 7.30 7.30 0.00
H-S or C-C H-O or C-NW Primary Diverted Pass-byLand Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W
4.3 Trip Type Information
Miles Trip %Trip Purpose %
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61.0407 61.0407 1.1700e-003 1.1200e-
003
61.4034
2.8000e-
004
15.4970
Total 5.5900e-003 0.0501 0.0371 3.1000e-
004
3.8700e-003 3.8700e-003 3.8700e-
003
3.8700e-003
9.8000e-004 15.4055 15.4055 3.0000e-004
45.6352 8.7000e-004 8.4000e-
004
45.9064
Single Family
Housing
0.130947 1.4100e-003 0.0121 5.1400e-003 8.0000e-
005
9.8000e-004 9.8000e-004 9.8000e-
004
2.8900e-
003
2.8900e-003 45.63520.0319 2.3000e-
004
2.8900e-003 2.8900e-003Place of Worship 0.387899 4.1800e-003 0.0380
CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
Mitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
61.0407 61.0407 1.1700e-003 1.1200e-
003
61.4034
2.8000e-
004
15.4970
Total 5.5900e-003 0.0501 0.0371 3.1000e-
004
3.8700e-003 3.8700e-003 3.8700e-
003
3.8700e-003
9.8000e-004 15.4055 15.4055 3.0000e-004
45.6352 8.7000e-004 8.4000e-
004
45.9064
Single Family
Housing
130.947 1.4100e-003 0.0121 5.1400e-003 8.0000e-
005
9.8000e-004 9.8000e-004 9.8000e-
004
2.8900e-
003
2.8900e-003 45.63520.0319 2.3000e-
004
2.8900e-003 2.8900e-003Place of Worship 387.899 4.1800e-003 0.0380
CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
5.2 Energy by Land Use - NaturalGas
Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
2.9000e-
004
0.0000 0.3058
0.3058
Unmitigated 0.2554 1.9100e-003 0.1657 1.0000e-005 9.2000e-
004
9.2000e-004 9.2000e-
004
9.2000e-004 0.0000 0.2986 0.2986
0.0000 0.2986 0.2986 2.9000e-
004
0.0000
CO2e
Category lb/day lb/day
Mitigated 0.2554 1.9100e-003 0.1657 1.0000e-005 9.2000e-
004
9.2000e-004 9.2000e-
004
9.2000e-004
Bio- CO2 NBio- CO2 Total CO2 CH4 N2OExhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5 Total
6.0 Area Detail
6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
2.9000e-
004
0.0000 0.30589.2000e-
004
9.2000e-004 0.0000 0.2986 0.29861.0000e-005 9.2000e-
004
9.2000e-004Total 0.2554 1.9100e-003 0.1657
0.2986 0.2986 2.9000e-
004
0.3058
0.0000 0.0000 0.0000
Landscaping 5.0400e-
003
1.9100e-003 0.1657 1.0000e-005 9.2000e-
004
9.2000e-004 9.2000e-
004
9.2000e-004
0.0000 0.0000 0.0000 0.0000 0.00000.0000 0.0000 0.0000Hearth 0.0000 0.0000 0.0000
0.0000 0.0000
0.0000
Consumer
Products
0.2230 0.0000 0.0000 0.0000 0.0000
0.0000 0.0000 0.00000.0000 0.0000Architectural
Coating
0.0274
CH4 N2O CO2e
SubCategory lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
6.2 Area by SubCategory
Unmitigated
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8.0 Waste Detail
8.1 Mitigation Measures Waste
2.9000e-
004
0.0000 0.3058
7.0 Water Detail
7.1 Mitigation Measures Water
9.2000e-
004
9.2000e-004 0.0000 0.2986 0.29861.0000e-005 9.2000e-
004
9.2000e-004Total 0.2554 1.9100e-003 0.1657
0.2986 0.2986 2.9000e-
004
0.3058
0.0000 0.0000 0.0000
Landscaping 5.0400e-
003
1.9100e-003 0.1657 1.0000e-005 9.2000e-
004
9.2000e-004 9.2000e-
004
9.2000e-004
0.0000 0.0000 0.0000 0.0000 0.00000.0000 0.0000 0.0000Hearth 0.0000 0.0000 0.0000
0.0000 0.0000
0.0000
Consumer
Products
0.2230 0.0000 0.0000 0.0000 0.0000
0.0000 0.0000 0.00000.0000 0.0000Architectural
Coating
0.0274
CH4 N2O CO2e
SubCategory lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
Mitigated
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Fuel Type
User Defined Equipment
Equipment Type Number
11.0 Vegetation
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating
Hours/Year Horse Power Load Factor Fuel Type
Boilers
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day
Hours/Day Days/Year Horse Power Load Factor Fuel Type
9.0 Operational Offroad
Equipment Type Number
Resolution No. 2022-____
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APPENDIX B
CalEEMod Model Annual Emissions Printouts
Resolution No. 2022-____
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Beltramo Ranch
Ventura County, Annual
Project Characteristics -
Land Use - 47 SFDs with ~1.85 ac of on-site roads, ~56,000 SF of open space on ~7.4 acres
Construction Phase - Construction to start ~ Jan 2023 and take ~19 months to complete.
Trips and VMT - 1 vendor trip added to demo for the removal and transport of the triple-wide trailer offsite to 11450 Mission Blvd, Mira Loma (93.8 miles).
Vehicle calss changed to HHDT.
Demolition - 7,402 SF of demo (4,274 SF of existing residences and church, 3,128 SF of mobile homes) = 340.5 tons. 74,225 SF of asphalt and paving = 501
tons. Total tons of demo = 841.5 tons
Grading - ~2553 CY of import.
Architectural Coating - Area of roads to be painted = 6% of 80,586 SF = 4,835 SF
Area Coating - Area of roads to be painted = 6% of 80,586 SF = 4,835 SF
Sequestration - ~345 new trees to be planted on-site
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
Other Asphalt Surfaces 1.85 Acre 1.85 80,586.00 0
Other Non-Asphalt Surfaces 56.00 1000sqft 1.29 56,000.00 0
Single Family Housing 47.00 Dwelling Unit 4.26 84,600.00 144
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
8
Wind Speed (m/s)Precipitation Freq (Days)2.6 31
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Southern California Edison
2024Operational Year
CO2 Intensity
(lb/MWhr)
390.98 0.033CH4 Intensity
(lb/MWhr)
0.004N2O Intensity
(lb/MWhr)
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 1 of 34
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Resolution No. 2022-____
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Construction Off-road Equipment Mitigation -
Water Mitigation - 20% reduction in indoor water use per CalGreen requirements.
Waste Mitigation - Assumed least 50% of waste will be diverted.
Woodstoves -
2.0 Emissions Summary
Table Name Column Name Default Value New Value
tblArchitecturalCoating ConstArea_Parking 8,195.00 4,835.00
tblAreaCoating Area_Parking 8195 4835
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15
tblConstructionPhase NumDays 20.00 30.00
tblConstructionPhase NumDays 20.00 120.00
tblConstructionPhase NumDays 20.00 55.00
tblConstructionPhase NumDays 20.00 55.00
tblGrading MaterialImported 0.00 2,553.00
tblLandUse LotAcreage 15.26 4.26
tblSequestration NumberOfNewTrees 0.00 345.00
tblTripsAndVMT VendorTripLength 7.30 93.80
tblTripsAndVMT VendorTripNumber 0.00 1.00
tblTripsAndVMT VendorVehicleClass HDT_Mix HHDT
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Resolution No. 2022-____
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2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2023 0.2400 2.2914 2.2312 4.6200e-
003
0.4907 0.1008 0.5914 0.2222 0.0937 0.3158 0.0000 409.7871 409.7871 0.0984 7.4500e-
003
414.4654
2024 0.5798 1.1750 1.5663 2.9700e-
003
0.0533 0.0520 0.1052 0.0144 0.0487 0.0631 0.0000 262.5646 262.5646 0.0533 5.2600e-
003
265.4649
Maximum 0.5798 2.2914 2.2312 4.6200e-
003
0.4907 0.1008 0.5914 0.2222 0.0937 0.3158 0.0000 409.7871 409.7871 0.0984 7.4500e-
003
414.4654
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2023 0.2400 2.2914 2.2312 4.6200e-
003
0.2519 0.1008 0.3526 0.1084 0.0937 0.2020 0.0000 409.7867 409.7867 0.0984 7.4500e-
003
414.4650
2024 0.5798 1.1750 1.5663 2.9700e-
003
0.0533 0.0520 0.1052 0.0144 0.0487 0.0631 0.0000 262.5643 262.5643 0.0533 5.2600e-
003
265.4646
Maximum 0.5798 2.2914 2.2312 4.6200e-
003
0.2519 0.1008 0.3526 0.1084 0.0937 0.2020 0.0000 409.7867 409.7867 0.0984 7.4500e-
003
414.4650
Mitigated Construction
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Resolution No. 2022-____
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 43.91 0.00 34.28 48.11 0.00 30.03 0.00 0.00 0.00 0.00 0.00 0.00
Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter)Maximum Mitigated ROG + NOX (tons/quarter)
1 1-2-2023 4-1-2023 0.7112 0.7112
2 4-2-2023 7-1-2023 0.6513 0.6513
3 7-2-2023 10-1-2023 0.5961 0.5961
4 10-2-2023 1-1-2024 0.5725 0.5725
5 1-2-2024 4-1-2024 0.5316 0.5316
6 4-2-2024 7-1-2024 0.6012 0.6012
7 7-2-2024 9-30-2024 0.6038 0.6038
Highest 0.7112 0.7112
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Resolution No. 2022-____
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2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.3939 4.0200e-
003
0.3494 2.0000e-
005
1.9400e-
003
1.9400e-
003
1.9400e-
003
1.9400e-
003
0.0000 0.5711 0.5711 5.5000e-
004
0.0000 0.5848
Energy 6.0600e-
003
0.0518 0.0220 3.3000e-
004
4.1800e-
003
4.1800e-
003
4.1800e-
003
4.1800e-
003
0.0000 125.1036 125.1036 6.6500e-
003
1.7700e-
003
125.7959
Mobile 0.2245 0.2676 2.0828 4.2000e-
003
0.4562 3.3600e-
003
0.4595 0.1218 3.1400e-
003
0.1249 0.0000 393.8114 393.8114 0.0271 0.0187 400.0578
Waste 0.0000 0.0000 0.0000 0.0000 11.9846 0.0000 11.9846 0.7083 0.0000 29.6913
Water 0.0000 0.0000 0.0000 0.0000 0.9715 10.8751 11.8466 0.1007 2.4700e-
003
15.0994
Total 0.6244 0.3234 2.4542 4.5500e-
003
0.4562 9.4800e-
003
0.4657 0.1218 9.2600e-
003
0.1310 12.9561 530.3612 543.3173 0.8432 0.0229 571.2293
Unmitigated Operational
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Resolution No. 2022-____
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2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.3939 4.0200e-
003
0.3494 2.0000e-
005
1.9400e-
003
1.9400e-
003
1.9400e-
003
1.9400e-
003
0.0000 0.5711 0.5711 5.5000e-
004
0.0000 0.5848
Energy 6.0600e-
003
0.0518 0.0220 3.3000e-
004
4.1800e-
003
4.1800e-
003
4.1800e-
003
4.1800e-
003
0.0000 125.1036 125.1036 6.6500e-
003
1.7700e-
003
125.7959
Mobile 0.2245 0.2676 2.0828 4.2000e-
003
0.4562 3.3600e-
003
0.4595 0.1218 3.1400e-
003
0.1249 0.0000 393.8114 393.8114 0.0271 0.0187 400.0578
Waste 0.0000 0.0000 0.0000 0.0000 5.9923 0.0000 5.9923 0.3541 0.0000 14.8457
Water 0.0000 0.0000 0.0000 0.0000 0.7772 9.4609 10.2381 0.0806 1.9800e-
003
12.8442
Total 0.6244 0.3234 2.4542 4.5500e-
003
0.4562 9.4800e-
003
0.4657 0.1218 9.2600e-
003
0.1310 6.7695 528.9469 535.7164 0.4690 0.0224 554.1284
Mitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 47.75 0.27 1.40 44.38 2.14 2.99
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 6 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 222
310
3.0 Construction Detail
2.3 Vegetation
CO2e
Category MT
New Trees 244.2600
Total 244.2600
Vegetation
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Demolition Demolition 1/2/2023 2/10/2023 5 30
2 Grading Grading 2/11/2023 7/28/2023 5 120
3 Building Construction Building Construction 7/29/2023 6/14/2024 5 230
4 Paving Paving 6/15/2024 8/30/2024 5 55
5 Architectural Coating Architectural Coating 6/15/2024 8/30/2024 5 55
Residential Indoor: 171,315; Residential Outdoor: 57,105; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 4,835
(Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 0
Acres of Grading (Grading Phase): 120
Acres of Paving: 3.14
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 7 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 223
311
3.1 Mitigation Measures Construction
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor
Demolition Concrete/Industrial Saws 1 8.00 81 0.73
Demolition Excavators 3 8.00 158 0.38
Demolition Rubber Tired Dozers 2 8.00 247 0.40
Grading Excavators 1 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Tractors/Loaders/Backhoes 3 8.00 97 0.37
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37
Building Construction Welders 1 8.00 46 0.45
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Demolition 6 15.00 1.00 83.00 10.80 93.80 20.00 LD_Mix HHDT HHDT
Grading 6 15.00 0.00 319.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT
Building Construction 9 74.00 27.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT
Paving 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT
Architectural Coating 1 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 8 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 224
312
3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 9.1200e-
003
0.0000 9.1200e-
003
1.3800e-
003
0.0000 1.3800e-
003
0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0340 0.3223 0.2947 5.8000e-
004
0.0150 0.0150 0.0139 0.0139 0.0000 50.9881 50.9881 0.0143 0.0000 51.3451
Total 0.0340 0.3223 0.2947 5.8000e-
004
9.1200e-
003
0.0150 0.0241 1.3800e-
003
0.0139 0.0153 0.0000 50.9881 50.9881 0.0143 0.0000 51.3451
Unmitigated Construction On-Site
Water Exposed Area
Reduce Vehicle Speed on Unpaved Roads
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 9 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 225
313
3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 8.0000e-
005
5.1900e-
003
1.4300e-
003
2.0000e-
005
7.1000e-
004
4.0000e-
005
7.5000e-
004
2.0000e-
004
4.0000e-
005
2.3000e-
004
0.0000 2.3573 2.3573 1.6000e-
004
3.8000e-
004
2.4732
Vendor 9.0000e-
005
7.7700e-
003
1.6400e-
003
4.0000e-
005
1.2100e-
003
6.0000e-
005
1.2700e-
003
3.3000e-
004
6.0000e-
005
3.9000e-
004
0.0000 3.8628 3.8628 2.7000e-
004
6.2000e-
004
4.0528
Worker 6.4000e-
004
4.5000e-
004
5.6000e-
003
2.0000e-
005
1.8100e-
003
1.0000e-
005
1.8200e-
003
4.8000e-
004
1.0000e-
005
4.9000e-
004
0.0000 1.4108 1.4108 5.0000e-
005
4.0000e-
005
1.4243
Total 8.1000e-
004
0.0134 8.6700e-
003
8.0000e-
005
3.7300e-
003
1.1000e-
004
3.8400e-
003
1.0100e-
003
1.1000e-
004
1.1100e-
003
0.0000 7.6309 7.6309 4.8000e-
004
1.0400e-
003
7.9503
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 4.1000e-
003
0.0000 4.1000e-
003
6.2000e-
004
0.0000 6.2000e-
004
0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0340 0.3223 0.2947 5.8000e-
004
0.0150 0.0150 0.0139 0.0139 0.0000 50.9880 50.9880 0.0143 0.0000 51.3450
Total 0.0340 0.3223 0.2947 5.8000e-
004
4.1000e-
003
0.0150 0.0191 6.2000e-
004
0.0139 0.0145 0.0000 50.9880 50.9880 0.0143 0.0000 51.3450
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 10 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 226
314
3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 8.0000e-
005
5.1900e-
003
1.4300e-
003
2.0000e-
005
7.1000e-
004
4.0000e-
005
7.5000e-
004
2.0000e-
004
4.0000e-
005
2.3000e-
004
0.0000 2.3573 2.3573 1.6000e-
004
3.8000e-
004
2.4732
Vendor 9.0000e-
005
7.7700e-
003
1.6400e-
003
4.0000e-
005
1.2100e-
003
6.0000e-
005
1.2700e-
003
3.3000e-
004
6.0000e-
005
3.9000e-
004
0.0000 3.8628 3.8628 2.7000e-
004
6.2000e-
004
4.0528
Worker 6.4000e-
004
4.5000e-
004
5.6000e-
003
2.0000e-
005
1.8100e-
003
1.0000e-
005
1.8200e-
003
4.8000e-
004
1.0000e-
005
4.9000e-
004
0.0000 1.4108 1.4108 5.0000e-
005
4.0000e-
005
1.4243
Total 8.1000e-
004
0.0134 8.6700e-
003
8.0000e-
005
3.7300e-
003
1.1000e-
004
3.8400e-
003
1.0100e-
003
1.1000e-
004
1.1100e-
003
0.0000 7.6309 7.6309 4.8000e-
004
1.0400e-
003
7.9503
Mitigated Construction Off-Site
3.3 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.4251 0.0000 0.4251 0.2055 0.0000 0.2055 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1027 1.0762 0.8850 1.7800e-
003
0.0465 0.0465 0.0428 0.0428 0.0000 156.3637 156.3637 0.0506 0.0000 157.6280
Total 0.1027 1.0762 0.8850 1.7800e-
003
0.4251 0.0465 0.4716 0.2055 0.0428 0.2483 0.0000 156.3637 156.3637 0.0506 0.0000 157.6280
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 11 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 227
315
3.3 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 3.1000e-
004
0.0200 5.4800e-
003
9.0000e-
005
2.7400e-
003
1.4000e-
004
2.8800e-
003
7.5000e-
004
1.3000e-
004
8.9000e-
004
0.0000 9.0599 9.0599 6.2000e-
004
1.4400e-
003
9.5054
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 2.5700e-
003
1.8000e-
003
0.0224 6.0000e-
005
7.2600e-
003
4.0000e-
005
7.3000e-
003
1.9300e-
003
4.0000e-
005
1.9600e-
003
0.0000 5.6433 5.6433 1.8000e-
004
1.7000e-
004
5.6972
Total 2.8800e-
003
0.0218 0.0279 1.5000e-
004
0.0100 1.8000e-
004
0.0102 2.6800e-
003
1.7000e-
004
2.8500e-
003
0.0000 14.7032 14.7032 8.0000e-
004
1.6100e-
003
15.2026
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.1913 0.0000 0.1913 0.0925 0.0000 0.0925 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.1027 1.0762 0.8850 1.7800e-
003
0.0465 0.0465 0.0428 0.0428 0.0000 156.3635 156.3635 0.0506 0.0000 157.6278
Total 0.1027 1.0762 0.8850 1.7800e-
003
0.1913 0.0465 0.2378 0.0925 0.0428 0.1353 0.0000 156.3635 156.3635 0.0506 0.0000 157.6278
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 12 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 228
316
3.3 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 3.1000e-
004
0.0200 5.4800e-
003
9.0000e-
005
2.7400e-
003
1.4000e-
004
2.8800e-
003
7.5000e-
004
1.3000e-
004
8.9000e-
004
0.0000 9.0599 9.0599 6.2000e-
004
1.4400e-
003
9.5054
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 2.5700e-
003
1.8000e-
003
0.0224 6.0000e-
005
7.2600e-
003
4.0000e-
005
7.3000e-
003
1.9300e-
003
4.0000e-
005
1.9600e-
003
0.0000 5.6433 5.6433 1.8000e-
004
1.7000e-
004
5.6972
Total 2.8800e-
003
0.0218 0.0279 1.5000e-
004
0.0100 1.8000e-
004
0.0102 2.6800e-
003
1.7000e-
004
2.8500e-
003
0.0000 14.7032 14.7032 8.0000e-
004
1.6100e-
003
15.2026
Mitigated Construction Off-Site
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0865 0.7912 0.8934 1.4800e-
003
0.0385 0.0385 0.0362 0.0362 0.0000 127.4926 127.4926 0.0303 0.0000 128.2508
Total 0.0865 0.7912 0.8934 1.4800e-
003
0.0385 0.0385 0.0362 0.0362 0.0000 127.4926 127.4926 0.0303 0.0000 128.2508
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 13 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 229
317
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 1.4400e-
003
0.0585 0.0203 2.8000e-
004
9.9000e-
003
3.4000e-
004
0.0102 2.8500e-
003
3.2000e-
004
3.1800e-
003
0.0000 27.0883 27.0883 1.1100e-
003
4.0600e-
003
28.3246
Worker 0.0116 8.1600e-
003
0.1013 2.7000e-
004
0.0328 1.8000e-
004
0.0330 8.7200e-
003
1.7000e-
004
8.8800e-
003
0.0000 25.5203 25.5203 8.2000e-
004
7.5000e-
004
25.7640
Total 0.0131 0.0666 0.1216 5.5000e-
004
0.0427 5.2000e-
004
0.0432 0.0116 4.9000e-
004
0.0121 0.0000 52.6086 52.6086 1.9300e-
003
4.8100e-
003
54.0886
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0865 0.7912 0.8934 1.4800e-
003
0.0385 0.0385 0.0362 0.0362 0.0000 127.4925 127.4925 0.0303 0.0000 128.2507
Total 0.0865 0.7912 0.8934 1.4800e-
003
0.0385 0.0385 0.0362 0.0362 0.0000 127.4925 127.4925 0.0303 0.0000 128.2507
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 14 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 230
318
3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 1.4400e-
003
0.0585 0.0203 2.8000e-
004
9.9000e-
003
3.4000e-
004
0.0102 2.8500e-
003
3.2000e-
004
3.1800e-
003
0.0000 27.0883 27.0883 1.1100e-
003
4.0600e-
003
28.3246
Worker 0.0116 8.1600e-
003
0.1013 2.7000e-
004
0.0328 1.8000e-
004
0.0330 8.7200e-
003
1.7000e-
004
8.8800e-
003
0.0000 25.5203 25.5203 8.2000e-
004
7.5000e-
004
25.7640
Total 0.0131 0.0666 0.1216 5.5000e-
004
0.0427 5.2000e-
004
0.0432 0.0116 4.9000e-
004
0.0121 0.0000 52.6086 52.6086 1.9300e-
003
4.8100e-
003
54.0886
Mitigated Construction Off-Site
3.4 Building Construction - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0883 0.8066 0.9700 1.6200e-
003
0.0368 0.0368 0.0346 0.0346 0.0000 139.1095 139.1095 0.0329 0.0000 139.9319
Total 0.0883 0.8066 0.9700 1.6200e-
003
0.0368 0.0368 0.0346 0.0346 0.0000 139.1095 139.1095 0.0329 0.0000 139.9319
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 15 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 231
319
3.4 Building Construction - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 1.5400e-
003
0.0635 0.0220 3.0000e-
004
0.0108 3.7000e-
004
0.0112 3.1100e-
003
3.5000e-
004
3.4700e-
003
0.0000 29.1052 29.1052 1.2400e-
003
4.3600e-
003
30.4345
Worker 0.0119 7.9900e-
003
0.1031 2.9000e-
004
0.0358 1.9000e-
004
0.0360 9.5100e-
003
1.7000e-
004
9.6800e-
003
0.0000 27.2012 27.2012 8.1000e-
004
7.6000e-
004
27.4487
Total 0.0134 0.0715 0.1251 5.9000e-
004
0.0466 5.6000e-
004
0.0472 0.0126 5.2000e-
004
0.0132 0.0000 56.3064 56.3064 2.0500e-
003
5.1200e-
003
57.8832
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0883 0.8066 0.9700 1.6200e-
003
0.0368 0.0368 0.0346 0.0346 0.0000 139.1093 139.1093 0.0329 0.0000 139.9317
Total 0.0883 0.8066 0.9700 1.6200e-
003
0.0368 0.0368 0.0346 0.0346 0.0000 139.1093 139.1093 0.0329 0.0000 139.9317
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 16 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 232
320
3.4 Building Construction - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 1.5400e-
003
0.0635 0.0220 3.0000e-
004
0.0108 3.7000e-
004
0.0112 3.1100e-
003
3.5000e-
004
3.4700e-
003
0.0000 29.1052 29.1052 1.2400e-
003
4.3600e-
003
30.4345
Worker 0.0119 7.9900e-
003
0.1031 2.9000e-
004
0.0358 1.9000e-
004
0.0360 9.5100e-
003
1.7000e-
004
9.6800e-
003
0.0000 27.2012 27.2012 8.1000e-
004
7.6000e-
004
27.4487
Total 0.0134 0.0715 0.1251 5.9000e-
004
0.0466 5.6000e-
004
0.0472 0.0126 5.2000e-
004
0.0132 0.0000 56.3064 56.3064 2.0500e-
003
5.1200e-
003
57.8832
Mitigated Construction Off-Site
3.5 Paving - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0272 0.2619 0.4022 6.3000e-
004
0.0129 0.0129 0.0119 0.0119 0.0000 55.0730 55.0730 0.0178 0.0000 55.5183
Paving 2.4200e-
003
0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 0.0296 0.2619 0.4022 6.3000e-
004
0.0129 0.0129 0.0119 0.0119 0.0000 55.0730 55.0730 0.0178 0.0000 55.5183
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 17 of 34
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
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3.5 Paving - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 1.1000e-
003
7.4000e-
004
9.5800e-
003
3.0000e-
005
3.3300e-
003
2.0000e-
005
3.3400e-
003
8.8000e-
004
2.0000e-
005
9.0000e-
004
0.0000 2.5271 2.5271 8.0000e-
005
7.0000e-
005
2.5501
Total 1.1000e-
003
7.4000e-
004
9.5800e-
003
3.0000e-
005
3.3300e-
003
2.0000e-
005
3.3400e-
003
8.8000e-
004
2.0000e-
005
9.0000e-
004
0.0000 2.5271 2.5271 8.0000e-
005
7.0000e-
005
2.5501
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0272 0.2619 0.4022 6.3000e-
004
0.0129 0.0129 0.0119 0.0119 0.0000 55.0729 55.0729 0.0178 0.0000 55.5182
Paving 2.4200e-
003
0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 0.0296 0.2619 0.4022 6.3000e-
004
0.0129 0.0129 0.0119 0.0119 0.0000 55.0729 55.0729 0.0178 0.0000 55.5182
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 18 of 34
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
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3.5 Paving - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 1.1000e-
003
7.4000e-
004
9.5800e-
003
3.0000e-
005
3.3300e-
003
2.0000e-
005
3.3400e-
003
8.8000e-
004
2.0000e-
005
9.0000e-
004
0.0000 2.5271 2.5271 8.0000e-
005
7.0000e-
005
2.5501
Total 1.1000e-
003
7.4000e-
004
9.5800e-
003
3.0000e-
005
3.3300e-
003
2.0000e-
005
3.3400e-
003
8.8000e-
004
2.0000e-
005
9.0000e-
004
0.0000 2.5271 2.5271 8.0000e-
005
7.0000e-
005
2.5501
Mitigated Construction Off-Site
3.6 Architectural Coating - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.4413 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 4.9700e-
003
0.0335 0.0498 8.0000e-
005
1.6800e-
003
1.6800e-
003
1.6800e-
003
1.6800e-
003
0.0000 7.0215 7.0215 4.0000e-
004
0.0000 7.0313
Total 0.4463 0.0335 0.0498 8.0000e-
005
1.6800e-
003
1.6800e-
003
1.6800e-
003
1.6800e-
003
0.0000 7.0215 7.0215 4.0000e-
004
0.0000 7.0313
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 19 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
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3.6 Architectural Coating - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 1.1000e-
003
7.4000e-
004
9.5800e-
003
3.0000e-
005
3.3300e-
003
2.0000e-
005
3.3400e-
003
8.8000e-
004
2.0000e-
005
9.0000e-
004
0.0000 2.5271 2.5271 8.0000e-
005
7.0000e-
005
2.5501
Total 1.1000e-
003
7.4000e-
004
9.5800e-
003
3.0000e-
005
3.3300e-
003
2.0000e-
005
3.3400e-
003
8.8000e-
004
2.0000e-
005
9.0000e-
004
0.0000 2.5271 2.5271 8.0000e-
005
7.0000e-
005
2.5501
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.4413 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 4.9700e-
003
0.0335 0.0498 8.0000e-
005
1.6800e-
003
1.6800e-
003
1.6800e-
003
1.6800e-
003
0.0000 7.0214 7.0214 4.0000e-
004
0.0000 7.0313
Total 0.4463 0.0335 0.0498 8.0000e-
005
1.6800e-
003
1.6800e-
003
1.6800e-
003
1.6800e-
003
0.0000 7.0214 7.0214 4.0000e-
004
0.0000 7.0313
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 20 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
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3.6 Architectural Coating - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 1.1000e-
003
7.4000e-
004
9.5800e-
003
3.0000e-
005
3.3300e-
003
2.0000e-
005
3.3400e-
003
8.8000e-
004
2.0000e-
005
9.0000e-
004
0.0000 2.5271 2.5271 8.0000e-
005
7.0000e-
005
2.5501
Total 1.1000e-
003
7.4000e-
004
9.5800e-
003
3.0000e-
005
3.3300e-
003
2.0000e-
005
3.3400e-
003
8.8000e-
004
2.0000e-
005
9.0000e-
004
0.0000 2.5271 2.5271 8.0000e-
005
7.0000e-
005
2.5501
Mitigated Construction Off-Site
4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 21 of 34
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.2245 0.2676 2.0828 4.2000e-
003
0.4562 3.3600e-
003
0.4595 0.1218 3.1400e-
003
0.1249 0.0000 393.8114 393.8114 0.0271 0.0187 400.0578
Unmitigated 0.2245 0.2676 2.0828 4.2000e-
003
0.4562 3.3600e-
003
0.4595 0.1218 3.1400e-
003
0.1249 0.0000 393.8114 393.8114 0.0271 0.0187 400.0578
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Other Asphalt Surfaces 0.00 0.00 0.00
Other Non-Asphalt Surfaces 0.00 0.00 0.00
Single Family Housing 443.68 448.38 401.85 1,211,264 1,211,264
Total 443.68 448.38 401.85 1,211,264 1,211,264
Miles Trip %Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by
Other Asphalt Surfaces 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0
Other Non-Asphalt Surfaces 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0
Single Family Housing 10.80 7.30 7.50 32.90 18.00 49.10 86 11 3
4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH
Other Asphalt Surfaces 0.548670 0.058343 0.171689 0.130773 0.027316 0.007545 0.011806 0.006161 0.000681 0.000392 0.029028 0.000637 0.006958
Other Non-Asphalt Surfaces 0.548670 0.058343 0.171689 0.130773 0.027316 0.007545 0.011806 0.006161 0.000681 0.000392 0.029028 0.000637 0.006958
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 22 of 34
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Resolution No. 2022-____
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Single Family Housing 0.548670 0.058343 0.171689 0.130773 0.027316 0.007545 0.011806 0.006161 0.000681 0.000392 0.029028 0.000637 0.006958
5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Electricity
Mitigated
0.0000 0.0000 0.0000 0.0000 0.0000 65.1657 65.1657 5.5000e-
003
6.7000e-
004
65.5018
Electricity
Unmitigated
0.0000 0.0000 0.0000 0.0000 0.0000 65.1657 65.1657 5.5000e-
003
6.7000e-
004
65.5018
NaturalGas
Mitigated
6.0600e-
003
0.0518 0.0220 3.3000e-
004
4.1800e-
003
4.1800e-
003
4.1800e-
003
4.1800e-
003
0.0000 59.9379 59.9379 1.1500e-
003
1.1000e-
003
60.2941
NaturalGas
Unmitigated
6.0600e-
003
0.0518 0.0220 3.3000e-
004
4.1800e-
003
4.1800e-
003
4.1800e-
003
4.1800e-
003
0.0000 59.9379 59.9379 1.1500e-
003
1.1000e-
003
60.2941
5.1 Mitigation Measures Energy
Historical Energy Use: N
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Resolution No. 2022-____
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5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Other Non-
Asphalt Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1.12319e
+006
6.0600e-
003
0.0518 0.0220 3.3000e-
004
4.1800e-
003
4.1800e-
003
4.1800e-
003
4.1800e-
003
0.0000 59.9379 59.9379 1.1500e-
003
1.1000e-
003
60.2941
Total 6.0600e-
003
0.0518 0.0220 3.3000e-
004
4.1800e-
003
4.1800e-
003
4.1800e-
003
4.1800e-
003
0.0000 59.9379 59.9379 1.1500e-
003
1.1000e-
003
60.2941
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 24 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
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5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Other Non-
Asphalt Surfaces
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1.12319e
+006
6.0600e-
003
0.0518 0.0220 3.3000e-
004
4.1800e-
003
4.1800e-
003
4.1800e-
003
4.1800e-
003
0.0000 59.9379 59.9379 1.1500e-
003
1.1000e-
003
60.2941
Total 6.0600e-
003
0.0518 0.0220 3.3000e-
004
4.1800e-
003
4.1800e-
003
4.1800e-
003
4.1800e-
003
0.0000 59.9379 59.9379 1.1500e-
003
1.1000e-
003
60.2941
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 25 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
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5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000
Other Non-
Asphalt Surfaces
0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
367450 65.1657 5.5000e-
003
6.7000e-
004
65.5018
Total 65.1657 5.5000e-
003
6.7000e-
004
65.5018
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 26 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 242
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6.1 Mitigation Measures Area
6.0 Area Detail
5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000
Other Non-
Asphalt Surfaces
0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
367450 65.1657 5.5000e-
003
6.7000e-
004
65.5018
Total 65.1657 5.5000e-
003
6.7000e-
004
65.5018
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 27 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 243
331
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.3939 4.0200e-
003
0.3494 2.0000e-
005
1.9400e-
003
1.9400e-
003
1.9400e-
003
1.9400e-
003
0.0000 0.5711 0.5711 5.5000e-
004
0.0000 0.5848
Unmitigated 0.3939 4.0200e-
003
0.3494 2.0000e-
005
1.9400e-
003
1.9400e-
003
1.9400e-
003
1.9400e-
003
0.0000 0.5711 0.5711 5.5000e-
004
0.0000 0.5848
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.0441 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.3392 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 0.0105 4.0200e-
003
0.3494 2.0000e-
005
1.9400e-
003
1.9400e-
003
1.9400e-
003
1.9400e-
003
0.0000 0.5711 0.5711 5.5000e-
004
0.0000 0.5848
Total 0.3939 4.0200e-
003
0.3494 2.0000e-
005
1.9400e-
003
1.9400e-
003
1.9400e-
003
1.9400e-
003
0.0000 0.5711 0.5711 5.5000e-
004
0.0000 0.5848
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/28/2022 8:26 AMPage 28 of 34
Beltramo Ranch - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Resolution No. 2022-____
Page 244
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Apply Water Conservation Strategy
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.0441 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.3392 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 0.0105 4.0200e-
003
0.3494 2.0000e-
005
1.9400e-
003
1.9400e-
003
1.9400e-
003
1.9400e-
003
0.0000 0.5711 0.5711 5.5000e-
004
0.0000 0.5848
Total 0.3939 4.0200e-
003
0.3494 2.0000e-
005
1.9400e-
003
1.9400e-
003
1.9400e-
003
1.9400e-
003
0.0000 0.5711 0.5711 5.5000e-
004
0.0000 0.5848
Mitigated
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Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 10.2381 0.0806 1.9800e-
003
12.8442
Unmitigated 11.8466 0.1007 2.4700e-
003
15.0994
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Other Asphalt
Surfaces
0 / 0 0.0000 0.0000 0.0000 0.0000
Other Non-
Asphalt Surfaces
0 / 0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
3.06224 /
1.93054
11.8466 0.1007 2.4700e-
003
15.0994
Total 11.8466 0.1007 2.4700e-
003
15.0994
Unmitigated
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7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Other Asphalt
Surfaces
0 / 0 0.0000 0.0000 0.0000 0.0000
Other Non-
Asphalt Surfaces
0 / 0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
2.44979 /
1.93054
10.2381 0.0806 1.9800e-
003
12.8442
Total 10.2381 0.0806 1.9800e-
003
12.8442
Mitigated
8.1 Mitigation Measures Waste
Institute Recycling and Composting Services
8.0 Waste Detail
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Total CO2 CH4 N2O CO2e
MT/yr
Mitigated 5.9923 0.3541 0.0000 14.8457
Unmitigated 11.9846 0.7083 0.0000 29.6913
Category/Year
8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000
Other Non-
Asphalt Surfaces
0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
59.04 11.9846 0.7083 0.0000 29.6913
Total 11.9846 0.7083 0.0000 29.6913
Unmitigated
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8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Other Asphalt
Surfaces
0 0.0000 0.0000 0.0000 0.0000
Other Non-
Asphalt Surfaces
0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
29.52 5.9923 0.3541 0.0000 14.8457
Total 5.9923 0.3541 0.0000 14.8457
Mitigated
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
User Defined Equipment
Equipment Type Number
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11.0 Vegetation
Total CO2 CH4 N2O CO2e
Category MT
Unmitigated 244.2600 0.0000 0.0000 244.2600
11.2 Net New Trees
Number of
Trees
Total CO2 CH4 N2O CO2e
MT
Miscellaneous 345 244.2600 0.0000 0.0000 244.2600
Total 244.2600 0.0000 0.0000 244.2600
Species Class
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Table Name Column Name Default Value New Value
2.0 Emissions Summary
N2O Intensity
(lb/MWhr)
0.004
1.3 User Entered Comments & Non-Default Data
Project Characteristics - OPERATIONAL EMISSIONS ONLY
Land Use - 6,820 SF church and 2 SFDs
Utility Company Southern California Edison
CO2 Intensity
(lb/MWhr)
531.98 CH4 Intensity
(lb/MWhr)
0.033
Precipitation Freq (Days)31
Climate Zone 8 Operational Year 2023
1.2 Other Project Characteristics
Urbanization Urban Wind Speed (m/s)2.6
0
Single Family Housing 2.00 Dwelling Unit 0.65 3,600.00 6
Place of Worship 6.82 1000sqft 0.16 6,820.00
Beltramo Existing Uses OPS ONLY
Ventura County, Annual
1.0 Project Characteristics
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
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Date: 6/16/2021 7:29 PM
Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
88.9151 97.4137 0.5130 3.6500e-003 111.3270
0.0113 2.8000e-004 2.6711
Total 0.0872 0.0536 0.3619 6.9000e-004 0.0663 1.3100e-
003
0.0677 0.0177 1.2800e-
003
0.0190 8.4987
0.0000 0.0000 0.1090 2.1949 2.30400.0000 0.0000Water
0.0000 8.3896 0.4958 0.0000 20.7849
4.6000e-
003
3.0500e-003 60.2313
Waste 0.0000 0.0000 0.0000 0.0000 8.3896
4.9000e-
004
0.0182 0.0000 59.2070 59.20706.3000e-004 0.0663 5.2000e-
004
0.0669 0.0177Mobile 0.0400 0.0443 0.3402
27.4888 27.4888 1.2700e-
003
3.2000e-004 27.6148
2.0000e-
005
0.0000 0.0250
Energy 1.0200e-
003
9.1400e-003 6.7700e-
003
6.0000e-005 7.1000e-
004
7.1000e-004 7.1000e-
004
7.1000e-004 0.0000
8.0000e-
005
8.0000e-005 0.0000 0.0244 0.02440.0000 8.0000e-
005
8.0000e-005Area 0.0461 1.7000e-004 0.0149
N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
2.2 Overall Operational
Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
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Date: 6/16/2021 7:29 PM
Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
4.0 Operational Detail - Mobile
0.00 0.00 0.00
N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
ROG NOx CO SO2
88.9151 97.4137 0.5130 3.6500e-003 111.3270
0.0113 2.8000e-004 2.6711
Total 0.0872 0.0536 0.3619 6.9000e-004 0.0663 1.3100e-
003
0.0677 0.0177 1.2800e-
003
0.0190 8.4987
0.0000 0.0000 0.1090 2.1949 2.30400.0000 0.0000Water
0.0000 8.3896 0.4958 0.0000 20.7849
4.6000e-
003
3.0500e-003 60.2313
Waste 0.0000 0.0000 0.0000 0.0000 8.3896
4.9000e-
004
0.0182 0.0000 59.2070 59.20706.3000e-004 0.0663 5.2000e-
004
0.0669 0.0177Mobile 0.0400 0.0443 0.3402
27.4888 27.4888 1.2700e-
003
3.2000e-004 27.6148
2.0000e-
005
0.0000 0.0250
Energy 1.0200e-
003
9.1400e-003 6.7700e-
003
6.0000e-005 7.1000e-
004
7.1000e-004 7.1000e-
004
7.1000e-004 0.0000
8.0000e-
005
8.0000e-005 0.0000 0.0244 0.02440.0000 8.0000e-
005
8.0000e-005Area 0.0461 1.7000e-004 0.0149
N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
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Date: 6/16/2021 7:29 PM
Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
0.000646 0.007304
0.000393 0.029232 0.000646 0.007304
Single Family Housing 0.543528 0.058189 0.173108 0.133952 0.027894 0.007577 0.011427 0.006062 0.000688 0.000393 0.029232
0.027894 0.007577 0.011427 0.006062 0.000688Place of Worship 0.543528 0.058189 0.173108 0.133952
OBUS UBUS MCY SBUS MHMDV LHD1 LHD2 MHD HHD
4.4 Fleet Mix
Land Use LDA LDT1 LDT2
18.00 49.10 86 11 3Single Family Housing 10.80 7.30 7.50 32.90
95.00 5.00 64 25 11Place of Worship 9.50 7.30 7.30 0.00
H-S or C-C H-O or C-NW Primary Diverted Pass-byLand Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W
4.3 Trip Type Information
Miles Trip %Trip Purpose %
51,543
Total 66.28 59.93 205.54 176,153 176,153
Single Family Housing 18.88 19.08 17.10 51,543
Annual VMT
Place of Worship 47.40 40.85 188.44 124,610 124,610
Land Use Weekday Saturday Sunday Annual VMT
4.6000e-
003
3.0500e-003 60.2313
4.2 Trip Summary Information
Average Daily Trip Rate Unmitigated Mitigated
60.2313
Unmitigated 0.0400 0.0443 0.3402 6.3000e-004 0.0663 5.2000e-
004
0.0669 0.0177 4.9000e-
004
0.0182 0.0000 59.2070 59.2070
0.0000 59.2070 59.2070 4.6000e-
003
3.0500e-003
CO2e
Category tons/yr MT/yr
Mitigated 0.0400 0.0443 0.3402 6.3000e-004 0.0663 5.2000e-
004
0.0669 0.0177 4.9000e-
004
0.0182
Bio- CO2 NBio- CO2 Total CO2 CH4 N2OExhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5 Total
4.1 Mitigation Measures Mobile
ROG NOx CO SO2 Fugitive
PM10
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Date: 6/16/2021 7:29 PM
Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
10.1060 10.1060 1.9000e-
004
1.9000e-004 10.1660
1.9000e-
004
1.9000e-004 10.1660
NaturalGas
Unmitigated
1.0200e-
003
9.1400e-
003
6.7700e-003 6.0000e-005 7.1000e-
004
7.1000e-004 7.1000e-
004
7.1000e-004 0.0000
7.1000e-
004
7.1000e-004 0.0000 10.1060 10.10606.0000e-005 7.1000e-
004
7.1000e-004NaturalGas
Mitigated
1.0200e-
003
9.1400e-
003
6.7700e-003
17.3828 17.3828 1.0800e-
003
1.3000e-004 17.4487
1.0800e-
003
1.3000e-004 17.4487
Electricity
Unmitigated
0.0000 0.0000 0.0000 0.0000 0.0000
0.0000 0.0000 0.0000 17.3828 17.38280.0000 0.0000Electricity Mitigated
CH4 N2O CO2e
Category tons/yr MT/yr
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
5.0 Energy Detail
Historical Energy Use: N
5.1 Mitigation Measures Energy
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Date: 6/16/2021 7:29 PM
Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
10.1060 10.1060 1.9000e-004 1.9000e-
004
10.1660
5.0000e-
005
2.5657
Total 1.0200e-
003
9.1400e-003 6.7700e-003 5.0000e-
005
7.1000e-004 7.1000e-
004
7.1000e-
004
7.1000e-004 0.0000
1.8000e-004 0.0000 2.5506 2.5506 5.0000e-005
7.5554 1.4000e-004 1.4000e-
004
7.6003
Single Family
Housing
47795.5 2.6000e-
004
2.2000e-003 9.4000e-004 1.0000e-
005
1.8000e-004 1.8000e-
004
1.8000e-
004
5.3000e-
004
5.3000e-004 0.0000 7.55545.8300e-003 4.0000e-
005
5.3000e-004 5.3000e-
004
Place of Worship 141583 7.6000e-
004
6.9400e-003
CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
Mitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
10.1060 10.1060 1.9000e-004 1.9000e-
004
10.1660
5.0000e-
005
2.5657
Total 1.0200e-
003
9.1400e-003 6.7700e-003 5.0000e-
005
7.1000e-004 7.1000e-
004
7.1000e-
004
7.1000e-004 0.0000
1.8000e-004 0.0000 2.5506 2.5506 5.0000e-005
7.5554 1.4000e-004 1.4000e-
004
7.6003
Single Family
Housing
47795.5 2.6000e-
004
2.2000e-003 9.4000e-004 1.0000e-
005
1.8000e-004 1.8000e-
004
1.8000e-
004
5.3000e-
004
5.3000e-004 0.0000 7.55545.8300e-003 4.0000e-
005
5.3000e-004 5.3000e-
004
Place of Worship 141583 7.6000e-
004
6.9400e-003
CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
5.2 Energy by Land Use - NaturalGas
Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Resolution No. 2022-____
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Date: 6/16/2021 7:29 PM
Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.0000e-005 3.7874
Total 17.3828 1.0700e-003 1.3000e-004 17.4487
Single Family
Housing
15636.2 3.7730 2.3000e-004
Land Use kWh/yr t
o
n
MT/yr
Place of Worship 56401.4 13.6098 8.4000e-004 1.0000e-004 13.6614
Mitigated
Electricity
Use
Total CO2 CH4 N2O CO2e
3.0000e-005 3.7874
Total 17.3828 1.0700e-003 1.3000e-004 17.4487
Single Family
Housing
15636.2 3.7730 2.3000e-004
Land Use kWh/yr t
o
n
MT/yr
Place of Worship 56401.4 13.6098 8.4000e-004 1.0000e-004 13.6614
5.3 Energy by Land Use - Electricity
Unmitigated
Electricity
Use
Total CO2 CH4 N2O CO2e
Resolution No. 2022-____
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Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
2.0000e-
005
0.0000 0.0250
0.0250
Unmitigated 0.0461 1.7000e-004 0.0149 0.0000 8.0000e-
005
8.0000e-005 8.0000e-
005
8.0000e-005 0.0000 0.0244 0.0244
0.0000 0.0244 0.0244 2.0000e-
005
0.0000
CO2e
Category tons/yr MT/yr
Mitigated 0.0461 1.7000e-004 0.0149 0.0000 8.0000e-
005
8.0000e-005 8.0000e-
005
8.0000e-005
Bio- CO2 NBio- CO2 Total CO2 CH4 N2OExhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5 Total
6.0 Area Detail
6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
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Date: 6/16/2021 7:29 PM
Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
2.0000e-
005
0.0000 0.02508.0000e-
005
8.0000e-005 0.0000 0.0244 0.02440.0000 8.0000e-
005
8.0000e-005Total 0.0461 1.7000e-004 0.0149
0.0244 0.0244 2.0000e-
005
0.0000 0.0250
0.0000 0.0000 0.0000
Landscaping 4.5000e-
004
1.7000e-004 0.0149 0.0000 8.0000e-
005
8.0000e-005 8.0000e-
005
8.0000e-005 0.0000
0.0000 0.0000 0.0000 0.0000 0.00000.0000 0.0000 0.0000Hearth 0.0000 0.0000 0.0000
0.0000 0.0000 0.0000 0.0000 0.0000
0.0000 0.0000 0.0000
Consumer
Products
0.0407 0.0000 0.0000 0.0000 0.0000 0.0000
0.0000 0.0000 0.0000 0.0000 0.00000.0000 0.0000Architectural
Coating
4.9900e-
003
CH4 N2O CO2e
SubCategory tons/yr MT/yr
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
6.2 Area by SubCategory
Unmitigated
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Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
2.6711Unmitigated 2.3040 0.0113 2.8000e-
004
CO2e
Category t
o
n
MT/yr
Mitigated 2.3040 0.0113 2.8000e-
004
2.6711
Total CO2 CH4 N2O
2.0000e-
005
0.0000 0.0250
7.0 Water Detail
7.1 Mitigation Measures Water
8.0000e-
005
8.0000e-005 0.0000 0.0244 0.02440.0000 8.0000e-
005
8.0000e-005Total 0.0461 1.7000e-004 0.0149
0.0244 0.0244 2.0000e-
005
0.0000 0.0250
0.0000 0.0000 0.0000
Landscaping 4.5000e-
004
1.7000e-004 0.0149 0.0000 8.0000e-
005
8.0000e-005 8.0000e-
005
8.0000e-005 0.0000
0.0000 0.0000 0.0000 0.0000 0.00000.0000 0.0000 0.0000Hearth 0.0000 0.0000 0.0000
0.0000 0.0000 0.0000 0.0000 0.0000
0.0000 0.0000 0.0000
Consumer
Products
0.0407 0.0000 0.0000 0.0000 0.0000 0.0000
0.0000 0.0000 0.0000 0.0000 0.00000.0000 0.0000Architectural
Coating
4.9900e-
003
CH4 N2O CO2e
SubCategory tons/yr MT/yr
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
Mitigated
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CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 6/16/2021 7:29 PM
Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
1.0000e-004 0.8094
Total 2.3040 0.0113 2.8000e-004 2.6711
Single Family
Housing
0.130308 /
0.0821507
0.6710 4.2900e-003
Land Use Mgal t
o
n
MT/yr
Place of Worship 0.21339 /
0.333764
1.6330 7.0500e-003 1.8000e-004 1.8616
Mitigated
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
1.0000e-004 0.8094
Total 2.3040 0.0113 2.8000e-004 2.6711
Single Family
Housing
0.130308 /
0.0821507
0.6710 4.2900e-003
Land Use Mgal t
o
n
MT/yr
Place of Worship 0.21339 /
0.333764
1.6330 7.0500e-003 1.8000e-004 1.8616
7.2 Water by Land Use
Unmitigated
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
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Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
0.0000 1.2371
Total 8.3896 0.4958 0.0000 20.7849
Single Family
Housing
2.46 0.4994 0.0295
Land Use tons t
o
n
MT/yr
Place of Worship 38.87 7.8903 0.4663 0.0000 19.5478
20.7849
8.2 Waste by Land Use
Unmitigated
Waste
Disposed
Total CO2 CH4 N2O CO2e
Unmitigated 8.3896 0.4958 0.0000
t
o
n
MT/yr
Mitigated 8.3896 0.4958 0.0000 20.7849
8.0 Waste Detail
8.1 Mitigation Measures Waste
Category/Year
Total CO2 CH4 N2O CO2e
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CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 6/16/2021 7:29 PM
Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
Horse Power Load Factor Fuel Type
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year
0.0000 1.2371
Total 8.3896 0.4958 0.0000 20.7849
Single Family
Housing
2.46 0.4994 0.0295
Land Use tons t
o
n
MT/yr
Place of Worship 38.87 7.8903 0.4663 0.0000 19.5478
Mitigated
Waste
Disposed
Total CO2 CH4 N2O CO2e
Resolution No. 2022-____
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CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 6/16/2021 7:29 PM
Beltramo Existing Uses OPS ONLY - Ventura County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
User Defined Equipment
Equipment Type Number
11.0 Vegetation
Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
Equipment Type Number Hours/Day Hours/Year Horse Power
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Resolution No. 2022-____
Page 264
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APPENDIX C
Emissions Reduction and Dust Control BMP Measures
Resolution No. 2022-____
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Beltramo Residential Project Appendix C: BMPs
Air Quality and Global Climate Change Analysis
APPENDIX C: EMISSIONS REDUCTION AND DUST CONTROL
BMP MEASURES
(1) Per VCAPCD recommendations, in order to reduce impacts associated with NOx emissions (a
precursor to ozone) to the extent feasible, the following measures shall be implemented:
a. All commercial on-road and off-road diesel vehicles are subject to the idling limits of
California Code of Regulations Title 13, Sections 2485 and 2449(d)(3), respectively.
Construction equipment shall not idle for more than five consecutive minutes. The idling
limit does not apply to: 1) idling when queuing; 2) idling to verify that the vehicle is in
safe operating condition; (3), idling for testing, servicing, repairing, or diagnostic
purposes; 4) idling necessary to accomplish work for which the vehicle was designed
(such as operating a crane); 5) idling required to bring the machine system to operating
temperature, and 6) idling necessary to ensure safe operation of the vehicle.
b. Idling Equipment engines should be maintained in good condition and in proper tune, as
per manufacturer’s specifications.
c. During the smog season (May through October), the construction period should be
lengthened so as to minimize the number of vehicles and equipment operating at the
same time.
d. Alternatively fueled construction equipment, such as compressed natural gas, liquefied
natural gas, or electric, should be used if feasible.
(2) Per VCAPCD recommendations, during clearing, grading, earth moving, or excavation operations,
excessive fugitive dust emissions shall be controlled by regular watering, or other dust preventive
measures using the following procedures:
a. All material excavated or graded shall be sufficiently watered to prevent excessive
amounts of dust. Watering shall occur at least twice daily with complete coverage,
preferably in the late morning and after work is done for the day, so that water
penetrates sufficiently to minimize fugitive dust during grading activities.
b. All graded and excavated material, exposed soil areas, and active portions of the
construction site, including unpaved roadways on-site, should be treated to prevent
fugitive dust. Measures may include watering, application of environmentally-safe soil
stabilization materials, and/or roll-compaction as appropriate.
c. Graded and/or excavated inactive areas of the construction site should be monitored at
least weekly for dust stabilization. If a portion of the site is inactive for over four days,
soil on-site should be stabilized.
d. Signs should be posted limiting on-site traffic to 15 miles per hour.
e. All clearing, grading, earth moving, or excavation activities shall cease during periods of
high winds (i.e., greater than 20 miles per hour averaged over one hour) so as to
prevent excessive amounts of dust.
Resolution No. 2022-____
Page 266
354
Complete Administrative Draft City of Moorpark August 2021
Beltramo Residential Project Appendix C: BMPs
Air Quality and Global Climate Change Analysis
94
f.All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of
dust pursuant to California Vehicle Code §23114.
g.Respiratory protection shall be used by all employees as needed, in accordance with California Division of
Occupational Safety and Health regulations.
h.It is not anticipated that the Project site poses a risk for Valley Fever. Measures to reduce exposure to the fungus that
causes Valley Fever can be found in the 2003 VCAPCD Ventura County Air Quality Assessment Guidelines, Section
7.4.2.
(3)Per VCAPCD recommendations, after clearing, grading, earth moving, or excavation operations, and
during construction activities, fugitive dust emissions shall be controlled using the following
procedures:
a.All inactive portions of the construction site shall be seeded and watered until grass
cover is grown.
b.All active portions of the construction site shall be sufficiently watered to prevent
excessive amounts of dust.
(4)Per VCAPCD recommendations, fugitive dust emissions shall be controlled by assuring that streets
adjacent to the project site shall be swept as needed to remove silt, which may be accumulated
from construction activities so as to prevent excessive amounts of dust.
(5)Per VCAPCD recommendations, off-road construction equipment shall be minimum Tier 3 EPA
rating for diesel engines or Tier 4, if commercially available to reduce ozone precursor emissions.
Resolution No. 2022-____
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ATTACHMENT 9
ORDINANCE NO. ___
AN ORDINANCE OF THE CITY OF MOORPARK, CALIFORNIA,
APPROVING GENERAL PLAN AMENDMENT NO. 2021-01,
DEVELOPMENT AGREEMENT NO. 2021-01, AND ZONE CHANGE NO.
2021-01 INCLUDING A GENERAL PLAN AMENDMENT LAND USE
DESIGNATION CHANGE FROM PARK AND LOW DENSITY
RESIDENTIAL TO HIGH DENSITY RESIDENTIAL, AND A ZONE
CHANGE FROM SINGLE-FAMILY RESIDENTIAL AND RURAL
EXCLUSIVE TO RESIDENTIAL PLANNED DEVELOPMENT, FOR THE
SUBDIVISION AND DEVELOPMENT OF 47 RESIDENTIAL UNITS,
PRIVATE ROADS, COMMUNITY OPEN SPACE, AND ASSOCIATED
IMPROVEMENTS ON 7.4 ACRES OF PROPERTY, LOCATED AT 11930
LOS ANGELES AVENUE (BELTRAMO RANCH ROAD) ON THE
APPLICATION OF JOE OFTELIE ON BEHALF OF WARMINGTON
RESIDENTIAL
WHEREAS, on June 4, 2021, Warmington Residential (Applicant) submitted a
development application for General Plan Amendment (GPA), Development Agreement
(DA), Zone Change (ZCH), Vesting Tentative Tract Map (VTTM), and Residential
Planned Development (RPD) for the subdivision of land and development of 47 detached
single-family residential units, private roads, community open space, and associated
improvements (Project, Proposed Project). The Project includes an application for a GPA
land use designation change for a portion of the 7.4 acres of land from Park (P) and Low
Density Residential (L) to High Density Residential (H), as well as a ZCH from Single-
Family Residential (R-1) and Rural Exclusive (RE-20) to Residential Planned
Development (RPD-7U). The request also includes a VTTM to subdivide the property
into eight common area parcels and 47 residential condominium parcels. The Project
Site includes 7.4 acres, located at 11930 Los Angeles Avenue (Assessor’s Parcel
Numbers [APNs] 504-0-021-195, 506-0-030-210, 506-0-030-220, 506-0-030-235, 506-0-
030-045, and 506-0-030-055 (Project Site, Site); and
WHEREAS, on May 13, 2022, the City of Moorpark Community Development
Department published, pursuant to the California Environmental Quality Act (CEQA), a
Notice of Intent to Adopt a Mitigated Negative Declaration (MND) for the Beltramo Ranch
Project (State Clearinghouse Number 2022050309) analyzing the Project’s potential
impacts on the environment and accepted public comments in accordance with CEQA
Guidelines Section 15105 for a period of 30 days between May 13, 2022, and June 13,
2022; and
WHEREAS, the City prepared written responses to all comments received on the
Draft MND and those responses to comments are incorporated into the Final MND; and
WHEREAS, at a duly noticed public hearing on June 28, 2022, the Planning
Commission considered the Final MND and proposed Project, including the agenda
report and any supplements thereto and written public comments; opened the public
hearing and took and considered public testimony both for and against the proposal; and
reached a decision on this matter, adopting Resolution No. PC-2022-673 recommending
422
Ordinance No. ___
Page 2
that the City Council adopt the Final MND and approve the Project, with Conditions as
amended; and
WHEREAS, at a duly noticed public hearing on June 15, 2022, the City Council
considered the Final MND and proposed Project, including the agenda report and any
supplements thereto and written public comments; opened the public hearing and took
and considered public testimony both for and against the proposal and adopted
Resolution No. 2022-____ adopting the Final MND pursuant to the California
Environmental Quality Act including a Mitigation Monitoring and Reporting Program, and
approving General Plan Amendment, Development Agreement, Zone Change, Vesting
Tentative Tract Map, and Residential Planned Development for the Project.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES
ORDAIN AS FOLLOWS:
SECTION 1. The findings made in this Ordinance are based upon the information
and evidence set forth in the certified Final MND and upon other substantial evidence that
has been presented at the hearings and in the record of the proceedings. The Final MND,
agenda reports, technical studies, appendices, plans, specifications, and other
documents and materials that constitute the record of proceedings on which this
Resolution is based are on file for public examination during normal business hours at the
City of Moorpark Community Development Department, 799 Moorpark Avenue,
Moorpark, CA 93021. Each of these documents is incorporated herein by reference.
SECTION 2. The City Council finds that agencies and interested members of the
public have been afforded ample notice and opportunity to comment on the Final MND
and Project.
SECTION 3. Prior to taking action, the City Council has heard, been presented
with, reviewed and considered the information and data in the record, including oral and
written testimony presented for and during public hearings. The City’s independent
environmental consultants, City staff, and the Project Applicant’s environmental
consultants reviewed and analyzed the comments received on the Project’s
environmental review. No comments or any additional information submitted to the City
have produced any substantial new information requiring additional environmental review
or re-circulation of the MND pursuant to CEQA because no new significant environmental
impacts were identified, nor was any substantial increase in the severity of any previously
disclosed environmental impacts identified.
SECTION 4. Pursuant to Public Resources Code Section 21081.6, the City
Council has adopted the Mitigation Monitoring and Reporting Program incorporated
herein by reference, and adopts each mitigation measure set forth therein, and impose
each mitigation measure as a condition of the Project’s approval via City Council
Resolution No. 2022-____.
423
Ordinance No. ___
Page 3
SECTION 5. GENERAL PLAN AMENDMENT FINDINGS: Upon recommendation
by the Planning Commission, the City Council hereby finds the Project and all associated
actions to be consistent with the General Plan based upon the information set forth in the
staff report(s), accompanying studies, the Project Final MND and appendices, and oral
and written public testimony, including but not limited to the General Plan Consistency
Analysis provided in Section 4.11 (Land Use) of the Final MND incorporated by reference.
SECTION 6. ZONE CHANGE FINDINGS: Based upon the information set forth in
the agenda report(s), accompanying studies, the Project Final MND and appendices, and
oral and written public testimony, the City Council finds that the proposed zone change
depicted in Exhibit B is consistent with the proposed General Plan land use designation
and existing General Plan, including the Housing Element, as outlined in Section 4.11 of
the Final MND.
SECTION 7. DEVELOPMENT AGREEMENT FINDINGS: Based upon the
information set forth in the staff report(s), accompanying studies, the Project Final MND
and appendices, and oral and written public testimony, the City Council makes the
following findings in accordance with City of Moorpark, Municipal Code Section
15.40.100:
A. The provisions of the development agreement as depicted in Exhibit C are
consistent with the General Plan in that the Project will provide for the orderly
developed of land identified in the City’s General Plan and Zoning Ordinance
through the Project Specific Plan, as appropriate for residential development
and the Development Agreement will strengthen the planning process by
providing vesting development rights, addressing the timing of the development
of public and private improvements, determine development fees and the
provision of specific community benefits, including parks and affordable
housing. To that end, the Development Agreement serves to strengthen the
planning process by providing coordinated development that ensures minimal
impacts to the community and public facilities.
B. The provisions of the Development Agreement as depicted in Exhibit C and the
assurances that said agreement places upon the project are consistent with the
provisions of Chapter 15.40 of the Moorpark Municipal Code because the
Development Agreement contains the elements required by Section 15.40.030
and shall be processed through a duly-noticed public hearing process as
required by law.
SECTION 8. CITY COUNCIL APPROVAL – The City Council does hereby ordain
as follows:
A. GENERAL PLAN AMENDMENT: Based on the findings and conclusions set
forth in the above sections, and based on all the other evidence in the record,
the City Council hereby approves General Plan Amendment No. 2021-01 as
depicted in Exhibit A which amends the General Plan Land Use Map to reflect
the designations included in Exhibit A;
424
Ordinance No. ___
Page 4
B. ZONING ORDINANCE AMENDMENT: Based on the findings and conclusions
set forth in the above sections, and based on all the other evidence in the
record, the City Council hereby approves Zone Change No. 2021-01 as
depicted in Exhibit B which amends the Zoning Map to reflect the designations
included in Exhibit B;
C. DEVELOPMENT AGREEMENT: Based on the findings and conclusions set
forth in the above sections, and based on all the other evidence in the record,
the City Council hereby approves Development Agreement No. 2021-01 as
depicted in Exhibit C.
SECTION 9. If any section, subsection, sentence, clause, phrase, part or portion
of this ordinance is for any reason held to be invalid or unconstitutional by any court of
competent jurisdiction, such decision shall not affect the validity of the remaining portions
of this ordinance. The City Council declares that it would have adopted this ordinance
and each section, subsection, sentence, clause, phrase, part or portion thereof,
irrespective of the fact that any one or more section, subsections, sentences, clauses,
phrases, parts or portions may be declared invalid or unconstitutional.
SECTION 10. This ordinance shall become effective 30 days after its passage
and adoption. A summary of this ordinance shall, within 15 days after passage, be
published in accordance with section 36933 of the Government Code of the State of
California with the names of the City Councilmembers voting for and against it.
SECTION 11. The City Clerk shall certify to the passage and adoption of this
ordinance; shall enter the same in the book of original ordinances of the City; shall make
a written record of the passage and adoption thereof in the minutes of the proceedings of
the City Council at which the same is passed and adopted; and shall publish notice of
adoption in the manner required by law.
PASSED AND ADOPTED this 20th of July, 2022.
__________________________________
Janice S. Parvin, Mayor
ATTEST:
___________________________________
Ky Spangler, City Clerk
Attachments:
Exhibit A: General Plan Amendment Map
Exhibit B: Zone Change Map
Exhibit C: Development Agreement
425
Existing Proposed
High Density Residential (7 DU/AC)
Low Density Residential (1 DU/AC)
Park (P)General Plan Land Use Designation Map
EXHIBIT AOrdinance No. ___
Page 5
426
Existing Proposed
Single Family Residential (R-1)
Rural Exclusive (RE-20)
Residential Planned Development (RPD-7)Zoning Designation Map
EXHIBIT BOrdinance No. ___
Page 6
427
Ordinance No. ___
Page 7
Recording Requested By
And When Recorded Return to:
CITY CLERK
CITY OF MOORPARK
799 Moorpark Avenue
Moorpark, California 93021
EXEMPT FROM RECORDER'S FEES
Pursuant to Government Code
§ 6103
DEVELOPMENT AGREEMENT
BY AND BETWEEN
CITY OF MOORPARK
AND
WARMINGTON RESIDENTIAL CALIFORNIA, INC.
428
Ordinance No. ___
Page 8
DEVELOPMENT AGREEMENT
This Development Agreement the ("Agreement") is made and entered into
on ______________, 2022 by and between the CITY OF MOORPARK, a
municipal corporation (referred to hereinafter as "City") and WARMINGTON
RESIDENTIAL CALIFORNIA, INC., a California corporation, the owners of a
legal or equitable interest with respect to certain real property within the City of
Moorpark generally referred to as “Beltramo Ranch” and Residential Planned
Development Permit 2021-01 (referred to hereinafter as "Developer"). City and
Developer are referred to hereinafter collectively as a "Party" and collectively as
the "Parties." In consideration of the mutual covenants and agreements
contained in this Agreement, City and Developer agree as follows:
1. Recitals: This Agreement is made with respect to the following facts and
for the following purposes, each of which is acknowledged as true and correct by
the Parties:
1.1 Pursuant to Government Code Section 65864 et seq. and Moorpark
Municipal Code Chapter 15.40, City is authorized to enter into a
binding contractual agreement with any person having a legal or
equitable interest in real property within its boundaries for the
development of such property in order to establish certainty in the
development process.
1.2 Developer holds a legal or equitable interest with respect to certain
real property in the City of Moorpark identified in the legal
description set forth in Exhibit “A” which exhibit is attached hereto
and incorporated by reference, commonly known as Beltramo
Ranch, referred to hereinafter as the “Property”.
1.3 Prior to, and in connection with, the approval of this Agreement, the
City Council reviewed the project to be developed pursuant to this
Agreement as required by the California Environmental Quality Act
(“CEQA.”) On __________, 2022, the City Council adopted
Resolution No. 2022-____, adopting the Mitigated Negative
Declaration (“MND”) prepared for this Agreement and the Project
Approvals as defined in Subsection 1.4 of this Agreement.
1.4 General Plan Amendment (GPA) No. 2021-01, Zone Change (ZCH)
No. 2021-01, Residential Planned Development (RPD) Permit No.
2021-01, Vesting Tentative Tract Map (VTTM) No. 2021-01
including all subsequently approved modifications and permit
adjustments to the RPD Permit, VTTM, and all amendments thereto
(collectively the “Project Approvals"; individually a “Project
429
Ordinance No. ___
Page 9
Approval") provide for the development of the Property with 47
single-family residential units and the construction of any
improvements in connection therewith (the “Project"), as shown on
the site plan (Exhibit “C”).
1.5 By this Agreement, City desires to obtain the binding agreement of
Developer to develop the Property in accordance with the Project
Approvals and this Agreement. In consideration thereof, City
agrees to limit the future exercise of certain of its governmental and
proprietary powers to the extent specified in this Agreement.
1.6 By this Agreement, Developer desires to obtain the binding
agreement of City to permit the development of the Property in
accordance with the Project Approvals and this Agreement. In
consideration thereof and subject to the terms and conditions set
forth herein, Developer agrees to waive its rights to legally
challenge the limitations and conditions imposed upon the
development of the Property pursuant to the Project Approvals and
this Agreement and to provide the public benefits and
improvements specified in this Agreement.
1.7 City and Developer acknowledge and agree that the consideration
to be exchanged pursuant to this Agreement is fair, just and
reasonable and that this Agreement is consistent with the General
Plan of City, as amended by GPA No. 2021-01.
1.8 On June 28, 2022, the Planning Commission commenced a duly
noticed public hearing on this Agreement, and at the conclusion of
the hearing on _________, 2022, recommended approval of this
Agreement.
1.9 On July 20, 2022, the City Council of City (“City Council”)
commenced a duly noticed public hearing on this Agreement and
following the conclusion of the hearing closed the hearing and
introduced and provided first reading to Ordinance No. ___ (the
“Enabling Ordinance”) that approves this Agreement. Thereafter on
__________, 2022, the City Council gave second reading to and
adopted the Enabling Ordinance.
2. Property Subject To This Agreement. All of the Property shall be subject
to this Agreement. The Property may also be referred to hereinafter as "the site."
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Ordinance No. ___
Page 10
3. Binding Effect. The burdens of this Agreement are binding upon, and the
benefits of the Agreement inure to, each Party and each of their respective
assignees and successors in interest thereto (subject to Subsection 3.2 below)
and constitute covenants that run with the Property. Whenever the terms "City"
and "Developer" are used herein, such terms shall include every successive
assignee and successor in interest thereto.
3.1 Constructive Notice and Acceptance. Every person who acquires
any right, title or interest in or to any portion of the Property shall be
conclusively deemed to have consented and agreed to be bound by
this Agreement, whether or not any reference to the Agreement is
contained in the instrument by which such person acquired such
right, title or interest, subject to Subsection 3.2 below.
3.2 Release Upon Subsequent Transfer. Upon the conveyance of
Developer’s interest in the Property or any portion thereof by
Developer or its successor(s) in interest, the transferor shall be
released from its obligations hereunder with respect to the portion
of Property conveyed as of the effective date of the conveyance,
provided that the transferee expressly assumes all obligations of
the transferred portion of the Property and a copy of the executed
assignment and assumption agreement is delivered to the City prior
to the conveyance. Failure to provide a written assumption
agreement hereunder shall not negate, modify or otherwise affect
the liability of the transferee pursuant to this Agreement. Nothing
contained herein shall be deemed to grant to City discretion to
approve or deny any such conveyance. Notwithstanding the
foregoing, this Agreement shall not be binding upon the transferee
of a Completed Unit with respect to the transferee’s interest in such
Completed Unit, and the rights and obligations of Developer under
this Agreement shall not run with the portion of the Property that is
conveyed with the Completed Unit after such conveyance of the
Completed Unit by Developer or its successor in interest. For
purposes of this Agreement, “Completed Unit” means a completed
residential unit within the Property for which the City has issued a
certificate of occupancy.
4. Development of the Property. The following provisions shall govern the
subdivision, development and use of the Property:
4.1 Permitted Uses. The permitted and conditionally permitted uses of
the Property shall be limited to those that are allowed by the Project
Approvals and this Agreement.
431
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4.2 Development Standards. All design and development standards,
including but not limited to density or intensity of use and maximum
height and size of buildings, that shall be applicable to the Property
are set forth in the Project Approvals and this Agreement.
4.3 Building Standards. All construction on the Property shall adhere to
all City building codes in effect at the time the plan check or permit
is approved per Title 15 of the Moorpark Municipal Code and to any
federal or state building requirements that are then in effect
(collectively the “Building Codes").
4.4 Reservations and Dedications. All reservations and dedications of
land for public purposes that are applicable to the Property are set
forth in the Project Approvals and this Agreement.
4.5 Phasing. The City and Developer acknowledge that Developer
cannot predict when or in what order the Project will be developed.
Such decisions depend upon numerous factors which are not within
the control of Developer including, but not limited to, market
orientation and demand, interest rates, competition and similar
factors beyond the control of Developer. Except as provided in this
Agreement, Developer shall have the discretion to develop the
Project in phases and in such order as Developer deems
appropriate within the exercise of its subjective and independent
business judgment. Specifically, City and Developer agree that
Developer shall be entitled to apply for and receive permits, maps,
certificates of occupancy and other entitlements to use at any time
that this Agreement is in effect, provided that such actions are in
accordance with the City Laws, this Agreement and the Project
Approvals. Because the California Supreme Court held in Pardee
Construction Co. vs. City of Camarillo, 37 Cal.3d 465 (1984), that
failure of the parties therein to provide for the timing of development
resulted in a later-adopted initiative restricting the timing of
development to prevail over such parties' agreement, the parties
herein intend to cure that deficiency by acknowledging and
providing that Developer shall have the right (without obligation) to
develop the Project in such order and at such rate and at such time
as Developer deems appropriate within the exercise of its
subjective business judgment, subject to the terms of this
Agreement and the Project Approvals.
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5. Vesting of Development Rights.
5.1 Vested Right to Develop, Timing of Development. Developer and
its successors in interest shall have the vested right to develop the
Property or any portion thereof in accordance with the terms and
provisions of the Project Approvals and this Agreement. The
Parties intend that this Agreement, together with the Project
Approvals, shall serve as the controlling document for all
subsequent actions, discretionary and ministerial, relating to the
development and occupancy of the Property or any portion thereof,
including, without limitation, all Subsequent Approvals (as defined
below). Developer shall have the right, without obligation, to
develop the Property or any portion thereof in such order and at
such rate and times as Developer deems appropriate within the
exercise of its subjective business judgment.
Except as otherwise provided in Section 5.6, no future amendment
of any existing City ordinance or resolution, or future adoption of
any ordinance, resolution or other action, that purports to limit rate,
timing, density, intensity or configuration of development of the
Property (or any portion thereof) over time or alter the sequencing
of development phases, whether adopted or imposed by the City
Council or through the initiative or referendum process or by any
agency of the City, shall apply to the Property or any portion thereof
provided the Property is developed in accordance with the Project
Approvals and this Agreement. Nothing in this subsection shall be
construed to limit City's right to ensure that Developer timely
provides all infrastructure required by the Project Approvals,
Subsequent Approvals, and this Agreement.
5.2 Amendment of Project Approvals. No amendment of any of the
Project Approvals, whether adopted or approved by the City
Council or through the initiative or referendum process, shall apply
to any portion of the Property, unless the Developer has agreed in
writing to the amendment.
5.3 Issuance of Subsequent Approvals. Applications for land use
approvals, entitlements and permits, including without limitation
subdivision maps (e.g. tentative, vesting tentative, parcel, vesting
parcel, and final maps), subdivision improvement agreements and
other agreements relating to the Project, lot line adjustments,
preliminary and final planned development permits, use permits,
design review approvals (e.g. site plans, architectural plans and
landscaping plans), encroachment permits, and sewer and water
connections that are necessary to or desirable for the development
of the Project (collectively the “Subsequent Approvals”; individually
a “Subsequent Approval") shall be consistent with the Project
433
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Approvals and this Agreement. For purposes of this Agreement,
Subsequent Approvals do not include building permits.
Subsequent Approvals shall be governed by the Project Approvals
and by the applicable provisions of the Moorpark General Plan, the
Moorpark Municipal Code and other City ordinances, resolutions,
rules, regulations, policies, standards and requirements as most
recently adopted or approved by the City Council, or through the
initiative or referendum process, and in effect at the time that the
application for the Subsequent Approval is deemed complete by
City (collectively "City Laws"), except City Laws that:
(a) change any permitted or conditionally permitted uses of the
Property from what is allowed by the Project Approvals;
(b) limit or reduce the density or intensity of the Project, or any
part thereof, or otherwise require any reduction in the
number of proposed buildings or other improvements from
what is allowed by the Project Approvals;
(c) limit or control the rate, timing, phasing or sequencing of the
approval, development or construction of all or any part of
the Project in any manner, provided that all infrastructure
required by the Project Approvals to serve the portion of the
Property covered by the Subsequent Approval is in place or
is scheduled to be in place prior to completion of
construction;
(d) are not uniformly applied on a citywide basis to all
substantially similar types of development projects or to all
properties with similar land use designations; or
(g) modify the land use from what is permitted by the City's
General Plan Land Use Element at the Operative Date of
this Agreement or that prohibits or restricts the establishment
or expansion of urban services including but not limited to
community sewer systems to the Project.
5.4 Modification of Approvals. Throughout the term of this Agreement,
Developer shall have the right, at its election and without risk to or
waiver of any right that is vested in it pursuant to this section, to
apply to City for modifications to Project Approvals and for
Subsequent Approvals. The approval or conditional approval of
any such modification shall not require an amendment to this
Agreement, provided that, in addition to any other findings that may
be required in order to approve or conditionally approve the
modification, a finding is made that the modification is consistent
434
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with this Agreement and does not alter the permitted uses, density,
intensity, maximum height, size of buildings or reservations and
dedications as contained in the Project Approvals.
5.5 Issuance of Building Permits. No building permit shall be
unreasonably withheld or delayed from Developer if Developer is in
compliance with this Agreement and the Project Approvals and
Subsequent Approvals. In addition, no final building permit, final
inspection or certificate of occupancy will be unreasonably withheld
or delayed from Developer if all infrastructure required by the
Project Approvals, Subsequent Approvals, and this Agreement to
serve the portion of the Property covered by the final building
permit is in place or is scheduled to be in place prior to completion
of construction, the Developer is in compliance with all provisions of
this Agreement, the Project Approvals and Subsequent Approvals,
and all of the other relevant provisions of the Project Approvals,
Subsequent Approvals and this Agreement have been satisfied.
Consistent with Subsection 5.1 of this Agreement, in no event shall
building permits be allocated on any annual numerical basis or on
any arbitrary allocation basis.
5.6 Moratorium on Development. Nothing in this Agreement shall
prevent City, whether by the City Council or through the initiative or
referendum process, from adopting or imposing a moratorium on
the processing and issuance of Subsequent Approvals and building
permits and on the finalizing of building permits by means of a final
inspection or certificate of occupancy, provided that the moratorium
is adopted or imposed (i) on a Citywide basis to all substantially
similar types of development projects and properties with similar
land use designations and (ii) as a result of a utility shortage or a
reasonably foreseeable utility shortage including without limitation a
shortage of water, sewer treatment capacity, electricity or natural
gas.
6. Developer Agreements.
6.1 Development as a Residential Project. Developer shall comply with
(i) this Agreement, (ii) the Project Approvals, (iii) all Subsequent
Approvals for which it was the applicant or a successor in interest
to the applicant and (iv) MND and any subsequent or supplemental
environmental actions. Developer agrees not to apply for any non-
residential uses on the Property.
435
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6.2 Development Fee Per Unit. As a condition of, and immediately
prior to, the issuance of a building permit for each residential
dwelling unit within the Property, Developer shall pay City a one-
time development fee as described herein (the “Development
Fee”). The Development Fee may be expended by City in its sole
and unfettered discretion. The amount of the Development Fee
shall be ten thousand, nine hundred eighty-nine dollars and twenty
cents ($10,989.20) per residential unit. The Development Fee shall
be adjusted annually commencing January 1, 2024, by the
Consumer Price Index (CPI). The annual CPI adjustment shall be
determined by using the information provided by the U.S.
Department of Labor, Bureau of Labor Statistics, for all urban
consumers within the Los Angeles/Long Beach/Anaheim
metropolitan area during the prior year. The calculation shall be
made using the month of October over the prior October.
In the event there is a decrease in the referenced Index for any
annual indexing, the current amount of the fee shall remain until
such time as the next subsequent annual indexing which results in
an increase.
6.3 Traffic Mitigation Fee. As a condition of the issuance of a building
permit for each residential dwelling unit within the boundaries of the
Property, Developer shall pay City a one-time traffic mitigation fee
as described herein (“Citywide Traffic Fee”). The Citywide Traffic
Fee may be expended by City in its sole and unfettered discretion.
The amount of the Citywide Traffic Fee shall be fourteen thousand,
eight hundred sixty one dollars and ninety four cents ($14,861.94)
per residential unit. The Citywide Traffic Fee shall be adjusted
annually commencing January 1, 2024 and annually thereafter by
the change in the Caltrans Highway Bid Price Index (Bid Price
Index) for Selected California Construction Items for the twelve (12)
month period available on December 31 of the preceding year
(“annual indexing”). In the event there is a decrease in the Bid Price
Index for any annual indexing, the current amount of the fee shall
remain until such time as the next subsequent annual indexing
which results in an increase.
6.4 Los Angeles Avenue Area of Contribution (LAAOC) Fees.
Developer shall pay the LAAOC fee in effect at the time of building
permit issuance for each residential dwelling unit within the
Property.
436
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Page 16
6.5 Air Quality Fees. Developer agrees that the Mitigation Measures
included in the City Council approved MND and MMRP, or
subsequent environmental clearance document approved by the
Council, set forth the mitigation requirements for air quality impacts.
Developer agrees to pay to City a one-time air quality mitigation
fee, as described herein (“Air Quality Fee”), in satisfaction of the
Transportation Demand Management Fund mitigation requirement
for the Project. The Air Quality Fee may be expended by City in its
sole discretion for reduction of regional air pollution emissions and
to mitigate residual Project air quality impacts.
The Air Quality Fee shall be two thousand, forty-one dollars and
thirty-six cents ($2,041.36) per residential dwelling unit within the
Property to be paid prior to the issuance of a building permit for
each residential dwelling unit in the Project. If the Air Quality Fee is
not paid by January 1, 2024, then commencing on January 1, 2024,
and annually thereafter, the Air Quality Fee shall be adjusted by
any increase in the CPI until all fees have been paid. The CPI
increase shall be determined by using the information provided by
the U.S. Department of Labor, Bureau of Labor Statistics, for all
urban consumers within the Los Angeles/Long Beach/Anaheim
metropolitan area during the prior year. The calculation shall be
made using the month of October over the prior month of October.
In the event there is a decrease in the CPI for any annual indexing,
the fee shall remain at its then current amount until such time as
the next subsequent annual indexing which results in an increase.
6.6 Park Fees. Prior to the issuance of the first building permit for a
residential dwelling unit within the Property, the Developer shall pay
a one-time fee in lieu of the dedication of parkland and related
improvements (“Park Fee”). The amount of the Park Fee shall be
six hundred ninety-seven thousand, eight hundred sixty-eight
dollars and eighty-seven cents ($697,868.87) within the Property. If
the Park Fee is not paid by January 1, 2024, the Park Fee shall be
adjusted annually commencing January 1, 2024, by the larger
increase of a) or b) as follows:
(a) The change in the CPI. The change shall be determined by
using the information provided by the U.S. Department of Labor,
Bureau of Labor Statistics, for all urban consumers within the
Los Angeles/Long Beach/Anaheim metropolitan area during the
prior year. The calculation shall be made using the month of
October over the prior October; or
437
Ordinance No. ___
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(b) The calculation shall be made to reflect the change in the
Caltrans Highway Bid Price Index (Bid Price Index) for Selected
California Construction Items for the twelve (12) month period
available on December 31 of the preceding year (annual
indexing).
(c) In the event there is a decrease in both of the referenced
Indices for any annual indexing, the Park Fee shall remain at its
then current amount until such time as the next subsequent
annual indexing which results in an increase as of October of
the next year and each October thereafter.
(d) City and Developer agree that the above-described payments
shall be deemed to satisfy the parkland dedication requirement
set forth in California Government Code Section 66477 et seq.
for the Property.
6.7 Community Services Fee. As a condition of issuance of a building
permit for each residential dwelling unit within the boundaries of the
Project, Developer shall pay City a one-time community services
fee as described herein (“Community Services Fee”). The
Community Services Fees may be expended by City in its sole and
unfettered discretion. The amount of the Community Services Fees
shall be three thousand, two hundred twenty-five dollars and nine
cents ($3,225.09) per residential dwelling unit. Commencing on
January 1, 2024, and annually thereafter, the Community Services
Fee shall be adjusted by any increase in the CPI until all
Community Service Fee have been paid. The CPI increase shall
be determined by using the information provided by the U.S.
Department of Labor, Bureau of Labor Statistics, for All Urban
Consumers within the Los Angeles/Long Beach/Anaheim
metropolitan area during this prior year. The calculation shall be
made using the month of October over the prior month of October
or in the event there is a decrease in the CPI for any annual
indexing, the Community Service Fee shall remain at its then
current amount until such time as the next subsequent annual
indexing which results in an increase.
6.8 Art in Public Places Fee. Developer agrees to pay the Art in Public
Places Fee (Art Fee) in effect at the time of building permit
issuance for each building prior to the issuance of the building
permit for that residential building within the Project consistent with
City Resolution No. 2005-2408 or any Successor Resolution (1.0
percent of total building valuations excluding land value and off-site
improvement costs).
438
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6.9 Other Development and Processing Fees. In addition to fees
specifically mentioned in this Agreement, Developer agrees to pay
all City capital improvement, development, and processing fees at
the rate and amount in effect at the time the fee is required to be
paid. Said fees include but are not limited to Library Facilities Fees,
Police Facilities Fees, Fire Facilities Fees, drainage, entitlement
processing fees, and plan check and permit fees for buildings and
public improvements. Developer further agrees that unless
specifically exempted by this Agreement, it is subject to all fees
imposed by City at the Operative Date of this Agreement (“Existing
Fees”) any new City fees, exactions or charges or increases in
Existing Fees shall only be applicable to the Project if adopted in
compliance with the Mitigation Fee Act, Government Code Section
66000 et. seq. and are applied consistently and proportionately to
the Project.
6.10 Processing Fees. On the Operative Date, Developer shall pay all
outstanding City processing costs related to preparation of this
Agreement, the Project Approvals and the MND.
6.11 Community Facilities District.
(a) It is the mutual intent of the Parties that the development of the
Project will not have any fiscal impact on or require any
contribution from the General Fund of the City. Project funding
for costs of the development of the Project may include a mix of
different approaches, including without limitation, Developer
construction of and/or financing of such services, facilities,
operations and maintenance through the payment of Impact
Fees or other fees, taxes, levies, assessments, formation of and
payment by a homeowner’s association, or other financing
mechanisms as determined by Developer in its reasonable
discretion, pursuant and subject to this Agreement, the Project
Approvals, Subsequent Approvals and all Applicable City Law,
taking into account and guided by the pre-existing rights of
others in the existing and future public services and facilities
(including their operations and maintenance) that Developer
may seek to use. To facilitate such intent, as necessary, the
Developer may request the City to form one or more
assessment or financing districts (“District(s)”), pursuant to
Chapter 2.5 of Part 1 of Division 2 of the California Government
Code (Government Code Sections 53311 et seq.) (the “CFD
Act”), the Streets and Highways Code, Division 10 and 12, the
Landscape and Lighting Act of 1972, or other similar law for the
purposes of funding services required to be provided or funded
under this Agreement, as Developer agrees to implement and
the City determines are lawfully and appropriately funded by the
439
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District. To the extent other property owners outside the
Property are interested or benefit and are made part of such
District, such other properties may be encompassed in such
District in accordance with applicable law.
(b) A District or other funding mechanism to the satisfaction of the
City Council and acceptable to Developer, shall be established
to provide funding for roadway, landscape, and hardscape
maintenance adjacent to Los Angeles Avenue. The
Homeowners’ Association for the Project shall be responsible
for the maintenance of those areas and facilities that exclusively
benefit residents of the Project, which shall exclude costs
related to maintaining public dedicated improvements in public
areas within the project.
(c) In connection with the formation of a District, Developer shall: (i)
file with the City a petition for the formation of the District, (ii)
provide any deposit required by the applicable act, (iii) not
oppose formation of the District and (iv) vote in favor of the
special tax or assessment, as appropriate, to fund the District.
(d) Developer acknowledges and agrees that the City will not
accept any improvements or facilities to be maintained by the
District nor shall the Developer receive any payments from the
District for any improvements or facilities until such facilities and
improvements have been inspected and the City determines, in
its reasonable discretion, that such improvements and facilities
have been completed in accordance with the applicable plans
and have no liens outstanding.
(e) The City and Developer agree that the assessments or special
taxes for any District formed will be collected from parcels in the
District as provided in the rate and method of apportionment
(RMA) prepared for that District.
(f) Upon written request of City, Developer will advance amounts
necessary to pay all costs and expenses of City to evaluate and
structure any District or other financing mechanism, to the end
that City will not be obligated to pay any costs related to the
formation or implementation of any District or other financing
mechanism. City staff shall meet with the Developer to
establish a preliminary budget for such costs, and will confer
with Developer from time to time as to any necessary
modifications to that budget. Any District may provide for the
reimbursement to Developer of any advances by Developer for
any costs incurred as provided immediately above, and any
other costs incurred by Developer that are related to the District,
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such as the costs of legal counsel, special tax consultants,
engineers, etc. to the extent authorized by the City and the
applicable act.
6.12 Affordable Housing.
(a) The Developer agrees to pay an in lieu fee for the
community benefit of Affordable Housing (“Affordable
Housing Fee”) prior to the issuance of a building permit. The
Affordable Housing Fee may be expended by City in an
effort to further fair housing. The amount of the Affordable
Housing Fee shall be a flat fee of One Million Thirty-Four
Thousand Dollars ($1,034,000.00). If the Affordable
Housing Fee is unpaid as of January 1, 2024, then on such
date and annually thereafter, the Affordable Housing Fee
shall be adjusted by any increase in the CPI until the
Affordable Housing Fee has been paid. The CPI increase
shall be determined by using the information provided by the
U.S. Department of Labor, Bureau of Labor Statistics, for All
Urban Consumers within the Los Angeles/Long
Beach/Anaheim metropolitan area during the prior year. The
calculation shall be made using the month of October over
the month of October from the prior year or in the event
there is a decrease in the CPI for any annual indexing, the
Affordable Housing Fee shall remain at its then current
amount until such time as the next subsequent annual
October indexing which results in an increase. By paying
the Affordable Housing Fee, the Developer shall have met its
Affordable Housing obligations.
6.13 Annual Review Procedures. Developer agrees to comply with
Section 15.40.150 of the Moorpark Municipal Code and any
provision amendatory or supplementary thereto for annual review of
this Agreement and further agrees that the annual review shall
include evaluation of its compliance with the approved MND and
MMRP.
6.14 Eminent Domain. Developer agrees that any election to acquire
property by eminent domain shall be at City’s sole discretion, and
only after compliance with all legally required procedures including
but not limited to a hearing on a proposed resolution of necessity.
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6.15 Implementation Plan. Prior to the submittal of an application for
any subdivision, or any other development project or entitlement
application, Developer shall submit and gain approval from City
Council a plan to guarantee the Developer agreements contained in
this Agreement and in the conditions of approval for the VTTM and
RPD. The plan shall address the entities responsible and method
and timing of guarantee for each component of Developer's
obligations and is subject to City approval at its sole discretion.
6.16 Fee Protest Waiver. Developer agrees that any fees and payments
pursuant to this Agreement and for the Project shall be made
without reservation, and Developer expressly waives the right to
payment of any such fees under protest pursuant to California
Government Code Section 66020 and statutes amendatory or
supplementary thereto. Developer further agrees that the fees it
has agreed to pay pursuant to Subsections 6.2, 6.8 and 6.12 of this
Agreement are not public improvement fees collected pursuant to
Government Code Section 66006 and statutes amendatory or
supplementary thereto.
6.17 CPI Indexes. In the event the “CPI” referred to in Subsections 6.2,
6.5, 6.6, 6.7 and 6.12 or the Bid Price Index referred to in
Subsections 6.3 and 6.6 are discontinued or revised, a successor
index with which the “CPI” and or Bid Price Index are replaced shall
be used in order to obtain substantially the same result as would
otherwise have been obtained if either or both the “CPI” and Bid
Price Index had not been discontinued or revised.
6.18 City Ability to Modify. Developer acknowledges the City’s ability to
modify the development standards and to change the General Plan
designation and zoning of the Property upon the termination or
expiration of this Agreement (if the Project has not been built), and
Developer hereby waives any rights they might otherwise have to
seek judicial review of such City actions to change the development
standards, General Plan designation and zoning to those
development standards and density of permitted development to
that in existence prior to the approval of GPA No. 2021-01 and ZCH
No. 2021-01.
6.19 Homeowners Association. Prior to recordation of the first final map
for the Property, if required by City at its sole discretion, Developer
shall form one or more property owner associations to assume
ownership and maintenance of private recreation, private streets,
parking areas, landscape areas, flood control and NPDES facilities
and other amenities within the Project. The obligation of said
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Homeowners Associations shall be more specifically defined in the
conditions of approval of the first tentative tract for the property.
7. City Agreements.
7.1 Commitment of Resources. At Developer’s expense, City shall
commit reasonable time and resources of City staff to work with
Developer on the processing of applications for Project Approvals
and all Subsequent Approvals and Building Permits for the Project
area and if requested in writing by Developer shall use overtime
and independent contractors whenever possible.
7.2 Easement and Fee Title Acquisitions. If requested in writing by
Developer and limited to City’s legal authority, City at its sole and
absolute discretion shall proceed to acquire, at Developer’s sole
cost and expense, easements or fee title to land in which Developer
does not have title or interest in order to allow construction of public
improvements required of Developer including any land which is
outside City's legal boundaries and/or to relocate utilities on or
adjacent to the Project which are reasonably necessary to develop
the Property. The process shall generally follow Government Code
Section 66462.5 et seq. and shall include the obligation of
Developer to enter into an agreement with City, guaranteed by cash
deposits and other security as the City may require, to pay all City
costs including but not limited to, acquisition of the interest, attorney
fees, appraisal fees, engineering fees, City staff costs, and City
overhead expenses plus 15% on all out-of-pocket costs.
7.3 Concurrent Entitlement Processing. City agrees that whenever
possible as determined by City in its reasonable discretion to
process concurrently all land use entitlements for the Project so
long as the application for such entitlements are “deemed
complete” in compliance with the requirements of Chapter 4.5
Review and approval of Development Projects (Permit Streamlining
Act) of the California Government Code.
7.4 Park Fees. City agrees that the Park Fee required under
Subsection 6.6 of this Agreement meets all of Developer's
obligations under applicable law for park land dedication.
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7.5 Reimbursements from other Developments. City shall facilitate the
reimbursement to Developer of any costs incurred by Developer
that may be subject to partial reimbursement from other developers
as a condition of approval of a tract map, development permit or
development agreement with one or more other developers and at
City’s discretion may include provisions requiring such
reimbursement to Developer for the same in such other
development project conditions of approval.
7.6 Early Grading Agreement. The City Manager is authorized to sign
an early grading agreement on behalf of the City to allow rough
grading of the Project prior to City Council approval of a final
subdivision map. Said early grading agreement shall be consistent
with the conditions of the Project approved tentative map and
contingent on City Engineer and Director of Community
Development acceptance of a performance bond in a form and
amount satisfactory to them to guarantee implementation of the
erosion control plan and completion of the rough grading;
construction of on-site and off-site improvements consistent with
the City Council approved Project and Tentative Map. In the case
of failure to comply with the terms and conditions of the early
grading agreement, the City Council may by resolution declare the
surety forfeited.
8. Supersession of Agreement by Change of Law. In the event that any
state or federal law or regulation enacted after the date the Enabling
Ordinance was adopted by the City Council prevents or precludes
compliance with any provision of the Agreement, such provision shall be
deemed modified or suspended to comply with such state or federal law or
regulation, as reasonably determined necessary by City.
9. Demonstration of Good Faith Compliance. In order to ascertain
compliance by Developer with the provisions of this Agreement, the
Agreement shall be reviewed annually in accordance with Moorpark
Municipal Code Chapter 15.40. of City or any successor thereof then in
effect. The failure of City to conduct any such annual review shall not, in
any manner, constitute a breach of this Agreement by City, diminish,
impede, or abrogate the obligations of Developer hereunder or render this
Agreement invalid or void. At the same time as the referenced annual
review, City shall also review Developer’s compliance with the MMRP.
10. Authorized Delays. Performance by any Party of its obligations
hereunder, other than payment of fees, shall be excused during any
period of "Excusable Delay", as hereinafter defined, provided that the
Party claiming the delay gives written notice of the delay to the other
Parties as soon as possible after the same has been ascertained. For
purposes hereof, Excusable Delay shall mean delay that directly affects, is
444
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beyond the reasonable control of, and is not the result of any negligence
on the part of the Party claiming the delay, including without limitation: (a)
act of God; (b) civil commotion; (c) riot; (d) strike, picketing or other labor
dispute; (e) shortage of materials or supplies; (f) damage to work in
progress by reason of fire, flood, earthquake or other casualty; (g) failure,
delay or inability of City or other local government entity to provide
adequate levels of public services, facilities or infrastructure to the
Property including, by way of example only, the lack of water to serve any
portion of the Property due to drought; (h) delay caused by a delay by
other third party entities which are required to approve plans or documents
for Developer to construct the Project, or restrictions imposed or
mandated by such other third party entities or governmental entities other
than City, (including but not limited to, Ventura County Watershed
Protection District); or (i) litigation brought by a third party attacking the
validity of this Agreement, a Project Approval, a Subsequent Approval or
any other action necessary for development of the Project.
11. Default Provisions.
11.1 Default by Developer. The Developer shall be deemed to have
breached this Agreement if it:
(a) Practices any fraud or deceit upon City; or willfully violates any
order, ruling or decision of any regulatory or judicial body having
jurisdiction over the Property or the Project, provided that
Developer may contest any such order, ruling or decision by
appropriate proceedings conducted in good faith, in which event
no breach of this Agreement shall be deemed to have occurred
unless and until there is a final adjudication adverse to
Developer; or
(b) fails to make any payments required under this Agreement within
fifteen (15) business days after City gives written notice to
Developer that the same is due and payable; or
(c) breaches any of the other provisions of this Agreement and fails
to cure the same within sixty (60) days after City gives written
notice to Developer of such breach (or, if the breach is not able
to be cured within such sixty (60) day period, Developer fails to
start to cure the same within sixty (60) days after delivery of
written notice by City of such breach or fails to thereafter
diligently prosecute the cure to completion).
(d) Developer also agrees that subsidiaries, divisions or affiliates are
subject to the restrictions of this Agreement.
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11.2 Default by City. City shall be in breach of this Agreement if it
breaches any of the provisions of this Agreement and fails to cure
the breach within sixty (60) days after Developer gives written
notice to City of the breach (or, if the breach is not able to be cured
within such sixty (60) day period, City fails to start to cure the same
within sixty (60) days after delivery of written notice from Developer
of such breach or fails to thereafter diligently prosecute the cure to
completion).
11.3 Content of Notice of Violation. Every notice of breach shall state
with specificity that it is given pursuant to this section of this
Agreement, the nature of the alleged breach, and the manner in
which the breach may be satisfactorily cured. Every notice shall
state the applicable period to cure. The notices shall be given in
accordance with Section 20 hereof.
11.4 Remedies for Developer’s Failure to Cure Breach.
(a) If after the applicable cure period provided in Section 11.1 has
elapsed, the City Manager finds and determines the Developer,
or its successors, transferees and/or assignees, as the case
may be, remains in default and that the City shall terminate or
modify this Agreement, or those transferred or assigned rights
and obligations, as the case may be, Developer, and its
successors, transferees and/or assigns, shall be entitled to
appeal that finding and determination to the City Council in
accordance with Section 14. Such right of appeal shall include,
but not be limited to, an objection to the manner in which the
City intends to modify this Agreement if the City intends as a
result of a default of the Developer, or one of its successors or
assigns, to modify this Agreement. In the event of a finding and
determination that all defaults are cured, there shall be no
appeal by any person or entity.
(b) Termination or Modification of Agreement. The City may
terminate or modify this Agreement, or those transferred or
assigned rights and obligations, as the case may be, after such
final determination of the City Council as provided in Subsection
11.4 (a) or, where no appeal is taken, after the expiration of the
applicable appeal periods described in Section 14
Notwithstanding any other provision of this Agreement to the
contrary, in the event that: (a) Developer or any of its
successors assigns some, but not all, of its rights under this
Agreement in connection with a sale of some, but not all, of the
Property; and (b) thereafter Developer or one or more of its
successors in interest under this Agreement is in default under
this Agreement and either Developer or one or more of its
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successors in interest under this Agreement is not in default
under this Agreement, then any remedy the City may have the
right to take under this Agreement including the right of
termination or modification of this Agreement shall only apply to
the party(ies) that is (are) in default and the portion(s) of the
Property owned by such party(ies) and shall not apply to
Developer or any successor and/or assignee of Developer
under this Agreement that is not in default hereunder.
11.5 Specific Performance. The Parties acknowledge that remedies at
law, including without limitation money damages, would be
inadequate for breach of this Agreement by any Party due to the
size, nature and scope of the Project. The Parties also
acknowledge that it would not be feasible or possible to restore the
Property to its natural condition once implementation of the
Agreement has begun. The City's remedy to terminate or amend
this Agreement in the event of Developer's uncured breach shall be
sufficient in most circumstances. Notwithstanding the foregoing, if
the City approves a final parcel map or subdivision map, issues a
permit, or issues other approval(s) pursuant to this Agreement in
reliance upon a specified condition or conditions being satisfied by
Developer in the future, and if Develop than fails to satisfy such
condition(s), the City shall be entitled to refuse to issue additional
permits or approvals that Developer would otherwise be entitled
under this Agreement and may seek specific performance for the
sole purpose of causing Developer to satisfy such condition or
conditions. Except in these limited circumstances, the City shall
have no right to seek specific performance to cause Developer to
proceed with the development of the Project in any manner.
11.6 Monetary Damages. Developer and the City acknowledge that
neither the City nor Developer would have entered into this
Agreement if either were liable for monetary damages under or with
respect to this Agreement or the application thereof. Both the City
and Developer agree and recognize that, as a practical matter, it
may not be possible to determine an amount of monetary damages
which would adequately compensate Developer for its investment
of time and financial resources in planning to arrive at the kind,
location, intensity of use, and improvements for the Project, nor to
calculate the consideration the City would require to enter into this
Agreement to justify such exposure. Therefore, the City and
Developer agree that neither shall be liable for monetary damages
under or with respect to this Agreement or the application thereof
and the City and Developer covenant not to sue for or claim any
monetary damages for the breach of any provision of this
Agreement. This foregoing waiver shall not be deemed to apply to
any fees or other monetary amounts specifically required to be paid
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by Developer to the City pursuant to this Agreement, including, but
not limited to, any amounts due pursuant to Section 6, 16 or
Section 31. The foregoing waiver shall also not be deemed to
apply to any fees or other monetary amounts specifically required
to be paid or credited by the City to Developer pursuant to this
Agreement, including, but not limited to any Fee Credits specifically
required to be credited by City to Developer or its assignee(s).
12. Mortgage Protection.
12.1 Discretion to Encumber. The Parties hereto agree that this
Agreement shall not prevent or limit Developer, in any manner, at
Developer’s sole discretion, from encumbering the Property or any
portion thereof or any improvements thereon then owned by such
person with any mortgage, deed of trust or other security device
(“Mortgage”) securing financing with respect to the Property or such
portion. Any mortgagee or trust deed beneficiary of the Property or
any portion thereof or any improvements thereon and its
successors and assigns (“Mortgagee”) shall be entitled to the
following rights and privileges.
12.2 Lender Requested Modification/Interpretation. City acknowledges
that the lenders providing financing to Developer for the Property
may request certain interpretations and modifications of this
Agreement. City therefore agrees upon request, from time to time,
to meet with Developer and representatives of such lenders to
discuss in good faith any such request for interpretation or
modification. The City will not unreasonably withhold its consent to
any such requested interpretation or modification provided such
interpretation or modification is consistent with the intent and
purposes of this Agreement, provided, further, that any
modifications of this Agreement shall be subject to the provisions of
this Agreement pertaining to modifications and amendments.
12.3 Mortgage Protection. This Agreement shall be superior and senior
to the lien of any Mortgage. Notwithstanding the foregoing, no
breach of this Agreement shall defeat, render invalid, diminish or
impair the lien of any binding and effective Mortgagee and/or the
interest of every owner of the Property, or part thereof, whose title
thereto is acquired by foreclosure, trustee sale or otherwise;
provided, however, Mortgagee and such owner shall not be
responsible for any matters that occurred prior to their acquisition of
the Property or such portion.
12.4 Written Notice of Default. If a non-monetary default is not cured by
Developer within sixty (60) (days after written notice by City to
Developer or a monetary default is not cured within sixty (60) days
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after written notice by City to Developer, then each Mortgagee shall
be entitled to receive written notice from City of the applicable
default by Developer under this Agreement provided the Mortgagee
has delivered a written request to the City for such notice and shall
have provided its address for notices in writing to the City. Each
such Mortgagee shall have a further right, but not the obligation, to
cure such default for an additional period of thirty (30) days after
delivery of such notice of default by City to the Mortgagee. City
shall not exercise any right or remedy granted under this
Agreement against Developer by reason of Developer’s breach
without allowing the Mortgagee to cure the same as specified
herein.
13. Estoppel Certificate. At any time and from time to time, Developer may
deliver written notice to City and City may deliver written notice to
Developer requesting that such Party certify in writing that, to the
knowledge of the certifying Party, (i) this Agreement is in full force and
effect and a binding obligation of the Parties, (ii) this Agreement has not
been amended, or if amended, the identity of each amendment, and (iii)
the requesting Party is not in breach of this Agreement, or if in breach, a
description of each such breach. The Party receiving such a request shall
execute and return the certificate within ten (10) days following receipt of
the notice. City acknowledges that a certificate may be relied upon by
successors in interest to the Developer who requested the certificate and
by holders of record of deeds of trust on the portion of the Property in
which that Developer has a legal interest.
14. Administration of Agreement. Any consent or approval herein to be given
by the City may be given by the City Manager provided it is expressed and
is in writing. Any decision by City staff concerning the interpretation and
administration of this Agreement and development of the Property in
accordance herewith may be appealed by the Developer to the City
Council, provided that any such appeal shall be filed with the City Clerk of
City within twenty (20) days after the affected Developer receives written
notice of the staff decision. The City Council shall render its decision to
affirm, reverse or modify the staff decision within thirty (30) days after the
appeal was filed. All City Council decisions or determinations regarding
the Project or the administration of this Agreement shall also be subject to
judicial review pursuant to Code of Civil Procedure section 1094.5,
provided that, pursuant to Code of Civil Procedure section 1094.6, any
such action must be filed in a court of competent jurisdiction not later than
twenty (20) days after the date on which the City Council's decision
becomes final. The Developer shall not seek judicial review of any staff
decision without first having exhausted its remedies pursuant to this
section.
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15. Amendment or Termination by Mutual Consent. In accordance with the
provisions of Chapter 15.40 of the Moorpark Municipal Code of City or any
successor thereof then in effect, this Agreement may be amended or
terminated, in whole or in part, by mutual consent of City and the affected
Developer.
15.1 Exemption for Amendments of Project Approvals. No amendment
to a Project Approval or Subsequent Approvals shall require an
amendment to this Agreement and any such amendment shall be
deemed to be incorporated into this Agreement at the time that the
amendment becomes effective, provided that the amendment is
consistent with this Agreement and does not alter the permitted
uses, density, intensity, maximum height, size of buildings or
reservations and dedications as contained in the Project Approvals
or Subsequent Approvals.
16. Developer Indemnification. City and Developer agree to cooperate in
defending any legal action instituted by a third party or other government
entity or official challenging the validity of this Agreement. In the event of
any litigation challenging the effectiveness of this Agreement or any
portion thereof, this Agreement shall remain in full force and effect while
such litigation, including any appellate review, is pending, unless a court of
competent jurisdiction orders otherwise. Developer shall indemnify,
defend with counsel approved by City, and hold harmless City and its
officers, employees and agents from and against any and all losses,
liabilities, fines, penalties, costs, claims, demands, damages, injuries or
judgments arising out of, or resulting in any way from, Developer's
performance pursuant to this Agreement including, but not limited to,
Developer’s construction of the Project on the Property and any injury
sustained by any person in connection with the construction or partial
construction of buildings and improvements on the Property.
Developer shall indemnify, defend with counsel approved by City, and
hold harmless City and its officers, employees and agents from and
against any action or proceeding to attack, review, set aside, void or annul
this Agreement, or any provision thereof, the environmental documents
prepared and approved in connection with the approval of the Project, or
any Project Approval or Subsequent Approval or modifications thereto, or
any other subsequent entitlements for the project and including any
related environmental approval.
17. Time of Essence. Time is of the essence for each provision of this
Agreement of which time is an element.
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18. Operative Date. As described in Subsection 1.9 above, this Agreement
shall become operative on the Operative Date, being the date the
Enabling Ordinance becomes effective pursuant to Government Code
Section 36937.
19. Term. This Agreement shall remain in full force and effect for a term of
twenty (20) years commencing on the Operative Date or until one year
after the issuance of the final building permit for occupancy of the last unit
of the Project whichever occurs last, unless said term is amended or the
Agreement is sooner terminated as otherwise provided herein. Expiration
of the term or earlier termination of this Agreement shall not automatically
affect any Project Approval or Subsequent Approval or building permit or
final building permit that has been granted or any right or obligation arising
independently from such Project Approval or Subsequent Approval or
building permit or final building permit.
Upon expiration of the term or earlier termination of this Agreement, this
Agreement shall have no further force and effect and the Parties shall
execute any document reasonably requested by any Party to remove this
Agreement from the public records as to the Property, and every portion
thereof, to the extent permitted by applicable laws.
Notwithstanding the foregoing, the following shall survive the expiration or
earlier termination of this Agreement: (i) all obligations arising under this
Agreement prior to the expiration or earlier termination of this Agreement
that expressly survive the termination of this Agreement; and (ii) Section
16 of this Agreement.
20. Notices. All notices and other communications given pursuant to this
Agreement shall be in writing and shall be deemed received when
personally delivered or upon the third (3rd) day after deposit in the United
States mail, registered or certified, postage prepaid, return receipt
requested, to the Parties at the addresses set forth in Exhibit “B” attached
hereto and incorporated herein.
Any Party may, from time to time, by written notice to the other, designate
a different address which shall be substituted for the one above specified.
21. Entire Agreement. This Agreement and those exhibits and documents
referenced herein contain the entire agreement between the Parties
regarding the subject matter hereof, and all prior agreements or
understandings, oral or written, are hereby merged herein. This
Agreement shall not be amended, except as expressly provided herein.
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22. Waiver. No waiver of any provision of this Agreement shall constitute a
waiver of any other provision, whether or not similar; nor shall any such
waiver constitute a continuing or subsequent waiver of the same provision.
No waiver shall be binding, unless it is executed in writing by a duly
authorized representative of the Party against whom enforcement of the
waiver is sought.
23. Severability. If any provision of this Agreement is determined by a court of
competent jurisdiction to be invalid or unenforceable, the remainder of this
Agreement shall be effective to the extent the remaining provisions are not
rendered impractical to perform, taking into consideration the purposes of
this Agreement.
24. Relationship of the Parties. Each Party acknowledges that, in entering
into and performing under this Agreement, it is acting as an independent
entity and not as an agent of any of the other Parties in any respect.
Nothing contained herein or in any document executed in connection
herewith shall be construed as creating the relationship of partners, joint
ventures or any other association of any kind or nature between City and
Developer, jointly or severally.
25. No Third Party Beneficiaries. This Agreement is made and entered into
for the sole benefit of the Parties and their successors in interest. No
other person shall have any right of action based upon any provision of
this Agreement.
26. Recordation of Agreement and Amendments. This Agreement and any
amendment thereof shall be recorded with the County Recorder of the
County of Ventura by the City Clerk of City within the period required by
Chapter 15.40 of the Moorpark Municipal Code of City or any successor
thereof then in effect.
27. Cooperation Between City and Developer. City and Developer shall
execute and deliver to the other all such other and further instruments and
documents as may be necessary to carry out the purposes of this
Agreement.
28. Rules of Construction. The captions and headings of the various sections
and subsections of this Agreement are for convenience of reference only,
and they shall not constitute a part of this Agreement for any other
purpose or affect interpretation of the Agreement. Should any provision of
this Agreement be found to be in conflict with any provision of the Project
Approvals or the Subsequent Approvals, the provision of this Agreement
shall prevail.
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29. Joint Preparation. This Agreement shall be deemed to have been
prepared jointly and equally by the Parties, and it shall not be construed
against any Party on the ground that the Party prepared the Agreement or
caused it to be prepared.
30. Governing Law and Venue; Institution of Legal Action. This Agreement is
made, entered into, and executed in the County of Ventura, California, and
the laws of the State of California shall govern its interpretation and
enforcement. Any action, suit or proceeding related to, or arising from,
this Agreement shall be filed in the appropriate court having jurisdiction in
the County of Ventura, State of California or in the United States District
Court for the Central District of California.
31. Attorneys’ Fees. In the event any action, suit or proceeding is brought for
the enforcement or declaration of any right or obligation pursuant to, or as
a result of any alleged breach of, this Agreement, the prevailing Party shall
be entitled to its reasonable attorneys' fees and litigation expenses and
costs, and any judgment, order or decree rendered in such action, suit or
proceeding shall include an award thereof.
32. Counterparts. This Agreement may be executed in multiple counterparts,
each of which shall be deemed an original, but all of which constitute one
and the same instrument.
33. Authority to Execute. Developer warrants and represents that to its
knowledge as of the Operative Date and with respect to each entity that is
defined as Developer: (i) it is duly organized and existing; (ii) it is duly
authorized to execute and deliver this Agreement; (iii) by so executing this
Agreement, Developer is formally bound to the provisions of this
Agreement; (iv) Developer’s entering into and performance of its
obligations set forth in this Agreement do not violate any provision of any
other agreement to which Developer is bound; and (v) there is no existing
or threatened litigation or legal proceeding of which Developer is aware
that could prevent Developer from entering into or performing its
obligations set forth in this Agreement.
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IN WITNESS WHEREOF, the Parties have executed this Development
Agreement effective as of the Operative Date.
CITY OF MOORPARK
Janice S. Parvin, Mayor
ATTEST:
Ky Spangler, City Clerk
WARMINGTON RESIDENTIAL CALIFORNIA, INC., a California corporation
By:
Name:
Title:
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EXHIBIT “A”
LEGAL DESCRIPTION
The land referred to herein below is situated in the City of Moorpark, County of Ventura,
State of California, and is described as follow:
Parcels 1, 2, and 3 of parcel map filed in book 17, page 88 of parcel maps, in the office
of the county recorder of said county, and, a portion of Lots 37 and 38, as per map
recorded in book 3, page 39 of miscellaneous records in the office of the county
recorder of said county.
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EXHIBIT “B”
ADDRESSES OF PARTIES
To City:
City of Moorpark
799 Moorpark Avenue
Moorpark, CA 93021
Attn: City Manager
To Developer:
Warmington Residential California, Inc.,
3090 Pullman Street
Costa Mesa, California 92626
Attention: Matt Tingler, Joe Oftelie and Joel Kew
Telephone: (714) 434-4324
Email: mtingler@warmingtongroup.com, joftelie@warmingtongroup.com,
jkew@warmingtongroup.com
With a copy to:
Ross, Wolcott, Teinert & Prout LLP
3151 Airway Avenue, Building S-1
Costa Mesa, California 92626
Attention: Cynthia M. Wolcott and Elizabeth T. Hall
Telephone: (714) 444-3900
email: cwolcott@rossllp.com and ehall@rossllp.com
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EXHIBIT “C”
PROJECT SITE PLAN
457