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HomeMy WebLinkAboutAGENDA REPORT 1990 0813 CC ADJ ITEM 07FF. Project Location The proposed project contains 497 acres and is bounded to the north by Los Angeles Avenue, to the south by Tierra Rejada Road, to the east by the Moorpark Freeway and to the west by Spring Road. G. General Plan/Zoning/Existing Land Use: The Land Use Map of the City of Moorpark General Plan designates the site as SP (Specific Plan). No General Plan amendment is required. When adopted, the Development Standards in the Specific Plan will have the legal effect of zoning on the property. The site is presently vacant. H. Project History For several years, plans for the project site have been prepared and considered in various stages of review by the city. In 1985, the city amended the General Plan designation for this property from "Low Density" residential to "Specific Plan" to provide the opportunity to ensure a comprehensive and cohesive plan for the entire property. In 1989, the city initiated the preparation of a Specific Plan, Environmental Impact Report, and Fiscal Impact Report. The proposed reviewed several land use alternatives for the property and after considerable review, decided on the land use scenario which is presented in the current Specific Plan. The City Council's land use plan for the site includes zoning designations, acreages and densities for the entire 497-acre site. 2 3 I.Planning Commission Action The City of Moorpark Planning Commission has held 2 public hearings on this project on July 2 and July 16, 1990. Several members of the public provided public testimony (see attachments 1, 2 and 3). A complete record of the testimony given may be found in the public record. As a result of public testimony and issues identified by the Planning Commission, the Commission recommended certification of the Carlsberg EIR and adoption of the Carlsberg Specific Plan with the following modifications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roject Description The design concept for the Carlsberg Specific Plan Area is depicted in the Land Use Plan (see following page), and was formulated by the Moorpark City Council with respect for the natural physical character of the site. The preservation of valleys, hillsides and meandering drainage courses has played an important role in the ultimate land use plan presented herein. Develop- ment areas will blend sensitively with the natural environment. Consistent with the goals of the adopted Moorpark General Plan, the land use plan for the Carlsberg property has been prepared to achieve a balanced community" offering a complementary mix of residential, shopping, employment-generating,recreational and open space uses. The Specific Plan Area includes 552 residential units, 17.4 acres of business park uses, 42.6 acres of office/commercial uses, four acres to be dedicated to the city, and 240.7 acres of open space and park uses. (See Statistical Summary.) The project has also been designed to act as a gateway to the city and to achieve compatibility with the surrounding properties. A definite, distinct image will be established through the treatment of natural open space, the placement of residential units and attention to overall landscape treatment. These unifying elements will enhance interest through the variety of terrain, views and an extensive open space system. 5 STATISTICAL SUMMARY ELLNG LAND USE ACRES D UNITS SF-1 74GL E PALLY ss o f 1i L a1 1 ACRE uRR PEn cross Aaw 55 1 Rl. Fl ! tiBP. Y k I SF- SINGLE FAMILY7 l ' s. a . i SF 1 9000 2.2 MATS PER GROSS ACRE 84.1 141 SR/C s 4. f -i ACRE w , ,pi r.: .tom SF- 1 SINGLE FAMILY3 - r - i II Os 5000 ll 3.0 oars PER GROSS ACRE 43.1 167 r .. . i,' I \ m MUM-FANNY 128 16s s- ff. '1 i ' , " 1. BP I BUSIgSSPAf9( 17.4 N C J i SR/C COMMERCIAL 30.0 h+ tom '/ _ / A ` • y l c.` SF-P ram % N/C RETAL/COMNERCIAL 128ifY. J s,' I '• 1., jt `( I ocu I DEDICATED CITY USE 4.0 7r 9vVvVvV i.11 `-. PARK 272 c t/ I t l OS OPEN SPACE 213 5 SUBTOTAL 479.5 yy PRIMARY ROADS 17.51. TOTAL 497.0 552 ibi, LAND Ce PLA CARLSBERG EUR PITV fF MAAflPARIC B. STATISTICAL SUMMARY Dwelling Units/ Category Acres Units Acre Single Family-1 acre 55 55 1 DU/acre Single Family-9000 64.1 141 2.2 DU/acre Single Family-5000 43.1 167 3.8 DU/acre Multi Family 12.6 189 15 DU/acre Business Park 17.4 Subregional Retail/ Commercial 30.0 Neighborhood Retail/ Commercial 12.6 Dedicated City Use 4.0 Park 27.2 Open Space 213.5 Primary Roads 1 TOTAL 497.0 552 7 SECTION III: CONFORMANCE WITH THE GENERAL PLAN The Carlsberg Specific Plan implements each of the elements of the City of Moorpark General Plan. As such, the plan is supportive of and consistent with its goals and policies. See pages 77-95 of the Carlsberg Specific Plan and attachement 4 herein for a detailed analysis. SECTION IV: ANALYSIS Throughout the lengthy review process by both staff and decision makers, several issues and areas of concern were identified. These issues formed the basis for the project description currently before the Council. On February 21, 1990, the City Council directed Carlsberg to proceed with a specific plan based on the Land Use Plan contained therein. A summary of the issues addressed in the specific plan and accompanying DEIR follows. A. Land Use The following is a summary of the components of the land use plan. 1. Residential Within the Carlsberg Specific Plan Area, a mix of residential product types will be provided ranging from one-acre single-family residential lots to attached multiple family products at a density of 15.0 dwelling units per acre. Four residential density classifications are included in the plan. For purposes of density calculations, the following density ceilings apply: 8 Dwelling Units Percent of Total Single family-1 acre 55 10 Single family-9000 141 25 Single family-5000 167 30 Multi family 189 552 100 2. Commercial Uses a. Business Park A total of 17.4 acres is allocated to Business Park. Proposed uses will include research and development, office parks and single user sites, light industry manufacturing and support services. A limited amount of retail and service commercial will be permitted to support the immediate needs of Business Park users. b. Sub-Regional Retail Commercial This site, at the corner of New Los Angeles Avenue and the Moorpark Freeway, contains 30 acres. Its use is intended as a shopping center,perhaps with one large anchor, to meet the shopping needs of the local community. Support retail and service uses will be encouraged. c. Neighborhood Retail Commercial This 12.6-acre parcel located just west of the subregional retail commercial site is intended to provide retail and service opportunities of a more "neighborhood" nature. In addition, small offices will be permitted. 9 0 3. Dedicated City Use The land use plan designates four acres at the intersection of Spring Road and the river bridge as a "Dedicated City Use." Although not determined at this time, the purpose of this site will be to serve some public objective. Possible uses on the site include a city or county public service use, which might include a library, fire station, senior center or affordable housing. Development standards will be dependent upon the city's ultimate decision for use of this property. 4. Open Space/Recreation The Open Space and Recreation Plan for this property provides for the protection of views and the preservation of natural features and habitat areas and the provision of recreation areas. A total of 240.7 acres or 48 percent of the site is classified as "Open Space" and "Park." The open space area meanders through the site and will be retained in its natural condition. A 27.2-acre park site is proposed in the central portion of the project. The park site will be dedicated in fee to the City of Moorpark. Although the city has no plans for the park at this time, improvements to the park will likely provide for passive and active recreation. Possible improvements envisioned for the park at this time are ball fields, picnic areas and trails. These improvements will be planned and implemented as city funds become available. 5. Circulation 10 The Circulation Plan for the Carlsberg Project Area establishes the roadway network and basic standards for safe vehicular movement within the area. a. Regional Access Regional access to the site is provided by way of two state highway corridors: the Simi Valley Freeway (State Route 118) and the Moorpark Freeway (State Route 23). State Route 118, which terminates in the northeast section of the city provides access to the City of Simi Valley and the San Fernando Valley to the east. Route 118 continues through the City of Moorpark as a conventional roadway, eventually terminating at the Santa Paula Freeway (SR-126) in the City of Ventura to the west. State Route 23 enters at the southeast portion of the city and terminates at the New Los Angeles Avenue interchange. Route 23 provides access to the Ventura Freeway (U.S. 101) eight miles south of the city. b. Local Access Local access is obtained by four existing roadways as follows: New Los Angeles Avenue - classified as a primary highway, six lanes, 118-foot right-of-way with median Spring Street - classified as a secondary highway, four lanes, 94- foot right-of-way with median Tierra Rejada Road - classified as a secondary highway, four lanes, 94-foot right-of-way with median 11 Peach Hill Road - classifies as a local collector street of varying widths. Internal access on the project site will be designed as a function of the site specific planning process. All roadways shall meet the requirements of the City of Moorpark standards. 6. Grading The Conceptual Grading Plan illustrates the extent of grading necessary to achieve the design concept for Carlsberg. The earthwork required to implement the project will be approximately 4,000,000 cubic yards. The overall grading operation for the project will balance onsite. The Conceptual Grading Plan reflects the sensitivity to the develop- ment/open space interface by preserving significant topographic features, maintaining adequate setbacks and providing sensitive grading and landscaping procedures near park boundaries and natural open space features. The plan will conform with the intent and provisions of the City of Moorpark grading standards. 7. Utilities and Services a. Police. The Police Department has indicated that an additional 1.8 officers at a cost of $76,000 and one patrol vehicle at $17,000 will be necessary to serve the development. The draft fiscal analysis indicates that fees and general fund revenue will far exceed projected project costs. b. Fire. The Fire Department has indicated that fire protection needs for the project can be met. As development occurs, the imposition of developer fees and in-tract improvements will ensure compliance with all fire hazard standards. 12 13 c. Schools. The Moorpark Unified School District will serve the development based upon the imposition of developer fees. According to the district, additional possible mitigation measures to be included in the review process include reservation of a school site, the inclusion of bus turnouts at appropriate locations, and cooperation with the district in planning of construction traffic, noise and dust. d. Water and Wastewater. The project site is located within Ventura County Waterworks District No. 1, Division 1. The project is located within a pressure zone which currently has no storage facilities. The applicant will be required to install a storage tank currently proposed in the eastern portion of the property. The applicant will work with the district in the ultimate design of the system and shall provide the system. The district is currently the Moorpark Wastewater Treatment Plant. Assurances by the district that adequate capacity exists will be required at the time of tentative tract map approval. In addition, the applicant will be required to pay all applicable fees and comply with all rules and regulations of the district. 13 8. Landscape and Architectural Design Guidelines The design concepts and guidelines for Carlsberg provide overall guidance for the expression of development for the community. The purpose of these design guidelines is threefold: To provide the City of Moorpark with the necessary assurances that this community will develop in accordance with the quality and character proposed herein; To provide guidance to developers, builders, engineers, architects, landscape architects and other design professionals in order to maintain design continuity during the period of development; and, To provide guidance to the City Staff, City Planning Commission and the City Council in the review of future development phases. 9. Environmental Impact Analysis Draft EIR No. 299 addresses the impacts associated with the development. This EIR addresses the environmental concerns identified during the Initial Study and Notice of Preparation process. Potential impacts to the environment including project-related and cumulative impacts resulting from implementation of the project are as follows: land use com- patibility; transportation and circulation impacts upon the surrounding circulation system; local/regional air quality impacts; impacts upon geology and soils; impacts on biological resources; potential effects upon public services and utilities; socio-economic impacts; impacts on hydrology/drainage; acoustical impacts; and, aesthetics. 14 5 Positive impacts and those impacts which can be mitigated to a level of insignificance with the incorporation of the recommended mitigation measures include the following: a. Hydrology and drainage b. Increased erosion and seismic exposure c. Biological resources d. Cultural resources e. Local circulation networks f. Short and long-term air quality emissions g. Acoustics h. Landform modification/aesthetics i. Socioeconomics j. Public services/utilities k. Open space/parks Those impacts which are not fully mitigated to a level of insignificance even though mitigation measures have been incorporated into the project, include: a. Cumulative traffic impacts at the Spring Road/Los Angeles Street intersection if SR-118 is not extended. b. Some exceedance of state and federal cumulative air quality emissions on a daily basis with or without the project. A complete summary of the impact and mitigation measures is included in the draft EIR. 15 • 16 SECTION V: RECOMMENDED CITY COUNCIL ACTIONS A. Requested Actions: This hearing is intended to provide an overall presentation of the project to the City Council. In addition, it is meant to continue the open public forum for comments on the EIR. It is recommended that the. Council proceed as follows: 1) That the City Council determine the adequacy of the Environmental Impact Report; 2) That the City Council consider the recommendations of the Planning Commission; 3) That the City Council open the public hearing and receive testimony from the applicant and the public; 4) That the City Council continue the public hearing to the Council's regular meeting of August 15, 1990. 5) That the City Council direct staff to prepare any proposed conditions and findings for approval; and/or 6) That the Council direct staff as deemed appropriate. 16 17 PLANNING COMMISSION STAFF REPORT DULY 2, 1990 STAFF REPORT CARLSBERG SPECaTC PLAN CARLSBERG ENVIRONMENTAL IMPACT REPORT SECTION I: GENERAL INFORMATION A. Hearing Date: July 2, 1990 B. Hearing Time: 7 p.m. C. Hearing Location: City Council Chambers, City Hall 799 Moorpark Avenue Moorpark, California D. Staff Contacts: Pat Richards, Director, Community Development Department Paul Porter, Senior Planner E. Applicant: Carlsberg Financial, Inc. 2800 28th St., Suite 200 Santa Monica, California 90405 VICINITY MAP sue.w, imago s 1 F. Project Location The proposed project contains 497 acres and is bounded to the north by Los Angeles Avenue, to the south by Tierra Rejada Road, to the east by the Moorpark Freeway and to the west by Spring Road. G. General Plan/Zoning/Existing Land Use: The Land Use Map of the City of Moorpark General Plan designates the site as SP (Specific Plan). No General Plan amendment is required. When adopted, the Development Standards in the Specific Plan will have the legal effect of zoning on the property. The site is presently vacant. H. Project History For several years, plans for the project site have been prepared and considered in various stages of review by the city. In 1985, the city amended the General Plan designation for this property from "Low Density" residential to "Specific Plan" to provide the opportunity to ensure a comprehensive and cohesive plan for the entire property. In 1989, the city initiated the preparation of a Specific Plan, Environmental Impact Report, and Fiscal Impact Report. The City Council reviewed several land use alternatives for the property and after considerable review, decided on the land use scenario which is presented in the Specific Plan. The City Council's land use plan for the site includes zoning designations, acreages and densities for the entire 497-acre site. 2 0:7C) SECTION II: RECOMMENDED PLANNING COMMISSION ACTIONS A. Requested Actions: This hearing is intended to provide an overall presentation of the project to the Commission. In addition, it is meant to open the public forum for comments on the EIR. It is expected that public testimony will take place and that the public hearing will be continued to July 16, 1990 for final action. At the July 16, 1990 hearing, proposed conditions and findings for a recommendation of approval will be provided. SECTION III: PROJECT SUMMARY A. Project Description The design concept for the Carlsberg Specific Plan Area is depicted in the Land Use Plan (see following page), and was formulated by the Moorpark City Council with respect for the natural physical character of the site. The preservation of valleys, hillsides and meandering drainage courses has played an important role in the ultimate land use plan presented herein. Develop- ment areas will blend sensitively with the natural environment. Consistent with the goals of the adopted Moorpark General Plan, the land use plan for the Carlsberg property has been prepared to achievg a balanced community"offering a complementary mix of residential, shopping, employment-generating,recreational and open space uses. The Specific Plan Area includes 552 residential units, 17.4 acres of business park uses, 42.6 acres of office/commercial uses, four acres to be dedicated to the city, and 240.7 acres of open space and park uses. (See Statistical Summary.) 3 241 The project has also been designed to act as a gateway to the city and to achieve compatibility with the surrounding properties. A definite, distinct image will be established through the treatment of natural open space, the placement of residential units and attention to overall landscape treatment. These unifying elements will enhance interest through the variety of terrain, views and an extensive open space system. LAND USE PLAN I -os I STATISTICAL SUMMARY urouc joss wrzMUM F rsa w W . i Y IiwdYl 701; WI .PA 5. PAS 6 o...m .. PA I SF S . I. `i PA33 4' a s OWMK 40 4 SF-9000 P na 1f 1,.. 6 . _ .. .......--)., A? e` r qcw, - _ PA to , II YrAOLL MS MOW ZOOS n, CCU t :"'n...Ma V V 4 B. STATISTICAL SUMMARY Dwelling Units/ Category Acres Units Acre Single Family-1 acre 55 55 1 DU/acre Single Family-9000 64.1 141 2.2 DU/acre Single Family-5000 43.1 167 3.8 DU/acre Multi Family 12.6 189 15 DU/acre Business Park 17.4 Subregional Retail/ Commercial 30.0 Neighborhood Retail/ Commercial 12.6 Dedicated City Use 4.0 Park 27.2 Open Space 213.5 Primary Roads 17 5 TOTAL 497.0 552 5 SECTION IV: CONFORMANCE WITH THE GENERAL PLAN The Carlsberg Specific Plan implements each of the elements of the City of Moorpark General Plan. As such, the plan is supportive of and consistent with its goals and policies. See pages 77-95 of the Carlsberg Specific Plan for a detailed analysis. SECTION V: ANALYSIS Throughout the lengthy review process by both staff and decision makers, several issues and areas of concern were identified. These issues formed the basis for the project description currently before your Commission. On February 21, 1990, the City Council directed Carlsberg to proceed with a specific plan based on the Land Use Plan contained therein. A summary of the issues addressed in the specific plan and accompanying DEIR follows. A. Land Use The following is a summary of the components of the land use plan. 1. Residential Within .the Carlsberg Specific Plan Area, a mix of residential product types will be provided ranging from one-acre single-family residential lots to attached multiple family products at a density of 15.0 dwelling units per acre. Four residential density classifications are included in the plan. For purposes of density calculations, the following density ceilings apply: 91 Dwelling Units Percent of Total Single family-1 acre 55 10 Single family-9000 141 25 Single family-5000 167 30 Multi family 552 100 2. Commercial Uses a. Business Park A total of 17.4 acres is allocated to Business Park. Proposed uses will include research and development, office parks and single user sites, light industry manufacturing and support services. A limited amount of retail and service commercial will be permitted to support the immediate needs of Business Park users. b. Sub-Regional Retail Commercial This site, at the corner of New Los Angeles Avenue and the Moorpark Freeway, contains 30 acres. Its use is intended as a shopping center,perhaps with one large anchor, to meet the shopping needs of the local community. Support retail and service uses will be encouraged. c. Neighborhood Retail Commercial This 12.6-acre. parcel located just west of the subregional retail commercial site is intended to provide retail and service opportunities of a more "neighborhood" nature. In addition, small offices will be permitted. 7 0 3. Dedicated City Use The land use plan designates four acres at the intersection of Spring Road and the river bridge as a 'Dedicated City Use." Although not determined at this time, the purpose of this site will be to serve some public objective. Possible uses on the site include a city or county public service use, which might include a library, fire station, senior center or affordable housing. Development standards will be dependent upon the city's ultimate decision for use of this property. 4. Open Space/Recreation The Open Space and Recreation Plan for this property provides for the protection of views and the preservation of natural features and habitat areas and the provision of recreation areas. A total of 240.7 acres or 48 percent of the site is classified as "Open Space" and "Park." The open space area meanders through the site and will be retained in its natural condition. A 27.2-acre park site is proposed in the central portion of the project. The park site will be dedicated in fee to• the City of Moorpark. Although the city has no plans for the park at this time, improvements to the park will likely provide for passive and active recreation. Possible improvements envisioned for the park at this time are ball fields, picnic areas and trails. These improvements will be planned and implemented as city funds become available. 8 5. Circulation The Circulation Plan for the Carlsberg Project Area establishes the roadway network and basic standards for safe vehicular movement within the area. a. Regional Access Regional access to the site is provided by way of two state highway corridors: the Simi Valley Freeway (State Route 118). and the Moorpark Freeway (State Route 23). State Route 118, which terminates in the northeast section of the city provides access to the City of Simi Valley and the San Fernando Valley to the east. Route 118 continues through the City of Moorpark as a conventional roadway, eventually terminating at the Santa Paula Freeway (SR-126) in the City of Ventura to the west. State Route 23 enters at the southeast portion of the city and terminates at the New Los Angeles Avenue interchange. Route 23 provides access to the Ventura Freeway (U.S. 101) eight miles south of the city. b. Local Access Local access is obtained by four existing roadways as follows: e New Los Angeles Avenue - classified as a primary highway, six lanes, 118-foot right-of-way with median Spring Street - classified as a secondary highway, four lanes, 94- foot right-of-way with median a' Tierra Rejada Road - classified as a secondary highway, four lanes, 94-foot right-of-way with median Peach Hill Road - classifies as a local collector street of varying widths. Internal access on the project site will be designed as a function of the site specific planning process. All roadways shall meet the requirements of the City of Moorpark standards. 6. Grading The Conceptual Grading Plan illustrates the extent of grading necessary to achieve the design concept for Carlsberg. The earthwork required to implement the project will be approximately 4,000,000 cubic yards. The • overall grading operation for the project will balance onsite. The Conceptual Grading Plan reflects the sensitivity to the develop- ment/open space interface by preserving significant topographic features, maintaining adequate setbacks and providing sensitive grading and landscaping procedures near park boundaries and natural open space features. The plan will conform with the intent and provisions of the City of Moorpark grading standards. 7. Utilities and Services a. Police. The Police Department has indicated that an additional 1.8 officers at a cost of $76,000 and one patrol vehicle at $17,000 will be necessary to serve the development. The draft fiscal analysis 10 g indicates that fees and general fund revenue will far exceed projected project costs. b. Fire. The Fire Department has indicated that fire protection needs for the project can be met. As development occurs, the imposition of developer fees and in-tract improvements will ensure compliance with all fire hazard standards. c. Schools. The Moorpark Unified School District will serve the development based upon the imposition of developer fees. According to the district, additional possible mitigation measures to be included in the review process include reservation of a. school site, the inclusion of bus turnouts at appropriate locations, and cooperation with the district in planning of construction traffic, noise and dust. d. Water and Wastewater. The project site is located within Ventura ' County Waterworks District No. 1, Division 1. The project is located within a pressure zone which currently has no storage facilities. The applicant will be required to install a storage tank currently proposed in the eastern portion of the property. The applicant will work with the district in the ultimate design of the system and shall provide the system. The district is currently the Moorpark Wastewater Treatment Plant. Assurances by the district that adequate capacity exists will be required at the time of tentative tract map approval. In addition, the applicant will be required to pay all applicable fees and comply with all rules and regulations of the district. 11 8. Landscape and Architectural Design Guidelines The design concepts and guidelines for Carlsberg provide overall guidance for the expression of development for the community. The purpose of these design guidelines is threefold: To provide the City of Moorpark with the necessary assurances that this community will develop in accordance with the quality and character proposed herein; To provide guidance to developers, builders, engineers, architects, landscape architects and other design professionals in order to maintain design continuity during the period of development; and, To provide guidance to the City Staff, City Planning Commission and the City Council in the review of future development phases. 9. Environmental Impact Analysis Draft EIR No. 299 addresses the impacts associated with the development. This EIR addresses the environmental concerns identified during the Initial Study and Notice of Preparation process. Potential impacts to the environment including project-related and cumulative impacts resultipg from implementation of the project are as follows: land use com- patibility; transportation and circulation impacts upon the surrounding circulation system; local/regional air quialityimpacts; impacts upon geology and soils; impacts on biological resources; potential effects upon 3 D public services and utilities; socio-economic impacts; impacts on hydrology/drainage; acoustical impacts; and, aesthetics. Positive impacts and those impacts which can be mitigated to a level of insignificance with the incorporation of the recommended mitigation measures include the following: a. Hydrology and drainage b. Increased erosion and seismic exposure c. Biological resources d. Cultural resources e. Local circulation networks f. Shor and long-term air quality emissions g. Acoustics h. Landform modification/aesthetics i. Socioeconomics j. Public services/utilities k. Open space/parks Those imapcts which are not fully mitigated to a level of insignificance even though mitigation measures have been incorporated into the paroject, include: a. Cumulative traffic impacts at the Spring Road/Los Angeles Street intersection if SR-118 is not extended. 4 b. Some .exceedance of state and federal cumulative air quality emissions on a daily basis with or without the project. A complete summary of the impact and mitigation measures is included in the draft EIR. 13 if 2 PLANNING COMMISSION UPDATE MEMO JULY 16, 1990 3 MEMORANDUM DATE: July 10, 1990 TO: City of Moorpark Planning Commission SUBJECT: Update on Status of Carlsberg Specific Plan As you are aware, PBR has been working with the city staff and City Council over the past year to develop the Carlsberg Specific Plan. The land use plan depicted in the Specific Plan is a direct result of specific City Council direction in January 1990 with regard to locations and intensities of uses. On July 2, 1990, the Planning Commission opened the Public Hearing on the Carlsberg Specific Plan and took public testimony. The public hearing was kept open and continued to the regular meeting of the Planning Commission on July 16, 1990. The applicant, Ron Tankersley, of Carlsberg Financial was present but did not offer testimony at the hearing. Thirteen members of the public spoke at the hearing. Their comments and concerns are summarized as follows: Preference for larger lots along Spring Street rather than SF-9000 lots. The possibility of switching the 1-acre and the SF-9000 development areas was suggested. General concern for including eucalyptus trees in the landscape concept with regard to water usage was noted. Concern regarding the suitability of the use of palm trees was expressed. Concern for project grading/dust impacts on students attending schools near the site were noted. Potential fire danger from natural slopes and the need for emergency evacuation routes for potential fire/seismic events were expressed. Concerns for loss of grassland and natural open space now onsite, and loss of foraging habitat for birds were noted. 02 3 Several speakers expressed concern that views onsite from west of Spring Street will be lost with development. The Vice Chairman of the Commission expressed concerns for views from the Moorpark freeway entering the site, views east across Spring Street from existing residences and the possible desirability for larger lots onsite. Recommendation: As you are aware this matter is scheduled to go before the City Council on August 1, 1990 and August 15, 1990 for final action. In light of these hearing dates, final action on the plan by the Planning Commission should occur today. At the close of the public hearing it is the recommendation of staff that the Carlsberg Specific Plan: 1) Be approved as submitted; or 2) Be approved as conditioned (conditions to be prepared based upon Commission recommendations); or 3) Be" denied in part or in whole; and 4) To forward to the City Council comments on the draft environmental impact report which the council should consider in its review of the final environmental documentation. 3`41 SUMMARY OF PUBLIC COMMENTS 31 . MEMORANDUM TO: City of Moorpark City Council SUBJECT: Public Comments Received on Carlsberg Specific Plan/EIR DATE: July 25, 1990 (City Council hearing of August 1, 1990) The following is a summary of public comments received to date on the Carlsberg Specific Plan/EIR: Preference for larger lots along Spring Street rather than SF-9000 lots. The possibility, of switching the 1-acre and the SF-9000 development areas was suggested. General concern for including eucalyptus trees in the landscape concept with regard to water usage was noted. Concern regarding the suitability of the use of palm trees was expressed. Concern for project grading/dust/traffic impacts on students attending schools and residents near the site were noted. Potential fire danger from natural slopes and the need for emergency evacuation routes for potential fire/seismic events were expressed. Concerns for loss of grassland and natural open space now onsite, and loss of foraging habitat for birds were noted. Several speakers expressed concern that their views of the site east of Spring Street will be lost with future development. The Commission expressed concerns for views from the Moorpark freeway entering the site, views east across Spring Street from existing residences and the possible desirability for larger lots onsite. A request to fix the bridge on Spring Road and improve Tierra Rejada Road prior to construction was made. 36 Several comments were made encouraging no increase in densities of development. A member of the School Board spoke in favor of designating Planning Area 3 as a school site. Concern about the "permanence" of the'open space area was noted. Concern for water usage was expressed. Support for access to freeway from Science Drive was expressed. VI. CONFORMANCE WITH THE GENERAL PLAN In 1985, the city amended the General Plan designation for this property to "Specific Plan" to provide for the flexibility necessary to ensure a comprehensive plan compatible with the city's goals and policies. The Carlsberg Specific Plan implements each 'of the elements of the City of Moorpark General Plan. As such, the specific plan is supportive of and consistent with the existing goals and policies of the General Plan. The following is a discussion of the relationship of this specific plan to each of the applicable General Plan Elements. 1. Land Use Element The Land Use Element of the General Plan presents policies for the purpose of guiding land use within the City of Moorpark. The following is a discussion of the compatibility of the specific plan with applicable land use policies. Urban Form 1.General Plan'Policy(ies) Confine urban development in or adjacent to existing urban areas; maintain open space between urban areas; integrate residential, commercial, and industrial uses to achieve balanced communities; discourage outward expansion of development when suitable developable areas exist within the service areas. Specific Plan Conformance The project site is located adjacent to existing urban areas as well as containing 240 acres of open space. Services are available to the site and the land,use plan for the project has been prepared to achieve a "balanced community,"with a complementary mix of residential shopping, employment- 1 3? generating, recreational, and aesthetic uses. 2.General Plan Policy(ies) To promote the integration of environmentally oriented and architecturally sensitive design into the development of all facilities and types of land uses. Specific Plan Conformance The land use plan for the project was developed with detailed scrutiny by city staff and decision makers. Large expanses of natural open space as well as adherence to the architectural guidelines contained herein will ensure the development of an aesthetically sensitive project. 3.General Plan Policy(ies) A definite, distinct image shall be established through entry monumentation, architecture, and landscape themes/trails. To encourage the enhancement of community appearance in the urban areas through beautification efforts and the preservation of aesthetic resources. Specific Plan Conformance The specific plan has been formulated with respect for the natural physical character of the site, and development will blend sensitively with the natural environment. Approximately fifty percent of the site will remain in natural open space and the Moorpark Freeway "gateway area" has been designed to protect views of the natural environment. 2 CIO Residential 4. General Plan Policy(ies) Encourage a variety_ of housing densities and varying densities within developments. Specific Plan Conformance A mix of housing types will .be provided ranging from one acre single- family residential lots to attached multiple family dwelling units at a density of 15.0 units per acre. Four residential density classifications are included in the plan. 5.General Plan Policy(ies) Establish a phasing plan which will prevent scattered urban development and will provide for orderly growth. Specific Plan Conformance The specific plan. provides for the logical and sequential phasing of development coordinated with the provision of adequate infrastructure systems. 6.General Plan Policy(ies) Designate mountainous areas as rural or open space. Specific Plan Conformance The steeper, more sensitive areas of the site have been designated as open space in the City Council approved plan. 3 7.General Plan Policy(ies) Encourage residential development with properly planned and adequate public services. Specific Plan Conformance The specific plan provides for a system of public and communityy facilities to meet the needs of residents of the project. 8.General Plan Policy(ies) To provide for a variety of land uses which complement adjacent communities in eastern Ventura County. Specific Plan Conformance The project provides a complementary mix of housing, commercial, business park, and public and open space uses. 9.General Plan Policy(ies) To provide a range of residential densities which will ensure a variety of housing types to the residents of Moorpark. Specific Plan Conformance A mix of housing types will be provided ranging from one-acre single- family residential lots to attached multiple family dwelling units at a density of 15.0 units per acre. Four residential density classifications are included in the plan. 4 10. General Plan Policy(ies) To ensure that the location of residential land uses provides a harmonious relationship between adjoining uses, natural features and the total environment. Specific Plan Conformance All development areas are designed to blend sensitively with the natural environment, and to achieve compatibility with surrounding properties. 11. General Plan Policy(ies) New residential development should incorporate good design standards and maintain the character of the community. Design standards include open space, landscaping, circulation, off-street parking, architectural compatibility with the surroundings, and others. Specific Plan Conformance The specific plan contains detailed architectural and landscape guidelines, the intent of which are to ensure a cohesive and high quality development. Commercial 12. General Plan Policy(ies) New commercial development should incorporate good design standards. Design standards include landscaping, circulation, off-street parking, agricultural compatibility with the surroundings, and others. New strip commercial development should be discouraged; existing strip commercial development should be encouraged to consolidate driveways, provide adequate parking areas and landscaped areas. 5 43 Specific Plan Conformance The specific plan contains detailed architectural and landscape guidelines, the intent of which are to ensure a cohesive and high quality development. 13. General Plan Policy(ies) To encourage commercial developments to adopt a harmonious architectural style with appropriate landscaping and buffer areas. To provide for a range of commercial facilities which serve the residents of the community and encourage new employment opportunities. Specific Plan Conformance A variety of facilities including subregional and neighborhood commercial will be provided in order to serve residents of the project and the City of Moorpark, and to provide employment opportunities. 14. General Plan Policy(ies) To provide adequate and appropriate traffic movement on adjoining arterials with relation to location of commercial uses. Specific Plan Conformance The traffic improvements identified in the Project EIR will provide for adequate traffic movement. 15. General Plan Policy(ies) Industrial land should be encouraged in compact areas in convenient proximity to transportation modes. 6 e Specific Plan Conformance Light industrial uses will be encouraged in the Business Park Planning Area. Water Resources and Ouality 16. General Plan Policy(ies) Prevent or discourage new agricultural and urban development which degrade groundwater from location on aquifer recharge areas. Treat or contain runoff which has substantial amounts of pollutants or contaminants at the source where feasible, encourage land use design which will capture water for groundwater recharge and maintaining aquifer recharge areas. Specific Plan Conformance The drainage facilities for the project will be constructed in accordance with all local and state requirements. 17. General Plan Policy(ies) Limit development in scenic, significant or fragile habitats, watersheds and historical and cultural areas. Specific Plan Conformance Where significant habitats may exist, the appropriate local, state and federal agencies will be consulted prior to Tentative Tract map approval. 7 45 Physical Environment/Hazard Areas 18. General Plan Policy(ies) Development should be strongly discouraged on areas of natural or human- made hazards or on hillsides above 20 percent slope or on ridgelines, or in hazard areas where hazards cannot be mitigated without significant adverse environmental effects and where public expenditures for mitigating would not be cost effective. Specific Plan Conformance Development shall not take place in areas where it is determined to be hazardous or unsafe. Detailed studies may be necessary prior to Tentative Tract map approval. 19. General Plan Policy(ies) Floodplains, fire hazard areas, landslide areas, potentially active faults, and areas with high liquefaction potential should be placed in an open space designation on the plan or development in these areas should be adequately protected from these hazards. Specific Plan Conformance Development shall not take place in areas where it is determined to be hazardous or unsafe. Detailed studies may be necessary prior to Tentative Tract map approval. 6 Air Quality 20. General Plan Policy(ies) Patterns of development should be encouraged which will enhance air quality. Specific Plan Conformance All air quality requirements shall be incorporated into project design. Recreation 21. General Plan Policy(ies) Reserve land use options for future regional parks and recreational development. Specific Plan Conformance Consistent with City Council direction, a 27.2-acre city park site is proposed in the land use plan. 22. General Plan Policy(ies) The future acquisition of parks should be designated to serve local and regional needs, and should be consistent with the countywide master plan for parks. Improvements to existing local parks should be encouraged as well as the development of additional parks as the need arises. Future acquisitions and improvement should consider the concerns of this plan with respect to traffic, air quality, water, etc. 9 17 Specific Plan Conformance Consistent with City Council direction, a 27.2-acre city park site is proposed in the land use plan. 23. General Plan Policy(ies) Bicycling, equestrian and hiking trails should be developed as a part of the communitywide trail system. Specific Plan Conformance Trails will be developed in accordance with the communitywide trail system. 24. General Plan Policy(ies) To establish sites for 'park and recreational facilities as necessary in accordance with the distribution of population and in locations that provide a harmonious relationship between adjoining uses. Specific Plan Conformance The provisions for parks far exceeds the local park requirements. Energy 25. General Plan Policy(ies) Encourage energy conservation through land use patterns which minimize energy consumption. 10 qg Specific Plan Conformance All city and state energy conservation measures shall be employed. Open Space 26. General Plan Policy(ies) To encourage.appropriate types and amounts of open space in and around urban development. Specific Plan Conformance The City Council approved plan provides for approximately 50 percent of the site as open space. 27. General Plan Policy(ies) To encourage the preservation of visually unique terrain, vegetation and water resources. Specific Plan Conformance The City Council decision designating the open space areas was based upon these considerations. 28. General Plan Policy(ies) Encourage adequate provisions for open spaces which respect natural features, scenic qualities and historical and cultural resources. 11 4/ Specific Plan Conformance The City Council decision designating the open space areas was based upon these considerations. 29. General Plan Policy(ies) Excessive and unsightly terracing, grading and filling of hillsides shall be strongly discouraged. Development which will obscure or alter the natural ridgelines shall be strongly discouraged. Specific Plan Conformance Grading plans will be prepared in concert with the city staff and shall be implemented in as sensitive a manner as feasible. 29. General Plan Policy(ies) Historically significant and archaeologically sensitive areas shall be identified and preserved. Specific Plan Conformance In the event that historic artifacts are encountered, all appropriate steps for their preservation shall be taken. Community Facilities 30. General Plan Policy(ies) Encourage cultural, educational, and recreational open space in and around community facilities. 12 .. Specific Plan Conformance The site designated as Dedicated City Use is surrounded on all sides with open space. 31. General Plan Policy(ies). Encourage the location of community facilities in close proximity to major arterials and public transportation. Specific Plan Conformance The site designated as Designated City Use is located at the corner of Spring Road and New Los Angeles Avenue. 32. General Plan Policy(ies) Development shall be permitted only where adequate public services are available or can be provided readily. Public services shall include fire, police, water, schools, roads, and sanitation facilities. Specific Plan Conformance All requirements for public services shall be met. Housing 33. General Plan Policy(ies) A diversity of housing unit types and lot sizes should be provided to meet various housing needs. 13 Specific Plan Conformance A mix of housing types will be provided ranging from one-acre single- family residential lots to'attached multiple family dwelling units at a density of 15.0 units per acre. 34. General Plan Policy(ies) Densities that will accommodate multiple units should be designated on the plan. Specific Plan Conformance A mix of housing types will be provided ranging from one-acre single- family residential lots to attached multiple family dwelling units at a density of 15.0 units per acre. 35. General Plan Policy(ies) Encourage design standards that will promote housing units which are soundly constructed and are energy efficient. Specific Plan Conformance All state and local requirements shall be observed in the construction of housing units. 36. General Plan Policy(ies) Encourage a development mix which will provide for the diverse needs of the community. 14 5:02 Specific Plan Conformance The specific plan assures the provision of housing for socioeconomic diverse population groups. 37. General Plan Policy(ies) To ensure that due regard is given to the types, densities and the appearance of all housing developments so that necessary needs are met and a harmonious relationship exists between adjoining uses, natural features and the total environment. Specific Plan Conformance The specific plan provides for a wide range of housing types and densities. All development areas are designed to blend sensitively with the natural environment, and to achieve compatibility with the surrounding properties. Community Identity 38. General Plan Policy(ies) To encourage quality and effective controls in urban design through thoughtful and consistent plans and programs such as agricultural controls. Specific Plan Conformance The specific plan provides for uses and design guidelines which will achieve the intent of this policy. 15 cS 39. General Plan Policy(ies) To encourage the development of district and visual amenities in major roads, commercial centers, industrial areas and residential neighborhoods. Specific Plan Conformance The specific plan provides for uses and design guidelines which will achieve the intent of this policy. 40. General Plan Policy(ies) To encourage the distinct and unique design and function of commercial centers. Specific Plan Conformance The specific plan provides for uses and design guidelines which will achieve the intent of this policy. 41. General Plan Policy(ies) To encourage the implementation of land use patterns which cultivate a cohesive, well-distributed configuration for development. Specific Plan Conformance The land use plan, as mandated by the City Council, will achieve the intent of this policy. 42. General Plan Policy(ies) To encourage the integration of good urban design principles with all phases 16 Se/ of land use decisions and development. Specific Plan Conformance The land use plan, as mandated by the City Council, will achieve the intent of this policy. Fire 43. General Plan Policy(ies) New residential development shall be discouraged in high-fire hazard areas. Specific Plan Conformance All development shall meet all regulations and requirements of the City Fire Department and the fuel modification program in the specific plan. 44. General Plan Policy(ies) Permanent structures erected in or near high fire-hazard areas should be required to be constructed of fire-proof materials to as great an extent as is feasible. Specific Plan Conformance All development shall meet all regulations and requirements of the City Fire Department and the fuel modification program in the specific plan. 45. General Plan Policy(ies) The planting of fire-retardant groundcover will be encouraged around any development in or near high fire-hazard areas. 17 5 Specific Plan Conformance All development shall meet all regulations and requirements of the City Fire Department and the fuel modification program in the specific plan. Police 46. General Plan Policy(ies) Adequate police protection should be promoted and maintained. Specific Plan Conformance All regulations of the Police Department shall be incorporated into project design. 47. General Plan Policy(ies) Staff and equipment should reflect the needs of the population and various types of development. Specific Plan Conformance All regulations of the Police Department shall be incorporated into project design. 48. General Plan Policy(ies) Safe, separate, and convenient paths for bicyclists and pedestrians should be constructed so as to encourage these alternate forms of non-polluting transportation. 18 Specific Plan Conformance Implementation of the pedestrian and bike trails in the specific plan will achieve the intent of this policy. 49. General Plan Policy(ies) Planting and landscaping along major arterials shall be encouraged so as to mitigate visual and erosion problems. Implementation of the specific plan landscape guidelines will achieve the intent of this policy. Specific Plan Conformance Implementation of the specific plan landscape guidelines will achieve the intent of this policy. 50. General Plan Policy(ies) To upgrade the current condition of streets and related facilities, such as parking lots, street lamps, bike racks, etc., and to provide for adequate off- street parking and other facilities in conjunction with future development. Specific Plan Conformance Off-street parking shall be provided in accordance with the City of Moorpark parking regulations. 51. General Plan Policy(ies) All well sites that have been abandoned or are longer producing shall be restored to their original condition as nearly as practicable. 19 17 Specific Plan Conformance No abandoned well sites exist on the property. 2. Noise Element The goal of the Noise Element is to ensure that the health and well-being of the citizens of Moorpark are not compromised by exposure to excessive and possibly harmful levels of noise. This will serve to provide a quality environment in which the citizens of Moorpark may live and have assurance of continued health and well-being. The Moorpark Noise Element includes the development of strategies for the abatement of excessive noise exposure through regulatory mechanisms, the protection of existing regions in the city from excessive noise exposure, and to reduce the impact of noise from all sources. Major sources of noise to the project include traffic on surrounding roadways. A portion of the project is located within the 65 CNEL. Acoustical design features which satisfy the interior noise standards of the city will be incorporated into the final building plans for the project. 3. Open Space, Conservation and Recreation Element This element of the General Plan establishes the framework, for the provision, maintenance and enhancement of open space, recreation, conservation, and agricultural areas for the purposes of promoting the quality 'of life of the citizens of Moorpark. The Carlsberg Specific Plan implements the goals of the Open Space, Conservation and Recreation Element through the provisions of a 27-acre public park, 213 acres of open space and extensive hiking and bicycle trails. In addition, a four-acre site will be dedicated to the city for public use as is deemed appropriate. 20 4. Circulation Element The major goals set forth in the Circulation Element of the General Plan specify that transportation-within the city must be provided in a safe, efficient manner. Specifically, a reasonable level of service for streets and adequate public transportation facilities are required. The Carlsberg Specific Plan project is consistent with. the Circulation Element and implements it in that it provides for the safe and efficient movement of traffic through the proper placement of access/egress.points and required traffic improvements (eg., travel lanes, turning pockets and traffic signals. Additionally, improvements including landscaping will be made to street surrounding the project in order to facilitate traffic movement and provide attractive streetscapes. 5. Housing Element The overall goals of the Housing Element of the City of Moorpark are as follows: Adequate provision of decent, safe housing for all Moorpark residents without regard to race, age, sex, marital status,. ethnic background or other arbitrary considerations. Adequate provision of housing allowing maximum choice by type, tenure and location with particular attention to the provision of housing for the elderly, low and moderate income families, handicapped and other households identified as having special housing needs. Encouraging growth within the city through the identification of suitable parcels for residential development, changes in land use patterns and conscientious recycling of property to the highest and best use. Developing a balanced residential community which is accessible to employment, transportation, shopping, medical services, governmental agencies and any other services needed for a well-rounded community. 21 SQ The proposed project provides for a wide range of housing types. With 552 dwelling units proposed the breakdown is as follows: Number of Type Dwelling Units Single family 1-acre lots 55 Single family 9,000 SF lots 141 Single family 5,000 SF lots 167 Multi Family units 189 SF = square foot) This broad variation in unit types with easy access to shopping, transportation and employment uses will serve to further the goals of the city's Housing Element. 6. Safety Element The primary objective of the Safety Element is to ensure that hazard issues including geologic and seismic hazards, floods, fire and landslides, be accounted for in the planning process. All future buildings on the site will incorporate state-of-the-art design and construction measures to minimize any potential hazards. 22 y , /) l L - CITY COUNCIL PUBLIC HEARING - AUGUST 1, 1990 - CARLSBERG SPECIFIC PLAN EIR (CITY OF MOORPARK) As stated, PBR competed the environmental analysis for the Draft EIR for the Carlsberg Specific Plan which is before you this evening. Our consultant team also included Austin-Foust Associates (traffic engineers), and Richard Burgess (biologist). The Notice of Preparation for the project was filed with the State Clearinghouse in March 1990 and the Draft EIR was distributed by the State Clearinghouse to state agencies and to the public on June 6, 1990. The end of the forty-five day review period for public comment on the Draft EIR was July 20, 1990. Our staff have received eleven letters of public comments on the Draft EIR. Preliminary responses were forwarded to the Council. However, additional responses on traffic issues are forthcoming in the next week. I will be commenting on both the Draft EIR and selected public comments. In preparing the Draft EIR, PBR has complied with all the requirements of the California Environmental Quality Act and City procedures. As indicated in the Table of Contents, the Draft EIR includes evaluation of existing conditions and project impacts, and recommends mitigation measures for a wide variety of topics, including: land use, hydrology,geology/soils,biological resources,cultural resources, transportation/circulation, air quality, acoustics, landform modifications/aesthetics, socioeconomics,public service and utilities, and open space/parks. All EIR reports use a "specialized" terminology. The evaluation of project impacts focuses on physical changes in the environment caused by the project. Project impacts are classified as beneficial or adverse. Conclusions are also made whether the impact are considered significant or not significant, with or without the recommended mitigation measures throughout the document. The Draft EIR serves as a disclosure document so the public and the City may consider the probable environmental impacts if the project is approved and developed. A Summary of the Draft EIR is included on pages 3-12, which is the green insert at the front of the document. I will be commenting briefly on the major conclusions reached in the Draft EIR, and on whether the anticipated impacts may be reduced or eliminated by the recommended actions and requirements, which we call mitigation measures. Proceeding then, by summarizing selected topics through the Draft EIR, the major conclusions are: Land Use. While buildout of the project will result in development of 280 acres, the project proposes 213.5 acres of open space onsite. The conversion of the property to other uses in not considered significant by itself and the impacts of project buildout are discussed in other topical areas. Hydrology. With development, increase in runoff will occur from the project site. However, since the runoff will be conveyed to storm channels and its velocity controlled by retention basins or other structures, the project's impacts after mitigation are not considered significant. The proposed drainage facilities are shown in Exhibit 5. Runoff during grading activities may also be controlled by grading only in the non-rainy season and preventing transport of sediment offsite. Geology/Soils. The soil and geological characteristics of the project site have been evaluated by qualified geologists and soil engineers. With the required mitigation measures, development is considered feasible from a technical standpoint without significant adverse environmental impacts. Some concerns were expressed regarding the location and potential for earthquakes (seismic activity) along the Simi-Santa Rosa fault, which passes through the southern portion of the site (SF-1 ACRE), shown in Exhibit 7. There is some indication that the Simi-Santa Rosa fault should be considered "active". As indicated in Response to Comment 1-18 in the Final EIR, a geological study of a branch of the Simi-Santa Rosa fault in the City of Camarillo concluded the fault in that location should be considered "active". Although the State Division of Mines and Geology is reviewing the analysis, it has not designated the fault as an Alquist Priolo Special Study Zone. The Simi-Santa Rosa fault onsite in the SF-1 acre subarea remains classified as potentially active" until additional investigations are conducted. This investigation should be conducted prior to submittal of tentative maps for the SF-1 acre subarea. The current mitigation measures included in the Draft EIR will assure that no seismic safety hazard exists for future residents of this area of the project. The comments on page 35 of the Draft EIR indicating the San Andreas fault is more probable to effect the site should be noted. As indicated in the Draft EIR, buildings conforming to the Uniform Building Code can withstand the estimated accelerations on site from either the San Andreas or Simi-Santa Rosa faults. Biological Resources. The project site includes several important biological resources, Exhibit 8) including riparian areas (streams and vegetation), coast live oaks, southern oaks, and two plant species classified as threatened and rare, respectively. The first is an annual flower of the sunflower family, called Lyon's Pentachaeta; which is also a Candidate" for listing.as rare and endangered by the U.S. Fish and Wildlife and by the California Department of Fish and Game. Approximately 1,000 plants occur onsite. The second is the Catalina Mariposa Lily, an attractive annual plant with white flowers. Both the San Diego Horned Lizard and the Least Bell's Vireo (bird), which are federal candidate species, were previously located onsite. The mitigation measures require the Lyon's Pentachaeta be preserved in place onsite and the Catalina mariposa lily may be salvaged and replanted elsewhere. Other mitigation measures assure that wildlife movement corridors are maintained, springs onsite are retained and riparian habitat is partially retained. All oak trees onsite will be surveyed and a program for their retention or replanting developed. With the mitigations recommended in the Draft EIR, impacts on biological resources are considered less than significant. Traffic/Circulation. Without mitigation, the traffic impacts of the project would be unacceptable. However, extensive mitigation measures are proposed which require an appropriate internal roadway system, the widening of Tierra Rejada Road along the project site and participation in "fair share" funding of areawide traffic improvements. The projected level of service at the Los Angeles/Spring Road intersection will not be acceptable if the project is buildout prior to the extension of State Route 118. The traffic analysis completed for the Draft EIR included valuation of the ten (10) proposed General Plan Amendments within the City. Additional traffic analysis will be available prior to the next public hearing, which will evaluate project buildout with the extension of State Route 23 to State Route 118. Air Ouality. The Ventura County Air Quality Management Plan seeks to improve air quality within the basin and City by reducing the total number of vehicular trips. The air quality analysis indicates the project's traffic impacts on local air quality are not significant for CO emissions but a variety of mitigation measures are recommended to reduce vehicular emissions and improve regional air quality. These measures include encouraging ridesharing, a balance of jobs and housing in the subregion, and use of transit services. As indicated in comments from the Air Pollution Control District, the District indicates the project will have a significant impact on air quality because of the projected daily nitrogen oxide and reactive organic compound emissions. However, as noted in our responses, over 85 percent of the emissions are due to mobile vehicular sources. By adding employment in a "housing rich" area, the project reduces total vehicle miles, and lowers overall regional emissions. We feel the mitigation measures proposed in the Draft EIR for potential traffic and air quality impacts of the project are both appropriate and comprehensive; and provide adequate mitigation measures for the potential air quality impacts of the project. Landform/Aesthetics. Buildout of the project will require grading on approximately 280 acres of the 479 acre site. Most prominent ridgelines are preserved and slopes above 20 percent are generally retained. Grading onsite is balanced and scenic views of the site from Spring Road, the Moorpark Freeway and Tierra Rejada Road will be main- tained through open space setbacks and implementation of the Landscape Concept Plan. As indicated in your staff report, members of the public have objected to the changes in the viewshed easterly across Spring Road in the two previous public hearings. The Planning Commission has also recommended changes of density in the residential subarea along Spring Road and Tierra Rejada Road. Acoustics. The potential cumulative noise impacts from area traffic upon adjacent areas were evaluated for five locations onsite. All locations, except a portion of the southeast area (SF 1-ACRE) exposed to freeway traffic noise levels of 67 CNEL, are in areas of acceptable noise levels. It is anticipated these noise impacts can be mitigated. Public Services. Increased demands for all public services will occur with buildout of the project, including school and library services. The project will generate 439 students (p. 100). Builders will be required to pay all required school impact fees to the Moorpark Unified School District and all tentative maps must be submitted to the District for review and comment for potential impact on Peach Hill School. The District desires to locate a new middle school onsite, which would be permitted by the proposed Specific Plan. The Planning Commission has recommended that Planing Area 3 be designated a school site and not SF-9000. However, no agreement to located a school onsite has been finalized to date. The mitigation measures also require the applicant provide contributions for needed library facilities and services. Open Space/Parks. While public use of the open space onsite may be partially restricted because of sensitive habitats, the project included plans for a 27.2 acre park. A mitigation measure requires the park to be developed prior to occupancy of 150 dwelling units. The Draft EIR includes a variety of other information which I have not included in this summary, including the discussion of project alternatives, and a general discussion of cumulative impacts of the ten proposed General Plan Amendments within the City. Combined, the Amendments propose an additional 2,524 dwelling units and approximately 774,000 square feet of commercial and industrial uses. These remarks comprise the summary of the .Draft EIR and we will be available for questions from the Council and the public.