HomeMy WebLinkAboutRES CC 1996 1197 1996 0417RESOLUTION NO. 96 -1197
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MOORPARK, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT
NO. 94 -1, VESTING TENTATIVE MAP NO. 4928, RESIDENTIAL
PLANNED DEVELOPMENT PERMIT NO. 94 -1, AND CONDITIONAL USE
PERMIT NO, 94 -1, AND ADOPTING A MITIGATION MONITORING
PROGRAM, MAKING CERTAIN FINDINGS RELATED TO THE
SIGNIFICANT IMPACTS OF THE PROJECT, AND ADOPTING A
STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE MOORPARK
COUNTRY CLUB ESTATES PROJECT (APPLICANT: BOLLINGER
DEVELOPMENT INCORPORATED)
WHEREAS, at a duly noticed public hearing on March 6, 1996, a continued
public hearing on March 13, 1996, and continued meetings on March 18, 20, 27,
and April 3, 10, and 17, 1996, the City Council considered the application filed
by Bollinger Development Incorporated for the Moorpark Country Club Estates
Project, consisting of General Plan Amendment No. 94 -1, Zone Change No. 94 -1,
Vesting Tentative Tract Map No. 4928, Residential Planned Development (RPD)
Permit No. 94 -1, and Conditional Use Permit (CUP) No. 94 -1 for a 655 -acre site
located approximately 2,700 feet south of Broadway, with frontage on both Walnut
Canyon Road (State Route 23) to the east and Grimes Canyon Road to the west
(Assessor Parcel Nos: 500 - 240 -075, 500 - 230 -065, 500- 230 -125, 500 - 230 -015, 500-
230 -135, 500 - 230 -095, 500 - 230 -115, 500 - 230 -075, 500 - 260 -015, 500 - 250 -115, 500-
220 -075, 500 - 430 -015, 500 - 430 -025, 500 - 430 -035, 500 - 430 -045, 500 - 430 -055, 500-
430 -065, 500 - 430 -075, 500 - 430 -085, 500 - 430 -095, 500 - 440 -015, 500 - 440 -025, 500-
440 -035, 500 - 440 -045, 500 - 440 -055, 500 - 440 -065, 500- 440 -075, 500 - 440 -085, 500-
440 -095, 500 - 440 -105, 500 - 440 -115, 500 - 440 -125, 500 - 440 -135, 500 - 440 -145, 500-
440 -155, 500 - 440 -165, 500 - 440 -175, 500 - 440 -185); and
WHEREAS, the Moorpark Country Club Estates Project is more specifically
described as follows:
General Plan Amendment No. 94 -1 - Amendment of Exhibit 3 of the General
Plan Land Use Element to revise the General Plan land use designation for
the Project site from Rural Low (1 Dwelling Unit per 5 Acres) to Medium
Low (2 Dwelling Units per Acre) for a 132.5 -acre area comprised of all
residential lots, to Open Space 2 for a 496.8 -acre area comprised of all
golf course lots, and to Public /Institutional for all water reservoir and
water well lots (reference Attachment 1 for exhibit showing revised
General Plan land use designations);
Zone Change No. 94 -1 Requires adoption of an ordinance to revise the
project site zoning from Rural Exclusive 5 Acre to Residential Planned
Development -1.63 Dwelling Units per Acre for a 132.5 -acre area comprised
of all residential lots, to Open Space -6.4 Acres for the future trail
staging area Lot 217, to Open Space -176 Acres for east golf course Lot
218, to Open Space -314.4 Acres for west golf course Lots 219 and 220, and
to Institutional for well and reservoir Lots 221 through 225;
4/17/96
Resolution No. 96 -1197
Page 2
Vesting Tentative Map No. 4928 - Establishes conditions of approval
(Attachment 2A) and allows the preparation of a Final Map for subdivision
of the project site into a maximum of 216 buildable residential lots with
a minimum lot size of 10,400 square feet, four (4) golf course lots (217
through 220), and five (5) Public/ Institutional lots (221 through 225) for
the well and reservoir sites; and the irrevocable dedication of public
street right of way, a 20 -foot easement for trail purposes, and Lot 217
for public purposes;
Residential Planned Development Permit No. 94 -1 - Required for all
residential lots and establishes development standards and conditions of
approval for the residential component of the Project;
Conditional Use Permit No. 94 -1 - Required for golf course Lots 217
through 220 and establishes development standards and conditions of
approval (Attachment 2C) for the golf course component of the Project,
consisting of two 18 -hole golf courses and related facilities including
driving range and clubhouses, pro -shop, banquet facilities, bar, snack -
bar, golf cart storage and maintenance buildings; and
WHEREAS, the City Council on December 20, 1995, certified a Final
Environmental Impact Report for the Moorpark Country Club Estates Project as
having been completed in accordance with the California Environmental Quality Act
(CEQA), the CEQA Guidelines, and the City's CEQA Procedures; and
WHEREAS, the project was subsequently revised to further minimize
significant environmental impacts and an Addendum to the Final Environmental
Impact Report was prepared to describe the revised project; and
WHEREAS, at a duly noticed public hearing held on December 19, 1995,
continued public hearings on January 22, and 29, 1996, and a continued meeting
on February 7, 1996, the Planning Commission considered the application filed by
Bollinger Development Incorporated, received and considered public testimony from
all those wishing to testify, closed the public hearing for the project on
January 29, 1996, and adopted a resolution recommending approval of the zone
change on February 7, 1996; and
WHEREAS, the City Council after review and consideration of the information
contained in Planning Commission Resolution No. 96 -318, staff reports, Final
Environmental Impact Report certified by City Council Resolution No. 95 -1167,
Addendum to Final Environmental Impact Report, Mitigation Monitoring Program,
Environmental Impact Report Findings, Statement of Overriding Considerations, and
public and staff testimony, reached its decision on the matter on April 17, 1996;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, DOES
RESOLVE AS FOLLOWS:
4/17/96
Resolution No. 96 -1197
Page 3
SECTION 1. The City Council hereby makes the following findings:
CEQA Findings:
1) The Addendum to the Final Environmental Impact Report and a
Mitigation Monitoring Program have been completed in accordance with
CEQA (Division 13 of the Public Resource Code of the State of
California), CEQA Guidelines, and City CEQA Procedures.
2) Environmental Impact Report findings related to the significant
impacts of the Project and a Statement of Overriding Considerations
have been completed in accordance with CEQA, CEQA Guidelines, and
City CEQA Procedures.
Subdivision Map Act Findings
The Vesting Tentative Map, with imposition of the attached conditions of
approval, meets the requirements of the Government Code Sections 66412.3,
66473.1, 66473.5, 66474, 66474.6, and 66478.1 et sea, and the City's
Subdivision Ordinance, as follows:
1) The proposed Vesting Tentative Map is consistent with the City's
General Plan.
2) The design and improvements of the proposed subdivision are
consistent with the General Plan.
3) The project site is physically suitable for the type of development
proposed.
4) The project site is physically suitable for the proposed density of
development.
5) The design of the subdivision and the proposed improvements are not
likely to cause substantial environmental damage or substantially
and avoidably injure fish or wildlife or their habitat, with
incorporation of Final Environmental Impact Report mitigation
measures, and adoption of a Statement of Overriding Considerations.
6) The design of the subdivision and the type of improvements are not
likely to cause serious public health problems.
7) 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 property within the proposed subdivision.
4/17/96
Resolution No. 96 -1197
Page 4
8) Discharge of waste from the proposed subdivision into the existing
community sewer system would not result in violation of existing
water control requirements under California Water Code Section 13000
et seq.
9) The proposed subdivision does not contain or front upon any public
waterway, river, stream, coastline, shoreline, lake or reservoir.
10) The design of the subdivision provides to the extent feasible,
future passive or natural heating or cooling opportunities.
11) The effect of this action upon the housing needs of the region has
been considered and balanced against the public service needs of
City residents and available fiscal and environmental resources.
12) The size of the site and proposed grading plan justify a revision of
the contour interval for the Tentative Map from two feet to ten
feet.
Residential Planned Development Permit Findings
1) The proposed residential project is consistent with the intent and
provisions of the City's General Plan and zoning Code.
2) The proposed residential project is compatible with the character of
surrounding development.
3) The proposed residential project would not be obnoxious or harmful,
or impair the utility of neighboring property or uses.
4) The proposed residential project would not be detrimental to the
public interest, health, safety, convenience, or welfare.
5) The proposed residential project is compatible with existing and
planned land uses in the general area where the development is to be
located.
6) The proposed residential project is compatible with the scale,
visual character and design of the surrounding properties, designed
so as to enhance the physical and visual quality of the community,
and the residential structures will have design features which
provide visual relief and separation between land uses of
conflicting character.
4/17/96
Resolution No. 96 -1197
Page 5
Conditional Use Permit Findings
1) The proposed golf course project is consistent with the intent and
provisions of the City's General Plan and Zoning Code.
2) The proposed golf course project is compatible with the character of
surrounding development.
3) The proposed golf course project would not be obnoxious or harmful,
or impair the utility of neighboring property or uses.
4) The proposed golf course project would not be detrimental to the
public interest, health, safety, convenience or welfare.
5) The proposed golf course project is compatible with existing and
planned land uses in the general area where the development is to be
located. The proposed golf course project is compatible with the
scale, visual character and design of the surrounding properties,
designed so as to enhance the physical and visual quality of the
community, and the clubhouse structures have design features which
provide visual relief and separation between land uses of
conflicting character.
SECTION 2. The City Council hereby approves the Addendum to the Final
Environmental Impact Report for the Moorpark Country Club Estates Project
(Attachment 2), adopts a Mitigation Monitoring Program (Attachment 3), makes
Environmental Impact Report Findings related to the significant impacts of the
Project (Attachment 4), and adopts a Statement of Overriding Considerations
(Attachment 5), which are incorporated herein by reference.
SECTION 3. The City Council hereby approves General Plan Amendment No. 94-
1 to amend Exhibit 3 of the General Plan Land Use Element to revise the General
Plan land use designation for the Project site from Rural Low (1 Dwelling Unit
per 5 Acres) to Medium Low (2 Dwelling Units per Acre) for a 132.5 -acre area
comprised of all residential lots, to Open Space 2 for a 496.8 -acre area
comprised of all golf course lots, and to Public/ Institutional for all water
reservoir and water well lots (reference Attachment 1 for exhibit showing revised
General Plan land use designations).
SECTION 4. The City Council hereby conditionally approves Vesting
Tentative Map No. 4928 for subdivision of the Project site into a maximum of 216
buildable residential lots with a minimum lot size of 10,400 square feet, four
(4) golf course lots, and five (5) Public/ Institutional lots for the well and
reservoir sites, subject to compliance with all of the conditions attached hereto
as Attachment 2A and the Mitigation Monitoring Program (Attachment 4).
4/17/96
Resolution No. 96-1197
Page 6
SECTION 5. The City Council hereby conditionally approves RPD Permit No.
94-1, subject to compliance with all of the conditions attached hereto as
Attachment 2B and the Mitigation Monitoring Program (Attachment 4) .
SECTION 6. The City Council hereby conditionally approves CUP No. 94-1,
subject to compliance with all of the conditions attached hereto as Attachment
2C and the Mitigation Monitoring Program (Attachment 4) .
PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF APRIL, 1996.
411PCJ ' A 'IA A.
Paul W. Lawraso'r. , Mayor
ATTEST:
--// • 4...et
•
Lillian E. °a City Clerk (� %�
Attachments:
1. Exhibit Showing Revised General Plan Land Use Designations
2 . Conditions of Approval
A. Vesting Tentative Map No. 4928
B. RPD Permit No. 94-1
C. CUP No. 94-1
3 . Addendum to Final Environmental Impact Report
4 . Mitigation Monitoring Program
5 . CEQA Environmental Impact Report Findings
6. CEQA Statement of Overriding Considerations
4/17/96
PUB
�/I (� \mil 1 \•`._. _ -._ __ __.- � � p /% .' •� -. �������:
�'�� �' � F: -R A !:i "3 f�; f� '"�' m•�A_s� /y'��'�= '.�.'_ v- j/ J I � ,
e Pueuc Raps
4 e $ ROAD SECTIONS
sccnpx � c- sre«r .r rxa «, cxiR¢s ` ,°�
UTILITIES
¢Rmet: °•'fir 11. PRIVATE ITT—
[0NI(A ul/psA pP[y, [p�,ay IETT- ]
b)r(Wrp[W uw! «rf • _ o,m stciax f u]S-
e[cripx ] c0uxn x0.0 rut[ B -.e uppirlLp pul B[ -s.[R
z rAwlx[i .o:o ra. r - o[ -sacf xuu A s[rnon [ uu . - ow4[ [n[MO m[[r °�
epp� �� .xB s[cnox . cpuxn Rp.o Pui[ _C xpprnm �[ _
I. pe
OP/
a; /�;
AP
0
6
LAND USE DATA
tm o. dE ARFA IK.1
t41e Sf9 Lon 1]x.5 K
(PYI. str�b a LmmcaPll:p ❑,1 k,r
xi) PARR 51)F/IIMIL IEI6
4.49
x[e usr pov cawE In.p K
21>Fm ers 0p[f [aRY 514.4 K
al -a5 R31 PNCFLS x.l K
sH Z0E *,S)R'Ime 0,) RC
m KWIM WSEpvGle 0.09
-Tax —m. K
TS,ES
L.F.1 15.1 K
O,IRA I141C R6,D5 ).0 K
PR a TSTEL M.0 K
me p.V.
.. OrArS,LL PL[X
0115TH[; GE]ki1L �:
Ri (RIME LA) ed.0 Sc
PATR 0rxE .
RE3 R10 YI (p' pR
µ"
.qRU IT
Lou I-
mps am
-I NWI g:
d1.0 K
(PIQIC- IASiIM10W11 1.0 K
)0rµ d5.p K,IC
e. zol
L]l nllc 20`11X0:
R4_5Ap ed.o K
PRBPm[p zalxc:
. ]sIP1/pMF cuRSE;
LpTS is I-m
RPO o.a5 e✓a ea.x K
e. u1ER /R1L PxR¢u;
Lpzs al -m
ItSi1NTIU0L {.0 K
.. •C' SrIEEr (Ip11Np WAI II.e K
Mm 1b.0 KK
I. SEE ARM]DEm'S Sim K.11 xQF 11.11
ND C.V.P. 51,E " DETAILS
p. S sIRET 4 M TS= RFLMT,m ms'.
ATTACHMENT 1
MOORPARK COUNTRY CLUB
ESTATES
VESTING TENTATIVE TRACT NO. 4928
CITY OF MOORPARK
216 SINGLE FAMILY 225 HED DWELLINGS UNITS;
TWO GOLF COURSES
MARCH 1996
BEING A SUBDIVISION OF LOTS 10, 11, 13, 14, 1), IS AND PORPONS OF AND PACE 41 Oi LIISCEL{ANEOUS RECAOFDS, RR TRACT AS OF CITY IN Boo
OF M
VENTURA COUNTY, CALIFORNIA
THE H0 NG GflOUP, INC. BOLLINGER DEVELOPMENT, INC.
351 ROWNC OAKS, DRIVE 2820 iOWNSGATE ROAD
SURE 200 SUITE 200
THOUSAND MKS, CA 91361 WESiW(E VILLAGE. CA 91362
SHEET I OF
TYPICAL RESIDENTIAL PLOTTING
STREET
SINGLE FAMILY DETACHED
NOTE PROJECT CC & R'S FOR DETAILS
PRELIMINARY GOLF CARD
WEST COURSE
EAST COURSE
HOL E
IT
PAR
DIST
ROLE
PAR
DIST
1
2
4
4
340
333
1
2
4
3
325
3
3
220
3
5
18
340 5
4
5
4
3
480
200
4
5
4
3
300
6
7
5
550
B
4
le
420
a
5
4
67
3 0
25
7
a
5
585
9
OUT
4
-S6—
335
OUT
4
36
370
T26-0
4
430
10
4
360
12
'
.
' 85
425
1
;2
5
4
550
400
13
14
s
3
loo
14
3
4
195
195
395
15
]a
5
570
15
5
325
17
4
351
E 5
16
"
3
4
,
'55
18
IN
-- T6
.20
-348-1
18
"
4
7w
425
T333—
TOTAL 72
6835
TOTAL
72
6615
PRIVATE STREET DETAILS
PRIVATE RESIDENTIAL DRIVEWAYS.
DRIVEWAY APRONS
lf;!�. 01111
f
ROLLED CURB I GUTTER
SEA]. L
EASEMENT FOR
STREET Mr.s..
GREEN: OPEN SPACE 2 (OS-2)
PINK: PUBLIC/ INSTITUTIONAL (PUB)
YELLOW: MEDIUM LOW (ML)
ATTACHMENT I
MOORPARK COUNTRY CLUB
. ESTATES
VESTING TENTATIVE TRACT NO. 4928]
CITY OF MOORPARK
MARCH 1996
SHEET 2 OF 3
ATTACHMENT 2A: VESTING TENTATIVE MAP NO. 4928 CONDITIONS OF APPROVAL
ATTACHMENT 2B: RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
CONDITIONS OF APPROVAL
ATTACHMENT 2C: CONDITIONAL USE PERMIT NO. 94 -1 CONDITIONS OF APPROVAL
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
VESTING TENTATIVE MAP NO. 4928
CONDITIONS OF APPROVAL
I. DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
Permitted Uses
1. Vesting Tentative Map No. 4928 is approved for the land and project
identified as Moorpark Country Club Estates: General Plan Amendment No.
94 -1, Zone Change No. 94 -1, Residential Planned Development Permit No. 94 -.
1, and Conditional Use Permit No. 94 -1. The location and design of all
site improvements shall be as shown or described on the revised Vesting
Tentative Map approved by the City Council on April 17, 1996, and
consisting of the Phasing Plan (Exhibit A), Street Plan (Exhibit B), and'
Walnut Canyon Road and Grimes Canyon Road Improvement Detail Plan (Exhibit
C), except or unless indicated otherwise herein in the following
conditions, the mitigation monitoring program, and City Council Resolution
No.96 -1197.
City Regulations
2. The conditions of approval of Vesting Tentative Map 4928 and all
provisions of the Subdivision Map Act, City of Moorpark Zoning Code and
adopted City policies, procedures, and standards supersede all conflicting
notations, specifications, dimensions, typical sections and the like which
may be shown on said map.
Other Agency Regulations
3. All applicable requirements of any law or agency of the State, County, and
any other governmental entity shall be met, and all such requirements and
enactments shall, by reference, become conditions of this entitlement.,
4. No condition of this entitlement shall be interpreted as permitting or
requiring any violation of law, or any lawful rules or regulations or
orders of an authorized governmental agency. In instances where more than_
one set of rules, standards, or guidelines apply, the stricter standard
shall take precedence.
Approved Phasing
5. If the Final Map is to record in phases, it shall be recorded in two (2)
phases consistent with the Phasing Plan, approved by the City Council on
April 17, 1996, and the applicable subsequent conditions of approval.
Acceptance of Conditions
6. Recordation of this subdivision shall be deemed to be acceptance by the
subdivider, and his heirs, assigns, and successors of the conditions of .
this Map.
1
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Reference Conditions of Approval on Final Map
7. A notation which references approved Conditions of Approval shall be
included on all phases of any Final Map in a format acceptable to the
Director of Community Development.
Severability
8. If any of the conditions or limitations of this subdivision are held to be
invalid by a court of competent jurisdiction, that holding shall render
this Vesting Tentative Map null and void at the discretion of the City.
Expiration of Vesting Tentative Map
9. This Tentative Map shall expire three (3) years from the date of its .
approval. Upon application of the subdivider, filed at least 30 -days
prior to the expiration of the conditionally approved Tentative Map, the
City Council may, at its discretion, extend the Tentative Map for a period
or periods not exceeding a total of three (3) years, if there have been
non- significant changes to adjacent land uses and if the subdivider can
document that due diligence has been extended towards completion of map
recordation during the initial 3 year period of map approval.
Applicant /Developer Defense Costs
10. The subdivider 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 the
.subdivision, which claim, action or proceeding is brought within the time
period provided therefore in Government Code Section 66499.37. The City
will promptly notify the subdivider 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 subdivider shall not thereafter be
responsible to defend, indemnify and hold harmless the City or its agents,
officers and employees pursuant to this condition.
The City may, within its unlimited discretion, participate in the defense
of any such claim, action or proceeding if both of the following occur
a. The City bears its own attorney fees and costs;
b. The City defends the claim, action or proceeding in good faith.
The subdivider shall not be required to pay or perform any settlement of
such claim, action or proceeding unless the settlement is approved by the.
subdivider. The subdivider's obligations under this condition shall apply
regardless of whether a final map or parcel map is ultimately recorded
with respect to the subdivision.
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Title Report
11. The subdivider shall submit to the Department of Community Development and
the City Engineer for review and approval a current title report which
clearly states all interested parties and lenders included within the
limits of the subdivision as well as any easements that affect the
subdivision.
Image Conversion
12. Upon recordation and prior to the first occupancy for each phase, the
subdivider shall provide to the City an image conversion of any associated
building, grading, landscape, public improvement and site plans into an.
optical format acceptable to the City Clerk.
Asbestos Use Prohibited
13. No asbestos pipe or construction materials shall be used within. this
subdivision.
Outstanding City Case Processing Costs
14. The subdivider shall pay all outstanding City case processing and
environmental impact report related costs, prior to initiation of
condition compliance review for approval of a grading permit, Final Map,
or Zoning Clearance for any phase, and prior to submission of any plans
for Building Inspector or City Engineer plan check.
Environmental Quality Assurance Program
15. Prior to rough grading permit approval, and approval of a Final Map for
any phase, the subdivider shall submit a deposit for condition compliance
review and mitigation monitoring program. The monitoring program shall be
enforced through implementation of an Environmental Quality Assurance
Program (EQAP) as. recommended in the approved mitigation monitoring
program. The EQAP shall be implemented through the City; at the City's
option, contract specialists shall be retained to monitor construction
and mitigation compliance.
Zoning Clearance
16. Prior to submittal of construction plans for plan check or initiation of
any grading or other construction activity, a Zoning Clearance shall be
obtained from the Department of Community Development. The request for
Zoning Clearance shall be accompanied by three complete sets of all
applicable construction plans.
3
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Hold Harmless Agreement
17. Prior to Zoning Clearance approval, construction plans may be submitted to'
the Building and Safety Department and City Engineer for plan check with
a City approved Hold Harmless Agreement.
Modifications
18. Any changes to the Vesting Tentative Map, including but not limited to
phasing, lot sizes or dimensions, street layout, and areas to be graded;
shall require the filing of an application for Modification. The type of
Modification permit shall be determined by the Director of Community
Development pursuant to the criteria established in the Zoning Code and
Subdivision Ordinance.
Assessment District for "C" Street Maintenance Area Improvements
19. Except for the street improvements, maintenance responsibility for the .
other "C" Street improvements (" Maintenance Areas ") , including but not
limited to the landscaping improvements in the parkway, medians, and at
the entranceways; the bus stops; storm drains; and any slope directly
affecting drainage, and any other items deemed necessary by the City,
shall be provided by an assessment district. The total cost of the
maintenance provided by the assessment district shall be borne by all of
the residential and golf course property owners within the entire Vesting,
Map No. 4928 area, as applicable. The Applicant /Developer shall be
responsible for installing all required Maintenance Area improvements and
maintaining such Maintenance Area improvements, to the City's
specifications and satisfaction, until acceptance by the City for
inclusion in the assessment district. Acceptance of Maintenance Area
improvements for assessment district maintenance purposes shall not occur
until one year after the last residential unit occupancy in the tract or
until the next opportunity to place this area within the assessment
district for assessment purposes, whichever occurs later.
"C" Street improvements shall be maintained by the Applicant /Developer to
the City's specifications and satisfaction, until acceptance of said
improvements by the City. Acceptance shall occur upon occupancy of the .
final residential unit or golf course occupancy, whichever occurs later.
Vehicle and Municipal Code Enforcement for Public Streets
20. Prior to opening "C" Street and the western residential area streets and
cul -de -sacs (labeled as public on the Vesting Tentative Map) to public
use,.the Applicant /Developer shall request the City to adopt a resolution
authorizing enforcement of applicable provisions of the California Vehicle
Code and Moorpark Municipal Code.
4
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Covenants. Conditions and Restrictions (CC &R's
21. Covenants, Conditions and Restrictions (CC &R's) and By -laws establishing
one or more Homeowners' Associations for the residential development shall
be prepared. The CC &R's for the Homeowners' Associations shall identify
all Common Maintenance Areas for the residential areas, including
maintenance of private streets, private and public residential street and
parkway landscaping, all slope areas facing Grimes Canyon Road, any shared
driveways, all storm drains, any fencing or walls within Common
Maintenance Areas, and any slope directly affecting drainage or.
residential street facilities. Prior to Final Map approval for any phase,
the applicant shall provide an irrevocable offer of an easement to the
City for the purpose of maintaining all landscaping and related drainage
improvements for all areas adjacent to public and private roadways that,
are required to be landscaped. Should the Associations fail to maintain
the Common Maintenance Areas, or any portion thereof, in a satisfactory
manner, the Common Maintenance Areas, or portion thereof, shall be placed,
at the City's option, in a City assessment district. The total cost of
formation of an assessment district or annexation to an existing
.assessment district and the maintenance provided by the assessment
district for the areas described above, including the cost of converting
irrigation systems or other required work, shall be borne by the
residential and golf course property owners, as determined by the City,
within the entire Vesting Map No. 4928 area. The Applicant /Developer
shall record a covenant to inform the purchaser of all of the affected
lots of this potential action.
CC &R's to Include Applicable Conditions of Approval
22. The CC &R's shall also include all Vesting Tentative Map, RPD Permit and
CUP conditions of approval, ,that have been identified by the Director of
Community Development for inclusion, as well as the required Design
Guidelines for the RPD Permit. The final Design Guidelines for the RPD
Permit shall be approved by the Director of Community Development at the
time of review of CC &R's for the residential development, which review .
shall occur prior to the submittal of the CC &R's to the State Department
of Real Estate and any residential lot sales. The Homeowners'
Associations shall be responsible for monitoring compliance with the
approved Design Guidelines for all new construction and remodeling within
the development. The Director of Community Development shall ensure
compliance with .the Design Guidelines through review of all Zoning
Clearance and Administrative Permit applications for residential
construction.
Review of Draft CC &R's
23. The draft CC &R's shall be submitted to the Director of Community
Development and the City Attorney for review and approval prior. to
approval of the first phase of the Final Map by the City Council, and the .
subdivider shall be required to pay all costs associated with such review.
All applicable conditions of approval shall be highlighted in the copies
5
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, .INC.
April 17, 1996
of the CC &R's submitted for City review. Prior to sale of any lots, the
CC &R's shall be approved by the State Department of Real Estate and then.
recorded. Approval by the City shall not be construed to mean that the
City has any obligation to enforce CC &R's.
Modification of CC &R's
24. The Homeowners' Associations may modify the CC &R's only to the extent that
they do not conflict with the terms of approval of the Vesting Tentative
Map No. 4928, RPD Permit No. 94 -1, and CUP No. 94 -1. Sixty (60) days
notice must be given to the City of the intent to modify CC &R's. Further,
it is the sole responsibility of the individual Homeowners' Associations
to enforce the CC &R's.
Requirements to be Included in CC &R's
25. The following shall be included as requirements and limitations for
construction in the CC &R's /Design Guidelines:
a. 200 -Foot and 100-Foot Easements: No use or structures of any kind
or size, with the exception of drainage structures and.
infrastructure required by the City or other public agency, shall be
allowed within a 100 -foot non - buildable, restricted -use easement,
shown on the Vesting Tentative Map. This easement is to serve as the
100 -foot fuel modification zone for fire prevention. In addition,'
between the Project site's northeast corner that is located north of
Lot No. 224 (water tank site), and the northwest corner that is
located northwest of the green for the 12th hole (west golf course),
the non - buildable, restricted -use easement shall be increased to a
200 -foot width to provide an agricultural buffer consistent with
the General Plan Land Use Element requirement. These easements are
required to be recorded in conjunction with Final Map approval. The
landscaping within such easements shall be consistent with the Fire
Hazard Reduction Program that is required to be prepared prior to
recordation of Phase 1 of the Final Vesting Map (reference Ventura
County Fire Prevention District conditions).
b. California Administrative Code Requirements: All residential units
constructed in the subdivision shall comply with Chapter 2 -53 of
Part 2 and Chapter 4 -10 of Part 4, of Title 24 of the California
Administrative Code.
C. Earthquake Related Requirements: All habitable structures shall be
designed according to the most recent Uniform Building Code (UBC)
requirements to accommodate structural impacts from ground.
acceleration and maximum credible earthquake event.
d. Drainage Between Lots: No structures, walls, or fences shall be
erected which impede or restrict flow of drainage waters between
lots.
A
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
e. Roofing Materials: Use of wood or asphalt shingles as roofing
materials shall be prohibited.
f. Energy Saving Devices: All residential units shall be constructed .
employing energy saving devices. These devices are to include, but
are not limited to the following:
i. Ultra low flush toilets (to not exceed three and one -half
.gallons);
ii. Low water use shower controllers as required by Title 24 of
the Uniform Building Code shall be placed on all shower
facilities;
iii. Natural gas fueled stoves, ovens and ranges shall not have
continuous burning pilot lights;
iv. All thermostats connected to the main space heating source
shall have night set back features;
V. To ensure closure when not in use kitchen ventilation systems
shall have automatic dampers; and
vi. Hot water solar panel stub -outs shall be provided.
g. Exterior Building and Paint Colors: All exterior building materials
and paint colors are to be compatible with the Design Guidelines
and with adjacent development.
h. Rain Gutters and Downspouts: Non - corrosive rain gutters and
downspouts shall be provided on all sides of dwelling units. Water
shall be conveyed to the street or drives, as determined by the
drainage plan.
i. Roof Equipment: All roof jacks and metal flashing shall be painted
to match the roof color. Roof mounted equipment shall be.
prohibited. All deck drains shall drain to the side, not the front
facing any private or public street.
j. Solar Panels: Solar panels, such as for heating swimming pool(s),
shall be subject to the approval of the. Director of Community
Development prior to the issuance of a Zoning Clearance. All solar .
panels shall be designed so as to be part of the overall design of
the structure supporting it.
k. Water Heater Vents: Water heater vents shall be located so as to
not be visible from a front elevation viewpoint.
1. Stucco Finishes: Stucco finishes applied mechanically shall contain.
the smallest sand grit sizes feasible. Stucco finishes shall not be
textured. The design objective of stucco application is to obtain
7
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, .INC.
April 17, 1996
a smooth trowel finish, to the degree feasible, without requiring
hand troweling or dry- polishing during finish coat application.
M. Asbestos Prohibited: No asbestos pipe or construction materials
shall be used in the development of homes associated with this
subdivision.
n. Lighting Restrictions: Front and rear yard lighting restrictions
shall be included to ensure compatibility with the surrounding rural
neighborhoods. All exterior lighting shall be fully hooded and
shielded.
o. Graffiti Removal: Any graffiti on Homeowners' Association
maintained property shall be removed within five (5) days from
written notification by the City of Moorpark. All such graffiti .
removal shall be completed to the satisfaction of the City.
p. Maintain Tract and Easement Notification Signage: Any neighborhood
identification signage and any required signs notifying residents of
an easement for future street extension shall be maintained by the
Homeowners' Association in perpetuity, or in the case of the
easement notification sign, shall be maintained until such time that
the road is extended or the easement is relinquished by the City.
q. Dominant Street Tree: A coordinated tree planting program shall bed
developed which will provide a dominant street tree for each of the
residential streets to provide aesthetic diversity within the
development.
r. Fire Protection Features: All structures adjacent to open space,
around the perimeter of the project, shall be designed to satisfy at
least a one hour fire - resistant rating. Such structures shall
incorporate fire retarding features including, but not limited to,
boxed -in eaves, reduced overhangs, double -paned windows, convection
resistant roof design, non - combustible roofing material, and related
design features. The County Fire Protection District shall review .
this component of the Design Guidelines prior to approval by the
Director of Community Development.
S. Keeping of Farm Animals Prohibited: The keeping of farm animals as
a principal or accessory use shall be prohibited for all residential
lots.
t. Residential Addresses: Addresses for residential units shall be
clearly visible to approaching emergency vehicles, a minimum of 6.
inches in height, and illuminated during hours of darkness.
County of Ventura Computer -Aided Mapping System
26.. The Final .Map, including phased tract maps, shall be submitted in
accordance with County Ordinance No. 3982, entitled "An Ordinance of the
Ventura County Board of Supervisors Requiring New.Subdivision Records to
8
VESTING TENTATIVE MAP NO. 4.928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
be Included in the County's Computer -Aided Mapping System and Establishing
Related Fees."
Condition Compliance and Environmental Oualitv Assurance Program Costs
27. The subdivider shall pay to the City 100 percent of all City and
consultant costs for condition compliance review and mitigation
monitoring. A deposit for implementation of an Environmental Quality
Assurance Program (mitigation monitoring) shall be submitted prior to
rough grading permit approval and approval of a Final Map for any phase.
Park (Ouimby) Fees
28. Prior to approval of each phase of the Final Vesting Map, the subdivider
shall pay park (Quimby) Fees, consistent with City Subdivision Ordinance
requirements.
School District Fees
29. School District fees shall be paid prior to the issuance of building
permits for individual phases of the project.
Citywide Traffic Mitigation Fee
30. For the golf course lots the Applicant /Developer shall pay a total
Citywide traffic mitigation fee of $154,224. For all single - family
residential lots, the Applicant/ Developer shall pay a Citywide traffic .
mitigation fee of $3,000 for each dwelling unit. The fees identified in
this condition shall be adjusted annually (commencing one year from the
date of approval of this Tentative Map) by any increase in the Consumer
Price Index (CPI) until 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 /Anaheim /Riverside metropolitan area during the prior year.. The
calculation shall be made using the month of January of each year. All
fees for both the golf courses and residential units are to be paid prior
to approval of Phase 1 of the Final Map.
Air Quality Mitigation Fees
31. The Applicant /Developer shall pay an air quality mitigation fee of $811
per dwelling unit, prior to approval of Phase 1 of the Final Map. Air
quality mitigation fees for the golf courses shall be paid prior to
approval of Phase 1 of the Final Map. The golf course air quality impact
fee payment shall be $132,838.48.
General Grading Sequence
32. Rough and fine grading permits shall be required to complete construction
of required residential and golf course infrastructure and lots. A mass
or rough grading permit shall not be approved until recordation of Phase
9
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
1 of the Final Vesting Map and compliance with other conditions of
approval.
Contour Grading
33. Final fine grading plans must conform with the principles of contour
grading. Manufactured landforms shall be contoured and daylight grading
techniques shall be used to provide a smooth and gradual transition of
graded and natural slopes, while preserving the basic character of the
surrounding ridgelines of the site. Rough and fine grading plans for lots
and golf courses shall be reviewed for compliance with these principles by
the Director of Community Development and the City Engineer. Also, the
grading plans shall indicate the manner in which the graded slopes shall .
be blended with the natural slope of the site.
Stabilize Slopes
34. Planned vegetation, irrigation, structures, roadways, paths, and
continuing maintenance programs shall be used to stabilize manufactured
slopes.
Aesthetic Treatment of Manufactured Slopes
35. Suitable quantities of trees massed near the landform crest and shrubs of
varying sizes on graded slopes shall be used to screen structures and to
soften the visual appearance of the graded slopes.
Grading Restrictions for Easterly Residential Lots
36. The rough and fine grading plans shall be designed so as to screen views
of interior project grading and views of homes from Walnut Canyon Road to
the satisfaction of the Director of Community Development and City
Engineer, and shall conform with the principles of contour grading.
Gateway Entrance Monumentation Streetscape Standards and Neighborhood Design
Form
37. Both the eastern and western "C" Street entrances to the proposed project
shall provide residential and golf course community entry monumentation,
appropriate landscaping. at entry points, and golf course signage. A sign
program shall be submitted to the Director of Community Development for
review and approval prior to the first residential or golf course
occupancy. An orderly and consistent street tree planting program shall
be required for both entranceways to provide a landscaping pattern that
resembles a rural ranch entry road design. Trees shall be spaced at equal•
intervals or clustered as approved by the Director of Community
Development. Recommended tree plantings for these entry points and along
"C" Street shall include the non - natives typically used in ranch settings
for entryways including pepper, eucalyptus, and olive trees. Other street
tree plantings shall be consistent with the Ventura County Guide to
Landscape Plans. The Director of Community Development shall review and
kilt;
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
approve all gateway, streetscape, and street tree planting programs for .
the project prior to fine grading permit approval, and all such
landscaping for each approved phase shall be installed prior to the first
occupancy for that phase.
Ridge Setback and Planting
38. The eastern perimeter of the project shall be set back from the ridge
system visible along Walnut Canyon Road to the satisfaction of the
Director of Community Development. Landscaping around this ridge system,
once it is restored, shall emphasize reestablishment of existing native'
and non - native habitat (such as naturalized ranch tree species) . The
landscaping program on the eastern perimeter shall emphasize restoration
of the existing vegetation and on the west side, the program shall
emphasize the use of variable sized, tree lined .streets to minimize the
adverse effects of the urban design planned along this perimeter.
Temporary Irrigation for Erosion Control Landscaping
39. Temporary irrigation shall be provided for all non permanent erosion
control landscaping until it is replaced with permanent irrigation unless
otherwise approved by the Director of Community Development. Temporary
irrigation must be replaced with permanent irrigation prior to issuance of
a Zoning Clearance for the first building unless drought tolerant plants
selected do not require permanent irrigation.
Drainage Between Lots
40. Cross lot drainage shall not be allowed; all lots shall drain directly to
an approved drainage system.
Drainage Structures
41. Concrete drainage structures shall be tan colored concrete and, to the
extent possible, shall incorporate natural structure and landscape to
reduce their visibility.
Use of Berms to Screen Views of Parking Lots
42. For golf course lots 218 and 220, graded berms shall be constructed along
all parking areas abutting any street or residential lot to act as a
screen. Except as otherwise provided as a condition of CUP -94 -1, the
berms shall have a maximum height of 4 feet and a minimum height of 3 feet
and shall be landscaped, as approved by the Director of Community
Development.
Surety for Rough Grading
43. A rough grading permit shall not be approved until after: 1) The City
Engineer and the Director of Community Development approve the acceptance
of a Performance Bond to guarantee implementation of the erosion control
11
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
plan and completion of the rough grading, construction of "C" Street and
all related improvements including landscaping, construction of Walnut
Canyon Road and Grimes Canyon Road improvements including required off -
site improvements, construction of potable and reclaimed water line
extensions and two water tanks, construction of sewer line extensions,
construction of all required drainage improvements, and implementation and
maintenance of habitat restoration (as required by the mitigation
monitoring program); and 2) recordation of Phase 1 of the Final Map. Upon
completion of rough grading and erosion control plan compliance to the
satisfaction of the City, and following recordation of all phases of the
Final Vesting Map, the City Council may reduce the amount of the bond;
however, the bond must be kept in full force and effect for a minimum of
one year following rough grading to ensure adequate erosion control and
revegetation. The City Council may by resolution declare the surety
forfeited if the Applicant /Developer does not implement all required
improvements.
Surety for "C" Street Maintenance Area Improvements
44. No Zoning Clearance shall be issued for construction activities until
after recordation of Phase 1 of the Final Map and all "C" Street.
Maintenance Area improvements specified in the conditions of approval for
this Vesting Tentative Map No. 4928 have been provided or the Director of
Community Development approves the acceptance of a Performance Bond to
guarantee the construction, installation, and maintenance of "C" Street
Maintenance Area. improvements including, but not limited to perimeter
tract walls (including stucco treatment), fences, median and parkway
landscaping, slope planting, irrigation, and other landscape improvements.
Required improvements shall be completed prior to the first golf course or
residential occupancy approval. In case of failure to comply with any
term or provision of this condition, the City Council may by resolution
declare the surety forfeited. Upon full completion of the required
improvements to the satisfaction of the City, the City Council may reduce
the amount of the bond; however, the bond must be kept in full force and .
effect for one year after the last golf course or residential occupancy,
whichever occurs later, to guarantee that items such as, but not .limited
to, perimeter tract walls, including stucco treatment, landscaping,
fences, slope planting or other landscape improvements are maintained.
Reclaimed Water Requirements
45. Reclaimed water shall be used for all public and private Maintenance Areas
and Common Maintenance Area landscaping and for golf course irrigation.
Prior to occupancy approval for both golf courses, the Director of
Community Development shall approve in writing the percent of potable
water to be blended with reclaimed water for the golf course greens.
Prior to rough grading permit approval, the City Engineer shall require
surety for the construction of the reclaimed water facilities and
infrastructure. Reclaimed water shall be available to the golf courses
.and public and private Maintenance Areas and Common Maintenance Areas
prior to commencement of irrigation for permanent landscaping.
12
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Tree Report
46. Prior to approval of Phase 1 of the Final Vesting Map, the Tree Report for
the project area shall be completed to determine the health and
replacement value for all mature and oak trees as required by the City
Municipal Code and to clearly identify the location of trees that will be
impacted and any that can be saved.
Landscaping Requirements
47. Prior to rough grading permit approval, complete landscaping and
irrigation plans (2 sets), together with specifications and a maintenance
program shall be prepared by a State Licensed Landscape Architect for the
Maintenance Areas for "C" Street. The landscaping and irrigation plans
.for the Common Maintenance Areas for the residential development shall be
prepared prior to recordation of the applicable phase of development. The
landscaping and irrigation plans for the golf courses and clubhouse area
shall be prepared prior to recordation of Phase 1 of the Final Vesting
Map.
All landscaping and irrigation plans shall be generally in accordance with
the Ventura County Guide to Landscape Plans, and shall be submitted to the
Director of Community Development for review and approval. The subdivider
shall bear the cost of the landscape plan review, installation of the
landscaping and irrigation system, and of final landscape inspection. All
tree replacement, Maintenance Area and Common Maintenance Area
landscaping, and permanent erosion control landscaping shall be installed
and receive final inspection prior to issuance of an occupancy approval
for the first residential unit or golf course in each phase, as
applicable, with the exception that all streetscape landscaping shall be
completed within 90 days of completion of the related course street base.
Planting and irrigation specifications shall be included for all
manufactured slopes over three (3) feet in height, and all Maintenance
Areas and Common Maintenance Areas . The purpose of the landscaping shall
be to control erosion, prevent aesthetic impacts to adjacent property
owners, mitigate the visual impacts of all manufactured slopes three (3)
feet or more in height, replace mature trees lost as a result of
construction, and provide a landscaping pattern along the streets and
entranceways that resembles a rural ranch design. The Landscaping and
Irrigation Plans shall include landscaping specifications, planting
details, and design specifications consistent with the following
requirements:
a. Irrigation: Irrigation shall be provided for all permanent
landscaping identified in the approved landscape plan., The
subdivider shall be responsible for maintaining the irrigation
system and all landscaping until such time as a Homeowners'
Association, assessment district, or similar entity approved by the
City accepts the responsibility.
13
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
b. Tree Report: The information contained in the Final Vesting Map No.
4928 Tree Report, regarding which trees are to be saved or retained
on the site, shall be noted on the landscape plan.
c. Tree Replacement: The landscape plan for "C" Street and the
entranceways at Walnut Canyon and Gabbert Canyon Roads shall specify
how trees removed during the rough and fine grading phases of the
project will be replaced in accordance with Municipal Code
requirements.
d. Streetscape Elements: The landscape plan shall include the final
design of all sidewalks, barrier walls, streetscape elements, urban
landscaping and pedestrian paths within the project limits.
e. Streetscape Appearance: All landscaped pedestrian walkways shall be
designed to provide an aesthetically pleasing streetscape appearance
and shall be subject to approval of the Director of Community
Development. All pedestrian walkway plans shall conform to
conditions of approval.
f. Tree Planting: A sufficiently dense tree planting plan emphasizing
tall growing trees and /or shrubs shall be designed. Planting shall
be planned to achieve shade and screening in a three (3) to five (5)
year time period. A minimum of 25 percent of the trees shall be 24-
inch box size and a minimum of 25 percent shall be 36 -inch box size.
In addition, recommendations regarding planting, that are included
in the mitigation monitoring program, shall be incorporated to the
degree feasible into the screening plan. The size of the trees to
be planted shall be subject to approval of the Director of Community
Development.
g. Dominant Street Tree: A coordinated tree planting program shall be .
developed for all Maintenance Areas and Common Maintenance Areas.
Dominant street trees shall vary between residential streets to
provide aesthetic diversity within the development.
h. Landscaping Near Intersections: Landscaping at site entrances and
exits and at any intersection within the development shall not block.
or screen the view of a seated driver from another moving vehicle or
pedestrian.
i. Landscaping Within Median and Parkways: Landscaping within any
median or parkway shall be designed so as to not obstruct the view
of any exterior door or window from the street.
j. Trees Prohibited Under Street Lights: Landscaping (trees) shall not
be placed directly under any overhead lighting which could cause a
loss of light at ground level.
14
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
k. Equipment Screening: Backflow preventers, transformers, or other.
exposed above grade utilities shall be shown on the landscape
plan(s) and shall be screened with landscaping and /or a wall.
1. Slopes Adjacent to Grimes Canyon Road: A restriction and /or
covenant in a form satisfactory to the City Attorney shall be placed
on lots 133 -135, 142, 143, 157, 158, and 161 prohibiting any deck,
patio, gazebo, or other structure on the slope adjacent to Grimes
Canyon Road.'
M. Maintenance and Replacement: Until one year after occupancy of the
final residential unit in the tract or golf course occupancy,
whichever occurs later, the Applicant /Developer shall be responsible
for maintenance of the Maintenance Areas and Common Maintenance
Areas. Prior to Homeowners' Association, or assessment district,
or similar entity's acceptance of responsibility for the
landscaping, the Applicant /Developer shall replace any dead plants
and make any necessary repairs to the irrigation system consistent
with the landscape plan approved for the subdivision.
n. Native and /or Drought Tolerant Plantings: The use of native and/or
.drought - tolerant shrubs and trees shall be utilized for landscaping .
purposes in order to stabilize graded slopes and encourage the
return of some wildlife species displaced from the project site as
a result of grading activities. Any turf plantings shall also be
drought tolerant, low water -using varieties.
o. Exotic Plants Prohibited: Exotic plants which are known to spread
beyond their original plantings and invade native habitats such as
Pampas Grass, Spanish Broom, and Tamarisk shall not be used.
Noise Management
48. The interior noise levels of dwelling units on lots bordering. Walnut
Canyon and Grimes Canyon Roads shall conform with the noise insulation
standards of Chapter 1, Article 4, Section 1092 of Title 25 of the
California Administrative Code. Noise source levels shall be based upon
the traffic volumes projected for the Year 2010 along Walnut Canyon and '
Grimes Canyon Roads, as predicted in the traffic technical report in the
environmental document for this project. Determination as to whether the
architectural design for these dwelling units complies with this condition
shall be made by the Building Department and Director of Community
Development prior to the issuance of building permits.
Non - Buildable, Restricted -Use Easement (Agricultural /Land Use Buffer)
49. The developer shall provide a minimum 100 foot width non - buildable,
restricted -use easement along the entire perimeter of the area covered by
Vesting Tentative Map No. 4928. This easement is to serve as the 100 -foot
fuel modification zone for fire prevention. In addition, between the
Project site's northeast corner that is located north of Lot No. 224
15
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996 -
(water tank site), and the northwest corner that is located northwest of
the green for the 12th hole (west golf course) , the non - buildable,
restricted -use easement shall be increased to a 200 -foot width to provide
an agricultural buffer consistent with the General Plan Land Use Element
requirement. Only landscaping consistent with a required Fire Hazard
Reduction Program (reference Fire Prevention District conditions) shall be
allowed within the easement. No structures of any kind or size, with the
exception of drainage structures, fencing /walls, and infrastructure
required by the City or other public agency, shall be permitted within the
easement. Recordation of said easement shall occur coincidentally with
recordation of Phase 1 of the Final Vesting Map. This easement shall be
illustrated on all subsequent recorded maps for phased residentia.l..
development.
Easement Prohibiting Future Residential Development in Golf Course Areas
50. By approving the Moorpark Country .Club Estates Project, the City has
allowed the available residential density for the golf course acreage to
be transferred to clustered residential areas. To ensure that the golf
courses are not proposed for residential development in the future, in.
conjunction with recordation of Phase 1 of the Final Vesting Map, the
subdivider shall record an easement prohibiting future development of
residential dwelling units within any of the golf course acreage, shown as
lots. 217 through 220 on the Vesting Tentative Map.
Dedication of Future Road Easement
51. An offer of dedication shall be made for a 56 -foot future road easement
from the terminus of "D" Court to the property line, as shown on the
approved Vesting Tentative Map No. 4928. The subdivider for that phase
shall install a sign notifying residents that there is a dedicated
easement for a future road extension. The Homeowners' Association is
required by a separate condition of approval to maintain the sign in .
perpetuity, or until such time that a future roadway is constructed or the
easement is relinquished by the City.
Deed Restriction
52. The subdivider shall record a deed restriction intended to inform all
prospective. buyers of residential lots of the restrictions of the 100 -foot
and 200 -foot non - buildable, restricted -use easements and of the adjacent
agricultural operations. Prior to issuance of a Zoning Clearance for the
first residential structure, the subdivider /developer shall submit to the'
Director of Community Development proof of said deed restriction
recordation and homebuyer acknowledgment.
Multi -Use Trail Easement
53. The Final Vesting Map shall identify a 20 -foot width multi -use trail
easement as shown on the Tentative Map, and include a typical section. It
shall also include an irrevocable offer of dedication for the easement and
16
VESTING TENTATIVE MAP NO. 4928 -
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
an irrevocable offer of dedication for public purposes for Lot 217, the
trail staging area. All phases of the Final Map shall show the location
of the multi -use trail easement. Prior to approval of Phase 1 of the
Final Map, the subdivider shall be required to provide a ten -year surety
for trail construction, as determined by the City to include required
grading, surfacing, landscaping, fencing, and trail staging area
improvements.
Parking Requirements
54. To allow compliance with the Zoning Code golf course parking requirements,
the first phase of the Final Map shall reflect a revision to the lot lines
for lots 218 and 220 to provide a minimum of 50. percent of the parking
requirements on- site, within lot 218 (31 parking spaces based on approved
.site plan /floor plan). In addition, prior to occupancy approval.for the
east golf course, a copy of a reciprocal access easement and recorded
lease, allowing the east golf course to use 30 parking spaces on the west
golf course lot shall be submitted to the Director of Community
Development to provide that the off -site parking will exist as long as the
use it serves.
Location of Perimeter Property Line Fencing /Walls
55. A Perimeter Boundary Fencing and Wall Plan is required to be submitted,
for Director of Community Development approval, prior to approval of the
first phase of the Final Vesting Map. The perimeter boundary fencing /wall
plan shall include the type, height, and location of all fencing and /or
walls to be installed along the perimeter of the entire project site and
along "C" Street and within the "C" Street parkway. Boundary perimeter
fencing or walls shall be installed prior to the first residential or golf
course occupancy in each phase. Perimeter boundary fencing shall.be a
minimum of 6 feet in height and shall be installed by the Applicant/
Developer adjacent to agricultural zoned property prior to the first golf
course occupancy approval or first residential occupancy approval north of
"C" Street, whichever occurs first, and shall represent a substantial
barrier to discourage vandalism and trespassing. The Director of
Community Development may approve high - quality chain link fencing adjacent
to agricultural properties in locations where such fencing would not be
visible from the public right of way or the adjacent residential pads. In
all other perimeter locations, not adjacent to agricultural zoned
property, either wrought iron fencing, a block wall, or a combination
shall be provided, as determined by the Director of Community Development
in the Perimeter Fencing and Wall Plan.
56. All property line walls or fencing shall be constructed consistent with
RPD Permit and CUP requirements, and shall be no further than one inch
from the property line.
Lighting Restrictions
57. All exterior lighting shall be fully hooded and shielded.
17
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Street Lighting Standards
58. Street lighting standards shall be as specified by the City Engineer and .
the approved mitigation monitoring program, and shall be incorporated into
the project photometric plans. Entrance lighting along project access
roads shall be compatible with the surrounding rural neighborhoods. Low
intensity night lighting shall be required within the streetscape;
however, at intersections, brighter lighting complying with County and
City intersection safety standards shall be required.
Water Tanks
59. Prior to approval of Phase 1 of the Final Vesting Map, the subdivider
shall work with Waterworks District No. 1 to ensure that any water tank on
the project site shall be painted an earthtone color, such as tan, and
screened with an earthen berm and drought tolerant landscaping to minimize
visual impacts. The tank color and landscaping plan shall be approved by
the Director of Community Development prior to installation. An irrigation
system shall be established for the landscaping; however, irrigation can
be discontinued after landscaping has become established and irrigation
water is no longer required, upon written approval by the Director of
Community Development.
Calleguas Municipal Water District
60. Prior to approval of ,each phase of the Final Vesting Map, the subdivider
shall demonstrate by possession of a District Release from the Calleguas
Municipal Water District that arrangements for payment of the Construction
Charge applicable to the proposed subdivision have been made. The
subdivider shall comply with Ventura County Waterworks District No. 1
Rules and Regulations, including payment of all applicable fees for
domestic water sources.
Waterworks District No. 1
61. Prior to recordation of any Phase of the Final Vesting Map, an
unconditional availability letter shall be obtained from the County
Waterworks District No. 1 for sewer and water service for each lot. Said
letter shall be filed with the Department of Community Development or, if
said Unconditional Availability Letter in a form satisfactory to the City.
cannot be obtained from the County Waterworks District No. 1, the
developer shall execute a Subdivision Sewer Agreement in a form
satisfactory to the' City. Said agreement shall permit deferral of
unconditional guarantee for sewer and water service until issuance of a
building permit for each lot in the subdivision. Said agreement shall
include language holding the City harmless against damages in the event of
the ultimate lack_of adequate water or.sewer service.
Water Well Relocation or Modification
62. Relocation and /or modification of the existing wells on the property shall
be subject to the approval of Waterworks District No. 1 and the Director
18
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
of Community Development. Screening and noise attenuation shall be
required around the perimeter of the three well lots, including, but not
limited to, walls and /or an earthen berm, and landscaping. The well
screening and relocation plan shall be submitted for Waterworks District
No. 1 and Director review and approval prior to City approval of any
grading permit. Permanent irrigation shall be provided for landscaping
for compatibility with golf course landscaping.
Cross Connection Control Devices
63. At the time water service connection is made, cross connection control
devices shall be installed on the water system in a manner approved by the
County Waterworks District No. 1.
Television Cable Service
64. Television cable service shall be provided to all residential units and
the golf course clubhouse(s) consistent with City cable system
requirements. Undergrounding cable wires is required and no lines.shall
be allowed to be extended along the exterior walls of structures.
Undergrounding of Utilities
65. Prior to approval of any.phase of the Final Vesting Map, the subdivider
shall post sufficient surety to assure that all proposed utility lines
designed to serve the proposed project, both within and immediately
adjacent to the project site, shall be placed underground to the nearest
off -site utility pole. All existing utilities shall also be undergrounded
to the nearest off -site utility pole with the exception of 66 KV or larger
power lines. This requirement for undergrounding includes all above-
ground power poles on the project site as well as those along the frontage
of the site adjacent to Walnut Canyon and Grimes Canyon Roads. The
subdivider shall indicate in writing how this condition will be satisfied.
Declaration of Public Nuisance
66. The continued maintenance of the Common Maintenance Areas shall be.subject .
to periodic inspection by the City. The Applicant /Developer or
responsible Homeowners' Association, or similar maintenance entity, shall
be required to remedy any defects in landscape maintenance, as indicated
in writing by the City, within five (5) days after notification. The
Director of Community Development may declare a development project or
individual property that is not in compliance with the Conditions of
Approval, or for some other just cause, a "public nuisance ". The.
Applicant /Developer, Homeowners' Association, or each individual property
owner, as applicable, 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. The City may enact special assessment proceedings against the
parcel of land upon which the nuisance existed to pay all City costs
related to abatement of the nuisance (Municipal Code Section 1.12.080).
19
VESTING TENTATIVE MAP NO.. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Biological Resource Preservation
67. The existing on -site Valley Needle Grassland habitat shall be preserved
within the golf course property in its present condition and location, and
shall be maintained by the golf course operator(s).
68. Prior to rough grading permit approval, the project site plan shall be
modified to clearly identify areas of dedicated open space within which
native habitats shall be retained or restored. Approximately 2 acres of
lot No. 217 shall be set aside for native habitat restoration. The
restoration shall occur prior to occupancy approval for either golf
course. Any other proposed uses for lot No. 217 shall require a
Modification to CUP -94 -1. As required by the Multi -Use Trail Easement
condition, the Final Vesting Map shall include an irrevocable offer of
dedication for public purposes for lot No. 217 to the City.
69. Prior to issuance of building permits for golf course construction, the
Applicant /Developer shall fund a $60,000 Venturan Coastal Sage Scrub.
Community research program to be managed by the City. The purposes of
this program shall be to accurately map the remaining distribution of this
community,.to study its soil requirements, plant ecology, and wildlife
associations, to provide management advice on the community for agencies
and private individuals, to raise funds for the purpose of acquiring lands
where remnant stands of the community exist, and to provide guidance .
about restoration or propagation of the community. The research program
shall include a study of the ecological issues related to the management
of the community. Provision must be made for disseminating the results of
the study. Research programs shall be performed only by qualified
professional botanists, wildlife biologists, or other relevant researchers
as determined by the Director of Community Development.
70. Prior to the issuance of building permits for the golf courses, the
Applicant /Developer shall fund a $30,000 sensitive species research
program to be managed by the City. The purposes of this program shall be
to study how best to assist in providing adequate marginalized habitats in
areas of urban encroachment for sensitive species that are predicted to
occur within the Moorpark Country Club Estates property and surrounding
area. The program shall include an updated inventory of sensitive species
occurring in the Moorpark area. Recommendations shall be made to provide
modifications to the Moorpark General Plan Open Space, Conservation, and
Recreation Element to improve the accuracy of the existing inventory of
native fauna. Management suggestions designed to permit at least the
marginal survival of native wildlife shall be provided. The study shall
also provide management advice on native fauna for agencies and private
individuals. Provision must be made for disseminating the results of the
study. Research programs shall be performed only by qualified
professional botanists, wildlife biologists, or other relevant researchers
as determined by the Director of Community Development.
20
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
71. Native plants shall be used in the restoration of areas disturbed by the
construction of the project. The City shall monitor the use of native
plants through the review and approval of all project landscape plans.
72. Prior to issuance of grading or building permits for either golf course,
the City shall verify that provisions are included in the golf course
construction and landscaping plans for the creation of two artificial
freshwater springs, which shall be established along the western Gabbert
Canyon Creek riparian corridor. The location of these artificial springs
shall be designated by a qualified vertebrate biologist and botanist,
retained by the City at the Applicant /Developer's expense. These
artificial springs shall be maintained to provide year round flows of
appropriate water volumes (similar to existing springs in the region)
The created spring systems shall be designed to reproduce the conditions
present at the existing natural springs in the region. The springs shall
be appropriately revegetated with native plants (Typha sp., Scirpis sp.,
and Salix sp.) and other stream side plants common in the region. The
springs shall not be developed within 500 feet of any proposed.trail
system.
73. Prior to the issuance of grading or building permits for the golf course
facilities, the City shall verify that provisions are included in the
construction and landscaping plans for the restoration of riparian canopy
within an area occupying a minimum of 10 acres of woodland riparian
habitat. The landscape plan and subsequent monitoring shall require the
successful establishment of the following species and plant quantities:
Species Quantity:
Alnus rhombifolia (Alder) 15
Acer negundo Subsp. (Box Elder) 10
Platanus racemosa (Sycamore) 40
Salix lasiolepis (Arroyo Willow) 40
Sambucus mexicana (Elderberry) 20
Juglans californicus (Walnut) 20
Quercus agrifolia (Live Oak) 30
Trees shall, at a minimum, be 5 gallon container specimens (except for
willows, which shall be 1 gallon container specimens) or bare root at the
time of planting with a height of 7 feet from the root crown to the top
branch. The restoration program in drier areas shall be coordinated with
the establishment of artificial springs (required by preceding condition).
A long -term supply of fresh (or reclaimed) water shall be provided to
assure the perpetuity of the plants. Adequate root guard protection shall,
be provided to reduce mortality from rodent activity. All mature riparian
species trees identified in the tree report for the project shall be
preserved.
Buffer Zone
74. A buffer zone approximately 25 feet wide, measured from the top of the
bank, shall be maintained adjacent to each side of all protected drainages
21
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
identified in the Certified Final EIR Biological.Constraints Map. This
buffer is designed to protect these areas from impacts resulting from the
proximity of project - related activities. This buffer shall be subject to
the following policies:
a. The exact location of this buffer zone shall be determined by the
Community Development Director in consultation with an independent
biologist.
b. This buffer zone shall be identified and staked to the satisfaction
of the Director prior to grading operations.
C. No physical alterations other than revegetation shall be allowed
within this buffer zone unless an independent biologist, approved by
the City and funded by the Applicant /Developer, has certified that
such work would not damage the integrity of the buffer. Prohibited
activities generally include: grading, cut, fill, clearing,
landscaping, storage of equipment and materials, vehicular parking
and irrigation. (except for the establishment of native plants).
-
Required flood - control improvements and bank protection are exempt
from this requirement.
Mature Tree Protection Requirements
75. This project shall not initially remove any mature tree protected under
the City Tree Protection Ordinance. Damage or removal of any protected
tree by this project shall be subject to the provisions of the Tree
Protection Ordinance:
a. No grading or other activity (e.g., equipment and material storage,
parking, etc.) shall occur within the driplines on protected trees.
To ensure this, temporary protective fencing shall be installed at
least one foot outside the dripline of every such tree prior to
grading.
b. Grading and other activities may occur between the dripline and 10
feet beyond the.dripline of every protected tree only if the project
appointed City Arborist first conducts a field survey of the
situation and certifies to the City that the protected tree will not
be damaged by the proposed activity. In addition the Arborist shall
monitor these activities while they occur to ensure that' the -
protected tree is not damaged.
C. Prior to grading, the grade subject to review by the Arborist shall
be staked and otherwise marked as off - limits for activities not
previously approved by the Arborist. Also, the off -limit areas
shall show on the approved grading plan with notes to the .grading .
contractor on the face sheet of the approved grading plans.
d. Prior to grading, the Arborist shall tag and evaluate the health of
every protected tree on the site, and develop a program of
22
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
treatments to ensure the long -term health and survival of the trees.
The results of this study shall be approved by the Community
Development Director prior to start of grading or land clearing of
any kind.
Cultural Resource Mitigation Planning
76. A cultural resource monitoring program shall be instituted during the
initial vegetation clearance for the project. The Applicant /Developer
shall fund the cost for the City to hire an archaeologist to accomplish
this monitoring as a component of the EQAP mitigation monitoring. The
purpose of this monitoring program is to determine if any significant
deposits not identified during the Phase I survey exist within the project
boundary. The monitoring shall be limited to the initial vegetation
clearance phase of the rough grading program. If cultural deposits
meeting the significance criteria defined in CEQA Guidelines are
encountered, limited data recovery shall be conducted. The costs of this
data recovery shall be limited as defined in Appendices to CEQA
Guidelines. Chumash representatives shall be actively involved in the
monitoring and any subsequent phases of the project mitigation program.
Participation shall include monitoring of archaeological investigations.,..
construction monitoring, and data analysis.
Paleontological Data Recovery
77. Prior to issuance of a Rough Grading.Permit, a Paleontological Mitigation
Plan, outlining procedures for paleontological data recovery, shall be.
prepared and submitted to the Director of Community Development for review
and approval. The development and implementation of. this Plan shall.
include consultations with the Applicant /Developer's engineering
geologist. The monitoring and data recovery work shall be performed by a
qualified paleontologist. The Applicant /Developer shall fund the cost
for the City to hire a qualified paleontologist to accomplish this
monitoring as a .component of the EQAP mitigation monitoring. The. data
recovery should include periodic inspections of excavations and, if
necessary, fossil data recovery should be performed to recover exposed
fossil materials. The costs of this data recovery shall be limited to the
recovery of a reasonable sample of available material. The interpretation
of reasonableness shall rest with the Director of Community Development.
Water Quality Mitigation Planning- Integrated Golf Course Management (IGCM) Plan
78. Prior to rough grading permit approval, the Applicant /Developer shall
prepare and submit to the City for review and approval an Integrated Golf
Course Management (IGCM) Plan to address water quality impacts of the golf.
courses. The intent of this requirement is that the permanent drainage
plan shall be designed to be in conformance with the IGCM Plan. The
conditions of approval for CUP -94 -1 specify further requirements for the
IGCM.Plan.
23
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
State Deoartment_of Fish and Game Notice of Determination Filing Fee
79. Within two days after the City Council adoption of a resolution approving
General Plan Amendment No. 94 -1, Vesting Tentative Map No. 4928, RPD
Permit No. 94 -1, and CUP No. 94 -1, the applicant shall submit to the City
of Moorpark a check for $875.00, payable to the County of Ventura, to
comply with Assembly Bill 3158, for the management and protection of
statewide fish and wildlife trust resources. Pursuant to Public Resources
Code section 21089 (b) and Fish and Game Code section 711.4 (c) , the
project is not operative, vested or final until the filing fees are paid.
II. CITY ENGINEER CONDITIONS OF APPROVAL
PRIOR TO FINAL MAP APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
General Requirements
80. All residential areas to be commonly maintained by a Homeowners'
Association, as determined by the City, shall be designated as separate
lettered lots on each phase of the subdivision map.
81. Recorded Final Maps for each of the two phases of the Vesting Tentative
Tract Map for the project shall be permitted subject to the applicable
conditions of approval. Phasing shall comply with with City Council
approved Phasing Plan dated April 17, 1996.
Each phase of the Final Map may be filed concurrently or in sequence.
Phasing shall be in substantial conformance with the aforementioned City
Council approved Phasing Plan (Exhibit A) . Deviations in the numerical map .
recording and construction sequence must be approved by the City Council.
82. For each phase of the Final Map, the subdivider shall submit to the City
of Moorpark for review and approval, a rough grading plan, consistent with
the approved Vesting Tentative Map, prepared by a Registered Civil
Engineer. The subdivider shall enter into an agreement with the City of
Moorpark to complete the improvements required for each Phase of the Map
and shall post sufficient surety guaranteeing completion. A single rough
grading plan will be accepted, in lieu of multiple rough grading plans for
each individual phase, upon approval of the City Engineer.
83. The subdivider shall submit to the City Engineer, for review and approval,
a phased grading schedule. The schedule shall have an exhibit which
delineates the rough and fine grading stages and shows the timing
associated with each phase of grading. Any modifications to the schedule
.must be approved by the City Council.
84. Upon recordation of the Final Map, requests for rough grading permits
will be granted in accordance with the approved phasing plan, as required
of these conditions and local ordinance. Requests for a rough grading
24
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
permit, prior to City Council approval of a Final Map for recordation,
will not be permitted.
Subsequent fine grading permits shall be issued upon completion of rough
grading to the satisfaction of the City and review and approval of.fine
grading plans for individual phases of the Final Map.
85. Concurrent with submittal of the rough grading plan an erosion,
debris /siltation and dust control plan shall be submitted to the City for
review and approval by the City Engineer. The design shall include
measures for hydroseeding and temporary irrigation on all graded slopes
within.30 days of completion of grading unless otherwise approved by the
City Engineer. Reclaimed water shall be used for dust control during
grading, if available from Waterworks District No. 1 at the time of
grading permit approval.
86. The grading plan shall provide that graded slopes be hydroseeded. or
permanently landscaped within forty -five (45) days of completion of rough
grading. The City may specify alternate deadlines for completion of all
hydroseeding and /or erosion control measures, based on the grading
schedule and installation of permanent landscaping, as approved by the
City Engineer and Director of Community Development.
87. The subdivider or subsequent developers shall prepare an Erosion and
Sediment Control Plan to address construction impacts and long term
operational effects on downstream environments and watersheds. This plan
shall be prepared by a California registered Civil Engineer. Proposed
management efforts shall include (but not be limited to) construction of
debris and detention basins in the Gabbert Canyon watershed, provisions
for the use of vegetative filtering enhanced by creek bed reconstruction,
preparation of detailed erosion /sediment control plans, appropriate use of
temporary debris basins, silt fences, sediment traps and other erosion
control practices. The proposed plan shall also address all relevant
National Pollutant Discharge Elimination System (NPDES) requirements and
recommendations for the use of best available technology. The Erosion and
Sediment Control Plan shall be reviewed and approved by the City Engineer
prior to the issuance of grading permits for rough grading.
88. The Erosion and Sediment Control Plan (ESCP) shall provide that temporary
erosion control measures be used during the construction process to
minimize water quality effects. Specific measures to be applied shall be
identified in the project Erosion and Sediment Control Plan. The
following water quality assurance techniques shall be included:
a. Minimize removal of existing vegetation.
b. Provide temporary soil cover, such as hydroseeding, mulch /binder and
erosion control blankets, to protect exposed soil from wind and
rain.
RU
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
C. Incorporate silt fencing, berms, and dikes to protect storm drain
inlets and drainage courses.
d. Rough grade contours to reduce flow concentrations and velocities.
e. Divert runoff from graded areas, using straw bale, earth, and
sandbag dikes.
f. Phase grading to minimize soil exposure during the October through
April storm period.
g. Install sediment traps or basins.
h. Maintain and monitor erosion /sediment controls.
i. The subdivider (or successors of interest) will ensure that
construction activities include proper management and disposal of
concrete and other masonry wastes, paint solvents and rinse wastes,
vehicle fuel and maintenance wastes (including oil), and other
construction debris. This will minimize exposure of these materials
to storm water and transport to the drainage system.
89. To minimize the water quality effects of permanent erosion sources, the
following design features shall be incorporated into the project grading
plan to the degree determined necessary by the project civil engineer.
The City Engineer shall review and approve the grading plan to verify
compliance with water quality enhancement features including:
a.
b.
C.
d.
e.
installation of drainage swales, subsurface drains, slope drains,
storm drain inlet /outlet protection, and sediment traps;
installation of check dams to reduce flow velocities;
installation of temporary and permanent desilting basins;
planting of permanent vegetation, including grass -lined swales;
Installation of drainage courses and storm drain outlets designed to
reduce scour;,.
90. Sediment yields in the watersheds within the project boundary shall be
computed for pre - development and post- development conditions in accord
with methods outlined in Erosion and Sediment Yields in the Transverse
Ranges, Southern California (United States Geological Survey, 1978).
These estimates of sediment yield shall be completed prior to initiating
final design of modifications to the existing debris basin facility
situated in the Gabbert Canyon Drainage, south of the project boundary or
any other necessary facilities as described in the approved ESCP.
91. The grading permits issued for the development shall require maintenance
schedules for earthmoving equipment and documentation of proper disposal
26
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
of used oil and other lubricants. The subdivider shall obtain all
necessary NPDES related permits prior to City issuance of the initial
grading permit for the project.
92. A Master Drainage and Flood Control Improvement Plan (FCIP) shall be
prepared which identifies all required drainage and flood control
improvements necessary to implement the proposed project. This plan shall
be prepared in consultation with the Moorpark City Engineer and the
Ventura County Flood Control District to facilitate required interagency
coordination. The plan shall identify all major improvements and.typical
drainage facilities for both residential and golf course portions of the
project. The capacity, location, and size of all culverts, collection
devices, energy dissipaters, and related improvements shall be designed to
the satisfaction of the City Engineer and Flood Control District.
Capacity details for the construction of the on -site detention basins and
improvement of the existing debris basin in Gabbert Canyon shall. be
included in the FCIP. All applicable Flood Control District permits .
required to implement the FCIP shall be obtained from the County Flood
Control District prior to City issuance of a permit for rough grading. No
rough grading permit shall be issued until the FCIP is completed. The
FCIP shall identify what improvements must be completed coincident with
the initiation of rough grading.
93. If required by the FCIP, improvements to the permanent debris basin in the
Gabbert Canyon watershed shall be made, which will be sufficient to reduce
estimated sediment generation to pre- development levels. Modifications to
this debris basin shall be made in conjunction with commencement of rough'
grading operations for the proposed golf courses. The design of
modifications to this basin shall be reviewed and approved by the Ventura
County Flood Control District. All improvements to the basin shall be
completed prior to the first rainy season to occur after rough grading has
commenced. Any required offsite City and County contribution fees for
future drainage improvements shall also be made at this time.
Implementation of these off -site project drainage mitigation measures and
construction of off -site drainage improvements are subject to review and
approval by the City Engineer and the Ventura County Flood Control
District. The City Engineer and the Ventura County Flood Control District
may approve alternative on -site methods to fully mitigate project
drainage impacts.
94. If required by the FCIP, Gabbert Canyon debris basin maintenance shall be
provided under an agreement satisfactory to the Flood Control District.
An improvement and maintenance cost agreement between the Applicant/
Developer and the District shall be required prior to the issuance of
initial grading permits or recordation of the Final Tract Map (whichever
occurs first).
95. A Bank Protection Plan (BPP) shall be prepared to address potential
hazards to residences and components of the golf course situated within.
the potential hazard limits of Gabbert Canyon Creek. This Plan shall be
prepared after review and approval of the FCIP. The bank protection
27
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
devices incorporated into this (BPP) shall, to the degree feasible,
emphasize the use of "soft" surface improvements (such as gabions, erosion
control matting, buried retention features, and similar devices) to
minimize modifications to the existing channel.
96. Potential locations for hazard remediation shall be identified on the
(BPP). Modifications to the BPP, required by the City Engineer or the
Ventura County Flood Control District, shall be made as requested. The
BPP shall also be reviewed by the Department of Fish and Game for
compliance with 1603 Permit requirements. An approved BPP shall be
completed prior to approval of the first phase of the Final Map and prior.
to issuance of any grading permits.
97. The grading plan shall indicate the locations of all existing habitat and
other sensitive areas required to, be protected during grading of the'
proposed development. A note shall appear on the grading plan indicating
all areas within the development where grading or stockpiling is
prohibited.
98. All areas where grading is not allowed shall be clearly shown on the
.grading plans (all sheets). On site haul routes shall be limited to
graded areas only and shall be discussed at the on -site pre - grading
meeting and delineated on the phased grading plan and schedule.
99. The subdivider shall indicate in writing to the City the disposition of
any wells that may exist within the project. If any wells are proposed to
be abandoned, or if they are abandoned and have not been properly sealed,
they must be destroyed or abandoned per Ventura County Ordinance No. 2372
or Ordinance No. 3991 and per Division of Oil and Gas requirements.
Permits for any well reuse (if applicable) shall conform with Reuse Permit
procedures administered by the County Water Resources Development
Department.
100. The maximum gradient for any slope shall not exceed a 2:1 slope
inclination except where special circumstances exist and a contoured
appearance can still be provided. In the case of special circumstances
where steeper slopes are warranted, the grading plans will be reviewed by,
a certified soils engineer and their recommendations will be subject to
the review and approval of the City Engineer and the Director of Community
Development.
101. New slopes adjacent to roadways and development areas shall be graded in
such a way that a natural contoured appearance in the graded plane shall
be provided. Contour grading of all slopes shall be provided as a design
element of the grading plan to the satisfaction of the Director of
Community Development and the City Engineer.
102. No grading activities shall take place within at least 100 feet along the
perimeter of blue line stream channels before giving proper notification
to the California Department of Fish and Game, Ventura County Flood .
Control District and the U.S. Army Corps of Engineers.
28
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
103. All graded slopes shall be planted in a timely manner meeting the approval
of the Director of Community Development with ground.cover, trees and
shrubs that will stabilize slopes and minimize erosion. Interim borrow
sites are to be hydroseeded within 30 days of completion of grading, shall
include temporary irrigation until groundcover is established, and shall
minimize rectilinear form.
104. Temporary irrigation, hydroseeding and erosion control measures shall 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
temporary grading activity that remains or is anticipated to remain
unfinished or undisturbed in its altered condition for a period of time
greater than thirty (30) days or the beginning of the rainy season
whichever comes first.
105. All development areas and lots shall be designed so that surface drainage
is directed to street frontages or natural or improved drainage courses as
approved by the City Engineer.
106. Manufactured slopes which are greater than ten (10) feet in height shall
be rounded. at the top and at the toe of slope to simulate natural
topography. At the discretion of the Director of Community Development,
side slopes may be exempt from this provision if the height of slope does
not exceed 15 percent.of the width of the lot and has a slope height slope
of less than ten (10) feet.
107. The grading plans shall depict the methods used during grading operations
which minimizes, to the extent possible, impacts or disruptions to trees
which must be protected as identified in the approved oak tree or other
applicable tree reports.
a. Grading and /or the placement of structures shall be prohibited
within the dripline or three feet from the trunks of the tree,
whichever is greater. Grading and trenching within this area.is to
be prohibited. No fill material shall be placed within this area.
b. No type of surface, either pervious or impervious, shall be placed
within a six -foot radius of tree trunks. These areas shall remain .
uncovered and natural.
C. Alternative pervious types of paving such as gravel, redwood chips,
porous brick with sand joints, etc. shall be utilized.
d. Retaining walls shall be used to protect existing grades within the.
driplines of trees. However, these walls shall not alter drainage
from around trees.
29
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
e. Drainage shall be directed away from tree trunks to ensure that
water will not stand at the crown. To avoid drowning trees, water
shall not be allowed to pond or collect within the dripline.
During Construction:
i. Trees within a construction area shall be protected from
damage by equipment by installing temporary barriers such as
fencing at the dripline.
ii. Equipment, debris, building materials and /or excess soil shall
not be stored within the dripline.
iii. Trenches for utilities or irrigation shall be routed around'
the dripline where possible.
(1) When not restricted by local building codes only one
trench shall be dug to accommodate all utilities for
lots. Where necessary, the roots shall be carefully
pruned by a specialist in proportion to the total amount
of. root zone lost. The boring of a conduit for
underground utilities shall be used where possible.
(2) The operation of heavy construction equipment shall
avoid the driplines of trees where possible.
108. Interior slopes between building pads shall be designed with up -slope
property lines.
109. Grading on the perimeter of the site shall not be designed with perimeter
downslopes to property lines, unless a homeowners association,
assessment district, or similar entity is established for maintenance of
such downslopes.
110. To reduce debris from entering sidewalk and streets, the approved grading
plan shall show a slough wall, approximately 18 inches high, with curb.
outlet drainage to be constructed behind the back of the sidewalk where
slopes exceeding 4 feet in height are adjacent to sidewalk. The
subdivider shall use the City's standard wall detail during design and
construction. All material for the construction of the wall shall be
approved by the City Engineer and Director of Community Development. No
retaining wall greater than 18 inches in height shall be approved
immediately adjacent to a sidewalk. A minimum 2 -foot wide planting area
shall be established between the back of sidewalk and any retaining or
other property walls. All slough walls shall be shown as part of the
approved landscape plan.
Geotechnical /Geology Review
111. The subdivider shall submit to the City of Moorpark for review and
approval, detailed Geotechnical Engineering and Engineering Geology
30
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Reports certified by a California Registered Civil Engineer and Geologist.
The geotechnical engineering report shall include an investigation with•
regard to liquefaction, expansive soils, and seismic safety. The report
shall also discuss the contents of the soils as to the presence or absence
of any hazardous waste or other contaminants in the soils.
In addition the engineering soils report shall discuss the contents of the
soils and presence or absence of any hazardous waste or. other .
contaminants.
Note: Review of the geotechnical engineering and engineering geology
reports, by the City's Geologist and Geotechnical Engineer, shall be
required. The subdivider shall reimburse the City for all costs including
the City's administrative fee for this review.
112. All recommendations included in the approved geotechnical engineering and
engineering geology reports shall be implemented during project design,.,
grading, and construction in accordance with the approved Project. The
City Engineer shall review all plans for conformance with the geologist's
and soils engineer's recommendations.
113. Unless subsequent geotechnical studies direct otherwise, landslides shall
be removed and recompacted during grading. Alternatively, in some
instances, landslides or unstable slopes can potentially be stabilized by
constructing buttress or stabilization fill slopes to reduce their-
potential for future down slope movement. All cut and fill slopes,
foundations and structures shall be designed and constructed to comply
with the Uniform Building Code (UBC), most recent edition, and
applicable City Grading Ordinances. Modifications to these standards
shall be permitted along golf course areas only with the written
concurrence of the City Engineer and the City's Geotechnical Engineer or
Geologist.
114. Prior to recordation of any Phase of the Final Vesting Map, the subdivider
shall prepare an agreement which indemnifies and holds harmless the City
of Moorpark and its agents from future claims which may result from any .
landslide, subsidence, or other adverse geologic conditions that may occur
at this site.
115. The subdivider or subsequent developers shall contract with an engineering
geologist to study any unanticipated faults exposed during grading to
detect any evidence of possible recent activity. No structure shall be
placed within 50 feet. of any fault trace which exhibits recent activity.
Final grading requirements for residential and golf course facilities
shall be defined by an engineering geologist. All geological.
recommendations shall be reviewed and approved by the City Engineer and
the City's consulting geologist.
116. All habitable structures shall be designed according to the most recent
UBC requirements to accommodate structural impacts from ground
acceleration and maximum credible earthquake event.
31
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Storm Water Runoff and Flood Control Planning
117. The subdivider shall submit to the City of Moorpark for review and
approval, drainage plans, hydrologic and hydraulic calculations p.repared'
by a California Registered Civil Engineer; shall enter into an agreement
with the City of Moorpark to complete public improvements and shall post
sufficient surety guaranteeing the construction of all improvements.
118. The .plans shall depict all on -site and off -site drainage structures
required by the City.
119. The drainage plans and calculations shall indicate the following'
conditions before and after development:
a. Quantities of water, water flow rates, major water courses, drainage
areas and patterns, diversions, collection systems, flood hazard
areas, sumps, sump locations, detention facilities, and drainage
courses. Hydrology shall be per the current Ventura County
Standards except as follows:
b. All storm drains shall carry a 50 -year frequency storm;
C. All catch basins shall carry a 50 -year storm;
d. All catch basins in a sump condition shall be sized such that depth
of water at intake shall equal the depth of the approach flows;
e. All culverts shall carry a 100 -year frequency storm;
f. Drainage facilities shall be provided such that surface flows are
intercepted and contained prior to entering collector or secondary
roadways;
g. Under a 50 -year frequency storm, all streets shall be provided with.
a minimum of one travel lane in each direction with a goal that
local, residential and private streets shall have one dry travel
lane available in each direction;
h. Drainage to adjacent parcels shall not be increased or concentrated
by this development. All drainage measures necessary to mitigate
storm water flows shall be provided by the subdivider;
i. All drainage grates shall be designed and constructed with
provisions to provide adequate bicycle safety to the satisfaction of
the City Engineer;
j. If the land to be occupied is in an area of special flood hazard, .
the subdivider shall notify all potential buyers in writing of this
hazard condition. The grading plan shall also show contours
indicating the 50- and 100 -year flood levels.
32
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
k. All flows from brow ditches, ribbon gutters and similar devices
shall be deposited into the storm drain system prior to entering
streets. If necessary, the storm drain shall be extended beyond the
public right -of -way through easements to.eliminate surface flow
between parcels. Both storm drain and easements outside the
right -of -way are to be maintained by the Homeowners' Association, .
City assessment district, or golf course operator, unless otherwise
approved by the City Council.
1. Concrete drainage structures shall be tan colored concrete, as
approved by the Director of Community Development, and to the extent
possible shall incorporate natural structure and landscape to reduce
their visibility.
M. Drainage for the development shall be designed and installed with
all necessary appurtenances to safely contain and convey storm flows
to their final point of discharge, subject to review and approval of
the City Engineer.
n. This hydraulic /hydrology study shall analyze the hydraulic capacity
of Grimes Canyon, Gabbert Canyon and Walnut Canyon drainage systems,
with and without the storm drain system for the proposed
development. The subdivider shall be responsible for obtaining
Ventura County Flood Control District approval of the analysis of
this system, as it relates to the downstream capacity, and shall
make any downstream improvements, required by Ventura County Flood
Control and City of Moorpark, to support the proposed development of
Tract No. 4928.
120. The subdivider shall demonstrate for each building pad within every Phase
of the Final Vesting Map that the following restrictions and protections
can be put in place to the satisfaction of the City Engineer:
a. Adequate protection from a 100 -year frequency storm; and
b. Feasible access during a 50 -year frequency storm.
C. Hydrology calculations shall be per current Ventura County
Standards.
121.. The subdivider shall. obtain a permit from the State Water Resources
Control Board for "All storm water discharges associated with a
construction activity where clearing, grading, and excavation results in
land disturbances of five or more acres."
122. City Ordinance No. 100 and the Federal Emergency Management Agency (FEMA),
require updating of the National Flood Insurance Program maps for affected
areas whenever any alteration of the watercourse is made. If a FIRM map
revision is necessary, all materials required by_FEMA for a map revision
shall be provided to the City Engineer's office. This material will
33
VESTING TENTATIVE MAP NO. 4k928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
demonstrate the revised flood plain locations following development. This
information will be forwarded by the City Engineer to the FEMA for review
and updating of the National Flood Insurance Program maps. If updates to
the flood zone have been made a conditional letter of map revision (i.f
required by FEMA) shall be provided to the City prior to issuance of a
zone clearance for occupancy of the first residential unit. The
subdivider will be responsible for all costs charged by the FEMA and the
City's administrative. costs.
123. All structures proposed within the 100 -year flood zone shall be elevated
at least one foot above the 100 -year flood level.
124. The subdivider shall provide for all necessary on -site and off -site storm
drain facilities required by the City to accommodate upstream and on -site
flows. Facilities, as conceptually approved in the EIR or subsequently
required studies and approved by the City, shall be delineated on the
final drainage plans. Either on -site retention. basins or storm water
acceptance deeds from off -site property owners must be specified.. These .
facilities must also be acceptable to the Ventura County Flood Control
District.
125. Any lot -to -lot drainage easements and secondary drainage easements shall
be delineated on the final map. Assurance in the form of an agreement
shall be provided to the City that these easements will be adequately
maintained by property owners to safely convey storm water flows. The.
CC &R's shall be submitted to the City Engineer for review and approval,
and shall include provisions for the Homeowner's Association to maintain .
any private storm drainage systems not maintained by a City assessment
district, and shall be binding upon future property owners.
126. Runoff from developed areas shall be diverted to detention basins, or
underground. oil and grease traps or other Best Management Practices, as
determined by the City Engineer. These devices shall be designed by a
registered civil engineer as part of the drainage improvement plans for
the project.
127. All runoff from man made impervious surfaces such as parking lots shall be
filtered through grease /oil traps before discharge into drainage
facilities leading offsite to minimize surface runoff of potential water
contaminants. The contents of the traps shall be disposed per local and
State regulations.
128
To the degree feasible (given elevation differences in the course design),
drains placed under greens, tees, and fairways shall be directed into the
on -site lakes. Collected water could be recycled for irrigation use. In
areas where drainage to lakes is not possible, the use of impermeable
membranes and other water quality protection features shall be considered
for incorporation into the course design.
34
VESTING TENTATIVE MAP NO. 4.928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Street Improvement Requirements
129. The subdivider shall submit to the City of Moorpark for review and
approval, street improvement plans prepared by a Registered Civil
Engineer; shall enter into an agreement with the City of Moorpark to
complete the improvements; and shall post sufficient surety guaranteeing .
the construction of the improvements.
130. The street improvements shall include concrete curb and gutter, sidewalk,
parkways, median(s), street lights, traffic signals, striping and signing,
traffic control, paving, and any necessary transitions to the satisfaction
of the City Engineer. All driveway locations shall be approved by 'the
City Engineer and the Director of Community Development. The subdivider.
shall dedicate the necessary right -of -way to make all of the required
improvements.
131. The applicable Ventura County Road Standard Plates are as follows and have
been modified to conform to the cross sections shown on the Vesting
Tentative Map No. 4928.
Walnut Canyon Road:
132. Walnut Canyon Road shall be designed per Ventura County Standard Plate
B -7B with right -of -way varying between 60 -75 feet in width and lane
configurations as modified per Exhibit C of the approved Vesting
Tentative Map No. 4928.
133. The improvements on Walnut Canyon Road shall provide a 13 foot northbound
through lane, 12 foot . northbound left turn lane, 12 foot southbound right
turn lane, 13 foot southbound through lane, 12 foot south bound
acceleration lane (south of the "C" street intersection) with 10 foot
paved shoulders on each side consistent with Exhibit C of the approved
Vesting Tentative Map No. 4928.
134. The primary project collector street intersection with Walnut Canyon Road
(State Route 23) and Walnut Canyon Road improvements shall be designed in
consultation with the City and Caltrans to assure that acceptable turning
radii, lane widths, shoulders, lane tapers, and adequate acceleration and
deceleration improvements are constructed and adequate sight distance is
provided. Modifications to State Route 23, as required by Caltrans, shall
be constructed prior.to occupancy of the first residential unit of Tract
No. 4928 or the first golf course facility, whichever occurs first. An
encroachment permit shall be obtained from Caltrans prior I to construction .
of any proposed roadway improvements. Any additional right -of -way
required to implement the Caltrans approved design for this entrance•
intersection shall be acquired by the subdivider and dedicated to the
State in a manner acceptable to Caltrans. Entry monumentation that does
not interfere with sight- distance or turning movements shall be
incorporated into the project entrance planning. Landscaping shall be
provided appropriate to the entry that will not interfere _ with
sight- distance or turning movement operations.
35
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
135. The final design for the Walnut Canyon project entrance shall be reviewed
and approved by the Director of Community Development and City Engineer
prior to the issuance of a rough grading permit.
136. Prior to occupancy of the first residential unit of Tract 4928 or the
first golf course facility, whichever occurs first, the subdivider shall.
improve Walnut Canyon Road as specified in these conditions.
Grimes Canyon Road:
137. The subdivider shall dedicate sufficient right of way to provide any
future improvements per Ventura County Standard Plate B -7B. The (60 foot
ROW) shall. be widened as necessary to construct: a dedicated 12 foot
southbound left, 13 foot northbound right turn lane, and 16 foot through
lane for the project entrance with "C" street, and 10 foot wide paved
shoulders.
138. The primary project collector street intersection with Grimes Canyon Road
shall be designed to assure that acceptable turning radii, lane widths,
shoulders, lane tapers, and adequate acceleration and deceleration
improvements are constructed per detail shown on Exhibit C of the
approved Vesting Tentative Map and as approved by the City Engineer.
139. Issuance of permits for the first residential dwelling unit or golf course
facility occupancy permit shall not occur until all phased roadway .
improvements are completed and inspected to the satisfaction of the County
of Ventura Public Works Agency and the City Engineer, as appropriate. An
encroachment permit shall be obtained from The City of Moorpark and County
of Ventura (as appropriate) prior to construction of any proposed roadway
improvement.s. Any additional right -of -way required to implement the
finally approved design for entrances and intersections shall be acquired
by the subdivider and dedicated to the City or County in a manner
acceptable to the City.
140. Entry monumentation that does not interfere with sight- distance or turning
movements shall be incorporated into the project entrance planning.
Landscaping shall be provided appropriate to the entry that will not
interfere with sight- distance or turning movement operations.
141. The final design for the Grimes Canyon Road project entrance shall be
reviewed and approved by the Director of Community Development and City
Engineer prior to the issuance of a rough grading permit.
142. Prior to issuance of the first zone clearance for occupancy of either .
golf course or the first residential unit, the intersection of Grimes
Canyon Road and Highway 118 (Los Angeles Avenue) shall be modified to
provide a southbound left turn pocket on Grimes Canyon Road and westbound
right turn lane on Los Angeles Avenue. Modifications shall also be made
at the railroad crossing adjacent to this intersection to improve the
safety of this location, as approved by the City Engineer. In addition,
36
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC
April 17, 1996
a median acceleration lane shall be provided for southbound traffic
turning eastbound along State Route 118. Plans for modification of the
Los Angeles Avenue (State Route 118) /Grimes Canyon Road intersection shall
be reviewed and approved by the City and Caltrans. Plans for modification
of the railroad crossing shall be reviewed and approved by the Southern
Pacific Railroad, County Of Ventura and the City. A sight distance study
shall also be conducted as part of the intersection and railroad crossing
modifications.
143. Prior to occupancy of the first residential unit of Tract No. 4928 or the
golf course facility, whichever occurs first, the subdivider shall improve
Grimes Canyon Road, as specified in these conditions.
Interior Streets:
Public Streets:
144. "C" Street shall be constructed per Ventura County Standard Plate B -4A
modified to have a sixty (60) foot right of way and configured,
consistent with the Circulation Element, to provide the following cross
section :
1 -five (5) foot sidewalk located at the back of each 10 -foot parkway
2 -eight (8) foot bikelanes
2- twelve (12) foot travel lanes
1- fourteen (14) foot median at "C" Street Entranceways
Left Turn Pocket at all Cross- streets (not including three -way stop
at clubhouse entry drive)
The first five (5) feet of each parkway shall be landscaped consistent
with the landscaping conditions of approval. An additional 8 feet of
parkway shall be provided behind the sidewalk on the southerly parkway.
Rolled curbs shall be permitted providing no design /drainage constraints
prevent their use.
A 3 -way stop sign shall be provided at the intersection of "C" Street and
the clubhouse entry drive. To avoid conflicts with traffic on "C" Street,
a tunnel, or similar underbridge accessway, shall be constructed under the
"C" Street bridge to enable connecting the 14th and the 15th holes for the
West golf course and.at the clubhouse entry drive. The tunnels shall be
constructed to specifications approved by the City Engineer.
Left turn storage lanes are required at all public and private
intersections on "C" Street. Adequate intersection right of way shall be
provided for constructing all left -turn pockets without decreasing other
lane width or parkway requirements.
145. All other publicly dedicated interior streets shall be per Ventura County
Standard Plate B -4B having a fifty -six (56) foot right of way, thirty -six
(36) foot pavement width, and ten (10) foot parkways. Sidewalks shall be
37
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
five (5) feet in width. Rolled curbs shall be allowed provided no
design /drainage constraints prevent their use.
146. All publicly dedicated cul -de -sacs shall be per Ventura County Standard
Plate B -4C having a fifty -two (52) foot right of way, thirty -two (32) foot
pavement width, and ten (10) foot parkways. Sidewalks shall be five (5)
feet in width. Rolled curbs shall be allowed provided no design /drainage
constraints prevent their use.
147. All streets serving residential lots shall be publicly dedicated and shall•
conform to the applicable Ventura County standards as specified in
conditions Nos. 145 and 146.
Other Street Improvements
148. The subdivider shall include bus stop turnouts in the final street
improvement plans for "C" Street, Walnut Canyon Road, and Grimes Canyon
Road, and provide for their construction, to service the project. The
final location of the bus stop turnouts, and any shelters, shall be
approved by the Director of Community Development.
149. Street lights shall be provided per Ventura County Standards and. as
approved by the City Engineer.
150. Street lighting and rural lot lighting standards specified by Ventura
County Standard Plate F -9 and F -10 shall be incorporated into the project
street /lighting design plans. The subdivider shall provide a photometric
plan showing a point -by -point foot candle layout to extend a minimum of
twenty (20) feet outside the street boundaries. The layout plan is to be
based on a ten (10) foot grid center.
151. The final design of all sidewalks, barrier walls, streetscape elements,
urban landscaping, and pedestrian paths within the project limits are -
subject to the approval of the Director of Community Development.
152.. The subdivider shall adhere to Business and Professions Code Section 8771,
which requires that all monuments be located and tied out prior to any
construction or relocation of a street:
153. The surveyor shall certify on the proposed street improvement plans that
all recorded monuments in the construction area have been located and
either protected in place or replaced pursuant to State Assembly Bill
1414.
154. The subdivider shall provide slope easements, for road maintenance
purposes, along all roads where the top of cut plus 5 feet or the toe of
fill plus 5 feet is beyond the dedicated right of way..
Other Fees and Improvement Design Requirements
155. Prior to approval of Phase 1 of the Final Map, the subdivider shall pay
to the City the Los Angeles Avenue Area of Contribution (AOC) Fee for the
38
VESTING TENTATIVE MAP NO. 4928
APPLICANT:'BOLLINGER DEVELOPMENT, INC.
April 17, 1996
golf courses, which shall be calculated based on a 9.18 -acre commercial
site, at the rate of 5.6 times the residential rate per acre, and the
residential rate per acre shall be the dollar amount in effect at the time
the fee is paid.
156. Prior to approval of Phase 1 of the Final Map, the subdivider shall pay
to the City the Gabbert /Casey Road Area of Contribution (AOC) Fee for the
golf courses, which shall be calculated based on a 9.18 -acre commercial
site) , at the rate of 5.6 times the residential rate per acre, and the
residential rate per acre shall be the dollar amount in effect at the time
the fee is paid.
157. Prior to approval of each phase of the Final Map, the subdivider shall pay
to the City the Los Angeles Avenue Area of Contribution (AOC) Fee for all
of the residential lots in that phase, which shall be the dollar amount in
effect at the time the fee is paid.
158. Prior to approval of each phase of the Final Map, the applicant shall pay
to the City.the Gabbert /Casey Road Area of Contribution (AOC) Fee for each
of the residential lots in that phase, which shall be the dollar amount in
effect at the time.the fee is paid.
159. where roads are to be built requiring 4 or more inches of pavement, the
subdivider shall construct the required street section minus 1 -1/2 inches
of paving as an interim condition until all utility cuts or trenching is
completed and the City Engineer grants approval to accomplish this task.
In areas of longitudinal trenching, paving fabric shall be used to prevent
reflective cracking..
160. Any right -of -way acquisition necessary to complete the required
improvements will be acquired by the subdivider at his expense.
161. Publicly dedicated streets shall conform to the design requirements of the
Ventura County Road Standards (most recent revision) except as follows:
a. Sidewalks to be a minimum of five feet wide at all points..
Provisions shall be made around obstructions to maintain this
minimum width.
b. All parkways shall maintain a crossfall of 2% toward the street for
a minimum distance of 10 feet from the curb face. In areas where a
slope would intercept the 10 foot wide parkway area, the developer
shall cause that a retaining wall be constructed at a location 10
feet behind the face of curb. This retaining wall height shall not,
exceed 3 feet unless approved by the Director of Community
Development. The wall shall be shown on the street plans and
landscaping plans.
162. The subdivider shall submit wall and landscaping plans and a copy of the
CC &R's showing that provisions have been taken to provide for and maintain
proper sight distances.
39
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
163. Special intersection treatment designs involving variations in. paving
material, where major pedestrian and vehicular circulation elements
intersect, shall be approved by the Director of Public Works and Director
of Community Development for private roads only. If a special intersection
treatment is used, all maintenance for the special pavement treatment
(i.e. stamped concrete, cobble stone, etc.) shall be borne by the golf
course operator /owner, a Homeowners Association, or similar entity.
164. The subdivider shall post sufficient surety guaranteeing completion of all'
improvements which revert to the City (i.e., grading, street improvements,
signalization, storm drain improvements, sewer improvements, landscaping,
parks, fencing, bridges, etc.) or which require removal (i.e., model
homes, temporary debris basin, etc.) in a form acceptable to the City.
The subdivision surety agreement shall include provisions for all off -site
.improvements along the entire frontage of Tract 4928 and other offsite
improvements required by the conditions as described herein and as
required by the mitigation measures of the approved EIR.
165. The subdivider shall demonstrate legal access to all parcels to the
satisfaction of the City Engineer.
166. The subdivider shall pay all energy costs associated with street lighting
for a period of one year from the acceptance of the street improvements..
Utilities
7.67. Utilities, facilities and services for the project area will be extended .
and /or constructed in conjunction with its phased development by the
master developer as the project proceeds.
a. The subdivider will be responsible for the construction of all,
onsite and offsite sanitary sewer facilities to serve the project.
The subdivider shall enter into an agreement with Ventura County
Water Works District No. 1 (VCWWD) to construct the improvements and
the system will be dedicated to VCWWD No. 1 for maintenance.
b. Prior to Final Map recordation of any phase, the City, Calleguas
Municipal Water District and Water District No. 1 shall approve
final plans for water distribution. Either the subdivider shall
construct the required distribution facilities or enter into an
agreement with the Calleguas Municipal Water District and /or County
Waterworks District No. 1 stating when and how facilities will be
funded and constructed. The system will be designed and constructed
to meet the requirements of the proposed land uses and applicable .
City, Calleguas and VCWWD No. l standards.
C. Provisions for electrical, natural gas, telephone and solid waste
collection services and cable television to the Project Area will be
made prior to development of the project area. All services can be
extended by each respective company to meet future demands of the
Project Area. Natural gas service will be provided by Southern
40
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
California Gas. Electric service will be provided by Southern
California Edison. Telephone service will.be provided by Pacific
Bell. Solid waste collection will be provided by private companies .
as regulated by the City. These services will be phased in
conjunction with development of the project area.
Infrastructure Planning
168. Alternative infrastructure extension routes outside of major public
right --of -ways shall be developed for City consideration prior. to.
recordation of the Final Tract Map for the project. A specific
alternative alignment up Gabbert Canyon shall be considered. To the
degree feasible, utility and service extensions shall not be placed along
Grimes Canyon Road.
The City Engineer and Director of Community Development shall review,
comment upon, and approve the alignment of infrastructure extensions prior
to City Council approval of the Final Map.
169. Prior to City Council. approval of any phase of the Final Map, the proposed
infrastructure plan for the project shall be designed to place all
required sewer and reclaimed water conveyance facilities in the.Gabbert
Canyon alignment. The subdivider shall obtain all necessary right -of -way
and easements to install the required infrastructure in this alignment:
Acquisition of Easements and Right of Way
170. If any of the improvements which the subdivider is required to construct
or install is to be constructed or installed upon land in which the
subdivider does not have title or interest sufficient for such purposes,
the subdivider shall do all of the following at least 60 days prior to the
filing of any Phase of the Final Map for approval pursuant to Governmental
Code Section 66457.
a. Notify the City of Moorpark (hereinafter "City ") in writing that the
subdivider wishes the City to acquire an interest in the land which
is sufficient for the purposes as provided in Governmental Code
Section 66462.5..
b. Upon written direction of the City supply the City with (i) a legal
description of the interest to be acquired, (ii) a map or diagram of
the interest to be acquired sufficient to satisfy the requirements -
of subdivision (e) of Section 1250.310 of the Code of Civil
procedure, (iii) a current appraisal report prepared by an appraiser
approved by the City which expresses an opinion as to the fair
market value of the interest to be acquired, and (iv) a current
Litigation Guarantee Report.
C. Enter into an agreement with the City, guaranteed by such cash
deposits or other security as the City may require, pursuant to
which the subdivider will pay all of the City's cost (including,
41
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
without limitation, attorney's fees and overhead expenses) of
acquiring such an interest in the land.
Surety Bonding Conveyance of Title and Legal Actions
171. The subdivider shall offer to dedicate to the City of Moorpark public
service easements as required by the City.
172. On each Phase of the Final Map, the subdivider shall offer to dedicate
access easements to the City of Moorpark over all private streets to
provide access for all governmental agencies providing public safety,
health and welfare.
173. In conjunction with Final Map recordation of Phase 1, the subdivider shall '
offer to dedicate to the City of Moorpark, for public use, all
right -of -way for public streets.
174. In conjunction with Final Map recordation of Tract 4928, the subdivider
shall dedicate to the City of Moorpark the access rights adjacent to
Walnut Canyon Road, Grimes Canyon Road, "C" Street and all other interior
public streets, except for approved access or driveway locations.
175. Prior to submittal of each Phase of the Final Map to the City for review
and prior to approval, the subdivider shall transmit by certified mail a
copy of the conditionally approved Tentative Map together with a copy of
Section 66436 of the State Subdivision Map Act to each public entity or
public utility that is an easement holder of record. Written compliance
shall be submitted to the City of Moorpark.
DURING GRADING, THE FOLLOWING CONDITIONS SHALL APPLY:
176. Grading may occur during the rainy season from October 15 to April 15 if
approved by the City of Moorpark and subject to installation of debris and
erosion control facilities. Erosion control measures shall be in place
and functional between October 15th and April 15th. Along with the
erosion control measures, hydroseeding of all graded slopes shall be -
required within 30 days of completion of grading.
177. That prior to any work being conducted within the State, County, or City
right of way, the subdivider shall obtain all necessary encroachment
permits from the appropriate Agencies.
178. All unimproved areas with vehicle traffic shall be watered periodically
and the vehicle speed shall be limited to 15 mph.
179. During site preparation and construction, minimize disturbance of natural
ground cover on the project site until such activity is required for
grading and construction purposes.
42
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
180. During clearing, grading, earth moving or excavation operations, dust
emissions should be controlled by regular watering with reclaimed water,
if available, paving construction roads and other dust prevention
measures. The Applicant /Developer shall submit a dust control plan,
acceptable to the city, concurrently with submittal of the rough (as
opposed to the fine) grading plan. This plan shall include, but is not be
limited to the following measures:
a. Water all site access roads and material excavated or graded on or
off -site to prevent excessive amounts of dust. Watering shall occur
-
a minimum of at least two times daily, preferably in the late morn-
ing and after the completion of work for the day. Additional
watering for dust control shall occur as directed by the City. The
Dust Control Plan shall indicate the number of water trucks which
will be available for dust control at each phase of grading.
b. Cease all clearing, grading, earth moving, or excavation operations
during periods of high winds (15 mph or greater in one hour). The.
contractor shall maintain contact with the Air Pollution Control
District (APCD) meteorologist for current information about average
wind speeds.
C. Water or securely cover all material transported off -site and on-
site to prevent excessive amounts of dust.
d. Minimize the area disturbed at any one time by clearing,_ grading,
earth moving and excavation so as to prevent excessive amounts of
dust.
e. Keep all grading and construction equipment on or near the site,
until these activities are completed.
f. Wash off heavy -duty construction vehicles before they leave the
site.
g. Apply nonhazardous chemical stabilizers to all inactive portions of
the construction site. When appropriate, seed exposed surfaces with
a fast - growing, soil- binding plant to reduce wind erosion and its
contribution to local particulate levels.
h. Periodically sweep public streets in the vicinity of the site to'
remove silt (i.e., fine earth material transported from the site by
wind, vehicular activities, water runoff, etc.) which may have
accumulated from construction activities.
181. The Applicant /Developer shall require that all employees involved in
grading operations on the project wear face masks to reduce the inhalation
of dust which may contain the fungus which causes San Joaquin Valley
Fever.
43
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
182. Maintain equipment engines in good condition and in proper tune as per
manufacturers' specifications to prevent excessive emissions.
183. All diesel. engines used in construction equipments should use high
pressure injectors.
184. All diesel engines used in construction equipments shall use reformulated
diesel fuel.
185'. During smog season (May- October) the City shall order that construction
cease during Stage III alerts to minimize the number of vehicles and
equipment operating, lower ozone levels and protect equipment operators
from excessive smog levels. The City, at its discretion, may also limit
construction during Stage II alerts.
186. During site preparation and construction, construct temporary storm water
diversion structures per City of Moorpark standards.
187. Designated parking areas for construction worker vehicles and for
materials storage and assembly shall be provided. These areas shall be
set back as far as possible from or otherwise shielded from existing
surrounding rural residential neighborhoods.
188. Immediately surrounding property owners shall be notified in writing on a
monthly basis of construction schedules involving major grading.
189. Construction activities shall be limited to between the following hours:
a) 7:00 a.m. and 7:00 p.m. Monday through Friday, and b) 9:00 a.m. to 6:00
p.m. Saturday. Construction work on Saturdays will require payment of a•
premium for City inspection services, and may be further restricted or
prohibited should the City receive complaints from adjacent property
owners. No construction work is to be done on Sundays, pursuant to
Section 15.26.010 of the Municipal Code.
190. Truck noise from hauling operations shall be minimized through
establishing hauling routes which avoid residential areas and requiring
that "Jake Brakes" not be used along the haul route within the City. The
hauling plan must be identified as part of the grading plan and approved
by the City Engineer.
191. The Applicant /Developer shall ensure that construction equipment is fitted
with modern sound - reduction equipment.
192. Equipment not in use for more than ten minutes should be turned off.
193. The fuel injection grading of all diesel engines used in construction
equipment should be retarded two degrees from the manufacturer's
recommendation.
194. Construction grading shall be discontinued on days for first stage ozone
alerts (concentration of 0.20 ppm) as indicated at the Ventura County.APCD
44
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
air quality monitoring station closest to the City of Moorpark. Grading
and excavation operations shall not resume until the first stage smog
alert expires.
195. If any hazardous waste is encountered during the construction of this
project, all work shall be immediately stopped and the Ventura County
Environmental Health Department, the Fire Department, the Sheriff's
Department, and the City Construction Observer shall be notified
immediately. Work shall not proceed until clearance has been issued by
all of these agencies.
196. The subdivider shall utilize all prudent and reasonable measures
(including installation of a 6 -foot high chain link fence around the
construction sites 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.
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND EXONERATION, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED
197. Reproducible centerline tie sheets shall be submitted to the City
Engineer's office.
198. The subdivider shall file for a time extension with the City Engineer's -
office at least six weeks in advance of expiration of the agreement to
construct subdivision improvements. The fees required will be in
conformance with the applicable ordinance section.
199. A copy of the recorded Map(s) shall be forwarded to the City Engineer .for
filing.
200. Sufficient surety in a form acceptable to the City guaranteeing the public
improvements pertinent to each phase shall be provided.
201. All surety guaranteeing the public improvements shall remain in place for
one year following acceptance by the City. Any surety bonds that are in
effect three years after final map approval or issuance of the first
building permit shall be increased an amount equal to or greater than the
consumers price index (Los Angeles /Long Beach SMSA) for a period since
original issuance of the surety and shall be increased in like manner each'
year thereafter.
202. Original "as built" plans will be certified by the applicant's civil
engineer and submitted with two sets of blue prints to the City Engineer's
office. Although grading plans may have been submitted for checking and
.construction on sheets larger than 22" X 3611, they must be resubmitted as
"as builts" in a series of 22" X 36" mylars (made with proper overlaps)
with a title block on each sheet. Submission of "as builts" plans is
required before a final inspection will be scheduled.
45
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
III. CITY OF MOORPARK POLICE DEPARTMENT CONDITIONS
203. A licensed - security guard is required during the construction phase,
unless a 6 foot high chain link fence is erected around the construction
site.
204. Construction equipment, tools, etc., shall be properly secured during non -
working hours.
IV. VENTURA COUNTY FIRE PREVENTION DISTRICT CONDITIONS
Fire Hazard Reduction Program
205. Prior to issuance of a grading permit or Zoning Clearance for any building
permit, the Applicant /Developer shall retain a registered landscape
architect, familiar with the objectives of fuel management in
wildland -urban interface, to prepare a Fire Hazard Reduction Program. This
program shall be prepared in consultation with the County Fire Protection
District and shall be approved by the Director of Community Development.
The program shall apply to the 100 -foot and 200 -foot non - buildable
easements required by Vesting Tentative Map No. 4928 The landscape plan
for the non - buildable easements shall include native species.
a. The vegetation management requirements of the plan shall be clearly
defined. The golf course operators and Homeowners Associations
shall be responsible for implementing this program in perpetuity.
Fuel modification zones are proposed to be retained in as natural a.
state as safety and fire regulations will permit.
b. The fuel modification zone shall be designed by and planted under
the supervision of a landscape architect with expertise in native
plant materials and habitat restoration, with the approval of the
Director of Community Development, to appear as a transition between
the built environment and natural open space.
C. Within the modification zone, native and non - native high -fuel
vegetation will be removed and replaced with low -fuel vegetation.
The height of plant materials will be kept to a minimum. Planting
requirements include a combination of trees, shrubs, and
groundcover. Irrigation will not be provided, except in established.
wet zones, unless necessitated by the plant materials used.
206. During all grading and site clearance activities, earth moving equipment
shall be equipped with spark arrestors and at least two fire
extinguishers. All equipment used in the vegetation clearance phase shall
be equipped with spark arrestors and best available fire safety
technology.. The vegetation clearance activities shall be coordinated with
and approved by the County Fire Prevention Division.
46
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
207. All equipment and material staging activities shall be coordinated with
the County Fire Prevention Division. Fire prone construction activities
shall be prohibited during "Santa Ana" wind conditions.
208. If deemed necessary by the District, prior to recordation of the first .
phase of the Final Vesting Map, the project shall include a helispot and
associated fire suppression equipment storage. Any required heliport
facilities shall be indicated on the Final Vesting Map for the project.
209. All grass or brush exposing any structures shall be cleared for distance
of 100 feet prior to framing.
210. An approved spark arrester shall be.installed on all chimneys.
Road and Driveway Requirements
211. Complete circulation shall be provided for each phase of the development.
Each phase shall stand alone, meeting all requirements for access, without
depending on future development of neighboring phases to complete second
access or water requirements.
212. The collector road system proposed for the project shall be reviewed and .
approved by the Ventura County Fire Protection District prior to approval
of Phase 1 of the Final Vesting Map.
213. Access roads shall be installed with an all weather surface, suitable for
access by Fire Department apparatus.
214. Double loaded residential streets shall be a minimum of 36 feet wide with.
parking allowed on both sides. Single residential loaded streets shall be
a minimum of 32 feet wide with parking allowed on one side only.
215. Access roads shall not exceed 15 percent grade.
216. Approved turn around areas for fire apparatus shall be provided where the
access road.is 150 feet or more from'the main project collector. Cul -de-
sacs shall have a minimum diameter of 80 feet.
217. Any gates to control.vehicle access are to be located to allow a vehicle
waiting for entrance to be completely off the public roadway. The method
of gate control shall be subject to review by the Bureau Fire Prevention.
A minimum clear open width of 15 feet in each direction shall be provided.
If gates are to be locked, a Knox System shall be installed.
218. Prior to recordation of Phase 1 of the Final Map, proposed street names
shall be submitted to the Fire Department Communication Center for review
and comment.
219. Street name signs shall be installed in conjunction with the road
improvements. The type of sign shall be in accordance with Plate F -4 of
the Ventura County Road Standards.
47
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
220. All driveways shall have a minimum vertical clearance of 13 feet 6 inches,.
and this requirement shall be included in the CC &R's /Design Guidelines.
Fire Hydrant /Fire Flow Requirements "
221. Prior to recordation of the first phase of residential development, the
Applicant /Developer shall provide verification that the water purveyor can
provide the required volume /fire flow for the project.
222. Prior to construction, the Applicant /Developer shall submit plans to the
Ventura County Bureau of Fire Prevention Division for the approval of the
location of fire hydrants; all hydrants shall be shown on the plan that
are situated within 300 feet of the perimeter of the residential
development.
223. A minimum fire flow of 1,000 gallons per minute at 20 psi shall, be
provided. The location and capacity of all water storage and conveyance
facilities shall be reviewed and approved by the District prior to the
recordation of the Final Map and prior to the issuance of building
permits.
224. Fire hydrants shall be installed and in service prior to combustible
construction and shall conform to the minimum standards of the County
Water Works Manual. These standards specify:
a. Each hydrant shall be a 6 inch wet barrel design, and shall have one
4 inch and one 2 M inch outlet.
b. The required fire flow shall be achieved at no less than 20 psi
residual pressure.
c. Fire hydrants shall be spaced 300 feet on center, and so located
that no structure will be farther than 150 feet from any one
hydrant.
d. Fire hydrants shall be set back in from the curb face, 24 inches on
center.
California Administrative Code (Title 24- Section 2.1217 Requirements
225. Address numbers, a minimum of 6 inches high, shall be installed prior to
occupancy, shall be of contrasting color to the background, and shall be
readily visible at night. Where structures are set back more than 150
feet 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.
226. Portions of this development may be in a hazardous fire area and those
structures shall meet hazardous fire area building code requirements.
48
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
227. The Design Guidelines shall include a requirement that prior to
preparation of building plans for new residential structures or additions
to existing structures, the architect shall obtain VCFD Form No. 1.26,
"Requirements for Construction."
V. VENTURA COUNTY WATERWORKS. DISTRICT NO. 1 CONDITIONS
228. Prior to City approval of any grading permit for the project, the
Applicant /Developer and the District shall enter into a contract for the,
relocation and /or modification of the existing wells on the property. The
relocation plan shall address well locations, provisions for drilling
additional wells if necessary (if existing wells are damaged during
construction), relocation of conveyance structures, and-other matters of•
mutual concern. A copy of the approved contract shall be submitted to the
City. The Applicant /Developer shall be responsible for complying with all
terms and conditions of the relocation contract.
229. Prior to issuance of Zoning Clearances for residential construction, the
proposed infrastructure plan for the project shall be designed to place .
all required water, sewer, and reclaimed water conveyance facilities in
the Gabbert Canyon alignment. The Applicant /Developer shall obtain all
necessary right -of -way and easements to install the required
infrastructure in this alignment.
230. Prior to issuance of a Zoning Clearance for a building permit, the
applicant for service shall comply with the Ventura County Waterworks.
District No. 1 "Rules and Regulations" and any subsequent additions or
revisions thereto. Ultra low plumbing fixtures are required in all new
construction. Any requirements by the Fire Protection District, that are
greater than Waterworks District No. 1 existing facilities are the
responsibility of the Applicant /Developer.
231. Waterworks District No. 1 has an existing water transmission line, which
shall be relocated at Applicant /Developer's cost, as approved by the
District.
232. The Applicant /Developer shall be responsible to construct and pay for the
required in -tract and off -site water, reclaimed water and sewer
improvements necessary to serve the property.
233. Applicant /Developer shall be required to pay all applicable water capital
improvement fees and sewer connection fees in accordance with the
District's Rules and Regulations.
49
VESTING TENTATIVE MAP NO. 4928
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
VII. CALIFORNIA DEPARTMENT OF FISH AND GAME AND REGIONAL WATER QUALITY CONTROL
BOARD CONDITIONS
234. Runoff from developed areas should be diverted to detention basins, or
underground oil and grease traps or other Best Management Practices, as
determined by the City Engineer. These devices should be designed by a
registered civil engineer as part of the drainage improvement plans for
the project. Because the ponds within the golf. courses could contain
pollutants that may be harmful to wildlife, thir design and location
should be reviewed by a concerned conservation agency such as the
California Department of Fish and Game or a City approved biologist, prior
to approval of the improvement plans by the City Engineer and Director of
Community Development. The basins and traps would require periodic
maintenance by the property owner, homeowners association, or other
entities. Provisions shall be made by the applicant to provide for
maintenance in perpetuity prior to Final Vesting Map approval.
235. A11 runoff from man made impervious surfaces such as parking lots shall be
filtered through grease /oil traps before discharge into drainage
facilities leading offsite to minimize surface runoff of potential water
contaminants. The contents of the traps shall be disposed per local and,
State regulations.
236. To the degree feasible (given elevation differences in the course design),
drains placed under greens, tees, and fairways shall be directed into the
on -site lakes. Collected water could be recycled for irrigation use: In•
areas where drainage to lakes is not possible, the use of impermeable
membranes and other water quality protection features shall be considered
for incorporation into the course design.
VIII. ENVIRONMENTAL MITIGATION MEASURES APPLICABLE TO ALL PHASES OF THE FINAL
VESTING MAP
237. The approved Mitigation Monitoring Program is included as Attachment 4 to
Resolution No. 96 -1197, and all mitigation measures are requirements of
the Vesting Tentative Map, as applicable. Some of the adopted mitigation
measures are duplicates or very similar to the conditions of approval. In
cases -where a mitigation condition conflicts with a condition of approval, .
the stricter or more specific language shall apply, as determined by the
Director of Community Development during the condition compliance review
for each phase of development.
50
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. RPD -94 -1
CONDITIONS OF APPROVAL .
I. DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
Permitted Uses
1. The Residential Planned Development (RPD) Permit is granted for the land
and project identified as Moorpark Country Club Estates Residential
Project: General Plan Amendment No. 94 -1 (Medium Low Residential land use
designation), Zone Change No. 94 -1 (RPD Zone), Phased Vesting Tentative.
Map No. 4928, and RPD Permit No. 94 -1. The location and design of all
site improvements shall be as shown or described on the revised Vesting
Tentative Map approved by the City Council on April 17, 1996, and
consisting of the Phasing Plan (Exhibit A), Street Plan (Exhibit B), and
Walnut Canyon Road and Grimes Canyon Road Improvement Detail Plan (Exhibit
C); the RPD Permit conceptual landscape plans (Sheets 1 -4), modified to be
consistent with the approved Vesting Tentative Map; Draft Architectural
Design Guidelines (Attachment A); and approved mitigation monitoring
program; except or unless indicated otherwise herein in the following
conditions and City .Council Resolution No. 96 -1197. Recordation of a
final map is required prior to approval of a Zoning Clearance for a
residential building permit in any phase as shown on the approved.Phasing
Plan.
City and Other Agency Regulations
2. The design, maintenance, and operation of the permit area and facilities
thereon shall comply with all applicable regulations of the City Zoning
and Municipal Code; all requirements and enactments of Federal, State,
County, and City authorities; all City policies, procedures, and
standards; and all such requirements and enactments shall, by reference,
become conditions of this permit.
3. No conditions of this entitlement shall be interpreted as permitting or
requiring any violation of law or any unlawful rules or regulations or
orders of an authorized governmental agency. In instances where more than
one set of rules apply, the stricter ones shall take precedence. All
Vesting Tentative Map No. 4928 conditions of approval are applicable to
RPD Permit No. 94 -1.
Use Inauguration
4. Unless the project is inaugurated (recordation of Phase 1 of of Final
Vesting Map No. 4928; rough grading and installation of major drainage
systems, reclaimed water, sewer and potable water infrastructure; and "C"
Street from Walnut Canyon Road to Grimes Canyon Road completed), not later
than one (1) year after this permit is granted, this permit shall
automatically expire on that date. The Director of Community Development .
may grant a six (6) month extension for Project inauguration, as a Permit
1
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Adjustment, if there have been non - significant changes to adjacent land
uses and if the Applicant /Developer can document that due diligence has.
been extended towards inauguration of the project during the initial -one -
year period. The request for extension of this entitlement shall be made
by the filing of a Permit Adjustment application with the City at least 30
days prior to the expiration date of the permit.
Transfer or Assignment of the Permit
5. A transfer of this Residential Planned Development Permit (RPD) shall not'
be effective until the name and address of the transferee and the date
when such transfer shall take place, together with a letter from the new
owner certifying agreement to comply with all conditions of this permit'is
filed with, and acknowledged in writing by the Director of Community
Development. No later than ten (10) days after change of ownership or
lessee of this property, the Director of Community Development shall be
notified in writing, of the new owner or lessee. The same letter shall
state that the new owner or lessee has read all conditions pertaining to
this Permit and agrees with said conditions.
Prohibited Uses /Modification to Permit
6. All facilities and uses other than those specifically requested in the
application for Vesting Tentative Map No. 4928 and RPD Permit No. 94 -1 are
prohibited. The location and design of all site improvements shall be as
shown or described on the approved Vesting Tentative Map, and the attached
Design Guidelines (Attachment A) Other configurations, phasing, lot
sizes or dimensions, or designs are prohibited unless an application for
a Modification has been approved by the City of Moorpark. Any minor
changes to this permit shall require the submittal of an application for
a Minor Modification and any major changes to this permit shall require
the submittal of a Major Modification as determined by the Director of.
Community Development.
Severability
7. If any of the conditions or limitations of this permit are held, to be
invalid by a court of competent jurisdiction, that holding shall render
this RPD Permit null and void at the discretion of the City.
Applicant /Developer Defense Costs
8. The subdivider 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 the
RPD Permit, which claim, action, or proceeding is brought within the time
period provided therefore in Government Code Section 66499.37. The City
will promptly notify the Applicant /Developer of any such claim, action, or
K
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
proceeding, and, if the City should fail to do so, or should .fail to
cooperate 'fully in the defense, the Applicant /Developer shall not
thereafter be responsible to defend, indemnify and hold harmless the City
or its agents, officers, and employees pursuant to this condition.
The City may, within its unlimited discretion, participate in the defense
of any such claim, action, or proceeding if both of the following occur:
a. The City bears its own attorney fees and costs;
b. The City defends the claim, action, or proceeding in good faith.
The Applicant /Developer shall not be required to pay or perform any .
settlement of such claim, action, or proceeding, unless the settlement is
approved by the Applicant /Developer. The Applicant /Developer's
obligations under this condition shall apply regardless of whether a Final
Map is ultimately recorded with respect to the proposed RPD project.
Acceptance of Conditions
9. The acceptance of this permit and /or commencement of construction and /or•
operations under this permit by the Applicant /Developer shall be deemed to
be acceptance of all conditions of this permit and all City Council
approved mitigation measures.
Condition Compliance Costs
10. The subdivider shall pay all outstanding City case processing and
environmental impact report related costs, and shall submit a deposit to
cover all condition compliance and mitigation monitoring costs, prior to
initiation of condition compliance review for approval of a grading
permit, Final Map, or Zoning Clearance for any phase, and prior to
submission of any plans for Building Inspector or City Engineer plan
check.
Environmental OualitV Assurance Program
11. The mitigation monitoring program shall be enforced through implementation
of an Environmental Quality Assurance Program (EQAP) as recommended in the
approved mitigation monitoring program. The EQAP shall be implemented
through the City. The Applicant /Developer shall pay for 100 percent of
the City's cost, including administrative fee, to hire a qualified
consulting firm to monitor grading, construction, and mitigation
compliance. General procedures governing the EQAP, which implement
California Environmental Quality Act (CEQA) Mitigation Monitoring
Requirements, shall govern this monitoring effort.
3
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Zoning Clearance
12. Prior to submittal of construction plans for plan check or initiation of
any grading or other construction activity, a Zoning Clearance shall be
obtained from the Department of Community Development. Three complete
sets of all final construction plans (including but not limited to grading
and drainage plans; plot plans; signage, fencing, and wall plans; and
landscaping and irrigation plans) shall be submitted to the Director of
Community Development for Zoning Clearance review and approval.
Hold Harmless Agreement
13. Prior to Zoning Clearance approval, construction plans may be submitted to
the Building and Safety Department and City Engineer for plan check with
a City approved Hold Harmless Agreement.
Citywide Traffic Mitigation Fee
14. The Applicant /Developer shall pay a Citywide traffic mitigation fee of
$3,000 per dwelling unit, prior to approval of Phase 1 of the Final Map.
The fee identified in this condition shall be adjusted annually
(commencing one year from the approval date of RPD Permit No. 94 -1) by any
increase in the Consumer Price Index (CPI) until 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 /Anaheim /Riverside metropolitan area during the
prior year. The calculation shall be made using the month of January of
each year.
Air Quality Mitigation Fee
15. The Applicant /Developer shall pay an air quality mitigation fee of $811
per dwelling unit, prior to approval of Phase 1 of the Final Map.
School Assessment Fees
16. Prior to issuance of a building permit for any phase of the Project, the
Applicant /Developer shall pay all school assessment fees levied.by the .
Moorpark Unified School District.
Assessment District for "C" Street Maintenance Area Improvements
17. Except for the street improvements, maintenance responsibility for the
other "C" Street improvements (" Maintenance Areas "), including but not
limited to the landscaping improvements in the parkway, medians, and at.
the entranceways; the bus stops; storm drains; and any slope directly
affecting drainage, and any other items deemed necessary by the City,
shall be provided by an assessment district. The total cost of the
maintenance provided by the assessment district shall be borne by all of
the residential and golf course property owners within the entire Vesting
n
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO, 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Map No. 4928 area, as applicable. The Applicant /Developer shall be
responsible for installing all required Maintenance Area improvements and
maintaining such Maintenance Area improvements, to the City's
specifications and satisfaction, until acceptance by the City for
inclusion in the assessment district. Acceptance of Maintenance Area
improvements for assessment district maintenance purposes shall not occur
until one year after the last residential unit occupancy in the tract or
until the next opportunity to place this area within the assessment
district for assessment purposes, whichever occurs later.
"C" Street improvements shall be maintained by the Applicant /Developer to
the City's specifications and satisfaction, until acceptance of said
improvements by the City. Acceptance shall occur upon occupancy of the
final residential unit or golf course occupancy, whichever occurs later.
Vehicle and Munici -al Code Enforcement for Public Streets
18. Prior to opening "C" Street and the western residential area streets and
cul -de -sacs (labeled as public on the Vesting Tentative Map) to public
use, the Applicant /Developer shall request the City to adopt a resolution
authorizing enforcement of applicable provisions of the California Vehicle
Code and Moorpark Municipal Code.
Homeowners' Association Formation and Operation Requirements
19. Consistent with the requirements of Vesting Tentative Map No. 4928, this
permit requires the preparation of Covenants, Conditions and Restrictions
(CC &R's) and By -laws establishing one or more Homeowners' Associations
for the residential development. The CC &R's shall identify the
maintenance responsibility for, but not limited to, maintenance of all
private streets, parkway and median and other landscaping; bus stops; open
space; any common - shared driveways; all storm drains; and any slope
directly affecting drainage or street facilities (collectively "Common .
Maintenance Areas ", as shown on Vesting Tentative Map No. 49282). Should
the Association fail to maintain the Common Maintenance Areas, or any
portion thereof, in a satisfactory manner, the Common Maintenance Areas,
or portion thereof, shall be placed, at the City's option, in a City
assessment district. The total cost of the formation of an assessment
district or annexation to an existing assessment district and maintenance.
provided by the assessment district for the items discussed, above, shall
be borne by the property owners within the entire Vesting Map No. 4928 and
RPD Permit No. 94 -1 area as required by the Vesting Tentative Map No. 4928
and RPD Permit No. 94 -1 conditions of approval.
CC &R's and Design Guidelines
20. The CC &R's shall also include all Vesting Tentative Map and RPD Permit
conditions of approval, that have been identified by the Director of
Community Development for inclusion, as well as the Design Guidelines.
The final Design Guidelines for this RPD Permit shall be approved by the
5
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Director of Community Development at the time of review of CC &R's, which
shall occur prior to the submittal of the CC &R's to the State Department
of Real Estate and any lot sales. The Homeowners' Association(s) shall be
responsible for monitoring compliance with the approved Design Guidelines
for all new construction and remodeling within the development. The
Director of Community Development shall ensure compliance with the Design
Guidelines through review of all Zoning Clearance and Administrative
Permit applications for residential construction.
CC &R Requirements for Construction
21.. The following shall be included as requirements and limitations for
construction in the Design Guidelines:
a. 200 -Foot and 100 -Foot Easements: No use or structures of any kind .
or size, with the exception of drainage structures and
infrastructure required by the City or other public agency, shall be
allowed within a 100 -foot non - buildable, restricted -use easement,
shown on the Vesting Tentative Map. This easement is to serve as the
100 -foot fuel modification zone for fire prevention. In addition,
between the Project site's northeast corner that is located north of
Lot No. 224 (water tank site), and the northwest corner that is.
located northwest of the green for the 12th hole (west golf course),
the non - buildable, restricted -use easement shall be increased to a
200 -foot width to provide an agricultural buffer consistent with
the General Plan Land Use Element requirement. These easements are
required to be recorded in conjunction with Final Map approval. The
landscaping within such easements shall be consistent with the Fire
Hazard Reduction Program that is required to be prepared prior to
recordation of Phase 1 of the Final Vesting Map (reference Ventura
County Fire Prevention District conditions).
b. California Administrative Code: All residential units constructed
in the subdivision shall comply with Chapter 2 -53 of Part 2 and
Chapter 4 -10 of Part 4, of Title 24 of the California Administrative
Code.
C. Earthquake Design Requirements: All habitable structures shall be
designed according to the most recent Uniform Building Code (UBC)
requirements to accommodate structural impacts from ground
acceleration and maximum credible earthquake event.
d. Drainage Between Lots: No structures, walls, or fences shall, be
erected which impede or restrict flow of drainage waters between
lots.
e. Roofing Materials: Use of wood or asphalt shingles as roofing
materials shall be prohibited.
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
f. Energy Saving Devices: All residential units shall be constructed
employing energy saving devices. These devices are to include., but
are not limited to the following:
i. Ultra low flush toilets (to not exceed three and one -half
gallons) ;
ii. Low water use shower controllers as required by Title 24 of
the Uniform Building Code shall be placed on all shower
facilities;
iii. Natural gas fueled stoves, ovens and ranges shall not have
continuous burning pilot lights;
iv. All thermostats connected to the main space heating source
shall have night set back features;
V. To ensure closure when not in use kitchen ventilation systems
shall have automatic dampers; and
vi. Hot water solar panel stub -outs shall be provided.
g. Exterior Building Materials and Colors: All exterior building
materials and paint colors shall be approved by the Director of
Community Development to ensure compatibility with the Design
Guidelines and with adjacent development.
h. Rain Gutters and Downspouts: Non- corrosive rain gutters and
downspouts shall be provided on all sides of dwelling units. Water
shall be conveyed to the street or drives, as determined by the
drainage plan.
i. Roof Equipment: All roof jacks and metal flashing shall be painted
to match the roof color. Roof mounted equipment shall be.,
prohibited. All deck drains shall drain to the side, not the front
facing any private or public street.
j. Solar Panels: Solar panels, such as for heating swimming pool(s),
shall be subject to the approval of the Director of Community
Development prior to the issuance of a Zoning Clearance. All solar .
panels shall be designed so as to be part of the overall design of
the structure supporting it.
k. Mater Heater Vents: Water heater vents shall be located so as to
not be visible from a front elevation viewpoint.
1. Stucco Finishes: Stucco finishes applied mechanically shall contain
the smallest sand grit sizes feasible. Stucco finishes shall not be
textured. The design objective of stucco application is to obtain
7
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO: 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
a smooth trowel finish, to the degree feasible, without requiring
hand troweling or dry - polishing during finish coat application.
M. Asbestos Prohibited: No asbestos pipe or construction materials
shall be used in the development of homes associated with this
permit.
n. Lighting Restrictions: Front and rear yard lighting restrictions-
shall be included to ensure compatibility with the surrounding rural
neighborhoods. All exterior lighting shall be fully hooded and
shielded.
o. Graffiti Removal: Any graffiti on Homeowners' Association
maintained property shall be removed within five (5) days from
written notification by the City of Moorpark. All such graffiti
removal shall be completed to the satisfaction of the City.
p. Maintain Tract and Easement Notification Signage: Any neighborhood
identification signage and any required signs notifying residents of
an easement for future street extension shall be maintained by the
Homeowners' Association in perpetuity, or in the case of the
easement notification sign, shall be maintained until such time that
the road is extended or the easement is relinquished by the City.
q. Dominant Street Tree: A coordinated tree planting program shall be
developed which will provide a dominant street tree for each of the
residential streets to provide aesthetic diversity within the
development.
r. Fire Protection Features: All structures adjacent to open space, .
around the perimeter of the project, shall be designed to satisfy at
least a one hour fire - resistant rating. Such structures shall
incorporate fire retarding features including, but not limited to,
boxed -in eaves, reduced overhangs, double -paned windows, convection
resistant roof design, non - combustible roofing material, and related
design features. The County Fire Protection District shall review
this component of the Design Guidelines prior to approval by the
Director of Community Development.
S. Keeping of Farm Animals Prohibited: The keeping of farm animals as
a principal or accessory use shall be prohibited for all residential
lots.
t. Residential Addresses: Addresses for residential units shall be
clearly visible to approaching emergency vehicles, a minimum of 6
inches in height, and illuminated during hours of darkness.
M
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Gateway Entrance Monumentation Streetscape Standards and Neighborhood Design
Form
22. Both the eastern and western "C" Street entrances to the proposed project
shall provide residential community entry monumentation signage and
appropriate landscaping at entry points. A sign program shall be
submitted to the Director of Community Development for review and approval
prior to the first residential occupancy. An orderly and consistent
street tree planting program shall be required for both entranceways to
provide a landscaping pattern that resembles a rural ranch entry road
design. Trees shall be spaced at equal intervals or clustered as approved..
by the Director of Community Development. Recommended tree plantings for
these entry points and along "C" Street shall include the non - natives
typically used in ranch settings for entryways including pepper,
eucalyptus, and olive trees. Other street tree plantings shall be
consistent with the Ventura County Guide to Landscape Plans. The Director
of Community Development shall review and approve all gateway,.
streetscape, and street tree planting programs for the project prior to
Zoning Clearance for the first residential unit, and all such landscaping.
for each approved phase shall be installed prior to the first occupancy
for that phase.
Ridge Setback and Planting
23. The eastern perimeter of the project shall be setback from the ridge
system visible along Walnut Canyon Road to the satisfaction of the
Director of Community Development. Landscaping around this ridge system,
once it is restored, shall emphasize reestablishment of existing native
and non - native habitat (such as naturalized ranch tree species). The
landscaping program on the eastern perimeter shall emphasize restoration
of the existing vegetation and on the west side, the program shall
emphasize the use of variable sized tree lined streets to minimize the .
adverse effects of the urban design planned along this perimeter. Slopes
facing Walnut Canyon and Grimes Canyon Roads shall be retained in a
natural - appearing condition.
Grading Restrictions for Easterly Residential Lots
24. The rough and fine grading plans shall be designed so as to screen views
of interior project grading and views of homes from Walnut Canyon Road to
the satisfaction of the Director of Community Development and City
Engineer, and shall conform with the principles of contour grading.
Non - Buildable Restricted -Use Easement (Agricultural /Land Use Buffer)
25. The developer shall provide a minimum 100 foot width non - buildable,
restricted -use easement along the entire perimeter of the area covered by
Vesting Tentative Map No. 4928. This easement is to serve as the 100 -foot
fuel modification zone for fire prevention. In addition, between the
Project site's northeast corner that is located north of Lot No. 224
9
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
(water tank site), and the northwest corner that is located northwest of
the green for the 12th hole (west golf course) , the non - buildable,
restricted -use easement shall be increased to a 200 -foot width to provide
an agricultural buffer consistent with the General Plan Land Use Element.
requirement. Only landscaping consistent with a required Fire Hazard
Reduction Program (reference Fire Prevention District conditions) shall be
allowed within the easement. No structures of any kind or size, with the
exception of drainage structures, fencing /walls, and infrastructure'
required by the City or other public agency, shall be permitted within the
easement. Recordation of said easement shall occur coincidentally with
recordation of Phase 1 of the Final Vesting Map. This easement shall be
illustrated on all subsequent recorded maps for phased residential
development.
Deed Restriction
26.. The Applicant /Developer shall record a deed restriction intended to inform
all prospective buyers of residential lots of the restrictions of the 200 -
foot and 100 -foot non - buildable, restricted -use easements and of the
adjacent agricultural operations. Prior to issuance of a zoning Clearance
for the first residential structure, the Applicant /Developer shall submit
to the Director of Community Development proof of said deed restriction..
recordation and home buyer acknowledgment.
Residential Architectural Design Standards and Guidelines
27. Detailed information about residential project design features for each
residential structure or for each phase of development shall be submitted .
to the Director of Community Development for review and approval. This
detailed information shall comply, to the extent feasible, with the design,
guidelines and development standards contained in the City's Hillside
Management Ordinance. The street widths, streetscape patterns, lighting,
and parkway concept for the residential areas shall assure a decidedly
rural aesthetic. Accomplishment of this objective may involve providing
for rolled curbs, low intensity decorative lighting along minor streets,
the use of decorative boundary fencing along streets, and other features.
Final residential development requirements concerning landscaping,
streetscape, the architecture of residential units, lighting, and all
other Design Guidelines subjects shall be provided to the Director of
Community Development in the Final Moorpark Country Club Estates
Residential Design Guidelines, to be approved by the Director at the time
of review of proposed CC &R's and prior to lot sales.
Lighting Restrictions
28. Street lighting and rural lot lighting standards shall be as specified in
the Design Guidelines and approved mitigation monitoring program and shall
be incorporated into the project photometric plans. Street lighting along
"C" Street shall be provided consistent with City standards; all other
fist]
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
entrance lighting along project access roads shall be compatible with the
surrounding rural neighborhoods.
Low intensity night lighting shall be required within the streetscape;
however, at intersections, brighter lighting complying with County and
City intersection safety standards shall be required. Front and rear yard
lighting restrictions for residential properties shall be included in the
project CC &R's and Design Guidelines.
Landscaping Requirements for Maintenance Areas and Common Maintenance Areas
29. Prior to the recordation of each applicable phase of development, two (2)
sets of Landscaping and Irrigation Plans, together with a maintenance
program, shall be prepared by a State - licensed Landscape Architect for the
Maintenance Areas and Common Maintenance Areas for the tract. The plans
shall be in accordance with the Ventura County Guide to Landscape Plans,
and applicable City policies, plans and ordinances, and shall be submitted
to the Director of Community Development for review and approval. The
Applicant /Developer shall bear the full cost of plan review, installation,
and final inspection. The landscaping for the Maintenance Areas and Common
Maintenance Areas in each approved phase of development shall be installed
and receive final inspection and approval prior to the first occupancy in
each phase. (The landscaping for "C" Street is required to be installed
prior to the first golf course occupancy; however, if residential
development precedes golf course construction, the landscaping for "C"
Street shall be installed and receive final inspection and approval prior
to the first residential occupancy.) -
The landscape plan shall include planting and irrigation specifications
for manufactured slopes over three (3) feet in height, and all Maintenance
Areas and Common Maintenance Areas proposed to be maintained by ' a
Homeowners' Association, assessment district, or similar entity. The
purpose of the landscaping shall be to control erosion, prevent aesthetic
impacts to adjacent property owners, mitigate the visual impacts of all
manufactured slopes three (3) feet or more in height, replace mature trees
lost as a result of construction, and provide a landscaping pattern along
the streets and entranceways that resembles a rural ranch design. The
Landscaping and Irrigation Plans shall include landscaping specifications,
planting details, and design specifications consistent with the following
requirements:
a. Irrigation: Irrigation shall be provided for all permanent
landscaping identified in the approved landscape plan. The
subdivider shall be responsible for maintaining the irrigation
system and all landscaping until such time as a Homeowners'
Association, assessment district, or similar, entity approved by the
City accepts the responsibility.
11
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
b. Tree Report: The information contained in the Final Vesting Map No.
4928 Tree Report, regarding which trees are to be saved or retained
on the site, shall be noted on the landscape plan.
c. Tree Replacement: The landscape plan for °C" Street and the
entranceways at Walnut Canyon and Gabbert Canyon Roads shall specify
how trees removed during the rough and fine grading phases of the
project will be replaced in accordance with Municipal Code
requirements.
d. I Streetscape Elements: The landscape plan shall include the final
design of all sidewalks, barrier walls, streetscape elements, urban
landscaping and pedestrian paths within the limit of the RPD Permit.
e. Streetscape Appearance: All landscaped pedestrian walkways shall be
designed to provide an aesthetically pleasing streetscape appearance
and shall be subject to approval of the Director of Community
Development. All pedestrian walkway plans shall conform to
conditions of approval.
f. Tree Planting: A sufficiently dense tree planting plan emphasizing
tall growing trees and /or shrubs shall be designed. Planting shall
be planned to achieve shade and screening in a three (3) to five (5)
year time period. A minimum of 25 percent of the trees shall be 24
inch box size and a minimum of 25 percent shall be 36 inch box size.
In addition, recommendations regarding planting, that are included
in the mitigation monitoring program, shall be incorporated to the
degree feasible into the screening plan. The size of the trees to
be planted shall be subject to approval of the Director of Community
Development.
g. Dominant Street Tree: A coordinated tree planting program shall be
developed for all Common Maintenance Areas. Dominant street trees
shall vary between residential streets to provide aesthetic
diversity within the development.
h. Landscaping Near Intersections: Landscaping near street
intersections shall not block or screen the view of a seated driver
from another moving vehicle or pedestrian.
i. Landscaping Within Median and Parkways: Landscaping within any
median or parkway shall be designed so as to not obstruct the view
of any exterior door or window from the street.
j. Trees Prohibited Under Street Lights: Landscaping (trees) shall not
be placed directly under any overhead lighting which could cause a
loss of light at ground level.
12
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
k. Equipment Screening: Backflow preventers, transformers, or other
exposed above grade utilities shall be shown on the landscape
plan(s) and shall be screened with landscaping and /or a walla
1. Slopes Adjacent to Grimes Canyon Road: A restriction and /or
covenant in a form satisfactory to the City Attorney shall be placed
on lots 133 -135, 142, 143, 157, 158, and 161 prohibiting any deck,
patio, gazebo, or other structure on the slope adjacent to Grimes .
Canyon Road.
M. Maintenance and Replacement: Until one year after occupancy of the
final residential unit in the tract or golf course occupancy,
whichever occurs later, the Applicant /Developer shall be responsible
for maintenance of landscaping within the Maintenance Areas and the
Common Maintenance Areas. Prior to Homeowners' Association, or
assessment district, or similar entity's acceptance of
responsibility for the landscaping, the Applicant /Developer shall
replace any dead plants and make any necessary repairs to the'
irrigation system consistent with the landscape plan approved for
the subdivision.
n. Native and /or Drought Tolerant Plantings: The use of native and /or
drought- tolerant shrubs and trees shall be utilized for landscaping
purposes in order to stabilize graded slopes and encourage the
return of some wildlife species displaced from the project site as
a result of grading activities.
o. Exotic Plants Prohibited: Exotic plants which are known to spread
beyond their original plantings and invade native habitats such as
Pampas Grass, Spanish Broom, and Tamarisk shall not be used.
p. Turf Plantings: Any turf plantings shall be drought tolerant, low.
water -using varieties.
Surety for Rough Grading
30. A rough grading permit shall not be approved until after: 1) The City
Engineer and the Director of Community Development approve the acceptance.
of a Performance Bond to guarantee implementation of the erosion control
plan and completion of the rough grading, construction of "C" Street and.
all related improvements including landscaping, construction of Walnut
Canyon Road and Grimes Canyon Road improvements including required off -
site improvements, construction of potable and reclaimed water line
extensions and two water tanks, construction of sewer line extensions,
construction of all required drainage improvements, and implementation and
maintenance of habitat restoration (as required by the mitigation .
monitoring program) ; and 2) recordation of Phase 1 of the Final Map. Upon
completion of rough grading and erosion control plan compliance to the
satisfaction of the City, and following recordation of all phases of the
Final Vesting Map, the City Council may reduce the amount of the bond;
13
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
however, the bond must be kept in full force and effect for a minimum of
one year following rough grading to ensure adequate erosion control and
revegetation. The City Council may by resolution declare the surety
forfeited if the Applicant /Developer does not implement all required
improvements.
Surety for Common Maintenance Area Improvements
31. No Zoning Clearance shall be issued for construction activities, until
after recordation of Phase 1 of the Final Map and all on -site improvements
specified in this permit have been provided, or the Director of Community
Development approves the acceptance of a Performance Bond to guarantee the
construction, installation, and maintenance of Common Maintenance Area
improvements for each phase of the residential development including, but
not limited to perimeter tract walls (including stucco treatment), fences,
median and parkway landscaping, slope planting, irrigation, and other
landscape improvements. On -site improvements shall be completed within
120 days of issuance of the first Certificate of Occupancy for each phase..
In case of failure to comply with any term or provision of this condition, .
the City Council may by resolution declare the surety forfeited. Upon
full completion of the required improvements to the satisfaction of the
City, the City Council may reduce the amount of the bond; however, the
bond must be kept in full force and effect for one year after the last
residential. occupancy for each phase to guarantee that items, other than
landscaping, such as, but not limited to, perimeter tract walls, including
stucco treatment, fences, slope planting or other related improvements are
maintained.
Surety for Reclaimed Water Facilities and Infrastructure
32. Reclaimed water shall be used for all public and private Maintenance Areas
and Common Maintenance Area landscaping irrigation. Prior to rough
grading permit approval, the City Engineer shall require surety for the
construction of the reclaimed water facilities and infrastructure.
Landscaping Requirements for Individual Residential Lots
33.. The CC &R's and Design Guidelines shall include landscaping requirements
for each residential property. Prior to the issuance of a Zoning
Clearance for each residential unit or phase of residential development,
three sets of Landscaping and Irrigation Plans shall be submitted to the
Director of Community Development for review and approval.
The Landscaping and Irrigation Plans shall be prepared by a State - ticensed
Landscape Architect and shall be in accordance with the Ventura County
Guide to Landscape Plans,. and applicable City policies, plans and
ordinances. The applicant shall bear the full cost of plan review and
final inspection. The Landscaping. and Irrigation Plans shall include
landscaping specifications, planting details, and design specifications.
consistent with the following requirements:
14
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
a. Landscaping Near Intersections: Landscaping near street
intersections shall not block or screen the view of a seated driver
from another moving vehicle or pedestrian.
b. Security: Landscaping shall be designed so as to not obstruct the
view of any exterior door or window from the street.
C. Trees Prohibited Under Street Lights: Landscaping (trees) shall not
be placed directly under any overhead lighting which could cause a
loss of light at ground level.
d. Irrigation: Irrigation shall be provided for all permanent
landscaping, as identified in the approved landscape plan. The
CC &R's shall include landscape maintenance requirements for
homeowners, including replacement of any dead plants, and any
necessary repairs to the irrigation system, consistent with the
approved landscape plan.
e. Exotic Plants Prohibited: Exotic plants which are known to spread
beyond their original plantings and invade native habitats such as
Pampas Grass, Spanish Broom, and Tamarisk shall not be used.
f. Turf Plantings: Any turf plantings shall be drought tolerant, low
water -using varieties.
Perimeter Property Line Fencing /Walls
34. A perimeter boundary fencing /wall plan is required to be submitted for the
Director of Community Development's approval, prior to approval of the
first phase of Final Vesting Map No. 4928. The perimeter boundary
fencing /wall plan shall include the type, height, and location of all
fencing and /or walls to be installed along the perimeter of the entire
project site and along "C" Street. Boundary perimeter fencing or walls
shall be installed prior to the first residential or golf course occupancy
in each phase. Perimeter boundary fencing shall be a minimum of 6 feet in
height and shall be installed by the Applicant /Developer adjacent to
agricultural zoned property prior to the first golf course occupancy.
approval or first residential occupancy approval north of "C" Street,
whichever occurs first, and shall represent a substantial barrier to.
discourage vandalism and trespassing. The Director of Community
Development may approve high - quality chain- link or similar fencing
adjacent to agricultural properties in locations where such fencing would
not.be visible from the public right of way or the adjacent residential
pads.
Location of Property Line Fencing /Walls
35. All property line fencing or walls shall be constructed consistent with
the Design Guidelines requirements, and shall be no further than one inch
from the property line.
15
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Noise Management
36. The interior noise levels of dwelling units on lots bordering Walnut
Canyon and Grimes Canyon Roads shall conform with the noise insulation'
standards of Chapter 1, Article 4, Section 1092 of Title 25 of the
California Administrative Code. Noise source levels shall be based upon
the traffic volumes projected for the Year 2010 along Walnut Canyon and
Grimes Canyon Roads, as predicted in the traffic technical report in the
environmental document for this project. Determination as to whether the
architectural design for these dwelling units complies with this condition
shall be made by the Building Department and Director of Community
Development prior to the issuance of building permits.
General Grading Sequence
37. Rough and fine grading permits shall be required to complete construction
of required residential and golf course infrastructure and lots. A mass
or rough grading permit shall not be approved until recordation of Phase
1 of the Final Vesting Map and compliance with other conditions of
approval.
Contour Grading
38. Rough and fine grading plans must conform with the principles of contour
grading. Manufactured landforms shall be contoured and use daylight
grading techniques to provide a smooth and gradual transition of graded.
and natural slopes, while preserving the basic character of the
surrounding ridgelines of the site. All grading plans for lots shall be
reviewed for compliance with these principles by the Director of Community
Development and the City Engineer. Also, the grading plan shall indicate
the manner in which the graded slopes shall be blended with the natural
slope. of the site.
Temporary Irrigation for Erosion Control Landscaping
39. Temporary irrigation shall be provided for all non permanent erosion
control landscaping until it is replaced with permanent irrigation unless
otherwise approved by the Director of Community Development. Temporary
irrigation must be replaced with permanent irrigation prior to issuance of .
a Zoning Clearance for the first building permit in each phase unless
drought tolerant plants selected do not require permanent irrigation.
Stabilize Slopes
40. Planned vegetation, irrigation, structures, roadways, paths, and
continuing maintenance programs shall be used to stabilize manufactured
slopes.
16
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Aesthetic Treatment of Manufactured Slopes
41. Suitable quantities of trees massed near the landform crest and shrubs of
varying sizes on graded slopes shall be used to screen structures and to
soften the visual appearance of the manufactured slopes.
Drainage Between Lots
42. Cross lot drainage shall not be allowed; all lots shall drain directly to
an approved drainage system.
Drainage Structures
43. Concrete drainage structures shall be tan colored concrete and, to the
extent possible, shall incorporate natural structure and landscape to
reduce their visibility.
Water Tanks
44. Prior to approval of Phase 1 of the Final Vesting Map, the subdivider
shall work with Waterworks District No. 1 to ensure that any water tank on
the project site shall be painted an earthtone color, such as tan, and
screened with an earthen berm and drought tolerant landscaping to minimize
visual impacts. The tank color and landscaping plan shall be approved by
the Director of Community Development prior to installation. An irrigation
system shall be established for the landscaping; however, irrigation can
be discontinued after landscaping has become established and irrigation
water is no longer required, upon written approval by the Director of
Community Development.
Calleguas Municipal Water District Release
45. Prior to issuance of the .first Zoning Clearance for each Phase of
development permitted under Vesting Map entitlements, the developer shall
demonstrate by possession of a District Release from the Calleguas
Municipal Water District that arrangements for payment of the Construction.
Charge applicable to the proposed project have been made. The
Applicant /Developer shall also be required to comply with Ventura County.
Waterworks No. 1 Rules and Regulations, including payment of all
applicable fees.
Cross Connection Control Devices
46. At the time water service connection is made for each project, cross
connection control devices shall be installed for the water system in a
manner approved by the County Waterworks District No. 1.
Water Well Relocation or Modification
47. Relocation and /or modification of the existing wells on the property shall
be subject to the approval of Waterworks District No. 1 and the Director .
17
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
of Community Development. Screening shall be required including, but not
limited to, walls or an earthen berm, and landscaping. The well screening
and relocation plan shall be submitted for Waterworks District No. land
Director review and approval prior to City approval of any grading permit.
Permanent irrigation shall be provided for landscaping for consistency
with golf course landscaping.
Television Cable Service
48. Television cable service shall be provided to all residential units
consistent with City cable system requirements. Undergrounding of cable
wires is required and no lines shall be allowed to be extended along the
exterior walls of the residential buildings.
Unde.rgrounding of Utilities
49. Prior to approval of any phase of the Final Vesting Map, the subdivider
shall post sufficient surety to assure that all proposed utility lines
designed to serve the proposed project, both within and immediately
adjacent to the project site, shall be placed underground to the nearest..
off -site utility pole. All existing utilities shall also be
undergrounded to the nearest off -site utility pole with the exception of
66 KV or larger power lines.. This requirement for undergrounding includes
all above - ground power poles on the project site as well as those along
the frontage of the site adjacent to Walnut Canyon and Grimes Canyon
Roads. The subdivider shall indicate in writing how this condition will.
be satisfied.
Declaration of Public Nuisance
50. The continued maintenance of the Common Maintenance Areas shall be subject
to periodic inspection by the City. The Applicant /Developer or
responsible Homeowners' Association, assessment district or similar
maintenance entity, shall be required to remedy any defects in ground
maintenance, as indicated in writing by the City, within five (5) days
after notification. The Director of Community Development may declare a
development project or individual property that is not in compliance with
the Conditions of Approval, or for some other just cause, a "public
nuisance ". The subdivider /developer, Homeowners' Association, or each
individual property owner, as applicable, 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. The City may enact special assessment proceedings
against the parcel of land upon which the nuisance existed to pay all City
costs related to abatement of the nuisance (Municipal Code Section
1.12.080).
Unconditional Will Serve Letter
51. Prior to issuance of a building permit for any phase of the project, an
"Unconditional Will Serve Letter" for water and sewer service shall be
obtained from the Ventura County Waterworks District No. 1.
i13
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
State Department of Fish and Game Notice of Determination Filing Fee
52. Within two days after the City Council adoption of a resolution approving
General Plan Amendment No. 94 -1, Vesting Tentative Map No. 4928, RPD
Permit No. 94 -1, and CUP No. 94 -1, the applicant shall submit to the City
of Moorpark a check for $875.00, payable to the County of Ventura, to
comply with Assembly Bill 3158, for the management and protection of
statewide fish and wildlife trust resources. Pursuant to Public Resources
Code section 21089 (b) and Fish and Game Code section 711.4 (c), the
project is not operative, vested or final until the filing fees are paid.
II. CITY ENGINEER CONDITIONS OF APPROVAL
PRIOR TO ISSUANCE OF A GRADING PERMIT FOR ROUGH GRADING, THE FOLLOWING CONDITIONS
SHALL BE SATISFIED:
General Requirements
53. The Applicant /Developer shall have received City Council approval for all
phases of Final Map No. 4928 and the staged grading exhibit and schedule.
54. The final design for the project entrance(s) shall be reviewed and
approved by the Director of Community Development Department and City
Engineer.
PRIOR TO ZONING CLEARANCE APPROVAL FOR THE FIRST BUILDING PERMIT FOR EACH
RESIDENTIAL LOT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
55. Prior to Phase 1 of the Final Map, the applicant shall pay to the City the
Los Angeles Avenue Area of Contribution (AOC) Fee, which shall be the.
dollar amount in effect at the time the fee is paid.
56. Prior to Phase 1 of the Final Map, the applicant shall pay to the City the
Gabbert /Casey Road Area of Contribution (AOC) Fee, which shall be the
dollar amount in effect at the time the fee is paid.
PRIOR TO OCCUPANCY OF THE FIRST RESIDENTIAL UNIT OR GOLF COURSE FACILITY, THE
FOLLOWING CONDITIONS SHALL BE SATISFIED:
57. All habitable structures shall have been designed according to the most
recent UBC requirements to accommodate structural impacts from ground
acceleration and a maximum credible earthquake event.
58. City Ordinance No. 100 and the Federal Emergency Management Agency (FEMA),
require updating of the National Flood Insurance Program maps for affected
areas whenever any alteration of the watercourse is made. If a FIRM map
revision is necessary, all materials required by FEMA for a map revision
shall be provided to the City Engineer's office. This material will
demonstrate the revised flood plain locations following development. This
information will be forwarded by the City Engineer to the FEMA for review
19
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
and updating of the National Flood Insurance Program maps. If updates to
the flood zone have been made a conditional letter of map revision shall.
be provided to the City prior to issuance of a zone clearance for
occupancy of the first residential unit. The subdivider will be.
responsible for all costs charged by the FEMA and the City's
administrative costs.
Street Improvements
Walnut Canyon Road:
59. Prior to occupancy of the first residential unit of Tract 4928, the
developer shall have improved Walnut Canyon Road per Ventura County
Standard Plate B -7B and as shown on Exhibit C of approved Vesting
Tentative Tract 4928.
60. The improvements on Walnut Canyon Road shall provide a 13 foot northbound .
through lane, 12 foot northbound left turn lane, 12 foot southbound right
turn lane, 13 foot southbound through lane, 12 foot south bound
acceleration lane (south of the "C" street intersection) with 10 foot
paved shoulders on each side consistent with Exhibit C of the approved
Vesting Tentative Map No. 4928.
61. The primary project collector street intersection with Walnut Canyon Road
(State Route 23) and Walnut Canyon Road improvements shall be designed in
consultation with the City and Caltrans to assure that acceptable turning
radii, lane widths, shoulders, lane tapers, and adequate acceleration and'
deceleration improvements are constructed and adequate sight distance is
provided. Modifications to State Route 23, as required by Caltrans, shall
be constructed prior to occupancy of the first residential unit of Tract
No. 4928 or the first golf course facility, whichever occurs first. An
encroachment permit shall be obtained from Caltrans prior to construction
.of any proposed roadway improvements. Any additional right -of -way
required to implement the Caltrans approved design for this entrance
intersection shall be acquired by the subdivider and dedicated to the
State in a manner acceptable to Caltrans. Entry monumentation that does
not interfere with sight- distance or turning movements shall be
incorporated into the project entrance planning. Landscaping shall be
provided appropriate to the entry that will not interfere with
sight- distance or turning movement operations.
Grimes Canyon Road:
62. Prior to occupancy of the .first residential unit of Tract No. 4928,
construction modifications to Grimes Canyon Road and the Grimes Canyon
Road / "C" street intersection are required to be completed per Ventura
County Standard Plate B -7B and per Exhibit C of approved Vesting
Tentative Tract 4928. The (60 foot ROW) shall be widened as necessary to
construct: a dedicated 12 foot southbound left, 13 foot northbound right
turn lane, and 16 foot through lane for the project entrance with "C
street, and 10 foot wide paved shoulders.
20
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
63. : Prior to occupancy of the first residential unit of Tract 4928, the
intersection improvements to the Grimes Canyon Road and the Grimes
Canyon /Highway 118 (Los Angeles Avenue) intersection shall be completed.
The existing improvements shall be modified to provide a southbound left
turn pocket on Grimes Canyon Road and westbound right turn lane on Los._
Angeles Avenue. Modifications shall also be made at the railroad crossing
adjacent to this intersection to improve the safety of this location. In
addition, a median acceleration lane shall be provided for southbound
traffic turning eastbound along State Route 118. Plans for modification
of the Los Angeles Avenue (State Route 118) /Grimes Canyon Road
intersection, shall be reviewed and approved by the City and Caltrans.
Plans for modification of the railroad crossing shall be reviewed and
approved by the Southern Pacific Railroad and the City..A sight distance,
study shall also be conducted as part of the intersection and railroad
crossing modifications.
Interior Streets:
Public Streets:
64. "C" Street shall be constructed per Ventura County Standard Plate B -4A
modified to have a sixty (60) foot right of way and configured,
consistent with the Circulation Element, to provide the following cross
section
1- five (5) foot sidewalk located at the back of each 10 -foot
parkway
2 -eight (8) foot bikelanes
2- twelve (12) foot travel lanes
1- fourteen (14) foot median at "C" Street Entranceways
Left Turn Pocket at all Cross- streets (not including three -way stop
at clubhouse entry drive)
The first five (5) feet of each parkway shall be landscaped consistent
with the landscaping conditions of approval. An additional 8 feet of
parkway shall be provided behind the sidewalk on the southerly parkway.
Rolled curbs shall be permitted providing no design /drainage constraints
prevent their use.
A 3 -way stop sign shall be provided at the intersection of "C° Street and
the clubhouse entry drive. To avoid conflicts with traffic on "C" Street,
a tunnel, or similar underbridge accessway, shall be constructed under the
"C" Street bridge to enable connecting the 14th and the 15th holes for the
West golf course and at the clubhouse entry drive. The tunnels shall be
constructed to specifications approved by the City Engineer.
Left turn storage lanes. are required at all public and private
intersections on "C" Street. Adequate intersection right of way shall be
21
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
provided for constructing all left -turn pockets without decreasing other
lane width and parkway requirements.
65. All other publicly dedicated interior streets shall be per Ventura County
Standard Plate B -4B having a fifty -six (56) foot right of way, thirty -six
(36) foot pavement width, and ten (10) foot parkways. Sidewalks shall be
five (5) feet in width. Rolled curbs shall be allowed provided no
design /drainage constraints prevent their use.
66. All publicly dedicated cul -de -sacs shall be per Ventura County Standard
Plate B -4C having a fifty -two (52) foot right of way, thirty -two (32) foot
pavement width, and ten (10) foot parkways. Sidewalks shall be five (5)
feet in width. Rolled curbs shall be allowed provided no design /drainage
constraints prevent their use.
67. All interior streets shall be completed as the phasing plan requires and
as directed by the City Engineer.
Utilities
68. Utilities, facilities and services for the project area shall have been
extended and /or constructed, in conjunction with phased development of
the tract by the developer, as the project proceeds.
69. Installation of all electrical, natural gas, telephone and provision for
solid waste collection services and cable television to the Project.Area
will be completed.
Solid waste collection will be provided by private companies as regulated
by the City. These services will be phased in conjunction with
development of the project area.
DURING CONSTRUCTION, THE POLLOWING CONDITIONS SHALL APPLY:
70. Grading may occur during the rainy season from October 15 to April 15 if
approved by the City of Moorpark and subject to installation of debris and
erosion control facilities. Erosion control measures shall be in place
and functional between October 15th and April 15th. Along with the
erosion control measures, hydroseeding of all graded slopes shall be
required within 30 days of completion of grading.
71. That prior to any work being conducted within the State, County, or City
right of way, the subdivider shall obtain all necessary encroachment
permits from the appropriate Agencies.
72. All unimproved areas with vehicle traffic shall be watered periodically
and the vehicle speed shall be limited to 15 mph.
73. During site preparation and construction, minimize disturbance of natural
ground cover on the project site until such activity is required for
grading and construction purposes.
22
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
74.: During clearing, grading, earth moving or excavation operations, dust
emissions should be controlled by regular watering with reclaimed water,
if available, paving construction roads and other dust prevention
measures. The Applicant /Developer shall submit a dust control plan,
acceptable to the city, concurrently with submittal of the rough (as
opposed to the fine) grading plan. This plan shall include, but is not be
limited to the following measures:
a. Water all site access .roads and material excavated or graded on or
off -site to prevent excessive amounts of dust. Watering shall occur
a minimum of at least two times daily, preferably in the late morn-
ing and after the completion of work for the day. Additional .
watering for dust control shall occur as directed by the City. The
Dust Control Plan shall indicate the number of water trucks which.
will be available for dust control at each phase of grading.
b. Cease all clearing, grading, earth moving, or excavation operations
during periods of high winds (15 mph or greater in one hour). The
contractor shall maintain contact with the Air Pollution Control
District (APCD) meteorologist for current information about average
wind speeds.
C. Water or securely cover all material transported off -site and on-
site to prevent excessive amounts of dust.
d. Minimize the area disturbed at any one time by clearing, grading.,
earth moving and excavation so as to prevent excessive amounts of .
dust.
e. Keep all grading and construction equipment on or near the site,
until these activities are completed.
f. Wash off heavy -duty construction vehicles before they leave the
site.
g. Apply nonhazardous chemical stabilizers to all inactive portions of
the construction site. When appropriate, seed exposed surfaces with
a fast - growing, soil - binding plant to reduce wind erosion and its
contribution to local particulate levels.
h. Observe a 15 mile per hour speed limit for the construction area.
i. Periodically sweep public streets in the vicinity of the site to
remove silt (i.e., fine earth material transported from the site by
wind, vehicular activities, water runoff, etc.) which may have
accumulated from construction activities.
75. The Applicant /Developer shall require that all employees involved in
grading operations on the project wear face masks to reduce the inhalation
23
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
of dust which may contain the fungus which causes San Joaquin Valley
Fever.
76. Maintain equipment engines in good condition and in proper tune as per
manufacturers' specifications to prevent excessive emissions.
77. All diesel engines used in construction equipments should use high
pressure injectors.
78. All diesel engines used in construction equipments shall use reformulated
diesel fuel.
79. During smog season (May- October) the City shall order that construction
cease during Stage III alerts to minimize the number of vehicles and
equipment operating, lower.ozone levels and protect equipment operators
from excessive smog levels. The city, at its discretion, may also limit
construction during Stage II alerts.
80. During site preparation and construction, construct temporary storm water
diversion structures per City of Moorpark standards.
81. . Designated parking areas for construction worker vehicles and for
materials storage and assembly shall be provided. These areas shall be
set back as far as possible from or otherwise shielded from existing
surrounding rural residential neighborhoods.
82. Immediately surrounding property owners shall be notified in writing on a
monthly basis of construction schedules involving major grading.
83. Construction activities shall be limited to between the following hours:
a) 7:00 a.m. and 7:00 p.m. Monday through Friday, and b) 9:00 a.m. to
6:00 p.m. Saturday. Construction work on Saturdays will require payment
of a premium for City inspection services, and may be further restricted
or prohibited should the City receive complaints from adjacent property
owners. No construction work is to be done on Sundays, pursuant to
Section 15.26.010 of the Municipal Code.
84. Truck noise from hauling operations shall be minimized through
establishing hauling routes which avoid residential areas and requiring
that "Jake Brakes" not be used along the haul route within the City. The
hauling plan must be identified as part of the grading plan and approved
by the City Engineer.
85. The Applicant /Developer shall ensure that construction equipment is fitted
with modern sound - reduction equipment.
86. Equipment not in use for more than ten minutes should be turned off.
87. The fuel injection grading of all diesel engines used in construction
equipment should be retarded two degrees from the manufacturer's
recommendation.
24
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
88. Construction grading shall be discontinued on days for first stage ozone
alerts (concentration of 0.20 ppm) as indicated at the Ventura County APCD
air quality monitoring station closest to the City of Moorpark. Grading
and excavation operations shall not resume until the first stage smog
alert expires.
89. If any hazardous waste is encountered during the construction of this
project, all work shall be immediately stopped and the Ventura County
Environmental Health Department, the Fire Department, the Sheriff's
Department, and the City Construction Observer shall be notified
immediately. Work shall not proceed until clearance has been issued by
all of these agencies.
90. The subdivider shall utilize all prudent and reasonable measures
(including installation of a 6 foot high chain link fence around the
construction sites 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.
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND EXONERATION, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
91. Reproducible centerline tie sheets shall be submitted to the City
Engineer's office.
92. The Applicant /Developer shall file for a time extension with the City
Engineer's office at least six weeks in advance of expiration of the
agreement to construct subdivision improvements. The fees required will
be in conformance with the applicable ordinance section.
93. A copy of the recorded Map(s) shall be forwarded to the City Engineer for
filing.
94. Sufficient surety in a form acceptable to the City guaranteeing the public
improvements pertinent to each phase shall be provided.
95. All surety guaranteeing the public improvements shall remain in place for
one year following acceptance by the City. Any surety bonds that are in
effect three years after final map approval or issuance of the first
building permit shall be increased an amount equal to of greater than the
consumers price index (Los Angeles /Long Beach SMSA) for a period since
original issuance of the surety and shall be increased in like manner each
year thereafter.
96. Original "as built" plans will be certified by the developer's civil
engineer and submitted with two sets of blue prints to the City Engineer's
office. Although grading plans may have been submitted for checking and
construction on sheets larger than 22" X 3611, they must be resubmitted as ,
"as builts" in a series of 22" X 36" mylars (made with proper overlaps)
25
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
with a title block on each sheet. Submission of "as builts" plans is
required before a final inspection will be scheduled.
III. CITY OF MOORPARK POLICE DEPARTMENT CONDITIONS
CONSTRUCTION SITE SECURITY DURING GRADING OPERATIONS AND DURING CONSTRUCTION OF
INDIVIDUAL RESIDENTIAL UNITS:
97. A licensed security guard is required during the construction phase,
unless a 6 -foot high chain link fence is erected around the construction
site.
98. Construction equipment, tools, etc., shall be properly secured during non-
working hours.
99. All appliances (microwave ovens, dishwashers, trash compactors, etc.)
shall be properly secured prior to installation during non - working hours.
All serial numbers shall be recorded for identification purposes.
100. Contractors and sub - contractors shall contact the Moorpark Police
Department for "Tailgate" meetings regarding loss prevention on the work
site
PRIOR TO ZONING CLEARANCE /BUILDING PERMIT:
101. Lighting plans showing the type and location of all lighting devices shall
be submitted to the Police Department for review and approval.
102. At major and minor entrances and any where a wall exists, the area
.directly in front of the wall shall be planted with clinging vines or
similar planting to prevent graffiti.
103.. Front door entrances or entrance areas shall be visible from the street
PRIOR TO ISSUANCE OF AN OCCUPANCY PERMIT, THE FOLLOWING CONDITIONS SHALL BE
SATISFIED:
104. The address shall be clearly visible to approaching emergency vehicles, a
minimum of 6 inches in height, and illuminated during hours of darkness.
105. All exterior doors shall be constructed of solid wood core, a minimum of
1 and three quarters inches thick, or of metal construction. Front sliding
glass doors.are acceptable but should be visible to the street.
106. Doors utilizing a cylinder lock shall have a minimum five (5) pintumbler
operation with the locking bar or bolt extending into the receiving guide
a minimum of 1 -inch deadbolt.
26
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
107. No easy exterior access to the roof area of any structure, i.e. ladders,
trees, high walls, etc. shall be permitted.
108. If an alarm system is used, it shall be wired to all exterior doors and
windows and to any roof vents or other roof openings where access may be
made.
109. Peep holes and secondary locking devices shall be placed on all entry
doors.
110. Upon occupancy by the owner or proprietor, each single unit in the
development constructed under the same Residential Planned Development,
shall have locks using combinations which are interchanging free from
locks used in all other separate proprietorships or similar distinct
occupancies.
IV. VENTURA COUNTY FIRE PREVENTION DISTRICT CONDITIONS
Fire Hazard Reduction Program
111. Prior to issuance of a grading permit or Zoning Clearance for any building
permit, the Applicant /Developer shall retain a registered landscape
architect, familiar with the objectives of fuel management in
wildland -urban interface, to prepare a Fire Hazard Reduction Program. This
program shall be prepared in consultation with the County Fire Protection
District and shall be approved by the Director of Community Development.
The program shall apply to the 100 -foot and 200 -foot non - buildable
easements required by Vesting Tentative Map No. 4928 The landscape plan
for the non - buildable easements shall include native species.
a. The vegetation management requirements of the plan shall be clearly
defined. The golf course operators and Homeowners Associations
shall.be responsible for implementing this program in perpetuity.
Fuel modification zones are proposed to be retained in as natural a
state as safety and fire regulations will permit.
b. The fuel modification zone shall be designed by and planted under
the supervision of a landscape architect with expertise in native
plant materials and habitat restoration, with the approval of the
Director of Community Development, to appear as a transition between
the built environment and natural open space.
C. Within the modification zone, native and non - native high -fuel
vegetation will be removed and replaced with low -fuel vegetation.
The height of plant materials will be kept to a minimum. Planting
requirements include a combination of trees, shrubs, and
groundcover. Irrigation will not be provided, except in established
wet zones, unless necessitated by the plant materials used.
27
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
112. During all grading and site clearance activities, earth moving equipment
shall be equipped with spark arrestors and at least two fire
extinguishers. All equipment used in the vegetation clearance phase shall'
be equipped with spark arrestors and best available fire safety
technology. The vegetation clearance activities shall be coordinated with
and approved by the County Fire Prevention Division.
113. All equipment and material staging activities shall be coordinated with
the County Fire Prevention Division. Fire prone construction activities
shall be prohibited during "Santa Ana" wind conditions.
114. All grass or brush exposing any structures shall be cleared for a distance
of 100 feet prior to framing.
115. An approved spark arrester shall be installed on all chimneys.
Road and Driveways Reauirements
116. Complete circulation shall be provided for each phase of the development.
Each phase shall stand alone, meeting all requirements for access, without
depending on future development of neighboring phases to complete second
access or water requirements.
117. The collector road system proposed for the project shall be reviewed and
approved by the Ventura County Fire Protection District prior to issuance
of grading permits.
118. Access roads shall be installed with an all weather surface, suitable for
access by Fire Department apparatus.
119. Double loaded residential streets shall be a minimum of 36 feet wide with
parking allowed on both sides. Single loaded residential streets shall be
a minimum of 32 feet wide with parking allowed on one side only.
120. The access roadway(s) shall be extended to within 150 feet of all portions
of the exterior walls of the first story of any building. Where the
access roadway cannot be provided, approved fire protection system or
systems shall be installed as required and acceptable to the Fire.
District.
121. Access roads shall not exceed 15 percent grade.
122. Approved turn around areas for fire apparatus shall be provided where the
access road is 150 feet or more from the main project collector. Cul -de-
sacs shall have a minimum diameter of 80 feet.
123. Any gates to control vehicle access are to be located to allow a vehicle
waiting for entrance to be completely off the public roadway. The method
of gate control shall be subject to review by the Bureau Fire Prevention.
A minimum clear open width of 15 feet in each direction shall be provided.
If gates are to be locked, a Knox System shall be installed.
0
28
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
124. Prior to recordation of Phase 1 of the Final Map, proposed street names
shall be submitted to the Fire Department Communication Center for review
and comment.
125. Street name signs shall be installed in conjunction with the road
improvements. The type of sign shall be in accordance with Plate F -4 of
the Ventura County Road Standards.
126. All driveways shall have a minimum vertical clearance of 13 feet 6 inches_
and this requirement shall be included in the CC&R's /Design Guidelines.
Fire Hydrant /Fire Flow Requirements
127. Prior to recordation of the first phase of residential development, the
Applicant /Developer shall provide verification that the water purveyor can
provide the required volume /fire flow for the project.
128. Prior to construction, the Applicant /Developer shall submit plans to the
Ventura County Bureau of Fire Prevention Division for the approval of the
location of fire hydrants; all hydrants shall be shown on the plan that
are situated within 300 feet of the perimeter of the residential
development.
129. A minimum fire flow of 1,000 gallons per minute at 20 psi shall be
provided. The location and capacity of all water storage and conveyance
facilities shall be reviewed and approved by the District prior to the
recordation of the Final Map and prior to the issuance of building,
permits.
130. Fire hydrants shall be installed and in service prior to combustible
construction and shall conform to the minimum standards of the County
Water Works Manual. These standards specify:
a. Each hydrant shall be a 6 inch wet barrel design, and shall have one
4 inch and one 2 % inch outlet.
b. The required fire flow shall be achieved at no less than 20 psi
residual pressure.
C. Fire hydrants shall be spaced 300 feet on center, and so located
that no structure will be farther than 150 feet from any one
hydrant.
d. Fire hydrants shall be set back in from the curb face, 24 inches on
center.
California Administrative Code (Title 24- Section 2.1217 Reauirements
131. Portions of this development may be in a hazardous fire area and those
structures shall meet hazardous fire area building code requirements.
29
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
132. The Design Guidelines shall include a requirement that prior to
preparation of building plans for new residential structures or additions
to existing structures, the architect shall obtain VCFD Form No. 126,
"Requirements for Construction."
V. VENTURA COUNTY WATERWORKS DISTRICT NO. 1 CONDITIONS
133. Prior to City approval of any grading permit for the project, the
Applicant /Developer and the District shall enter into a contract for the
relocation and /or modification of the existing wells on the property. The
relocation plan shall address well locations, provisions for drilling
additional wells if necessary (if existing wells are damaged during
construction), relocation of conveyance structures, and other matters. of
mutual concern. A copy of the approved contract shall be submitted to the
City. The Applicant /Developer shall be responsible for complying with all
terms and conditions of the relocation contract.
134. Prior to issuance of a grading permit, the proposed infrastructure plan
for the project shall be designed to place all required sewer and
reclaimed water conveyance facilities in the Gabbert Canyon alignment.
The Applicant /Developer shall obtain all necessary right -of -way and
easements to install the required infrastructure in this alignment.
135. Prior to issuance of a Zoning Clearance for a building permit, the
applicant for service shall comply with the Ventura County Waterworks
District No. 1 "Rules and Regulations" and any subsequent additions or
revisions thereto. Ultra low plumbing fixtures are required in all new
construction. Any requirements by the Fire Protection District, that are
greater than Waterworks District No. 1 existing facilities are the
responsibility of the Applicant /Developer.
136. Waterworks District No. 1 has an existing water transmission line, which
shall be relocated at Applicant /Developer's cost, as approved by the
District.
137. The Applicant /Developer shall be responsible to construct and pay for the
required in -tract and off -site water, reclaimed water and sewer
improvements necessary to serve the property.
138. Applicant /Developer shall be required to pay all applicable water capital
improvement fees and sewer connection fees in accordance with the
District's Rules and Regulations.
VII. MITIGATION MEASURES APPLICABLE TO THE RPD PERMIT
139. The approved Mitigation Monitoring Program is included as Attachment 4 to
Resolution No. 96 -1197, and all mitigation measures are requirements of
the RPD Permit, as applicable. Some of the adopted mitigation measures
are duplicates or very similar to the conditions of approval. In cases
where a mitigation condition conflicts with a condition of approval, the
30
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
stricter or more specific language shall apply, as determined by the
Director of Community Development during the condition compliance review
for each phase of development.
31
RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
ATTACHMENT A
MOORPARK COUNTRY CLUB ESTATES PROJECT
DRAFT DESIGN GUIDELINES FOR RESIDENTIAL DEVELOPMENT
32
ATTACHMENT A
RPD PERMIT NO. 94-1
TRACT 4928
MOORPARK COUNTRY CLUB ESTATES
DRAFT
ARCHITECTURAL
DESIGN
GUIDELINES
by:
BOLLINGER DEVELOPMENT CORP
TABLE OF CONTENTS
STATEMENT OF INTENT ......... ............................... . ..... 1
COMPLIANCE PROCEDURES FOR ARCHITECTURAL REVIEW ............... 2
How to Filer .............
2
Definition of Improvements Requiring Approval ........................
3
Security For Performance .......... ...............................
4
Application for Approval ............ ...............................
4
The Steps of Architectural Committee Process Are . .....................
4
Conceptual Review .......... ...............................
4
Preliminary Review and Approval ..............................
5
Final Review and Approval .... ...............................
5
Progress Reviews ........... ........ .......... .............
5
Site Compliance ............ ...............................
5
Site Final Review and Approval ...............................
5
Preliminary Plans ................. .........................
. . . ... 5
Requirements for Plot Plan and Grading Plan ...............
. . ... 5
General Conditions .......... ...............................
6
FinalPlans ...................... .........................
...... 7
Major Alterations ............ ...............................
8
Minor Alterations ............ ...............................
8
Reconsideration of the Committee's Ruling ......................
8
Variance and Additions ....... ...............................
8
Guideline Amendments ....... ...............................
8
Fee...................... ........................
....... 8
Other Approvals ............ ...............................
9
Precise Plan of Design ( "PPD ") Review ...............................
9
Fire Department Review ..... ...............................
10
Building and Safety Department Submittal ......................
10
City Engineer Submittal ...... ...............................
10
Setbacks For Houses and Detached Structures .......................
10
FrontYard ................ ...............................
10
RearYard ................ ........................
....... 10
SideYard ................ ............... ................
11
FlagLots ................. ...............................
11
Arroyos and Slopes ......... ...............................
11
Siting of Structure .......... ...............................
11
Usable Open Space ........ ...............................
11
Minimum Size of Home ...... ...............................
11
Height Limitations .......... ...............................
11
Definitions and Clarifications . ...............................
. ..... 12
1
GRADING........................... ............................... 12
Graded Lots .................... ............................... 12
ARCHITECTURAL IMPROVEMENTS ..... ...............................
12
Colors........................ ...............................
13
Materials, Masonry and Siding ..... ...............................
13
Simulated Materials .............. ...............................
13
Windows...................... ...............................
14
Roofs......................... ...............................
14
Facias........................ ...............................
15
Chimneys...................... ...............................
15
Skylights, Solariums, and Similar Improvements .......................
15
Solar Panels ................... ...............................
15
Garages....................... ...............................
15
Detached Garages, Outbuildings, Pavilions, and Other Structures .........
16
Patio Covers ..................................................
16
Driveways and Hardscape ......... ...............................
17
WALLS AND FENCING ................ ............................... 17
Privacy Walls ................... ............................... 17
Retaining Wall ................................................. 17
Security and Decorative Fencing .... ............................... 18
Fencing Setbacks and Locations .... ............................... 18
Design and Height of Fencing ...... ............................... 18
Golf Course Fencing ............. ............................... 19
Driveway Gates ................. ............................... 19
ACCESSORY IMPROVEMENTS ......... ............................... 19
Mailboxes and Address Numbers ... ............................... 19
Mechanical, Air Conditioning and Pool Equipment ................... . . 19
ENERGY CONSERVATION ............. ............................... 19
LANDSCAPING ...................... ............................... 20
Climate Zone ................... ............................... 20
Landscape Intentions ............. ............................... 20
Plant Materials .................. ............................... 21
Ground Cover Materials ........................ 22
Shrub Materials ................................................ 22
Palm Trees ................... 23
Plant Materials Not Suitable ..... 23
Vegetation Control .............................................. 24
For Native Grass Areas ........... ............................... 24
For Native Shrub Areas ............................... . .......... 25
TENNIS COURTS AND SIMILAR IMPROVEMENTS ......................... 25
2
YARD AND SECURITY LIGHTING ... . ... ............................... 26
Exterior Lighting ................................................ 26
Entry Drive Lighting .............. ............................... 27
Safety Lighting .................. ............................... 27
Security Lighting ................ ............................... 27
LandscapeLighting .. ........... ............................... 27
VACANT LOTS ....................... ............................... 28
WINTERIZATION ..................... ............................... 28
3
EXHIBITS TO GUIDELINES:
EXHIBIT NO.
1 ..................
2 ..................
3 ..................
4 ..................
5 ..................
6 ..................
7 ..................
8 ..................
9 ..................
10 ..................
11 ..................
12 ..................
13 ..................
14 ..................
NAME
WROUGHT IRON FENCING
FENCING ON SLOPES
SETBACKS FOR ENTRY GATES
ENTRY GATE INTERCOM
DESIGN GUIDELINES
GRADING EXAMPLES
HOW TO MEASURE BUILDING HEIGHT
TWO -STORY LOW PROFILE EXAMPLES
UHS -2 BUILDING MASSING
TREE GROUPINGS
APPLICATION CHECKLIST
SCHEDULE OF FEES
CONSTRUCTION PROCEDURES
GLOSSARY OF TERMINOLOGY
STATEMENT OF INTENT
The following Architectural Guidelines have been adopted in accordance with
Residential Planned Development Permit No. RPD -94 -1 and the Covenants, Conditions
& Restrictions (CC &R's) for Tract 4928. They are established for the purpose of creating
a rural type of development in the hills, surrounded by a landscape'that merges with the
natural landscape as well as the adjacent golf course. The Guidelines are intended also
to enhance the value and attractiveness of the tract. This will be a community of select
home sites surrounding two championship golf courses. The Architectural Committee
encourages creative and innovative designs which are consistent with the development
program for the Moorpark Country Club Estates as reflected by these Guidelines. These
Guidelines are in addition to and exceed the minimum zoning code requirements of the
City of Moorpark.
More specific policies to be considered in applying these Guidelines are:
(a) To achieve an integrated and harmonious development,
(b) It is the intent of these guidelines to establish a harmonious residential area
by the creative use of tempered traditional architectural designs;
(c) To imitate nature in landscape design in order to best achieve a unifying
landscape throughout these large home sites. This can be accomplished
through use of a limited number of plant types and an informal grouping of
the plant materials. The detailed landscape requirements must be followed;
(d) If the style of a home is to be reminiscent of a cultural or historical style, that
style should be developed using contemporary materials and methods of
construction and be Western European in origin. Highly ornamented
detailing characteristic of some historical styles will not be approved. House
designs that are sympathetic to the terrain and the natural rural beauty of
this development are strongly encouraged. Good architecture is of the
utmost importance. Note that highly contemporary styles will not be
approved.
These Guidelines are intended to provide information concerning the basic criteria
by which the Architectural Committee will evaluate design submissions. It is not the
function of the Architectural Committee to create architectural statements or designs. The
Architectural Committee is charged with the task of evaluating submittals by applicants and
giving direction within the context of these Guidelines. Applicants must conform with the
City of Moorpark Residential Planned Development Permit Conditions, as well as these
Guidelines.
1
From this point, the guide is written in technical language for use by the
professionals that you retain to assist you.
COMPLIANCE PROCEDURES FOR ARCHITECTURAL REVIEW
How to File:
1. Please obtain and read the Architectural Guidelines, CC &R's (you should
receive from Escrow), Tract Conditions, Building Code and Residential
Planned Development ( "RPD ") Conditions from the City.
2. All plans shall be prepared in accordance with generally accepted standards
of professional practice. Architectural plans shall be prepared by a
registered Architect and landscape plans shall be prepared by a registered
Landscape Architect.
3. (Optional) Meet with a representative of the Architectural Committee to
review the approval process. Bring plot plan and any other design drawings
in for Conceptual Review (provide two copies). Revise the drawings per the
Conceptual Review.
4. Submit to the Architectural Committee two sets of the following for
Preliminary Review: (See detailed requirements pages 4 to 6). Pay
Architectural Review Fee: (Contact Architectural Committee for a current fee
schedule.) Use Exhibit #11 Checklist for each submittal. Plans which do not
conform to the guidelines or other conditions shall be considered a
Conceptual or Progress Review. Conceptual and Progress Reviews are
good for six (6) months. Conceptual or Progress Reviews should be
corrected and resubmitted for review. You should expect a three- to five -
week turn around time.
5. When notified, pick up the review; check it over; make appointment with
Architectural Committee staff if you have any questions. Give them an
opportunity to be of help.
6. Make corrections as per Preliminary Review. Preliminary Approvals are
valid for six (6) months. Submit two (2) complete revised sets to
Architectural Committee for Final Review. Use Exhibit #11 checklist for
submittal requirements.
7. Make final corrections from Final Review. If corrections were noted on your
Final Review, they must be revised and submitted. Resubmit two sets of
revised final plans. Plans must be resubmitted with thirty (30) days from the
Final Review date.
2
8. Submit two (2) sets of plans incorporating any changes required by Final
Review to the City Community Development Department, plus the signed
Final Approval set from the Architectural Committee. Obtain the Zoning
Clearance.
9. Submit the approved Zoning Clearance and two (2) sets of final building
plans to the Building and Safety Department at the City. A copy of the final
building plans should also be submitted to the Fire Department, and any
other required body for review. Obtain the Building Permit. File a copy of
the building permit with the Architectural Committee.
10. Any changes you desire to make after you have received Final Approval
must be resubmitted to the Architectural Committee and City for review and
approval prior to installation.
11. Final Approvals are valid for 180 days. If work has not commenced within
180 days, the Architectural Committee, at its discretion, shall give written
notice of a time extension. The notice may contain conditions of the
extension. Extensions must be filed within the 180 day period.
12. The Zoning Clearance and Building Permit will also expire after 180 days if
work is not commenced and any extension should be requested prior to
expiration. Refer to Construction Procedures (Exhibit #13) for "how to build
information.
13. Failure to implement designs submitted by you and as approved by all
applicable parties could result in withholding of occupancy permit, restricting
Association privileges and imposing penalties.
Definition of Improvements Requiring Approval.
Improvements of any nature such as grading, excavating, landscaping, pools,
rerouting of storm water, walling, fencing, bridging or structural construction, including the
establishing of temporary structures or trailers shall not be allowed on any lot without
having received prior Architectural Committee and City approval. Internal changes or
modifications which cannot be viewed from the exterior do not require Architectural
Committee approval.
Services performed by the Architectural Committee include rendering opinions on
questions of aesthetics as well as analysis of architectural plans. The Architectural
Committee shall not render services or opinions regarding, but not limited to any work
done by soils, civil, structural, electrical, mechanical engineering design, nor shall the
Architectural Committee provide services or opinions regarding, but not limited to, any
construction means, methods, sequences or techniques or any defects in plans or
specifications that the Architectural Committee has rendered advisory opinions.
3
Security For Performance:
The Architectural Committee in its reasonable judgment may impose performance
guarantees (such as posting of a surety bond or cash deposit) or require the Applicant to
pay for the cost of an on -site inspector to assure conformance with its approval where the
Applicant or any individual or entity associated with Applicant in the improvement of the
Lot, has previously violated prior approvals by the Committee or the Association. Prior to
Final Approval of a Construction Compliance Deposit shall be required. Refer to the
Construction Procedures (Exhibit #13) for this requirement.
Application for Approval:
This is a three step plan review process if all Conditions are met and presented.
(1) Conceptual Review. Submit two sets of plans. (2) Preliminary Review. Two sets of
sample boards and plans must be submitted for Preliminary Review (3) Final Review.
Two sets of plans must be submitted for Final Review along with corrected color boards.
One meeting may be scheduled with each review step. Contact the Committee to arrange.
Plans which do not adequately satisfy the Committee's previous review comments will not
be considered. (4) Progress Review. Additional steps are required for (5) site compliance
and (6) site Final Review and Approval during and after construction. Refer to
Construction Procedures (Exhibit #13) for information.
One set from each submittal will be returned to the applicant with a stamp signed
by a member of the Architectural Committee indicating the Architectural Committee's
approval at each stage of approval. Any conditions of approval will be noted on the plans.
Approvals are never given verbally. Final Approval is given only after all requirements for
submittal have been satisfied. No construction or alteration may begin prior to receiving
Final Architectural Committee Approval and the City of Moorpark approval. Approvals
shall be based on the plans and drawings depicted only. If other plans and drawings
reflect contradictions or revisions not shown clearly on all plans and drawings, such
contradictions or revisions shall be deemed disapproved. All revisions or contradictions
shall be identified and approved prior to construction.
The Steps of Architectural Committee Process Are:
1. Conceptual Review: Architectural Committee staff will, upon request, informally
review concept plans prior to completion and submission of Preliminary Plans. The
Conceptual Review is provided only for assistance in the preparation of preliminary
plans and the interpretation of the guidelines to ensure that the project is within the
intent of the guidelines. Conceptual reviews may also be required if a plan does
not conform to the Architectural Guidelines or other Conditions. A plot plan
(including any existing mature tree plotted accurately and a house footprint, existing
and proposed grading and setbacks); floor plans and elevations are required for a
Conceptual Review. This review can be of great assistance in saving time and may
help speed approvals of future submittals. Items discussed or resolved during the
0
Conceptual Review will not be considered binding on the he part of either the
Applicant or the Committee. No approvals are given with a Conceptual Review.
2. Preliminary Review and Approval: Preliminary plans are to be submitted as early
in the design process as possible. Approval of Preliminary Plans is guidance for
completion of Final Plans to be submitted for final Committee approval; it does not
authorize proceeding with improvements to the property. Once these corrections
cited have been made to preliminary plans it is not to be construed as final until a
final review and approval are executed.
3. Final Review and Approval: One meeting may be scheduled. Final Plans are the
final construction drawings incorporating any changes required to satisfy conditions
of the Committee's approval of Preliminary plans.
4. Progress Reviews: Progress Reviews may be required if a plan does not conform
to the Architectural Guidelines or other Conditions. No approvals are given with a
Progress Review. Progress Reviews shall be surcharged per the fee schedule.
5. Site Compliance: Periodic site compliance visits by the Architectural Committee
staff may occur. Issues which are of concern or in non - compliance with plans.
Architectural Guidelines, or other Conditions may be cited. Refer to the
Construction Procedures (Exhibit #13) "How To Build" information. Contact the
Architectural Committee as stated on the notice of non - compliance.
6. Site Final Review and Approval: Upon completion of all improvements contact the
Architectural Committee to request a site meeting. A review and approval will be
provided to improvements which are consistent with the approved plans. Also
contact City Community Development and Building and Safety Departments to
obtain final building permit/occupancy approval.
Preliminary Plans:
Check Exhibit #11 for the list of the drawings required. Preliminary Plans shall be
sufficiently detailed to describe the general extent and character of the proposed project.
Partial submittals will not be given approvals. Plans submitted for Preliminary Approval
shall consist of the following minimum materials:
1. Requirements for Plot Plan and Grading Plan Sit plans are very important to have
verified with site conditions. Survey plans shall be provided for all sites.
(a) The owner's name, address, lot number and tract number will be shown on
all sheets. Copy of the Title Report listing all easements, right -of -way or
other matter of record.
5
(b) Preliminary Plot Plans and Grading Plans shall be drawn at a scale not less
than 1" = 20'0" and shall indicate the location of proposed improvements
relative to the property lines. For large sites 1" = 40'0" may be allowed for
overall site, but 1" = 20'0" shall be provided for areas adjacent to proposed
grading and structures. Plans and sections shall be drawn at equal scales.
(c) The location of proposed improvements relative to the property lines shall
be indicated with setbacks dimensioned. The location of proposed
improvements relative to the adjacent slopes shall be indicated with
setbacks dimensioned.
(d) BE SURE ALL EASEMENTS AND RESTRICTIONS ON THE LOT ARE
SHOWN ACCURATELY.
(e) Existing topography and proposed finish grading shall be shown. Existing
contours shall be solid lines and the proposed shall be dashed lines.
(f) The location and finish floor (F.F.) or finish surface (F.S.) elevation of
buildings, driveways, walks, retaining walls, etcetera, shall be shown on
plans. Indicate top of wall elevations and overall wall height in all cases.
(g) All proposed or existing drainage systems shall be shown. Drainage
systems shall be reviewed and approved by the City.
2. General Conditions:
(a) Each lot must have separate sets of drawings for each submittal. No design
or alternative in plan or elevation may be repeated more than six (6) times
in this tract.
(b) Site Sections: Site sections shall be drawn at a scale equal to the site plan
and survey and shall be sufficiently detailed to indicate the existing and
proposed topography, retaining walls, building siting.
(c) Floor Plans: Preliminary Floor Plans shall be drawn at a scale not less than
1/8" = 1'0" and shall be sufficiently detailed to indicate the proposed use of
interior spaces, location of doors and windows, and overall building
dimensions. This must also include area calculations of each floor level as
required for building massing and setbacks. Please note that two -story
volume is considered floor area on the second floor.
(d) Roof Plan: Preliminary Roof Plans shall be drawn at a scale not less than
1/8" = 1'0" and shall be sufficiently detailed to indicate ridge and valley
locations, roof overhang dimensions, roofing materials, slopes, skylights,
solar panels, and chimneys.
N
(e) Exterior Elevations: Exterior Elevations shall be drawn at a scale not less
than 1/8" = 1'0" and shall be sufficiently detailed and labeled to indicate
proposed exterior materials and finishes, window and door types, floor -to-
floor dimensions, and overall building dimensions, existing and proposed
topography.
(f) Building Sections: Building Sections shall be keyed to plan and drawn at
appropriate scales not less than 1/8" = 1'0" to explain typical and special
details of construction, window and door types, floor -to- floor, floor -to- plate,
and floor -to -ridge heights as well as overall building dimensions, existing
and proposed topography.
(g) Landscape Plans: Landscape Plans shall be drawn at a scale not less than
1" = 20'0" or 1" = 40'0" for large sites with all work adjacent to slopes and
structures shown at 1" = 10'0 ". The preliminary landscape plan should
consist of accurate existing mature tree locations and any retaining wall
locations with existing and proposed grades. Indicate the location of the
house accurately. In subsequent submittals landscape shall be sufficiently
detailed to indicate the location, kind and size of all proposed planting
materials and other landscape features, including pools, fences, walls,
hardscape, mailbox, equipment enclosures, et cetera.
(h) Materials and Color Samples: Samples of exterior materials and finishes as
noted on the Preliminary Plans shall be affixed to a stiff cardboard sheet not
larger than 8 -1/2" x 11 ". Preliminary proposals for other categories of
exterior improvements (lighting fixtures, etcetera) may be submitted in the
form of photographs or catalog cuts. Photographs must not be smaller than
3" x 4 ". Submit two (2) sets.
(1) Architectural Details: Details showing exterior treatments of roof eaves,
chimneys, window or door trim, specialty details to explain typical and
special details of construction.
Final Plans:
Check Exhibit #11 for the list of the drawings required. Final Plans shall be
sufficiently detailed to describe the general extent and character of the proposed project.
Partial submittals will not be given approvals. Plans submitted for Final Approval shall
include all plans listed for Preliminary Plans and as described below.
Final Plans incorporating revisions required by the conditions of Preliminary
Approval, and including additional details required to fully describe the proposed
improvements, shall be submitted for Final Review. Final plans, sections and elevations
shall be drawn at a scale not less than 1/4" = 1'0" (composite elevations of large homes
7
may be at 1/8" = 1'0"). Final Plans must be approved prior to commencement of any
construction. No changes shall be made to any plans or in the construction of any
improvement until such proposed changes are resubmitted to the Architectural Committee
for its written approval. Changes shall be implemented only after receipt of such approval.
Final Approval MUST be obtained prior to acquiring a Zoning Clearance and Building
Permit.
Maior Alterations: Major revisions to approved plans which have not been
constructed, pre - grading of lots, room additions, exterior design concepts, et cetera shall
be reviewed and approved as Major Modifications. Plans and written requests shall be
submitted. You must receive written approval from the Architectural Committee prior to
proceeding with the improvements. The City Community Development Department should
be contacted to determine what City approvals would be required.
Minor Alterations: For minor revisions to approved plans which have not been
constructed such as change in windows, colors and materials, solar panels, et cetera,
plans and a written request shall be submitted to the Architectural Committee and City
Community Development Department. You must get written approval prior to proceeding
with the improvements.
Reconsideration of the Committee's Ruling: An applicant may request
reconsideration of a ruling of the Architectural Committee by resubmitting, in duplicate,
written arguments within sixty (60) days of the date of receipt of the ruling. The committee
will give its final ruling by answering the arguments and by confirming or modifying its
ruling within sixty (60) days of receipt of the applicant's written arguments. No fee is
required to be submitted for a reconsideration. Failure of the Committee to notify the
applicant within sixty (60) days of the date of resubmittal to the Architectural Committee
shall be deemed disapproval
Variance and Additions: Approval of the Architectural Committee and the City
Director of Community Development shall be required to permit any Owner (without the
consent of other Owners) to deviate from any or all of the buildings and /or landscaping
standards set forth herein, provided that such deviation is necessary in order to carry out
the general purposes of the Declaration and /or the Architectural and Landscape
Guidelines. Any such permission of said Committee and Director shall be in writing and
shall not constitute a waiver of said Committee's or City's powers of enforcement with
respect to any of the Standards as to any other part of parcel of the properties.
Guideline Amendments These guidelines are subject to revision by amendment.
At such time as the Architectural Committee shall determine that any portion of these
guidelines should be revised, the Committee shall send in written form a proposed
amendment outlining the change(s) and the reason(s) for the changes to the Board of
Directors of the Association and the City Director of Community Development.
Fee: A fee, according to Exhibit #12 which is subject to change, shall accompany
each application for Architectural Committee Review. Fees shall be paid in full upon the
9
submission. The scheduled fees will be subject to a reasonable surcharge, as determined
by the Architectural Committee, in cases where plan review services exceed the normal
review process. The surcharge will be assessed and payable prior to Final Approval.
Additional meetings or submissions will be subject to a surcharge.
Other Approvals: Approval of your plans by the Architectural Committee does not
automatically mean approval by the Community Development director. The Architectural
Committee will try to inform you of issues they believe the City may have with your plan
(i.e., silhouetting above ridges, height limitations, setbacks, but these are not to be relied
on as completing your review.
When you gain approval from the Community Development Planning Department
(which most likely will contain some conditions you must address in your final design), you
can proceed with your plans for Building and Safety Department and Fire Department
submittals.
If the Community Development Planning Department disapproves your PD
submittal, you do have the option to appeal the decision. This requires a filing fee. Check
with the Community Development Planning Department for the application and filing
requirements.
NOTE: All exterior revisions required after Final Approval must be resubmitted for
review and approval prior to construction.
Precise Plan of Design ( "PPD ") Review:
The planning staff will review your FINAL Design set to see if it complies with Code
and Architectural Guidelines of the City's as well as the Residential Planned Development
( "RPD ") conditions and regulations imposed on your tract. Verify length of time, fees, and
filing requirements for review with City staff.
Submit two (2) sets of final plans along with your approved and signed final set from
the Architectural Committee. The submittal must include:
Site Plan
Grading Plan
Floor Plans
Roof Plan
Exterior Elevations
Building Section
Color Samples
Landscape Plan
9
Fire Department Review: The Ventura County Fire Protection District requires that
all single family residences be checked by them. This submittal consist of the following:
Application Form (obtain from Fire Department)
Site Plan
Floor Plan
Elevations
Plan Check Fee
Facilities Fee
Fire Sprinkler Fee, if applicable (houses, including garages, that exceed
5,000 square feet, require a fire sprinkler system.)
Verify the length of time for this review. The Fire District Department will issue an
approval document that must be submitted to the Building and Safety Department before
a building permit can be issued.
Building and Safety Department Submittal: Once you incorporate all of the
conditions of approval from the Architectural Committee, the Fire Department, and the
Community Development Department, you can finalize your plans and details (construction
document set) and submit two (2) copies to the Building and Safety Department along with
a plan check fee.
Verify the length of time for this review. You can expect that the Building and Safety
Department will have a list of revisions (code violations) which will have to be corrected
prior to issuing a permit.
City Engineer Submittal: At the same time you submit your plans to Building and
Safety, submit two (2) copies of your site plan to the City Engineer for their review of your
grading plan.
Setbacks For Houses and Detached Structures:
Ali setbacks are minimum requirements and measured from Property Lines, not
curbs. Verify location with tract parcel maps. All residential structures, including
accessory buildings, shall be placed, grouped and shaped within the graded area to
complement one another as well as the natural landscape and to provide visual interests.
All structures must be sited within the Grading Limit Boundary or graded pad.
Front Yard: Overall average 24', minimum 20' front setbacks shall be varied so as
to provide visual variety. Two story masked by one story 30'0" ; two story facades 40'0 ".
(Exception: Residential structures on "C" Street require 30'0" minimum for one story
facades measured from the curbs. On corner lots front yard setbacks shall be required on
both streets.
Rear Yard: One story 20'0 "; two story 260 ".
We
Side Yard: One story 10'0 "; two story 160 ".
Flag Lots: The front yard is determined to be the face of the property most nearly
parallel to the street from which the drive extends. Exceptions to this rule of "front" should
be requested if you feel the site defines a different properly line as front yard.
Arroyos and Slopes: 20'0" minimum setback for all structures is required from the
tops of any manufactured downslopes (or any natural downslopes adjacent to a public
right -of -way) which are greater than 10'0" in height and which have a slope angle steeper
than 5 to 1 within any portion or section of the slope. Top of slope setbacks for patio
covers, trellis -type features and architectural features which are attached to and
subordinate to the main or principal structure may be reduced to 60 ". Manufactured
downslopes for natural lots will be on a case -by -case basis. This is subject to the review
of the Community Development Department, in accordance with the Tract
Sitinq of Structure: Other than House, all golf course buildings will be per drawings
submitted to City and are not part of this CC &R.
Usable Open Space: As a requirement of this tract, homes and detached structures
must be sited within the graded pad area with ample open space surrounding all
structures. The natural terrain shall be preserved except for minor passive recreational
amenities where no grading is required. Specific nature and extent of permitted
improvements shall be subject to Community Development Department approval.
Minimum Size of Home: The minimum size of homes shall be 2200 square feet (two
thousand two hundred square feet). Garage and accessory structure shall not be included
in these figures.
Height Limitations: The maximum height of any structure on these tracts must be
based on a mass not to exceed 35' if the sideyard is a minimum of 15'. NOTE: Does not
apply to Golf Course Club House.
One and two stories is maximum building mass, depending on the location of the
graded pad in relationship to a ridge line, the allowable height of the building will vary.
The height of a structure shall be measured from the finished pad or grade elevation to the
highest point of the structure within a specific uniform foundation component. Special
allowances may be given consideration in calculating building height when finished floor
elevations are below natural grade and natural grade elevations are maintained adjacent
to all major exposed building elevations. Roof form such as cupolas, turrets, chimneys
which do not greatly exceed the maximum height may be considered on a case -by -case
basis. NOTE Dormers to accommodate "third story" space cannot create a "third story"
component on the exterior.
11
Definitions and Clarifications:
Cantilevered Areas which overhang the first floor without support to grade shall be
considered a cantilevered area. Areas of cantilever shall be minor in proportion.
All cantilevers shall be detailed with corbels, soffits or other detailed aesthetics.
Dormers: Where dormers provide second story square footage over a single story
with plate heights not exceeding 12'0" to 14'0" in a building element that looks to
be one -story, some allowance for this square footage can be made on a case -by-
case basis. All second story windows on site elevations will be considered two -
story facades.
Footprint is defined as the actual ground level square footage of all spaces
including attached garages and all buildings such as pool houses that are linked
by a substantial structure of similar proportion.
Plate Height: Generally up to 12'0" is accepted as a one -story plate height. Special
elements (not the entire first floor) such as the living room, entry, dining room, or
family room may have plate heights of up to 15'0" and, depending on the
shallowness of the pitch of the roof, still be considered single -story masses.
Roof Heights: Anything over 25'0" (floor to ridge) is generally considered two story.
The intent of these restrictions is to reduce the apparent scale of the proposed
home and is not concerned with whether the two -story volume is used or not.
GRADING
The intent of these grading guidelines is to aid the individual home site owner in
developing creative building footprints which reflect a sensitivity for the existing
topographic characteristics of each site. Every effort should be made to achieve a final
design which conforms closely to the original land form of the lot, while utilizing techniques
in house design which will minimize the amount of grading.
Graded Lots: All lots are pre - graded. Re- grading of pre - graded pads shall be
limited to minor adjustments which do not expand the building site, with any grading plans
prepared by a registered Civil Engineer.
ARCHITECTURAL IMPROVEMENTS
Exterior treatments used on the Residence and all detached or accessory structures
shall use consistent and continuous materials, proportions, detailing on all facades in order
to achieve a uniform and complete architectural design.
W
Two -story facades shall be treated in a manner to articulate the flat appearance of
a wall. Facades should incorporate horizontal changes in materials or changes in relief
between first and second story. Trim bands are generally not acceptable but may be
considered.
Colors: Strong harmonies of color in earth tones will be required. Color intensity
must be kept low for large surfaces. All colors shall be evaluated on a case -by -case basis
to determine compliance with the intent. Samples of appropriate colors are available for
review at the Architectural Committee office. Colors and materials shall be reviewed per
the actual samples.
Materials Masonry and Siding: Exterior wall materials shall be limited to three in
number. Masonry shall be limited to one type on the house; accent masonry may be
considered on a case -by -case basis. Different materials must meet at inside corners and
the change in wall materials should reflect a consistent approach on all facades of the
building (wainscoting, wall recesses or projections, pilasters, bay windows, detailing, et
cetera). Masonry surfaces which have an exposed edge shall be 8" minimum thickness.
All facades must make consistent use of building materials. This applies to all
structures, landscapes, walls, etcetera. Materials must be used on all facades
consistently as these houses are viewed three - dimensionally. It is critical to design them
with this in mind. Large blank or inconsistent facades on a structure will not be allowed.
Simulated Materials: Materials which are produced to simulate authentic materials
are generally not allowed. Exceptions to the requirement for authentic materials shall be
considered, but are limited to the following conditions:
1. Concrete roof tiles which simulate either wood shake or slate roofing shall
be allowed. Concrete roof tiles shall not be allowed to simulate clay "S" or
barrel tiles. Additional requirements and conditions for roof tiles are
specified in the roof section.
2. Concrete paving and stamped stone or tile paving shall be allowed.
Stamped concrete colors and materials shall be of a quality which faithfully
simulates the actual materials. Joints or gaps between each molded pattern
shall be filled with grout or mortar similar to authentic material installation.
3. Pre -cast concrete or similar cast columns and detailing which simulates cut
stone shall be allowed. Pre -cast concrete shall be cast in a thickness which
is not considered hollow or thin walled. Where thin walled materials are
considered acceptable they shall be filled with a solid core. Pre -cast
concrete shall be of colors and materials which faithfully simulate the actual
materials.
13
4. Cast concrete or gunite boulders, water features, et cetera, which simulate
natural rock shall be considered for use in pools, spas, waterscapes and
landscaping only. Cast concrete rocks shall be used for rocks larger than
24" in dimension, smaller rocks shall be authentic and use of mixed natural
and simulated rock is encouraged. Cast concrete rock textures, colors and
materials shall be of a quality which faithfully simulates the authentic rock.
Cast concrete rock shall not be used for gates, bridges,. equipment vaults or
other unreal uses of rock. Use of cast concrete rocks shall be reviewed on
a case -by -case basis.
To be considered, each applicant shall submit a qualified contractor's
proposal and photograph examples of the contractor's previous work. If
approved, the applicant shall be required to post and maintain a construction
compliance deposit in the form of cash, a cash bond, or surety bond, naming
the Association as obligee, in the amount of five thousand dollars
($5,000.00) to ensure quality of the construction. The deposit or any portion
there of is refundable upon completion of the work less the amounts used for
corrective purposes. The Architectural Committee, at its discretion, shall
review and release the deposit after determining the completion and quality
of the improvement. The Architectural Committee shall reserve the right to
refuse and cause the removal, modification or addition of work which is not
completed to the quality of authentic materials. The applicant shall
understand that construction of any cast concrete rock work is solely at their
own risk and that the Architectural Committee may request the applicant
provide additional work requiring greater expense or larger deposits due to
the proposed improvements.
Windows: The proportionality of windows to exterior surfaces will be carefully
considered by the Committee for each elevation of the proposed structure. The style of
window is required to be consistent on all elevations of the proposed structures. Windows
should be placed in thickened, recessed openings or projected or surrounded openings
in walls. No window shall be covered with aluminum foil, paper, reflective tint or other
inappropriate covering.
Roofs: Pitched roofs will be encouraged; minor areas of flat roofs may be
considered. Minor flat roof areas, where allowed, must be secondary to the main roof.
Flat roof areas which are used to resolve roof forms that are not an integral part of the
design or mansard roof designs will NOT be allowed. (NOTE: Roof - mounted mechanical
equipment will not be approved.) Flat roofs should not be visible from other property and
must be colored to match the pitched roofs of the structure. Decks will be allowed and
must be colored to match the pitched roof of the structure. Gravel or painted cap sheet
roofing is not acceptable.
Maximum roof pitch for main roof forms shall be 8:12. Steeper roof pitches for
special roof forms may be considered, and shall be reviewed on a case -by -case basis.
Roof pitches shall be appropriate to the relative style from which they originate.
14
Roof overhangs shall be shown on Plot plans indicating dimensions from building
face. Maximum roof overhang may be 2'0" into all required building setbacks. Roof
overhangs greater than 2'0" may be considered, and shall be reviewed on a case -by -case
basis.
Roofs on sloping lots should be sloped in the same direction as the lay of the land
to blend structures with the topography.
Roofs shall be authentic slate, authentic clay "S ", barrel, flat or flat concrete shake
tiles. Applicants must provide manufacturer's specifications and actual samples of all
proposed tile colors. Only subtle blends of color on roofs will be considered. If concrete
tile is proposed, it must be flat, unglazed tile. No wood, metal, asphalt or fiberglass roofing
is allowed. If the concrete tile becomes effloresced within a three -year period, the owner
shall be required to correct the effloresced tiles.
Minor roof areas of authentic copper may be considered. Sheet metal vents,
accessories must be painted to blend with the roof. Metal vents, accessories, and chimney
caps greater than 24 in any dimension shall be authentic copper. Gutters and
downspouts shall be colored to match the surface to which they are attached unless
copper is used.
Facias: Facias should be constructed with materials consistent with the structure.
Facias shall require detailing which is sympathetic to the architectural style of the
structure.
Chimneys: All chimneys should be metal and covered by material such as stucco
or masonry. An exception is made for structures that have a predominately wooden finish
surface on which matching wood may be approved. If any chimneys on a wooden house
are masonry, then all must be. Fireplaces must be equipped with a spark arrester
approved by the City. All chimney caps require detailing other than the spark arrester.
Chimney caps must be painted to match the surface it is mounted to.
Skylights Solariums and Similar Improvements: Skylights, solariums and similar
improvements shall be designed consistent with building forms, scale and proportion.
Frames shall be finished to match roof or building colors; glazing shall be flat, non -
reflective glass. Details or manufacturer's information shall be submitted for consideration.
No bubble or dome skylights shall be allowed. No aluminum or similar patio cover shall
be allowed.
Solar Panels: Roof mounted solar panels shall be recessed within the roof tiles and
shall be mounted at the angle of the roof. Solar panels shall be glazed with concealed
piping. All surfaces, except the glazing, shall be painted to match the roof color. No solar
panels will be allowed on the front elevation.
Garages: All garages must be enclosed; carports shall not be allowed. All two -car
garages shall be a minimum interior dimension of 20' wide x 22' deep, and three -car
15
garages shall be a minimum of 30'0" wide x 22'0" deep. Houses with five or more
bedrooms and all homes with driveway access on to "C" Street must have a minimum of
a three -car garage. Street parking is prohibited on "C" Street except by special permit.
Garages for R.V.s and similar improvements shall be considered if design is
consistent with building forms, scale and proportion. Garages for R.V.'s shall be sited in
locations which do not directly face streets. All locations shall be screened from visibility
from street and neighboring views with dense, mature landscaping and shall be reviewed
on a case -by -case basis.
Detached Garages Outbuildings Pavilions and Other Structures: For those lots
capable of supporting detached structures, such as vehicle storage buildings, pool houses,
and guest living quarters no more than three accessory structures are allowed.
The architectural character of detached structures shall be consistent with that of
the main structure planned for the lot while not being a miniature replica of the main
structure. These structures must be carefully sited to integrate into the design of the site
and must all be within the building site.
Detached buildings, where allowed, are limited in height to 160 ". Any building
element that is attached to the main structure may conform to the same height limit that is
applied to the main structure and conform to one or two story setback as it applies with the
exception of patio covers.
To be considered attached, the portion of the building that is in question must
comply with the following criteria:
1. The structure must be attached to the main residence be a common wall, or
if the roof of the structure is a continuation of the roof, of the main residence.
The attached structure shall appear to be a part of the main residence.
2. The attachment between the structure and the main residence shall be
constructed of the same scale, materials and detailing of the residence.
3. Two story structures must be attached as required for one story structures.
Design of the two story structures should be verified with the Community
Development Planning Department or conformance with City Conditions.
Patio Covers: Shade, patio, and garden structures should be constructed of
materials of a permanent nature which are the same as those used on the main structure.
For example, if the roof of the main structure is clay tile, then a solid patio roof should also
be made of clay tile. If a lattice sun shade is proposed, it should be wooden and stained
to match the wooden elements of the main structure. Exposed wooden structural members
should be 4" x minimum for rafters, beams and rails, 6 x minimum for posts, and lattice or
trellis materials shall be 2 x 2 minimum. Steel structures, fiberglass, sheet metal, or cloth
awnings will not be approved. The maximum height shall be 12 feet.
`[:
Driveways and Hardscape: Driveways and hardscape shall be constructed and
completed concurrently with construction of the residence.
All drives shall have a minimum vertical clearance of 20'0" and not exceed 15%
grade unless exempted by the City. They should be made of concrete either stamped, salt
finish or punctuated by masonry. Hardscape materials shall be sympathetic to those of the
house. Gravel or asphalt driveways will not be approved.
For all dwellings whose driveways exceed 50'0" in length, at least two extra outdoor
guest parking places with a 25'0" turnaround shall be provided. For requirements on lots
with driveways exceed 50'0" in length, consult the Fire Department.
WALLS AND FENCING
Privacy Walls: Landscaping is encouraged instead of privacy walls. Privacy walls
may be considered and shall be reviewed on a case -by -case basis. Walls shall be
required to screen trash areas and mechanical equipment. Privacy walls shall be sited to
integrate with the design of the residence. All walls greater than 2'6" in height shall
maintain a minimum setback required for a single story building. Walls to screen trash
areas, mechanical equipment shall maintain a minimum setback of 10'0" from all property
lines and tops of slopes. Privacy walls shall not be allowed on major roads except where
required for safety as determined by the City of Thousand Oaks. Screening along major
roads shall be accomplished using mature landscaping.
Maximum height of privacy walls shall be 60 ". Taller privacy walls for special
design forms may be considered if greater site setbacks are provided and shall be
reviewed on a case -by -case basis. Privacy walls shall be designed to integrate with the
design of the residence. All exposed surfaces of the wall shall be finished to match the
residence. Generally, walls should be an earth tone color. Walls visible from the golf
course, streets or other public areas shall use a decorative cap. Plain or painted concrete
block or slump stone is not allowed. Landscaping shall be required to soften the
appearance of the wall.
Retaining Wall: Retaining walls shall be considered on lots in order to reduce
unsightly grading and to create architectural features which are designed to integrate with
the design of the residence. These shall be reviewed on a case -by -case basis. Walls
which do not exceed 2'6" in height shall maintain a setback equal to the wall height from
all property lines. All walls visible from the golf course, streets, adjacent lots, or other
public areas which are greater than 2'6" in height shall maintain a minimum setback
required for a single story building. Setbacks for retaining walls which are not visible
outside of the_property shall maintain a setback equal to the wall height from all properly
lines and shall be reviewed on a case -by -case basis.
`VA
The maximum height of retaining walls visible from the golf course, streets, adjacent
lots, or other public areas shall be 3'6" with decorative surface or screened landscaping
required. The maximum height of retaining walls which are not visible outside of the
property shall be 60 ". Taller retaining walls for special design forms may be considered
if greater site setbacks are provided and shall be reviewed on a case -by -case basis.
Where walls greater than 6'0" are necessary the walls are encouraged to terrace, using
heavily landscaped terraces. Retaining walls shall be designed to integrate with the
design of the residence. Generally walls should be an earth tone color. All exposed
surfaces of the wall shall be finished to match the residence. Walls visible from the golf
course, streets or other public areas shall use a decorative cap. Plain or painted concrete
block or slump stone is not allowed. Landscaping shall be required to soften the
appearance of the wall.
Security and Decorative Fencing: All fencing within any lot is subject to Architectural
Committee approval prior to installation (City approvals may also be required). Fencing
is not required on any lot except where required for pool safety.
Fencing Setbacks and Locations: All fencing over two feet six inches (2'6 ") in height
must maintain the setbacks listed below. All setbacks are measured from lot property
lines. Street property lines generally do not include public rights of way or landscape
zones. Location of property lines should be verified by a surveyor. Fencing which is
located in or over an easement which may require accessibility or maintenance should be
installed with gates or fencing which can be easily removed.
Front yard: 20'0" minimum to property line
Side yard: No setback required for adjoining lots
Side yard (corner lot): 10'0" minimum to property line
Rear yard: No setback required for adjoining lots
Rear yard (abutting street): 5'0" minimum to property line
EXCEPTIONS: Exceptions to defined rear yard and side yard
setbacks shall be considered on lots where hardships due to
topography such as a steep slope and lots where lot size restricts
required usable yard. Exceptions to front yard setbacks shall be
considered where the street curves creating a condition similar to a
side yard. Setbacks may be reduced where slopes descend from
street elevation. Where reduced setbacks are permitted, a 60"
landscape screened area shall be required between the fencing and
public view. All exceptions and fencing proposals shall be reviewed
on a case -by -case basis. Refer to Exhibit #4 for methods for
determining setback exceptions.
Design and Height of Fencing: All property line fencing is required to be wrought
iron per the graphic exhibit in the Guidelines. The color is required to be flat black for
property line fencing. Fencing located within the property line fencing may be of differing
style and color, but must be reviewed on a case -by -case basis. The maximum height of
im
fencing shall be six feet (60 "). The maximum height of fencing which is located on top of
a free standing or retaining wall shall be a combined height of six feet (6'0 ") measured
from the lowest most adjacent point. Terrain changes must be made by stepping the fence
top with terrain. The top shall remain horizontal with vertical posts. On steeper slopes the
top may slope to match the angle of terrain with vertical posts. Combinations of stepped
and sloped fencing shall not be allowed. Pilasters must be compatible with the building
design and must be used consistently for all fencing. Fencing beneath protected mature
trees shall be installed in hand dug post holes. Verify all mature tree work with the City.
No chain link, wood, canvas, reed or straw like, poultry wire, plastic or fiberglass fencing
is allowed.
Golf Course Fencing: Fencing, if desired, along individual lot property lines which
are contiguous with the golf course shall be located along the property line alignment.
Driveway Gates: All security gates must observe required setback of the building.
Setback exceptions exist in cases of sloped driveways that descend in elevation from the
street (refer to Exhibit #3 and #4).
Entry gates are limited to 140" in height; pilasters are limited to 60 ". Solid walls
may not extend beyond 20'0 "in any direction from the entry gate structure, may not
encroach in the required setbacks, and are limited to 6'0" in height. Low driveway entry
pilasters are limited to 2'6" and are allowed at driveway property lines.
ACCESSORYIMPROVEMENTS
Mailboxes and Address Numbers: Mailboxes will be supplied by the post office in
groups of 16 each to be installed by developers in locations required by post office.
Address to be supplied to developer for each lot.
Mechanical Air Conditioning and Pool Equipment: Mechanical equipment is usually
unsightly and noisy. Heating, ventilating, air conditioning and pool equipment must be
enclosed by walls and solid wood gates of a material which is integrated into the character
and materials of the house design. Landscape screens are not acceptable.
No outdoor speakers of any kind will be permitted.
All alarm system equipment must be concealed from view.
ENERGY CONSERVATION
All residential units shall include site design and building or construction features
and devices which are capable of conserving energy. Measures encouraged in the design
19
of all residential structures are: double glazing; size and placement of windows and other
major openings shall take into account prevailing breezes during summer season and
protection from stronger winds during winter season; appropriate design features to deflect
sunlight or allow it to enter the residence, depending on seasonal needs; strategic location
and type of plant materials in areas adjacent to the residences to reduce temperature
building and sun penetration during summer season.
LANDSCAPING
Complete landscape and irrigation plans are required for all developed lots. Plans
shall be prepared at a scale not less than 1" = 20'0 "; 1" = 40'0" for large sites with all work
adjacent to slope and structures shall be 1" = 10'0 ". All pad and slope landscaping shall
be installed at the completion of the residence, and prior to occupancy. Revisions to plans
which have been approved must be submitted for review and approval prior to proceeding
with the work. Complete landscaping of the lot is required to be installed prior to
occupancy of residence.
Climate Zone: This area is located within Sunset Garden Book® Climate Zone 21
(Thermal Belts in Southern California's Sections of Occasional Ocean Influence), however,
micro climate pockets do exist. Plant selection should be adaptable, frost -hardy and heat
resistant species with ability to survive winter frost conditions and summer high
temperatures. Frost in low lying areas will limit plant selection; frost sensitive plants
should not be used. A Landscape Architect should be consulted to determine the
appropriate plant materials for the climate and drought tolerant criteria of this zone. Plant
materials which suffer from frost or drought shall be replaced immediately with quantities
and sizes of materials at time of loss.
Landscape Intentions: Landscape development within this area is intended to reflect
a very rural development which is designed with sensitivity and respect for the beauty of
the natural terrain and vegetation. Preservation and conservation of the indigenous
landscape shall be maintained. Landscaping should strive to reinforce and extend the
indigenous quality of the tract into the proposed home site. Landscape development
should include a means to counteract the adverse forces of nature and shall consider
related items such as erosion control, surface drainage, fire (fuel modification), et cetera.
Grading and retaining walls, where proposed, shall be an integral part of the landscape
design. To encourage low water usage an increase of hardscape areas, the use of
drought resistant plant materials, use of drip and low volume irrigation systems in lieu of
conventional systems and the use of rain shut -off devices, moisture sensors should be
incorporated in landscape plans.
Selections of plant materials shall be zoned to create a transition from natural
undisturbed vegetation to residential garden area. Landscape zones shall meander and
flow from zone to zone without distinct lines such as swales or fencing. Landscape zones
20
shall be indicated on each plan to demonstrate the transition from natural to garden per
the following tables:
Zone 1 (natural landscape zone):
The farthest from the residence and adjacent to the natural,
undisturbed vegetation. This is the outer limit of the site development in a
meandering line. Natural landscape with minimum or drip irrigation and
natural landscape without irrigation.
Zone 2 (transition landscape zone):
Transition from natural plant materials and forms to garden zone or
area connecting to natural or golf course. Area 30'0" to 50'0" wide in a
meandering line. Irrigation as required for fire retardation and control (verify
requirements with the Fire Department). Drip irrigation encouraged.
Compatibility of landscape development between zones.
Zone 3 (garden landscape zone):
Area immediately adjacent to the residence or area connecting to the
golf course. All garden areas shall be fully irrigated,
Plant Materials: The selection of plant materials shall compliment and reinforce the
natural characteristics of the existing plant materials. Lots located adjacent to the golf
course are to create an uninterrupted flow of plant materials and grasses as a transition
to the residence and to avoid the use of plants which may create a barrier or wall. Trees
and shrubs shall be grouped in a grove -like arrangement with the greatest density and
largest size at the center and the least density and smallest size at the edges. Designs
showing planting in lines or regular intervals may be considered in areas immediate to the
residence and shall be reviewed on a case -by -case basis. Desert plants, such as cactus
and yucca, shall not be allowed. The use of crushed rock in place of plant materials for
ground cover shall not be allowed.
Each lot shall have a minimum number of trees based on the pad area and slope
area, per the tables. The minimum tree size shall be 15 gallon with use of larger trees per
the tables. The minimum shrub size shall typically be 5 gallons with use of larger shrubs
per the tables. Each lot shall also have one (1) 48" box specimen tree to be located within
the front yard setback area. Trees which are existing in parkways shall remain or be
located within the front yard area. Parkway trees which are removed may be replaced with
new trees of equal size (24" minimum). Woody shrubs shall have a minimum of 5 gallon
size with tuberous shrubs minimum 1 gallon size. Slopes greater than 60" shall be
landscaped to exceed the minimum requirements of Ventura County per the table for slope
planting. Trees required for parkways by the City must be verified with the City and should
be shown on planting plans.
21
Tree planting requirements on pad:
Pad Area (in square feet) Minimum Number of Trees
1. 20,000 and under 5 (1 - 48 "; 2 - 36" box)
2. 20,000 - 30,000 10 (1 - 48 "; 4 - 36" box)
3. 30,000 and over 15 (1 - 48 "; 6 - 36" box)
All of the landscape species need to be reviewed by a Landscape Architect to
determine suitability for Moorpark.
Planting requirements on slope:
1. 1 tree per 500 square foot minimum (1 - 24" box per 4 or less trees required).
2. 1 shrub per 300 square foot minimum; rooted cuttings ground cover.
3. 1 shrub per 125 square foot minimum; hydroseed ground cover (allowed only
in zone areas outside Zone 1, 2, 3 as required by the Fire Department).
Ground Cover Materials: Areas of ground cover and natural or manufactured slopes
shall be planted with a minimum of 50 planters made of 10 different types per acre should
be selected by your Landscape Architect to meet the different zone requirements.
Zone 1 (natural landscape zone):
Ground covers:
1. Hand planted rooted cuttings at 18" o.c. to 24" o.c. maximum spacing,
depending on material selected.
2. Hydroseed mix for native areas - refer to native grass and native shrub
areas.
3. Hydroseed mix "transitional:" mix (i.e., blend native slope with residences).
Zone 2 (transition landscape zone):
1. Hand planted rooted cuttings at 12" o.c. to 18" o.c. maximum spacing.
Zone 3 (garden landscape zone):
1. Hand planted rooted cuttings at 6" o.c. to 12" o.c. maximum spacing.
2. Sod and grass.
Shrub Materials: Massing of shrubs on pads and natural or manufactured slopes
shall be planted with the following plant materials:
Zone 1 (natural landscape zone):
1. Native, drought tolerant materials.
Zone 2 (transition landscape zone):
1. Native, drought tolerant materials.
2. Adaptable ornamental and non - native materials.
22
Zone 3 (garden landscape zone):
1. Native, drought tolerant materials.
2. Hedges or formal materials, reviewed on a case -by -case basis.
Palm Trees: Palm trees may be considered in addition to other minimum tree
planting requirements and shall be reviewed on a case -by -case basis. Palm trees shall
be limited to designs which are sympathetic to siting and Architectural characteristics.
Palm trees shall not be allowed on sites which are adjacent to oak trees or other natural
characteristics. Species of palm trees shall be limited to the following: Canary Island
Palm, Feather Palm, Mediterranean Fan Palm, Queen Palm, Sago Palm.
Plant Materials Not Suitable: These materials are in addition to all materials which
are not suitable for the area due to climate zone, temperature, soils, et cetera. Some
materials listed, if used in a unique and /or unobtrusive manner that would not adversely
impact neighbors or off -site views, may be considered on a case -by -case basis.
Common Name
Norfolk Island Pine
Orchid Tree
Bamboo (over 12' high)
Bottle Palm
Horsetail Tree
Carob Tree
Dracaena
Leyland Cypress
Cypress
False Cypress
Dracaena spp.
Coral Tree
Eucalyptus (over 30' high) &/or
Fichus
Juniper (over 8' high)
Palm Trees:
King Palm
Date Palm
California Fan Palm
Mexican Fan Palm
Golden Trumpet Tree
Mulberry
Spruce
Yucca
23
Botanical Name
Araucaria Heterophylla
Bauhinia spp.
Bamboo
Beaucarnea Recurvata
Causarina spp.
Ceratonia Siliqua
Cordyline spp.
Cupressocyparis Leyland
Cupressus spp.
Chamaecyparis spp.
Dracena spp.
Erythrina spp.
Eucalyptus Citriodora
Eucalyptus Cladocalyx
Eucalyptus Globulus
Eucalyptus Rudis
Eucalyptus Viminalis
Fichus spp.
Junipus
Archonto Phoenix
Phoenix Dactylifera
Washington spp.
Tabebuia spp.
Morus Alba
Picea spp.
Yucca spp.
Vegetation Control: The Fire Department should be consulted to satisfy their
requirements for vegetation control. The Fire Department will not permit framing of
structures until their requirements for the control of combustible vegetation has been met.
The applicant's Landscape Consultant shall visit the site to determine the extent and types
of existing vegetation on the lot. The landscape plan shall show the native grasses and
native shrub areas.
For Native Grass Areas: If an applicant's proposed structure lies within a native
grass area, the applicant shall be required by the Fire Department to accomplish the
following:
1. Prior to framing, all vegetation, excluding plant specimens whose limbs
exceed 1" in diameter, shall be cut within 1" to 2" above grade to a minimum
distance of 100 feet horizontally to a structure. In order to preserve the
erosion control characteristics of the native ground cover plants, care should
be taken to see that they are not removed altogether. The line of cutting
shall meander to appear as a natural line.
2. The meandering line shall be shown on the landscape plan submitted for
Preliminary Review.
3. All debris shall be removed from the site.
4. The applicant may plant oak trees on the meandering line separating the cut
area from the area of natural growth to soften the edge. Approximately one
tree for every twenty lineal feet planted in groups according to Graphic
Exhibit #10 in the Appendix is recommended.
5. Hydro mulch mix shall be applied as follows:
Lbs. /Acre Native Grass Area Recommended Minimums
90 purity /germ
6 Zorro Fescue 85/80
(Festuca Megalura)
6 Berkeley Wildrye 85/80
(Elymus Glaucus `Berkeley')
10 Cucamonga Brome 85/80
(Bromus Arizonicus)
6 Wild Oats 85/80
(Avena Sativa)
'r.LI
For Native Shrub Areas: If an applicant's proposed structure lies within a native
shrub area, the applicant shall be required by the Fire Department to accomplish the
following:
1. Cut existing vegetation down to 18" from the ground and remove debris.
Specimen trees and shrubs shall be retained and thinned out. Garden
landscape areas shall have all vegetation removed except for oak trees or
other specimens which shall be noted on the drawings. Bare areas shall be
seeded per the "new mix ". In order to preserve the erosion control
characteristics of the native shrubs, care should be taken to see that they
are not removed altogether.
2. Groupings shall be thinned to a minimum spacing of 1 -1/2 times their height.
For example, ten foot high plants should have a minimum space of 160"
between canopies. The edge of cutting shall meaner, to appear as a natural
line or massing. The meandering line or cluster massing shall be shown on
the landscape plan submitted for Preliminary Review.
3. All debris shall be removed from the site at the end of each week.
4. Hydro mulch mix shall be applied. Contact the Fire Department for the
recommended mix.
TENNIS COURTS AND SIMILAR IMPROVEMENTS
Tennis courts, sports courts, paddle ball, or similar improvements may be permitted
on all lots.
1. Courts shall be located and installed ENTIRELY within the existing graded
pad.
2. Courts shall observe a 20'0" setback to rear property lines and tops of
slopes and 20'0" on side yards.
3. Tennis court fencing shall be a maximum height of 12'0 ". Heights shall be
measured from the court surface and shall include retaining walls in the total
height. All chain link fencing shall be green in color. Fencing in selected
areas rather than a complete court enclosure is preferred. All other fencing
shall be wrought iron per the fencing guidelines.
4_ The use of tennis court lighting and solid wind screen devices shall be
prohibited.
25
5. The court shall be softened and screened through the planting of mature
evergreen landscaping. Tree and shrub plantings shall be provided adjacent
to court fencing to soften the visual impact of the fencing from neighboring
property and streets. The minimum number of trees provided for this
purpose shall be 1 per fifteen lineal feet of fencing on all four sides. Trees
should be planted in clusters. Shrubs shall be predominately selected from
those listed in these guidelines. Vary in height and texture so as to create
interest. Screening of the court is of utmost importance, and so additional
planting may be required upon review of the site.
YARD AND SECURITY LIGHTING
All of these lighting systems -- safety, security and landscape -- may be used in
conjunction with one another. There are more sophisticated systems available such as TV
camera surveillance systems that require at least two foot candles of illumination to
operate, time clocks, or photo sensors that make your home appear to be occupied by
turning lights on and off through the course of an evening, or infrared motion detectors that
turn lights on when someone enters your property. Any burglar device can also be
connected to your security lighting system so that all lights go on when activated.
Proper maintenance and lamp replacement (prior to burn out) is very important.
One burned out security light could result in an intrusion.
Security lighting should be switched from the area indoors where you spend most
of your evening hours. Low voltage wiring can enable you to switch your system from
numerous locations.
If your house has not been built yet, have your security lighting system planned and
incorporated into the design /construction phase of your project. There are great cost
savings and possibilities open to you in planning ahead for your system.
Exterior Lighting: Yard and exterior wall lighting must be submitted for approval.
Building mounted flood lights will not be approved; all lighting shall be a combination of
decorative wall, ceiling and ground mounted lighting. Exterior lights on buildings may only
be mounted below a 120" height, except on second story decks, which may be higher.
The following is a set of general guidelines and recommendations for security
lighting of the homes. It is necessary to shield lights from neighboring property and public
rights of way with landscape. In an effort to prevent disturbing glare, these are approvable
alternative lighting methods rather than the more common placement of floodlights on
eaves that shine into people's eyes and onto others' property. Floodlights will not be
allowed.
26
Ideally each homeowner should seek the advice of a professional to design a
landscape lighting scheme, because this is the most aesthetically pleasing way to deter
intruders. Security lighting must follow the following guidelines which all work to
discourage vandalism and burglary by placing the intruder on stage when he nears your
property.
Entry Drive Lighting: Ground mounted lights at the curb cut are requested. No
continuous driveway lighting will be allowed. One pair of lights may be provided at each
driveway entry. No elements over 2'6" can be in front setback.
Safety Lighting: This refers to the provision of light around stairs, walkways,
driveways, garages and pool areas. These areas should be lit with either low -level path
lights, bollard or step lights. You should consider the use of compact fluorescent sources
that require less frequent relamping for these areas, or low voltage fixtures which are
compact, easy to install and very safe from an electrical standpoint.
Security Lighting: This refers to lighting the zone around your house and most
importantly the vulnerable areas such as entries, house corners, low windows, densely
landscaped areas and possible hiding places. Glowing wall sconces or bracket mounting
cylinders that provide directional up and /or down light can be mounted to the walls
providing a zone of illumination immediately around the house. This is an attractive
alternative to glaring floodlights.
Entries are effectively lit with recessed or surface - mounted downlights, or wall -
mounted sconces (decorative or minimal) that provide even illumination and minimize
shadows. It is wise to keep entry surfaces light in color so that the level of illumination is
as bright as pleasingly possible. You will most likely want to use incandescent sources
at entry locations -- especially your main entry because it is warmer and more inviting to
guests. It is nice to contrast this warmth with cooler sources for landscape lighting. Cooler
High Intensity Discharge (HID) sources such as mercury or metal halide render the
greenery of planted material more attractively than incandescent light. They have very
long lamp lives and consume far less energy than incandescent sources. High Pressure
Sodium or Low Pressure Sodium HID's will not be approved because they produce an
unnatural orange or yellow light that renders plant materials in a very "off' color.
Landscape Lighting: This can create a wonderful nighttime environment by bringing
to life the trees, bushes, flower patches and landscape features on your property. A bonus
effect of this aesthetic enhancement is that of deterrence. The philosophy of landscape
lighting can be quite involved -- many stunning effects can be achieved through the
appropriate use of various fixture types, lamp types, colors and beam spreads.
27
VACANT LOTS
Lots which are vacant shall be kept clear of all weeds and debris. To prevent
dumping or stockpiling of dirt or materials, each lot owner may install a barricade using 3-
foot steel pipes and a chain or cable across the access to the lot (not the entire lot.)
Vacant lots shall also be in conformance with all other conditions for parkway and
slope planting and irrigation, winterization and erosion prevention.
WINTERIZATION
Erosion preventative systems, sandbagging, berming, etcetera, shall be provided
on all lots. Provisions to prevent surface water damage to adjacent properties, arroyos,
roadways shall be installed between November 15th and April 15th each rainy season.
a�
t=
1
1
1
I
=
_
j
t
3
1
i
!
Top and Bottom rails
11/2" x 11/2" square
horizontally set, step
equally with shallow
slopes, slope on
steep slopes
3/4- x 3/4" square
pickets at 4' o.c. -
set plumb
2- x 2- square posts
at 8' -0" max., set in
cancrete post base.
hand dug beneath
oaks- verity with c:r/
Colors shall be
black, unless
otherwise approved.
Wrought Iron Fence Exhibit 1
Full recuirea seioacx oer Guiceltne
Mild Slope descending from Street
street -,rooery
5'0- .ancscaoe i : 6•'0-
5Creen requireO ' vertiy allowaDfe
angle with City
Steep Slope descending from Street
Fencing on Slopes Exhibit 2
4' - 0" high Speaker
on Stl. Post `
Optional Speaker Pilaster
Refer to Exhibit
2' - 6' f �_
max. ht. —
Terraced Planter
Roadway
i �---- Entry Gate
7' - 0" max. 8'- 0" Max.
�1 pilaster
t
Public Required Frontyard setback i
Right per Arch. Guidelines
of Way i �\
A. Ascending Slope Driveway
Notes:
1. No element over 2' - 6' in
height may be within setbacks,
unless incorporated in a terraced design
conforming to natural topography
2. Refer to exhibits for speaker
and entry gates for additional
information
3. Verify requirements with City
4'-0- high Speaker
on stl. Post 2'- 6" max. daylight height
above street level
Roadway -0- max. Pilaster
- -- -- -�,— - - -.t - -(
Entry Gate
1 8' - 0" max.
Public Adjusted setback based
Right , on 2'- 6' max. Daylight
of Way
Verify required
setback with City
B. Decending Slope Oriveway
Setbacks for Entry Gates Exhibit 3
T- 0' max.
A. Custom Speaker Pila &ter
Brcom speaker
Pipe
)rt -Color
zh w.1-
B. Standard Speaker Support
consistent with house.
Notes:
1. Verify Setback from
Entry Gate with Supplier.
2 No Custom Speaker Pilaster
may exceed 2'-S' par Tier.
All Tiers must step with slope.
t
X
d
E
O
v
Intercom Exhibit - 4
DESIGN GUIDELINES
The Prairie style of architecture is characterized by gently sloping roofs,
low proportions, an emphasis on horizontal lines, two -story buildings with one -
story porches or wings, sheltering overhangs, suppressed heavy -set chimneys, and
massive square porch supports.
Other features of this style may include the use of low - pitched hipped
roofs with wide projecting eaves, contrasting wall materials or trim that
emphasizes the upper story, contrasting colors on eaves and cornices, contrasting
caps on porches, piers, balconies and chimneys, contrasting wood trim between
stories and horizontal patterns in wall material or trim_ Tall casement windows or
ribbon windows (a continuous band of casement windows) may be used which also
emphasize the top half of the upper story. Geometric patterns of small -pane
window glazing may also be used.
1
MA.SVVE SQUARE
PORCH SUPPORTS
i
TWO STORIES WITH
ONE -STORY PROCHES LOW PITCHED ROOF DETAIL EMPHASIZING
OR.WINGS WITH WIDELY HORIZONTAL LINES
OVERHANGING EAVES
0
Design Guidelines Exhibit 5
DESIGN GUIDELINES
The Monterey style of architecture is characterized by having two stories with a
low - pitched gabled roof (occasionally hipped) and a second -story balcony which
may be cantilevered and covered by the principal roof.
Roofs may be covered with wooden shingles or ceramic tiles. Wall materials are
either stucco, brick, or wood (weatherboard, shingle, or vertical board-and-
batten).
The first and second stories frequently have different exterior materials, with wood
over brick being the most common pattern. Paired windows and false shutters
may be found.
Door and window surrounds may be absent or of simple style. Full length
windows may open onto the balcony form.
Wk ~I
o • ON
LOW P(TCHED
GABLED ROOF
SECOND STORY
BALCONY. USUALLY
CANTILEVERED
AND COVERED
BY MNCLPAL ROOF
Design Guidelines Exhibit 5
DESIGN GUIDELINES
The features which characterize Spanish Eclectic architecture include a low -
pitched roof; usually with little or no eave overhang and a red the toof covering.
One or more prominent arches may be placed above a door or a principal window
or beneath a porch roof. The wall material is usually stucco, and the facade is
normally asymmetrical. Several roof tiles are often used; Mission tiles which are
shaped like half- cylinders, and Spanish tiles which have an S- shaped curve.
Doors may have elements such as adjacent spiral columns, pilasters, carved
stonework, or patterned tiles. Entrance doors of heavy wood panels which are
sometimes arched above may also be used. Doors leading to exterior patios and
balconies maybe paired and glazed with multiple panes of rectangular glass.
Windows may be accentuated by the use of one large focal window. These may be
triple - arched or parabolic shape and may contain stained glass. Balconies are often
cantilevered and may be open or roofed with wood or iron railings.
Other typical details_ include: -tile-roofed (and otherwise decorated) chimney tops;
stucco, brick, or tile decorative vents; fountains; arcaded walkways (usually
leading to a rear garden); and round or square towers.
ELAT30RATE CHIMNEY TOPS TOWERS ROUND OR SQUARE
OFTEN WITH SMALL TILED ROOF
STUCCO OR TILE
DECORATIVE VENTS
�N���r�ti.Gti �1Y•
_ • MMAL �Lry��V!��I� � .1. ��rI�M�
I
Design Guidelines Exhibit 5
M
DESIGN GUIDELINES
The identifying features of French Eclectic architecture include a tall, 'steeply
pitched hipped roof with varied hipped roof massing (subordinate gabled sections
may also be used). Roof line height is usually varied. Eaves are often flared at the
roof -wail junction.
Casement windows may be used so that the window top breaks the roof line.
Eaves are commonly flared at the roof -wall junction. Upper stories often are
overhanging, and a massive chimney may be used. Wall materials include brick,
stone, or stucco; decorative half - timbering may also be found. The use of half -
timbering with a variety of different wall materials, as well as roofs of flat tile,
slate, or stone is a distinguishing characteristic of this style.
Doors may be set within simple arched openings. Dormers are often used and
include arched, hipped, and circular types..
Windows may be either double -hung or casement sashes and may contain small
leaded panes. Full - length casement windows with shutters (French doors) are
sometimes used.
VARIED HIPPED ROOF MASSING
(SUBORDINATE GABLED SECTIONS
WINDOW TOP MAY ALSO BE USED)
UPPER STORIES MIXED MATERIALS CASEMENT
(I.E. STONE WfTH BRIG) WINDOWS
Design Guidelines Exhibit 5
DESIGN GUIDELINES
This style is derived from the "Venetian" Country Villa design. The style is noted
by a sense of deep, massive stucco walls, and low roof pitches with little or no
eave overhang. Details are deliberately kept simple and utilitarian in expression.
Building massing may occasionally include tower -like elements to give a strong
sense of identity to the landscape. These homes are usually two stories with hip
roof forms, and roofs may be of clay tile.
Other details may include windows that are banded with continuous trim,
ornamental railings, and deeply recessed doors to indicate more mass.
SLAT/LOWRE
SHLMERS
DEEP WALL RECESS
AT DOORS TO INDICATE
MORE MASS
CLAY TILE HIP
ROOF FORMS
'TOWER -LIKE' ENTRY
WITH ORNAMENTAL
RAILING
CONTINUOUS TRIM
W-1111W 1 BAND AT WINDOWS
Design Guidelines Exhibit 5
DESIGN GUIDELINES
This style is related to the traditional Mediterranean style found throughout
Southern California in recent years and is called a "Tuscan" cottage. It is
characterized by the following design elements: one or two story homes, often
with stucco walls and tile roofs. However, the "Tuscan" cottage is more refined in
proportion and detail - much more aligned with the Renaissance period of art and
architecture.
Details may include slender columns, semi - circular arches, ornamental moldings,
castings, medallions, and the use of marble and granite. Tile accents may be found
on the building facade. Garage doors may be made with heavy timber -like
detailing. Windows may be ornamental/geometric shaped and may be surrounded
with wood slab -type shutters.
Other traits may include ornamental balconies, along with projected walls on
brackets. Double arch arcades may be used to highlight the entryway.
WOOD SLAB - TYPE
SHUTTERS
ORNATMENTAL BALCONY AND
PROJECTED WALL ON
--� � «►: luE: fill n.
..
`GiS�•I�n. - -•r. !!ice �g�w off. UBLE ARCH ARCADE
.p+K�r�11rr�1y� �t�
WOODMEAVY TIMBER - EXPRESSED BUILDING
LIKE GARAGE DOORS BASE
Design Guidelines Exhibit 5
Graded Area
o n
I N
c I
— � I
W i
J
A. Mild Slope (12'- to 18%)
'20' -T
min.
One Story
—
73 a Mass I
G 1
CL O
o c
_ c
d Area
S. Steep Slope (18% to 25%)
Notes:
1. Grading shall conform to maximum allowable
requirements.
2. Building heights and massing shall
conform to the maximum allowabla requirements.
3. Second story massing shall be masked by one story
massing. where a level Is burled in grade exceptions
to the maximum area ratios may be considered.
4. All applications should include sits sactionswithgrading
and building massing indicated and dimensioned.
Sloped Sites Grading Examples Exhibit 6
0 3
CL
as
o c
c
y
C
� o
0
o
N �
" „
P
�--�Ovedap to scr_omodsts
stair only
S. Steep Slope (18% to 25%)
Notes:
1. Grading shall conform to maximum allowable
requirements.
2. Building heights and massing shall
conform to the maximum allowabla requirements.
3. Second story massing shall be masked by one story
massing. where a level Is burled in grade exceptions
to the maximum area ratios may be considered.
4. All applications should include sits sactionswithgrading
and building massing indicated and dimensioned.
Sloped Sites Grading Examples Exhibit 6
Roof Ridge Height
Slope must be
an extension of
grading design
surrounding
dwelling
� x
m
t E
finish Floor -
E
OFF) below \ \
exterior grade\
A. Exterior Finish Surface Areas at stairs which overlap do not have to
comply with max. ht., but shall be reviewed
on a case -by -case basis.
Chimneys and other minor
architectural treatments maybe
allowed to exceed max. ht.
Finish Pad A
Finish Grade o
(FG) 6' below El_
finish pad.
8. interior Finish Pad
Notes:
t. Maximum heights of buildings are per lot classification or height restrictions.
refer to guidelines.
2. Submittals must include building sections with height measurements
indicated.
3. Designs which do not meet either diagram criteria should be verified with
Architectural Committee and City Planning staff.
How to Measure Building Height Exhibit :7
Skylights - -
Flush on roof One story facaoe \
f /)
Ind Floor
1st Floor
A. 2nd Story Area with Skylights
K .
c
_ ' - LS�f� -nnv nn rnnf
B. 2nd Story Area with Dormers or Balcony
Notes:
1. Refer to conditions of Architectural
Guidelines and City Conditions.
2. Use of dormers and other architectural
treatments is allowed to exceed envelope
requirements, but shall be reviewed on a
case -by -case basis.
3. Generally, if a facade looks 2 -story it does
not meet the intent of a low profile mass.
2 Story Low Profile Examples Exhibit 8
A. Dormer
10 story
assing
me story
assi ng
B. Tower
C. Loft
c
E
1
Facade
Notes:
1. Refer to additional conditions and guldelinea.
2. Dormer and chimney elements may be permitted to exceed thebuiiding envelope
if these features are minor In proportion to the roof and building massing.
3. Two (2) story massing must be masked by one story massing of no less than
2/3 proportion of each facade.
story
ssing
story
ssing
wo story
sassing
no story
sassing
UHS 2 Building Massing 9
All trees within groves to be
the same species
Smaller Sizes
*1
No Scale
Tree Groupings Exhibit .10
APPLICATION CHECKLIST
l,- rtegw("a for waxra.u..
Item
..�� -•- ___..___—
Conceptual
TELEPHONE
TRACT! LOT:
Fnal
lot Classification
TELEPHONE
OWNER:
TELEPHONE
ARCHITECT:
TELEPHONE
LANDSCAPE:
2
TELEPHONE
BUILDER:
—, u- a Prooress Reviawl
MAIN HUUSt:
l,- rtegw("a for waxra.u..
Item
..�� -•- ___..___—
Conceptual
__
Preliminary
Progress
Fnal
lot Classification
1
GLS Caiculations
2
Landscapa Plans
(see checklist)
3
4
Plot ! Grading
Building
Setbacks
5
Site Section
6
Panting / 0rivs &
Guest
Z._
-
Equipment
Enclosures
g
Floor Plans
'
g
Ara&
Calculations
10
Exterior
Elevations
11
Bulding Sections
12
13
Building Height
14
Roof Plan
Solar Panels
15
16
Colors/Materials
17
Warranted Roof
M- eteriai
Fes Per Guideline
lnsurancs Cent.
'fug fee due
1g
refer to Quidegros
13
Bond
refer to QuideliM
20
Application Checklist Exhibit 11
PAVILIONS AND DETACHED STRUCTURES: ('Required for submttal; incomplete subminaTshall be
considered Progress Reivewl
I w wt n o DI AM6 r•R�..�;..et ro. *ubmirtai• ineornolete submittal shall be eanswerea rrogress ne.nv. 1
Item
Conceptual
Preliminary
Progress
Final
1
Plot and Grading
2
Building
Satbocks
3
Equipment
Enclosures
4
Floor Pion
S
Area
Calculations
6
Exterior
Elevations
7
Building Sections
g
Roof Plan
g
Fee Per Guideline
'full fee due
I w wt n o DI AM6 r•R�..�;..et ro. *ubmirtai• ineornolete submittal shall be eanswerea rrogress ne.nv. 1
Application Checklist Exhibit 11
Item
Conceptual
Preliminary
Progress
Final
1
Plot Man
2
Setbacks
3
Oak Tree Work.
4
Mininxxn !
Trees & Oaks
5
Transition Zones
6
Irrigation Note
7
Poo! Design
g
Pool Equipment
Enclosure
g
Shade Structure
.Design
10
Colors /Materials
11
Mailbox
De-sign/Location
12
Fence
0*sigrO-ocation
13
Entry Gate
Design / Location
14
Fee Per Guideline
'full tee due
Application Checklist Exhibit 11
f
Single Family Residence Total Fee $2.000.00
3 reviews: conceptual, preliminary and final of residential and landscape plans as
required. All plans must be included in a complete submittal, sul5initted under one
cover. Plans submitted separately will be reviewed as separate applications and require
separate fees.
Progress Reviews additional fee per review due to incomplete or a non - conforming
submission by the applicant.
375.00
Plan extension additional fee per extension request due to applicant's request for
additional time to begin work.
250.00
Landscape .and Pool Review Total Fee .500.00
3 reviews: conceptual, preliminary and final, of landscape and /or pool plans as
required. Review shall include patio covers and fencing if included in submittal. All
plans must be included in a complete submittal submitted under one cover. Plans
submitted separately will be reviewed as separate applications and require separate
fees.
Progress Review - Additional Fee per review Due to incomplete or a non - conforming -
submission by the applicant.
150.00
Room Addition Review Total Fee 500.00
3 reviews: conceptual, preliminary and final, of a one or two room addition and
Landscape plans as required. All plans must be included in a complete submittal
submitted under one cover. Plans submitted separately will be reviewed as separate
applications and require separate fees.
Additional rooms included in Room Addition additional fee per room up to 4 total 250.00
Progress Review - Additional Fee per review due to incomplete or a non - conforming
submission by the applicant.
250.00
Pavilions (Requires separate application) Total Fee 500.00
3 reviews: conceptual, preliminary and final, of detached Quest house or pool building
plans as required. All plans must be included in a complete submittal submitted under
one cover. Plans submitted separately will be reviewed as separate applications and
require separate fees.
Progress Review due to incomplete or a non - conforming submission by the applicant,
Schedule of Fees Exhibit. 12
Additional Fee per review 150'00
Landscape and Pool Review included with submittal 15000
Additional Fee per review
Patio Cover Review (submitted separately) Total Fee
150.00
One final review of patio cover, gazebo, shade structure plans as required. All plans
must be included in a complete submittal submitted under one cover. Plans submitted
separately will be reviewed as separate applications and require separate fees.
Additional Concept/Preliminary/Progress reviews due to incomplete or a non - conforming
submission by the Applicant. 10000
Additional Fee per review
Fencing, pilasters driveway gate Review (separate application)
Total Fee
One final review of fencing, pilasters, driveway gate plans as required. All plans must
be included in a complete submittal submitted under one cover. Plans submitted
separately will be reviewed as separate applications and require separate fees.
Additional Concept/Preliminary/Progress Reviews due to incomplete or a non-
conforming submission by the Applicant.
Additional Fee
100.00
Tennis Court Review (requires separate application)
Total Fee 500.00
Three reviews: conceptual, preliminary, and final, of tennis court and- related landscape
as required. All plans must be included in a complete submittal submitted under one
cover. Plans submitted separately will be reviewed as separate applications and require
separate fees.
Progress reviews due to incomplete or a non - conforming submission by the applicant.
Additional fee per review 7 50.00
Major Modification Review_ (requires separate application)
Total Fee 300.00
One final review of grading plans as required. All plans must be included in a complete
submittal submitted under one cover. Plans submitted separately will be reviewed as
a separate application and require separate fees.
Additional Concept, Preliminary or Progress Reviews due to incomplete or a non-
conforming submission by the applicant. 200.00
Additional fee per review
Schedule of Fees Exhibit 12
Minor Modification Review (requires separate application)
Total Fee 150.00
One final review of plans as required. All plans must be included in a complete
submittal submitted under one cover. Plans submitted separately will be reviewed as
a separate application and require separate fees.
Additional Concept, Preliminary or Progress Reviews due to incomplete or a non -
conforming submission by the applicant.
Additional fee per review ��
Additional Services
Appeal of Architectural Committee Rulings or Conditions 200.00
plus fees for additional services as required, billed hourly.
Staff hourly rates:
Architectural Consultant $75.00 per hour
Administrative Secretary $50.00 per hour
Additional Consultants per their hourly rate
Document rates:
Minutes of meetings *10.00 plus copying costs
Research 4 $50.00 plus copying costs
Recopying of plans or submissions $50.00 plus copying costs
Schedule of Fees Exhibit 12
Site Preparation: Work including cleaning, grubbing, excavation, stockpiling of soil,
compaction and grading shall be performed within the lot area. Mature trees or common
landscaping to be retained shall be protected by a chain link fence during all grading and
construction operations.
Soil being exported for a lot shall be trucked to a site outside of the Tract. No
stockpiling of soil shall be allowed on any lot without specific approval.
Site Maintenance: The General Contractor, Job Superintendent, employees and
subcontractors and suppliers shall maintain the lot in a neat and clean condition at all
reasonable times, neatly stockpiling all materials delivered for or generated by the works
of improvements, and immediately remove any waste material and debris generated by the
work. All streets, gutters, and adjacent property shall remain clean and free of dirt, trash,
debris, or other materials related to or caused by the work. No materials of any type may
be placed on adjacent lots or common areas, including, without limitation, the private
streets.
Washouts: Concrete trucks shall be limited to washout only on the lot where the
residence is being constructed. All cement or concrete residues are to be removed from
the lot.
Dust Control: Each lot owner will provide adequate dust control during the course
of construction.
Use of Adjacent Property: Use of adjacent lot(s) for purposes of access, parking,
equipment or materials storage will not be permitted without the written permission of the
adjacent lot owner(s), which shall be on file with the Architectural Committee prior to use
of the adjacent lot(s) for any purpose.
Compliance: Every effort will be made by the Association, the Architectural
Committee and Declarant to assure an orderly build out of all improvements to the lot. The
Association, the Architectural Committee and Declarant reserve the right to deny site
access to any general contractor, job superintendent, subcontractor, supplier or their
respective employees who are in violation of the construction regulations.
The Homeowner Association and its Architectural Committee further reserve the
right to cause construction activities to stop in the event that:
1. Improvements to the lot are being built contrary to approved plans and
specifications; and
CONSTRUCTION PROCEDURES
EXHIBIT 13
2. These Architectural and Landscape Guidelines, the declaration and security
measures are not being complied with fully.
Parkway Landscaping: All streets and all landscaping, landscaping easements and
curbs adjacent to street must be restored to the original condition within thirty (30) days
of completion of construction. This includes all trees, planting and ground covers which
shall match the existing tract character. Parkway planting shall not be removed and shall
be replaced as necessary.
TEMPORARY CONSTRUCTION FACILITIES
Temporary Toilet: A temporary toilet in good condition shall be provided by the lot
owner for each Lot on which a residence is in the process of construction. They shall be
kept a minimum of six (6) feet off curb at street front and six (6) feet off at all other property
lines. The streets must be kept clear for emergency vehicles and for fire and safety
purposes. These portable toilet units shall be maintained in a clean, sanitary and odorless
condition.
Temporary Construction Fence: A chain link fence shall be installed prior to the
commencement of construction which shall run along all common area frontage and along
the sideyard property lines.
Storage: All construction materials and equipment shall be confined to the lot on
which the residence is being constructed unless specific written authorization is given by
an adjacent landowner for the storage of such materials.
All materials shall be kept a minimum of 6'0" from the back of curb. No deliveries,
stockpiling of materials, etcetera, shall be allowed to remain in the street. Damages to the
street, curb or landscaping, et cetera, shall be returned tot he original condition promptly.
Trash Removal: A steel roll -off dumpster shall be maintained on the lot during
construction. The dumpster shall be emptied regularly. It should be kept a minimum of
six (6) feet off curb at street front and six (6) feet off at all other property lines. The streets
must be kept clear for emergency vehicles and for fire and safety purposes.
Temporary Structure: One construction trailer will be allowed per lot. All trailers
must be in good shape and should be earth tone in color. No trailers used for living on the
site are allowed.
CONSTRUCTION PROCEDURES
EXHIBIT 13
All construction trailers shall be kept a minimum of 6'0" from the back of curb. No
trailers shall be allowed to remain in the street. Damages to the street, curb or
landscaping, et cetera, shall be returned to the original condition promptly.
EXCEPTION: Applicants who cannot achieve this criteria must submit for
consideration a written request and a site plan specifying-the proposed
location.
CONSTRUCTION PROCEDURES
The following shall be conditions of any approval. It shall be the responsibility of
the owner of the residence on which an approval was granted to insure these conditions
are enforced upon all persons or firms used, engaged or employed in carrying out any
operation or trade.
Commencement of Work: Prior to commencement of construction, each Owner must
submit to the Architectural Committee for its files copies of the following documents:
One copy of the Building Permit issued by the City.
2. One set of plans and color boards with the Architectural Committee approval
shall be kept in good condition on the job site during and after construction.
3. A list of all contractors, sub - contractors and suppliers which will remain on
file in the office of the Architectural Committee.
DURING CONSTRUCTION
Commencement of-Construction: Construction must commence within 180 days of
the approval of the plans by the Architectural committee and Public Agencies and the
issuance of building permit by the City. A Certificate of Occupancy shall be obtained by
the Owner within twenty -four (24) months of the commencement of construction. If these
conditions have not been satisfied, the Architectural Review Committee shall have the
right, but not the obligation, to demand a re- submission of plans and specifications and
such other documentation as it shall, in its discretion, deem necessary and appropriate.
In the event City Ordinances are more restrictive, such Ordinances shall be controlling.
Hours of Operation: Work hours are 7:00 a.m. to 7:00 p.m. (Winter hours 7:00 a.m.
to dusk). No work on Sundays or major holidays.
CONSTRUCTION PROCEDURES
EXHIBIT 13
Construction Compliance Deposit: Each owner shall post and maintain a
construction compliance deposit in the form of cash, a cash bond or surety bond, naming
Architectural Committee Property Owners Association as obligee, in the amount of five
thousand dollars ($5,000.00) to ensure proper clean up of dirt, debris and repair of any
damage to the landscaping and streets within Architectural Committee or a neighboring
Lot, correcting of security, safety or health risks or hazards resulting from construction
activities on the Lot and such expenses, including attorneys' fees, associated with
enforcing the provisions of these Architectural and Landscape Guidelines and the
Declaration. The deposit or any remaining portion thereof is refundable upon the
completion of the Custom Home Residence less amounts used for corrective purposes.
The Architectural Committee, at its discretion, shall approve the release of the deposit
after determining that any damage caused by the Owner in the modification of this
Residence has been repaired and restored.
CONSTRUCTION PROCEDURES
EXHIBIT 13
GLOSSARY OF TERMINOLOGY
(Also refer to the CC &R's for additional related definitions and glossary terminology.)
ARCHITECT: A licensed professional who must prepare architectural designs and plans to
graphically represent the proposed architectural improvements.
ARCHITECTURAL COMMITTEE: A committee which reviews and discusses your project's
compliance with the Architectural Guidelines.
ARCHITECTURAL PLANS: Plans necessary to graphically represent the proposed
architectural improvements.
AssocIATION: The property owners' group which oversees and enforces the common
sense rules by which the aesthetics of your neighborhood are maintained. This group is
involved with the Architectural Committee in the review of house designs and meets to
hear issues of general concern to you and your neighbors.
BUILDING CODE: Rules used by the City Building and Safety Department to control life,
safety and building standards.
CC &R's: Covenants, Conditions and Restrictions which inform the homeowner of
regulations imposed on the property that either have been done, shall be done, or shall
not be done and limits the use of the property or prohibits certain uses subject to
enforcement by such organizations as homeowner associations, local governing
authorities, or the courts.
CANTILEVER STRUCTURE: A form or portion of a building which is supported on a beam or
series of beams which extend beyond a perimeter support point or line and supported by
a downward force behind that perimeter support (fulcrum).
CIVIL ENGINEER: A licensed professional who must prepare grading, drainage, and siting
designs and plans to graphically represent the existing site conditions and the proposed
improvements.
COMMUNITY DEVELOPMENT DEPARTMENT: The City's staff who review the architectural and
planning conditions of the proposed improvements. Although the Conditions of the City
are generally similar to the Architectural Guidelines, you should contact the Community
Development Department.
GLOSSARY OF TERMINOLOGY
EXHIBIT 14
CONTOURS: The dashed lines on a grading plan or survey that indicate the elevation of
the terrain on the site.
DAYLIGHT: The point at which an element of construction, such as an underground drain
pipe, or an imaginary horizontal line below grade, extends to meet natural grade or
"daylight."
FENCE: Any mad -made barrier which you can see through but not pass through.
Examples would include: wrought iron posts, split rail.
FILL: Any dirt, rock material which is two feet or more that is added to the elevation of the
grade.
GRADE: Existing grade refers to the topography of a given lot at the time of purchase. All
lots have been graded.
LANDSCAPE ARCHITECT: A licensed professional who must prepare landscape designs and
plans to graphically represent the proposed landscape improvements.
LANDSCAPE ZONE: The area in which a lot exists. By looking up the landscape zone your
lot is in, you can determine the nature of the plantings allowed. For example: if a lot is on
an upper hillside, drought resistant plants would be recommended and grass would be
restricted to the grading limit boundary. If the lot was located in a valley, a different
grouping of trees and bushes would be allowed to create a more formal look.
NATURAL BENCH: A natural formation within a hillside where the slope decreases
significantly to create a more or less flat area for a distance of 20'0" or more.
PLOT PLAN: This plan includes general information on the way the house and hardscape
are situated on the site. Included in this plan would be the perimeter of the footprint of the
house, the finished floor elevations, the drive and walk locations, any site restrictions, and
topography.
RPD: Residential Planned Development - a document which sets forth the requirements
of the tract, and is a designated zone per City ordinance.
REFRACTORY MATERIAL: Within the context of these Guidelines, this term is used in
reference to chimneys and the materials with which they are clad. It is the intent of the
tract to preserve the original character of the fireplace by requiring its exterior material to
be of rock, brick, plaster, etcetera.
GLOSSARY OF TERMINOLOGY
EXHIBIT 14
SURVEYOR: A licensed professional who must survey the existing topographical and
manmade or natural characteristics of the property prior to design of proposed
improvements. This information is communicated in a survey.
SURVEY: A plan that represents the existing topography, man -made or natural, and
perimeter of a site.
TRACT: A group of lots that have been created within a legal jurisdiction, all subject to the
same characteristic conditions.
TRACT CONDITIONS: Those requirements set on a group of lots by the City.
TREE CONSULTANT: A professional who surveys the accurate tree dripline and health of a
mature tree. This survey is required by the City where there are proposed improvements.
WALLS: Any solid barrier 18" or greater in height, usually employed for retaining privacy
and screening things from view such as mechanical equipment.
GLOSSARY OF TERMINOLOGY
EXHIBIT 14
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
CONDITIONAL USE PERMIT NO. CUP -94 -1
CONDITIONS OF APPROVAL
I. DEPARTMENT OF COMMUNITY DEVELOPMENT CONDITIONS
Permitted Uses
1. Conditional Use Permit No. CUP -94 -1 is granted for the land and project
identified as Moorpark Country Club Estates Golf Course Project: General
Plan Amendment No. 94 -1 (Open Space 2 land use designation), Zone Change
No. 94 -1 (Open Space Zone), Phased Tentative Map No. 4928, and CUP -94 -1.
The location and design of all site improvements shall be as shown or
described on the revised Vesting Tentative Map approved by the City
Council on April 17, 1996, and consisting of the Phasing Plan (Exhibit A),
Street Plan (Exhibit B), and Walnut Canyon Road and Grimes Canyon Road
Improvement Detail Plan (Exhibit C); the Conceptual Landscape Plans for
Streets and Entranceways (Sheets 1 -4), modified to be consistent with the
approved Vesting Tentative Map; Clubhouse Plans (Site Plan: Sheet 1, Floor
Plan: Sheet 2, East and North Exterior Elevations: Sheet 3, Exterior
Elevations West and South: Sheet 4, and Clubhouse Entry Drive
Plan /Elevation: Sheet 5); and approved mitigation monitoring program,
except or unless indicated otherwise herein in the following conditions
and City Council Resolution No. 96 -1197.
The approved project includes two public 18 -hole golf courses (hereinafter
referred to as the West and East golf courses) , driving range, 20,400
square feet of clubhouse facilities for the West golf course, a 1,940
square foot Pro - shop /Office /Storage building for the East golf course, a
3,500 square foot cart storage building-and a 3,500 square foot
maintenance building for the West golf course, and two parking areas to .
serve both golf courses and related facilities (total parking spaces
provided is a minimum of 263, as shown on the site plan).
City and Other Agency Regulations
2. The design, maintenance, and operation of the permit area and facilities
thereon shall comply with all applicable City Zoning Code and Municipal
Code regulations; all requirements and enactments of Federal, State,
County, and City authorities; all City policies, procedures, and
standards; and all such requirements and enactments shall, by reference,
become conditions of this permit.
3. No conditions of this entitlement shall be interpreted as permitting or
requiring any violation of law or any unlawful .rules or regulations or
orders of an authorized governmental agency. In instances where more than
one set of rules apply, the stricter ones shall take precedence. All
Vesting Tentative Map No. 4928 conditions of approval are applicable to
CUP No. 94 -1.
1
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Use Inauguration
4. Unless the project is inaugurated (recordation of Phase 1 of Final Vesting
Map No. 4928, issuance of a rough grading permit, and movement of a
minimum of 500,000 cubic yards of earth), not later than six (6) months
from the date of approval of CUP No. 94 -1, this Permit shall automatically
expire on that date. The Director of Community Development may grant a
six (6) month extension for Project inauguration, as a Permit Adjustment,
if use inauguration has not occurred; however, the Applicant /Developer
must provide evidence of due diligence towards inauguration of the
project. After all approved golf course uses and facilities have been
constructed and full compliance with all conditions has been accomplished,
this CUP shall run with the land, but shall be subject to modification,
suspension and revocation for cause as specified in Title 17, Zoning, of
the Moorpark Municipal Code.
The request for extension of this entitlement shall be made by the filing
of a Permit Adjustment application with the City at least 30 days prior to
the expiration date of the permit.
Discontinuance of Use
5. This CUP shall expire when any of the uses for which it is granted,
including two public golf courses, clubhouse, and driving range, are
abandoned for a period of 180 or more consecutive days. This section is
not intended to apply to occurrences beyond the control of the property
owner. The City reserves the right to modify the CUP approval if one or
more, but not all approved uses are abandoned.
Prohibited Uses /Modification to Permit
6. All facilities and uses other than those specifically requested in the
application for CUP -94 -1, and as approved herein, are prohibited. The
location and design of all site improvements shall be as shown or
described on the approved Vesting Tentative Map No. 4928, and the approved
CUP site plan, elevations, floor plan, and conceptual landscape plans
(except as required to be modified to be consistent with the approved .
Vesting Tentative Map and Zoning Code development standards). Other uses;
configurations, or designs are prohibited unless an application for a
Modification has been approved by the City of Moorpark. Any minor changes
to this permit shall require the submittal of an application for a Minor
Modification and any major changes to this permit shall require the
submittal of a Major Modification as determined by the Director of
Community Development.
Transfer or Assignment of the Permit
7. A transfer of this permit shall not be effective until the name and
address of the transferee and the date when such transfer shall take
place, together with a letter from the new owner certifying agreement to
comply with. all conditions of this permit is filed with, and acknowledged
2
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
in writing by the Director of Community Development. No later than ten
(10) days after change of ownership or lessee of this property, the
Director of Community Development shall be notified in writing, of the new .
owner or lessee. The same letter shall state that the new owner or lessee
has read all conditions pertaining to this Permit and agrees with said
conditions. Failure to abide by this condition shall render the CUP null
and void and shall cause the cessation of all operations granted by said
CUP.
Severability
8. If any of the conditions or limitations of this permit are held to be
invalid by a court of competent jurisdiction, that holding shall render
this CUP null and void at the discretion of the City.
Applicant /Developer Defense Costs
9. The subdivider 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 the
CUP, which claim, action, or proceeding is brought within the time period
provided therefore in Government Code Section 66499.37. The City will
promptly notify the Applicant /Developer 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 /Developer shall not
thereafter be responsible to defend, indemnify and hold harmless the City
or its agents, officers, and employees pursuant to this condition.
The City may, within its unlimited discretion, participate in the defense
of any such claim, action, or proceeding if both of the following occur:
a. The City bears its own attorney fees and costs;
b. The City defends the claim, action, or proceeding in good faith
The Applicant /Developer shall not be required to pay or perform any
settlement of such claim, action, or.proceeding, unless the settlement is
approved by the Applicant /Developer. The Applicant /Developer's .
obligations under this condition shall apply regardless of whether a Final
Map is ultimately recorded with respect to the proposed.CUP project.
Acceptance of Conditions -
10. The .acceptance of this permit and /or commencement of construction and /or
operations under this permit by the Applicant /Developer shall be deemed to
be acceptance of all conditions of this permit and all City Council .
approved mitigation measures.
3
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Condition Compliance Costs
11. The Applicant /Developer.shall pay all outstanding City case processing and
environmental impact report related costs, prior to initiation of
condition compliance review for approval of a grading permit or Zoning
Clearance for construction /building permit, and prior to submission of any
plans for Building Inspector or City Engineer plan check. Prior to
approval of any grading, building, encroachment or other.permit related to.
this entitlement, the Applicant /Developer shall also submit to the
Department of Community Development a deposit to cover all costs incurred
by the City for Condition Compliance and mitigation monitoring review of
the proposed project.
Environmental Quality Assurance Program
12. The mitigation monitoring program shall be enforced through implementation
of an Environmental Quality Assurance Program (EQAP) by the City. The
Applicant /Developer shall pay for 100 percent of the City's cost,
including administrative fee, to hire a qualified consulting firm to
monitor grading, construction, and mitigation compliance. General
procedures governing Environmental Quality Assurance Programs (EQAP) ,
which implement California Environmental Quality Act (CEQA) Mitigation
Monitoring Requirements, shall govern this monitoring effort. The
selected consultant shall be familiar with golf course development.
Zoning Clearance for Building Permits
13. Prior to submittal of construction plans for plan check or initiation of
any grading or other construction activity, a Zoning Clearance shall be
obtained from the Department of Community Development. The request for
Zoning Clearance shall be accompanied by three complete sets of all
applicable construction plans.
Zoning Clearance for Occupancy Approval and Business Registration
14. A Zoning Clearance from the Community Development Department shall be
required for occupancy /final building permit approval for each golf
course, the driving range, each clubhouse building, and all other
maintenance /storage buildings. A Zoning Clearance and Business
Registration shall also be required prior to operation of each independent
business operation in the approved buildings, to ensure compliance with
City Municipal and Zoning Code and CUP requirements. The Community
Development Department may determine that certain uses will require other
types of entitlements or environmental clearance.
Hold Harmless Agreement
15. Prior to Zoning Clearance approval, construction plans may be submitted to
the Building and Safety Department and City Engineer for plan check with
a City approved Hold Harmless Agreement.
4
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Citywide Traffic Mitigation Fee
16. For the golf course lots the subdivider shall pay a total Citywide
traffic mitigation fee of $154,224 prior to approval of Phase 1 of the
Final Vesting Map. This fee shall be adjusted annually (commencing one
year from the approval date of CUP No. 94 -1) by any increase in the
Consumer Price Index (CPI) until 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 /Anaheim /Riverside metropolitan area during the prior year. The
calculation shall be made using the month of January of each year.
Air Ouality Mitigation Fee
17. Prior to approval of Phase 1 of the Final Vesting Map, the
Applicant /Developer shall pay an air quality mitigation fee of $132,838.48
for the golf courses.
Art in Public Places Fee /Obligation
18. Prior to issuance of a building permit for the west or east golf course
clubhouse buildings, the Applicant /Developer shall contribute to the City
of Moorpark's Art in Public Places Fund, an amount of $10 per each 100
square feet of building area; or, if approved by the City Council, may
install an art work of equivalent value near or at the clubhouse
facilities.
Park and Recreation Fee
19. Prior to issuance of a building permit for the west or east golf course
clubhouse buildings, the Applicant /Developer shall contribute an amount of
$.25 per each square foot of clubhouse building area to fund park .
improvements by the City.
School Assessment Fees
20. Prior to issuance of a building permit for any phase of the Project, the
Applicant /Developer shall pay all school assessment fees levied by the.
Moorpark Unified School District.
Ordinance 102 Requirement
21. Prior to issuance of a building permit for the west or east golf course
buildings, the applicant shall pay a.fee established pursuant to Ordinance
102 in the amount of $.05 per square foot of building area to be used to
install, maintain, and replace landscape work on public property for the
purpose of mitigating the removal of the natural landscape from the
.property of the new development.
5
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Relationship to Vesting Map No. 4928
22. No Zoning Clearance for golf course installation of irrigation and
permanent landscaping, and construction of golf course buildings, shall be
issued until Phase 1 of Vesting Map No. 4928 has been recorded.
Non - Compliance with Conditions of Approval Deemed a "Public Nuisance"
23. The Director of Community Development may declare a development project
that is not in compliance with the Conditions of Approval or for some
other just cause, a "public nuisance." The Applicant /Developer or
property owner, as applicable, 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 /Developer 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 exists (Municipal Code Section
1.12.080) . Not withstanding the aforementioned sanctions, non - compliance
with conditions of approval may also be used as justification for
cancellation of this CUP. In such a case, the Director of Community
Development shall schedule a revocation hearing before the City Council..
Enforcement of Vehicle and Municipal Codes for "C" Street
24. Prior to opening "C" Street and the golf course clubhouse private drive
and parking lots to public use, the applicant shall request the City to
adopt a resolution authorizing enforcement of applicable provisions of the
Vehicle Code and Moorpark Municipal Code.
Provision for Image Conversion of Plans into Optical Format
25. Upon recordation and prior to the first occupancy approval, the builder
shall provide to the City an image conversion of any associated building,
landscape, public improvement, elevation, and site plans into an optical
format acceptable to the City Clerk.
Assessment District for "C ". Street Maintenance Area Improvements
26. Except for the street improvements, maintenance responsibility for the
other "C" Street improvements (" Maintenance Areas "), including but not
limited to the landscaping improvements in the parkway, medians, and at
the entranceways; the bus stops; storm drains; and any slope directly
affecting drainage, and any other items deemed necessary by the City,
shall be provided by an assessment district. The total cost of the
maintenance provided by the assessment district shall be borne by all of
the residential and golf course property owners within the entire Vesting
Map No. 4928 area, as applicable. The Applicant /Developer shall be
responsible for installing all required Maintenance Area improvements and
maintaining such Maintenance Area improvements, to the City's
specifications and satisfaction, until acceptance by the City for
inclusion in the assessment district. Acceptance of Maintenance Area
6
CONDITIONAL USE PERMIT NO. .CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
improvements for assessment district maintenance purposes shall not occur
until one year after the final residential unit or golf course occupancy
in the. tract, whichever occurs later, or until the next opportunity to
place this area within the assessment district for assessment purposes,
whichever occurs later.
"C" Street improvements shall be maintained by the Applicant /Developer to
the City's specifications and satisfaction, until acceptance of said
improvements by the City.
Gateway Entrance Monumentation Streetscape Standards, and Neighborhood Design
Form
27. Both the eastern and western "C" Street entrances to the proposed project
shall provide appropriate landscaping and golf course signage at entry
points. A sign program shall be submitted to the Director of Community
Development for review and approval prior to the first golf course
occupancy approval. An orderly and consistent street tree planting
program shall be required for both entranceways to provide a landscaping
pattern that resembles a rural ranch entry road design. Trees shall be
spaced at equal intervals or clustered as approved by the Director of
Community Development. Recommended tree plantings for these entry points
and along "C" Street shall include the non - natives typically used in ranch
settings for entryways including pepper, eucalyptus, and olive trees.
Other street tree plantings shall be consistent with the Ventura. County .
Guide to Landscape Plans. The Director of Community Development shall
review and approve all gateway, streetscape, and street tree planting
programs for the project prior to fine grading permit approval, and all
such landscaping for each approved phase shall be installed prior to the
first occupancy for that phase.
General Grading Sequence
28. Rough and fine grading permits shall be required to complete construction
of required residential and golf course infrastructure and lots. A mass
or rough grading permit shall not be approved until recordation of Phase
1 of the Final Vesting Map and compliance with other conditions of
approval.
Contour Grading
29. Rough and fine grading plans must conform with the principles of contour
grading. Manufactured landforms shall be contoured and daylight grading
techniques shall be used to provide a smooth and gradual transition of
graded and natural slopes, while preserving the basic character of the
surrounding ridgelines of the site. Rough and fine grading plans for lots
and golf courses shall be reviewed for compliance with these principles by
the Director of Community Development and the City Engineer. Also, the
grading plans shall indicate the manner in which the graded slopes shall
be blended with the natural slope of the site.
7
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Ridge Setback and Planting
30. The eastern perimeter of the project shall be set back from the ridge
system visible along Walnut Canyon Road to the satisfaction of the.
Director of Community Development. Landscaping around this ridge system,
once it is restored, shall emphasize reestablishment of existing native
and non - native habitat (such as naturalized ranch tree species). The
landscaping program on the eastern perimeter shall emphasize restoration
of the existing vegetation.
Temporary Irrigation for Erosion Control Landscaping
31. Temporary irrigation shall be provided for all non permanent erosion
control landscaping until it is replaced with permanent irrigation, unless
otherwise approved by the Director of Community Development. Temporary
irrigation must be replaced with permanent irrigation prior to issuance of
the first occupancy approval, unless drought tolerant plants selected do
not require permanent irrigation.
Stabilize Slopes
32. Planned vegetation, irrigation, structures, roadways, paths, and
continuing maintenance programs shall be used to stabilize manufactured
slopes.
Aesthetic Treatment of Manufactured Slopes
33. Suitable quantities of trees massed near the landform crest and shrubs of
varying sizes on graded slopes shall be used to screen structures and to
soften the visual appearance of the graded slopes.
Drainage Between Lots
34. Cross lot drainage shall not be allowed; all lots shall drain directly to
an approved drainage system.
Drainage Structures
35. Concrete drainage structures shall be tan colored concrete and, to the
extent possible, shall incorporate natural structure and landscape to
reduce their visibility.
Water Tanks
36. Prior to approval of Phase 1 of the Final Vesting Map, the subdivider
shall work with Waterworks District No. 1 to ensure that any water tank on
the project site shall be painted an earthtone color, such as tan, and
screened with an earthen berm and drought tolerant landscaping to minimize
visual impacts. The tank color and landscaping plan shall be approved by
the Director of Community Development prior to installation. An irrigation
system shall be established for the landscaping; however, irrigation can
8
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
be discontinued after landscaping has become established and irrigation
water is no longer required, upon written approval by the Director of
Community Development.
Calleguas Municipal Water District Release
37. Prior to issuance of the first Zoning Clearance for each Phase of
development permitted under Vesting Map entitlements, the developer shall
demonstrate by possession of a District Release from the Calleguas
Municipal Water District that arrangements for payment of the Construction
Charge applicable to the proposed project have been made. The
Applicant /Developer shall. also be required to comply with Ventura County
Waterworks No. 1 Rules and Regulations, including payment of all
applicable fees.
Cross Connection Control Devices
38. At the time water service connection is made for each project, cross
connection control devices shall be installed for the water system in a
manner approved by the County Waterworks District No. 1.
Water Well Relocation or Modification
39. Relocation and /or modification of the existing wells on the property shall
be subject to the approval of Waterworks District No. 1 and the Director .
of Community Development. Screening and noise attenuation shall be
required around the perimeter of the three well lots, including, but not
limited to, walls and /or an earthen berm, and landscaping. The well
screening and relocation plan shall be submitted for Waterworks District
No. 1 and Director review and approval prior to City approval of any
grading permit. Permanent irrigation shall be provided for landscaping
for compatibility with golf course landscaping.
Perimeter Fencing /Wall Requirements
40. Perimeter fencing or walls shall be provided in areas where golf course
users could obtain access to surrounding private rural residential or
agricultural lands. The perimeter golf course fencing shall be installed
for each golf course prior to occupancy approval. Perimeter boundary
fencing adjacent to agricultural zoned property shall be a minimum of 6
feet in height, shall be installed by the Applicant /Developer prior to the
first golf course occupancy approval or first residential occupancy
approval north of "C" Street, and shall represent a substantial barrier to
discourage vandalism and trespassing. The Director of Community
Development may approve high - quality chain link fencing adjacent to
agricultural properties in locations where such fencing would not be
visible from the public right of way or the adjacent residential pads. In
all other perimeter. locations, not adjacent to agricultural zoned
property, either wrought iron fencing or, a block wall, or a combination
shall be provided, as determined by the Director of Community Development.
A Perimeter Fencing and Wall Plan is required to be submitted and approved
9
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
by the Director prior to City Council approval of the first phase of the
Final Vesting Map. The location of all proposed perimeter fencing and
walls shall be shown on the Perimeter Fencing and Wall Plan. All property
line walls or fencing shall be no further than one inch from the property
line.
Multi -Use Trail
41. A 20 -foot multi -use trail easement is included within the golf course lots
and an irrevocable offer of dedication of the easement and an irrevocable
offer of dedication for public purposes for lot No. 217, the trail staging
area are requirements of Vesting Tentative Map No. 4928. Prior to
approval of Phase 1 of the Final Vesting Map, the subdivider shall be
required to provide. a ten -year surety for trail construction, as '
determined by the City to include required grading, surfacing,
landscaping, fencing, and trail staging area improvements.
Patterned Pavement
42. Patterned pavement may be provided for the private clubhouse entry drive
near the intersection with "C" Street and shall also be provided at the
entrances to the parking lots, and to emphasize pedestrian crossing areas
in parking lots, subject to the approval of the Director of Community
Development and City Engineer.
Agricultural and Land Use Compatibility
43. No structures of any size or type, with the exception of drainage.
structures and infrastructure required by the City or other public agency,
shall be allowed within the 100 -foot and 200 -foot non - building area,
restricted -use easements, as shown on Vesting Tentative Map No. 4928 and
described in the conditions of approval for the Vesting Tentative Map, and
the landscaping within such easements shall be required to be consistent
with the Fire Hazard Reduction Program that will be prepared prior to
recordation of Phase 1 of the Final Vesting Map. Maintenance
responsibility for the 100 -foot and 200 -foot non - building areas shall be .
as required by the conditions of approval for Vesting Tentative Map No.
4928 and this CUP.
Landscaping Requirements
44. Complete landscape and irrigation plans (2 sets), together with
specifications and a maintenance program, shall be prepared for the
Maintenance Areas and Common Maintenance Areas (as required for Vesting
Tentative Map No. 4928) and all golf course areas prior to rough grading
permit approval. The landscape and irrigation plans shall be prepared by
a State Licensed Landscape Architect, generally in accordance with the
Ventura County Guide to Landscape Plans, and shall be submitted to the
Director of Community Development for review and approval. The subdivider
shall bear.the cost of the landscape plan review, installation of the
landscaping and irrigation system, and of final landscape inspection. All
10
CONDITIONAL USE PERMIT NO. CUP -94 -1
.APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
tree replacement, Maintenance Area and Common Maintenance Area
landscaping, golf course area landscaping, and permanent erosion control
landscaping, shall be installed and receive final inspection prior to
issuance of an occupancy approval for either golf course, with the
exception that all streetscape landscaping shall be completed within 90
days of completion of the related course street base.
The Landscaping and Irrigation Plans shall include landscaping
specifications, planting details, and design specifications consistent
with the following requirements:
a. Irrigation: Irrigation shall be provided for all .permanent
landscaping identified in the approved landscape plan. The
Applicant /Developer shall be responsible for maintaining the
irrigation system and all landscaping until such time as an
assessment district, golf course operator, or other entity accepts
the responsibility.
b. Tree Report: The information contained in the Final Vesting Map No.
4928 Tree Report, regarding which trees are to be saved or retained
on the site, shall be noted on the landscape plan.
C. Tree Replacement: The landscape plan for "C" Street and the
entranceways at Walnut Canyon and Gabbert Canyon Roads shall specify
how trees removed during the rough and fine grading phases of the
project will be replaced in accordance with Municipal Code
requirements.
d. Streetscape Elements: The landscape plan shall include the final
design of all sidewalks, barrier walls, streetscape elements, urban
.landscaping and pedestrian paths within the limit of this permit.
e. Streetscape Appearance: All landscaped pedestrian walkways shall be
designed to provide an aesthetically pleasing streetscape
appearance, and shall be subject to approval of the Director of
Community Development. All pedestrian walkway plans shall conform
to conditions of approval.
f. Tree Planting: A sufficiently dense tree planting plan emphasizing
tall growing trees and /or shrubs shall be designed for the golf
courses and club house area. The percentage of trees for the
clubhouse area shall be as follows: 40 percent - 15 gallon, 30
percent - 24 inch box, and 30 percent - 36 inch box size in order to
provide screening in a three to five year time period. The
percentage of trees and sizes for the golf courses shall be approved
by the Director of Community Development based on the intent to
provide mature trees in a three- to five -year time period.
Recommendations regarding planting, that are included in the
mitigation monitoring program, shall be incorporated to the degree
feasible into the landscaping plan.
11
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
g. Landscaping Near Intersections: Landscaping at site entrances and
exits and at any intersection within the development shall not block
or screen the view of a seated driver from another moving vehicle or
pedestrian.
h. Landscaping Within Median and Parkways: Landscaping shall be
designed so as to not _obstruct the view of any exterior door or
window from the parking area.
i. Trees Prohibited Directly Under Lighting Fixtures: Landscaping
(trees) shall not be placed directly under any overhead lighting
which could cause a loss of light at ground level.
j. Equipment Screening: Backflow preventers, transformers, or other
exposed above grade utilities shall be shown on the landscape
plan(s) and shall be screened with landscaping and /or a wall.
k. Shade Coverage: A 50 percent shade coverage shall be provided
within all open parking areas. Shade coverage is described as: the
maximum mid -day shaded area defined by a selected specimen tree at
50 percent maturity.
1. Raised Planters: Plantings in and adjacent to parking areas shall
be contained within raised planters surrounded by six -inch concrete
curbs. As required by the Zoning Code, the clubhouse parking lots .
shall be revised to provide that where vehicles overhang both sides
of a planter, such planter shall be a minimum of 8 feet wide, and
where vehicles overhang one side of a planter, such planter shall be
a minimum of 5 feet wide.
M. Berms: For golf course lots 218 and 220, graded berms shall be
constructed along all parking areas abutting or visible from any
street or residential lot to act as a screen. Such berms shall have
a maximum height of 4 feet and a minimum height of 3 feet and shall
be landscaped.
n. Graffiti Prevention: At major and minor entrances and any where a
wall exists, the area directly in front of the wall shall be planted
with clinging vines or similar planting to prevent graffiti.
o. Maintenance and Replacement: Prior to Final Map approval for any
phase, the applicant shall provide an irrevocable offer of an
easement to the City for the purpose of maintaining all landscaping .
and related drainage improvements for all areas adjacent to public
and private roadways that are required to be landscaped .(reference
Vesting Tentative Map No. 4928 for proposed easements) . All
Maintenance Areas for "C" Street, as shown on Vesting Tentative Map
No. 4928, shall be maintained by the developer until one year after
occupancy of the final residential unit or golf course in the tract, .
whichever occurs later, or until the next opportunity to place all
Maintenance Areas for "C" Street within an assessment district for
12
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
assessment purposes. The total cost of the maintenance provided by
the assessment district for "C" Street Maintenance Areas shall be
borne by all of the residential and golf course lot owners within
the tract.
For all golf course slope areas adjacent to, and visible from, "C"
Street, Walnut Canyon and Grimes Canyon Roads, the
Applicant /Developer is also required to provide an irrevocable offer
of an easement to the City for the purpose of maintaining al.l..
landscaping and related drainage improvements. The golf course
operators shall be required to provide the maintenance for these
slope areas; however, should any of the landscaping and drainage in
the golf course slope areas adjacent to Walnut Canyon and Grimes
Canyon Roads not be maintained in a satisfactory manner, as
determined at the sole discretion of the City, the referenced slope
areas, or portion thereof, shall be annexed, at the City's option,
to an assessment District. The total cost of. the maintenance.
provided by the assessment District shall be borne by the affected
golf course property owner(s), including but not limited to
anticipated costs to annex the Common Maintenance Areas and /or golf
course maintenance areas, described above, and to convert irrigation
systems or other work required to do so. The Applicant /Developer
shall record a covenant to inform the purchaser of all of the
affected golf course lots of the slope maintenance easement and
potential annexation into an assessment district.
p. Native and /or Drought Tolerant Plantings: The use of native and /or
drought- tolerant shrubs and trees shall be utilized for landscaping
purposes in order to stabilize graded slopes and encourage the
.return of some wildlife species displaced from the project site as
a result of grading activities. Any turf plantings shall also be
drought tolerant, low water -using varieties.
q. Exotic Plants Prohibited: Exotic plants which are known to spread
beyond their original plantings and invade native habitats such as
Pampas Grass, Spanish Broom, and Tamarisk shall not be used.
r. Code Enforcement: The continued maintenance of the Common
Maintenance Areas shall be subject to periodic inspection by the
City. The Applicant /Developer or property owner shall be required
to remedy any defects in ground maintenance, as indicated by the
Code Enforcement Officer within five (5) days after notification.
Reclaimed Water Requirements
45. Reclaimed water shall be used for all Maintenance Area and' Common
Maintenance Area landscaping irrigation and for golf course irrigation.
Blending with potable water shall be permitted, for golf course greens, as
approved in writing by the Director of Community Development prior to
occupancy approval. Prior to rough grading permit approval, the City
Engineer shall require a surety bond for the construction of the reclaimed .
water facilities and infrastructure. Reclaimed water shall be available
13
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
to the golf courses prior to commencement of irrigation for permanent golf
course landscaping.
46. After golf course operations have been initiated (subsequent to the
initial landscape establishment period), the Applicant /Developer (or
successor) shall, renegotiate existing agreements with Waterworks District
No. 1 to reduce contract allotments for potable and reclaimed water to
correspond with the demonstrated demands of the project. Entitlements
from the District shall be reviewed at the first CUP consistency review by
the Director of Community Development.
Surety for Rough Grading
47. A rough grading permit shall not be approved until after: 1) The City
Engineer and the Director of Community Development approve the acceptance
of a Performance Bond to guarantee implementation of the erosion control
plan and completion of the rough grading, construction of "C" Street and
all related improvements including landscaping, construction of Walnut
Canyon Road and Grimes Canyon Road improvements including required off -
site improvements, construction of potable and reclaimed water line
extensions and two water tanks, construction of sewer line extensions,
construction of all required drainage improvements, and implementation and
maintenance of habitat restoration (as required by the mitigation
monitoring program) ; and 2) recordation of Phase 1 of the Final Map. Upon
completion of rough grading and erosion control plan compliance to the
satisfaction of the City, and following recordation of all phases of the
Final Vesting Map, the City Council may reduce the amount of the bond;.
however, the bond must be kept in full force and effect for a minimum of
one year following rough grading to ensure adequate erosion control and
revegetation. The City Council may by resolution declare the surety
forfeited if the Applicant /Developer does not implement all required
improvements.
Surety for "C" Street Maintenance Area Improvements
48. No Zoning Clearance shall be issued for construction activities until
after recordation of Phase 1 of the Final Map and all "C" Street
Maintenance Area improvements specified in the conditions of approval for
this permit and Vesting Tentative Map No. 4928 have been provided or the
Director of Community Development approves the acceptance of a Performance .
Bond to guarantee the construction, installation, and maintenance of "C"
Street Maintenance Area improvements including, but not limited to
perimeter tract walls (including stucco treatment), fences, median and
parkway landscaping, slope planting, irrigation, and other landscape
improvements. Required improvements shall be completed prior to the
first golf course occupancy approval. In case of failure to comply with
any .term or provision of this condition, the City Council may by
resolution declare the surety forfeited. Upon completion of the required
improvements to the. satisfaction of the City, the City Council may reduce
the amount of the bond; however, the bond must be kept in full force and
effect for one year after the last golf course occupancy to guarantee that
14
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
items such as, but not limited to, perimeter tract walls, including stucco
treatment, landscaping, fences, slope planting or other landscape
improvements are maintained.
Surety Required for Occupancy Prior to Completion of all Golf Course Improvements
49. No initiation of golf course operations for either golf course shall be
approved until all required golf course improvements specified in this
permit have been completed or the City Engineer and Director of Community
Development approve the provision of a faithful performance bond. Said
improvements shall be completed within 120 days of issuance of the
occupancy approval. In case of failure to comply with any term or
provision of the bond agreement, the City Council may by resolution
declare the surety forfeited. Upon completion of the required
improvements to the satisfaction of the City Engineer and Director of
Community Development., the surety may be exonerated by action of the City
Council.
Biological Resource Preservation
50. The existing on -site Valley Needle Grassland habitat shall be preserved
within the golf course property in its present condition and location, and
shall be maintained by the golf course operator(s).
51. Prior to rough grading permit approval, the project site plan shall be
modified to clearly identify areas of dedicated open space within which
native habitats shall be retained or restored. Approximately 2 acres of
lot No. 217 shall be set aside for native habitat restoration. The
restoration shall occur prior to occupancy approval for either golf
course. Any other proposed uses for lot 217 shall require a CUP..
Modification approval as specified in Condition No. 6. A condition of
approval for Vesting Tentative Map No. 4928 requires an irrevocable offer
of dedication of lot 217 to the City for public purposes.
52. Prior to issuance of building permits for golf course construction, the
Applicant /Developer shall fund a $60,000 Venturan Coastal Sage Scrub
Community research program to be managed by the City. The purposes of
this program shall be to accurately map the remaining distribution of this
community, to study its soil requirements, plant ecology, and wildlife
associations, to provide management advice on the community for agencies
and private individuals, to raise funds for the purpose of acquiring lands
where remnant stands of the community exist, and to provide guidance
about restoration or propagation of the community. The research program
shall include a study of the ecological issues related to the management
of the community. Provision must be made for disseminating the results of
the study. Research programs shall be performed only by qualified
professional botanists, wildlife biologists, or other relevant researchers
as determined by the Director of Community Development.
53. Prior to the issuance of building permits for the golf courses, the
Applicant /Developer shall fund a $30,000 sensitive species research
is
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
program to be managed by the City. The purposes of this program shall be
to study how best to assist in providing adequate marginalized habitats in
areas of urban encroachment for sensitive species that are predicted to
occur within the Moorpark Country Club Estates property and surrounding
area. The program shall include an updated inventory of sensitive species
occurring in the Moorpark area. Recommendations shall be made to provide
modifications to the Moorpark General Plan Open Space, Conservation, and
Recreation Element to improve the accuracy of the existing inventory of
native fauna. Management suggestions designed to permit at least the
marginal survival of native wildlife shall be provided. The study shall
also provide management advice on native fauna for agencies and private
individuals. Provision must be made for disseminating the results of the
study. Research programs shall be performed only by qualified professional
botanists, wildlife biologists, or other relevant researchers as
determined by the Director of Community Development.
54. Native plants shall be used in the restoration of areas disturbed by the
construction of the project. The City shall monitor the use of native
plants through the review and approval of all project landscape plans.
55. Prior to issuance of grading or building permits for either golf course,
the City shall verify that provisions are included in the golf course
construction and landscaping plans for the creation of two artificial
freshwater springs, which shall be established along the western Gabbert
Canyon Creek riparian corridor. The location of these artificial springs
shall be designated by a qualified vertebrate biologist and botanist,
retained by the City at the Applicant /Developer's expense. These
artificial springs shall be maintained to provide year round flows of
appropriate water volumes (similar to existing springs in the region)
The created spring systems shall be designed to reproduce the conditions
present at the existing natural springs in the region. The springs shall
be appropriately revegetated with native plants (Typha sp., Scirpis sp.,
and Salix sp.) and other stream side plants common in the region. The .
springs shall not be developed within 500 feet of any proposed trail
system.
56. Prior to the issuance of grading or building permits for the golf course
facilities, the City shall verify that provisions are included in the
construction and landscaping plans for the restoration of riparian canopy
within an area occupying a minimum of 10 acres of woodland riparian.
habitat. The landscape plan and subsequent monitoring shall require the
successful establishment of the following species and plant quantities:
Species Quantity:
Alnus rhombifolia (Alder) 15
Acer negundo Subsp. (Box Elder) 10
Platanus racemosa (Sycamore) 40
Salix lasiolepis (Arroyo Willow) 40
Sambucus mexicana (Elderberry) 20
Juglans californicus.(Walnut) 20
Quercus agrifolia (Live Oak) 30
16
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April.17, 1996
Trees shall, at a minimum, be 5 gallon container specimens (except for
willows, which shall be 1 gallon container specimens) or bare root at the
time of planting with a height of 7 feet from the root crown to the top
branch. The restoration program in drier areas shall be coordinated with
the establishment of artificial springs (required by preceding condition).
A long term supply of fresh (or reclaimed) water shall be provided to
assure the perpetuity of the plants. Adequate root guard protection shall
be provided to reduce mortality from rodent activity. All mature riparian
species trees identified in the tree report for the project shall be
preserved.
Buffer Zone
57. A buffer zone approximately 25 feet wide, measured from the top of the,
bank, shall be maintained adjacent to each side of all protected drainages
identified in the Certified Final Environmental Impact Report Biological
Constraints Map. This buffer is designed to protect these areas from
impacts resulting from the proximity of project- related activities. This
buffer shall be subject to the following policies:
a. The exact location of this buffer zone shall be determined by the
Community Development Director in consultation with an independent
biologist.
b. This buffer zone shall be identified and staked to the satisfaction
of the Director prior to grading operations.
C. No physical alterations other than revegetation shall be allowed
within this buffer zone unless an independent biologist, approved by
the City and funded by the Applicant /Developer, has certified that
such work would not damage the integrity of the buffer. Prohibited
activities generally include: grading, cut, fill, clearing,
landscaping, storage of equipment and materials, vehicular parking
and irrigation (except for the establishment of native plants)
Required flood - control improvements and bank protection are exempt
from this requirement.
Mature Tree Protection Requirements
58. This project shall not initially remove any mature tree protected under
the City Tree Protection Ordinance. Damage or removal of any protected
tree by this project shall be subject to the provisions of the Tree
Protection Ordinance:
a. No grading or other activity (e.g., equipment and material storage,
parking, etc.) shall occur within the driplines on protected trees.
To ensure this, temporary protective fencing shall be installed at
least one foot outside the dripline of every such tree prior to
grading.
17
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
b. Grading and other activities may occur between the dripline and 10
feet beyond the dripline of every protected tree only if the project
appointed City Arborist first conducts a field survey of. the
situation and certifies to the City that the protected tree will not
be damaged by the proposed activity. In addition the Arborist shall
monitor these activities while they occur to ensure that the
protected tree is not damaged.
C. Prior to grading, the grade subject to review by the Arborist shall
be staked and otherwise marked as off - limits for activities not
previously approved by the Arborist. Also, the off -limit areas
shall show on the approved grading plan with notes to the grading
contractor on the face sheet of the approved grading plans.
d. Prior to grading, the Arborist shall tag and evaluate the health of
every protected tree on the site, and develop a program of
treatments to ensure the long -term health and survival of the trees.
The results of this study shall be approved by the Community
Development Director prior to start of grading or land clearing of
any kind.
On -Site Tree Nursery to Augment Regionally Depleted Oak Woodlands and Other
Habitats
59. An on -site tree nursery shall be developed and maintained within the golf
course area to propagate plant species for use on site. The Community
Development Director shall approve the location of this nursery. The
nursery operational plan shall be approved prior to occupancy approval for
the first golf course. Plants shall be distributed to the public on an
annual arbor day, or at the Director of Community Development's
discretion. At a minimum, 100 oak seedlings (5 gallon or larger) and 100
other native broad leaf trees (5 gallon or bare root) shall be made .
available annually free of charge to the public. Such events shall be
advertised by the golf course operators.
Integrated Golf Course Management (IGCM) Plan
60. Prior to rough grading permit approval, the Applicant /Developer shall
prepare and submit to the City for review and approval an Integrated Golf
Course Management (IGCM) Plan to address water quality impacts of the
golf courses. The intent of this requirement is that the permanent
drainage plan shall be designed to be in conformance with the IGCM Plan.
The management practices recommended in the IGCM Plan shall be the
governing document for the long term maintenance of water quality
associated with development of the project. The City shall periodically
monitor adherence to the requirements and management guidelines contained
in the Plan. The Plan should require periodic analysis of the nutrients
in the reclaimed water and the nutrient and moisture requirements of the
grass and other landscaping within the golf courses.
18
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
The plan shall be developed, at the Applicant /Developer's expense, by
experts in golf course design, surface water and groundwater hydrology,
turf management, mechanical, and biological controls, arborists, and
experts in native California plants. In addition, the City may, at its
sole discretion and at the Applicant /Developer's expense, use City staff
or outside consultants to review the plan. These costs shall be included
in the maximum annual monitoring cost specified in the Project Mitigation
Monitoring Program.
The Plan shall require that each golf course operator incorporates the
following basic management practices into golf course operations:
a. Testing of soils and turf conditions at regular intervals. This
will provide information to determine the application rates for
non - potable water, fertilizers and pesticides so that the following.
can be accomplished:
b. Nutrient levels between those received from the reclaimed water
irrigation and those applied by the golf course staff can be
balanced.
C. Pesticides can be applied only when necessary to cure a problem, and
in positively identified pre- emergent situations, not as a
preventative measure.
d. Fertilizers in either slow- release forms or in light, frequent
application of soluble forms can be applied to improve nutrient
.recovery.
e. Constructing golf course areas (tee boxes, landing areas, greens,
etc.) to collect and drain irrigation/ storm water runoff to
on- project first flush basins.
f. Reusing collected irrigation water.
g. Using computer controlled irrigation systems with ground moisture
sensors to control irrigation rates and levels to match .soil
moisture and infiltration rates.
h. Using wetting agents to aid infiltration and reduce runoff.
i. Using wells in the area to monitor groundwater quality. A testing
program, implemented as part of the county -wide Storm Water and
Groundwater Monitoring Program, will establish a benchmark
composition of existing groundwater. Water quality will then be
measured on a yearly basis for the first five years of golf course
operation.
j. Late evening application of pesticides;
k. Use of biological controls for insects (such as installing swallow
and bat boxes on the golf course);
19
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
1. Use of insect resistant cultivers;
M. Development of thresholds to determine when pesticide use would be
appropriate;
n. If 2, 4 -D is used, it should be as a sodium salt (which is less
toxic to nontarget organisms).
61. The IGCM Plan shall also be consistent with the following additional
requirements:
a. The use of chemicals for golf course management shall be permitted
in conjunction with natural systems of turf management. Natural
methods of biological control include selection of plant materials
to minimize the need for chemicals (e.g., insect and disease
resistant plant species, use of plant species which inhibit plant
growth under their driplines, etc.).
b. Use of mechanical techniques where possible (e.g. manually removing
weeds, rather than using herbicides; installation of "gopher.
barriers" (i.e., underground wire mesh) around tees and greens to
discourage gophers in sensitive areas; use of traps rather than
chemical pesticides to control animal pests, and aeration/ filtration
of standing water.
C. Use of biological control techniques where possible (e.g. use of
frogs for mosquito larva control, etc.).
62. The use of irrigation water on site shall be minimized where possible
using techniques such as:
a. Time water irrigation to avoid hot periods of the day (i.e., to
avoid excess evaporation), or early night (i.e., to avoid plants
being wet throughout the night and thus potentially being more
susceptible to diseases).
b. Extensive monitoring and recording of soil moisture, and daily
evapo- transpiration rates to maximize irrigation efficiency.
C. Establish deep moisture in the soils, avoiding evaporation and
encouraging deep root .growth.
d. Low permeability membranes and /or clay shall be installed under all
lakes to prevent loss of irrigation volume.
e. Procedures shall be developed to monitor turf maintenance, including
anticipated irrigation rates and schedules, and shall be designed to
reduce or eliminate the amount of irrigation run -off.
20
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
63. When chemicals are used they should be selected to the extent possible for
the following characteristics:
a. Application of chemicals at the proper time of day to maximize plant
uptake and minimize runoff or underground migration (e.g., avoid..
spraying when very hot, before rainstorms, etc.).
b. They should be specific to the target species (e.g., sex pheromones
to trap insects) rather than be broad spectrum pesticides.
C. They should not utilize long - lasting residuals compounds.
d. They should not readily evaporate any dangerous compounds or readily,
migrate through groundwater.
e. Procedures shall be developed to record and monitor the' use of
chemicals, including the type, application rates, and frequency of
use, and methods of handling and storage.
64. A program shall be developed to monitor on -site and off -site surface and
ground water quality to be reviewed by the City and by the County Public
Works Agency.
65. The most recent applicable Environmental Protection Agency stormwater and
NPDES regulations shall apply to this project.
66. All runoff from man made impervious surfaces such as parking lots shall be
filtered through grease /oil traps before discharge into drainage
facilities leading offsite to minimize surface runoff of potential water
contaminants. The contents of the traps shall be disposed per local and
State regulations.
67. In the event that significant ground water or surface water contamination
from the project is found to occur by either the County of Ventura or the
Regional Water Quality Control Board, the Applicant /Developer or golf
course operator shall take whatever steps are deemed necessary by the
identifying agency to remove contamination and prevent future impacts.
68. To the degree feasible (given elevation differences in the course design),
drains placed under greens, tees, and fairways shall be directed into the
on -site lakes. Collected water could be recycled for irrigation use In
areas .where drainage to lakes is not possible, the use of impermeable '
membranes and other water quality protection features shall be considered
for incorporation into the course design.
69. Measures to reduce water consumption throughout the golf course operation
shall be incorporated into the irrigation plan for the project. The
measures shall include, at a minimum:
a. Use of drought tolerant turf and other plant materials.
21
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
b. Use of drip irrigation systems for plants and other low water
irrigation systems for turf. A proposed irrigation system includes
computerized controls, weather stations, and high -tech distribution
systems.
C. Installation of separate metering systems on the domestic and
irrigation supplies to monitor water used for each purpose.
d. Installation of low -flow plumbing fixtures in all buildings and /or
areas in the clubhouse locker rooms, rest areas and restaurant.
e. Installation of insulation on cold and hot water pipes to minimize
warming of cold water pipes and cooling of hot water pipes. Such
insulation can help conserve water by reducing unnecessary running
of water.
f. Integration of this plan with the Habitat Enhancement Plana
70. The golf course landscaping and irrigation plans shall be prepared as a
component of the IGCM Plan. In addition to the previously identified
landscaping requirements, the IGCM Plan landscaping component shall
address the following goals and policies:
a. Drought tolerant plant materials shall be used as practical.
b. Plant species which would not attract deer to certain areas shall be
considered along the landscaped golf course perimeter.
C. A variety of California native plants shall be used as much as
possible, with species native to or naturalized in the Moorpark
Region given preference in landscape planning.
d. If non- native species are used, they should be non - invasive
varieties.
e. Use of the on -site lakes or ponds for the encouragement of native
aquatic plants and amphibians.
f. The design and location of all golf course ponds and landscaping
plans shall be reviewed by a City approved biologist, at the
Applicant /Developer's expense, to ensure that native habitats are
retained or restored as required by the approved Mitigation
Monitoring Program. Golf course ponds, however, shall retain their,
drainage purpose.
g. Habitat enhancement planning shall be coordinated with the
California Department of Fish and Game. A long -term mainteftance�
program for the native species shall include a regular monitoring
program.
22
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
h. Landscaping within 100 feet of residential properties shall be
consistent with the Fire Hazard Reduction Program prepared. in
conjunction with Vesting Map No. 4928.
i. Policies and programs to reduce non - native plants, and encourage
native plants shall be included in the design of both golf courses
and associated clubhouse facilities. At a minimum, the following
program guidelines shall be included:
i. Removal of non - native plants.
ii. A maintenance program to ensure the long -term health and
viability of native plant and animal communities.
iii. Restrictions on the use of chemicals or pesticides which have
documented, detrimental, long -term effects on the biological
communities within oak woodlands, riparian areas, and lakes.
iv. Restrictions on any management practices to eliminate any
"pest" species which may live in the oak woodlands, riparian
areas or lakes, unless the Director of Community Development
first approves such practices. Such approvals should only be
granted in unusual situations such as threats to public
health.
71. A green waste recycling program shall be prepared as a component of the
IGCM Plan.
Cultural Resource Mitigation Planning
72. A cultural resource monitoring program shall be instituted during the
initial vegetation clearance for the project. The Applicant /Developer
shall fund.the cost for the City to hire an archaeologist to accomplish
this monitoring as a component of the EQAP mitigation monitoring. The
purpose of this monitoring program is to determine if any significant
deposits not identified during the Phase I survey exist within the project
boundary. The monitoring shall be limited to the initial vegetation
clearance phase of the rough grading program. If cultural deposits
meeting the significance criteria defined in CEQA Guidelines are
encountered, limited data recovery shall be conducted. The costs of this
data recovery shall be limited as defined in Appendices to CEQA
Guidelines. Chumash. representatives shall be actively involved in the
monitoring and any subsequent phases of the project mitigation program.
Participation shall include monitoring of archaeological investigations,
construction monitoring, and data analysis.
Paleontological Data Recovery
73. Prior to issuance of a Rough Grading Permit, a Paleontological Mitigation
Plan, outlining procedures for paleontological data recovery, shall be
prepared and submitted to the Director of Community Development for review
23
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
and approval. The development and implementation of this Plan shall
include consultations with the Applicant /Developer's engineering
geologist. The monitoring and data recovery work shall be performed by a
qualified paleontologist. The Applicant /Developer shall fund the cost
for the City to hire a qualified paleontologist to accomplish this
monitoring as a component of the EQAP mitigation monitoring. The data
recovery should include periodic inspections of excavations and, if
necessary, fossil data recovery should be performed to recover exposed
fossil materials. The costs of this data recovery shall be limited to the
recovery of a reasonable sample of available material. The interpretation
of reasonableness shall rest with the Director of Community Development.
Signage Program
74. Prior to the issuance of an occupancy approval for the first golf course,
a comprehensive sign program for the entire golf course project shall be
submitted along with the construction plans for Director of Community
Development review and approval. The sign program shall be designed to
provide for a uniform on -site sign arrangement and design.
a. A maximum of 3 monument signs shall be permitted and located outside
of the public right of way near the following intersections: Grimes
Canyon Road and "C" Street, Walnut Canyon Road and "C" Street, and
"C" Street and the clubhouse area entry road. Monument signs shall.
not exceed 30 square feet in area and shall be a maximum of 4 feet
in height.
b. Wall signs shall be permitted consistent with Zoning Code
requirements.
C. A sign permit is required for all signs.
d. All proposed signs shall conform to the approved sign program, prior
to issuance of a sign permit by the Director of Community
Development or his designee.
Earthquake Design Requirements
75. The golf course clubhouses shall be designed according to the most recent
Uniform Building Code (UBC) requirements to accommodate structural impacts
from ground acceleration and maximum credible earthquake event.
Utility Room
76. A utility room with common access to all meters and a roof access ladder
shall be provided.. No exterior access ladder of any kind shall be
permitted.
24
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Utility Lines and Equipment
77. All proposed utility lines within and immediately adjacent to the project•
site (as determined by the Director of Community Development) shall be
placed underground to the nearest off -site utility pole. All existing.
utilities shall also be undergrounded to the nearest off -site utility pole
with the exception of 66 KV or larger power lines. Any above grade
utility equipment boxes shall be placed adjacent to landscaped areas and
screened on three sides.
Loading Area /Turning Radii
78. The required loading area and turning radii shall be depicted on the plot'
plan. A 45 foot turning radius shall be provided for loading zones
consistent with the AASHO WB -50 design vehicle.
Downspouts
79. No exposed exterior downspouts shall be permitted on the clubhouse
buildings.
Roof. Mounted Equipment
80. All roof mounted equipment (vents, stacks, blowers, air conditioning
equipment, etc.) should be screened by the parapet wall on all four sides.
Prior to the issuance of a Zoning Clearance, the location of any roof
mounted equipment and the final design of the roof equipment screening..
shall be approved by the Director of Community Development. If the
parapet cannot be designed to screen all required roof equipment, a
separate roof screen shall be designed so as to be tall enough to block
all views of equipment and shall be maintained during the life of the
permit. The construction material shall match the color and material used
in the construction of the building. Colors, materials and building.
appendages (such as mechanical equipment on the roof, etc.) of the
proposed building shall be compatible with adjacent. development and,
non - reflective in nature.
Exterior Ground Level Equipment
81. Any outdoor ground level equipment and storage (such as loading .docks,
shelter docks, maintenance vehicle storage areas, etc.) shall be screened
from view by a masonry wall and landscaping, the design of which shall be
approved by the Director of Community development or his designee. The
wall shall be constructed of materials and colors consistent with the main
building.
Building Materials and Colors
82. All exterior building materials and paint colors shall be approved by the
Director of Community Development to ensure compatibility with adjacent
development and consistency with conceptual approved plans.
25
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Skylights
83. If skylights are proposed, the specific type and model must be approved by
the Director of Community Development to ensure that they shall be of an
opaque type to minimize evening illumination as viewed from the exterior.
Noise Generation Sources
84. All roof mounted equipment and other noise generation sources on -site
shall be attenuated to 55 dBA at the property line, or to the ambient
noise level at the property line measured at the time of the occupant
request. Prior to the issuance of a zoning clearance for initial
occupancy or any subsequent occupancy, the Director of Community .
Development may request that a noise study be submitted for review and
approval which demonstrates that all on -site noise generation sources
would be mitigated to the required level. The noise study must be
prepared by a licensed acoustical engineer in accordance with accepted
engineering standards.
Parking Requirements
85. The parking areas for both golf courses shall be constructed consistent
with Zoning Code requirements for space size and landscaping. A'
parking/ striping plan shall be submitted to the Community Development
Director for review and approval in conjunction with Zoning Clearance
review. The striping for parking spaces and loading bays shall be
maintained so that it remains clearly visible. All parking areas shall be
surfaced with asphalt or concrete and shall include adequate provisions
for drainage, striping and appropriate wheel blocks, curbs, or posts in
parking areas adjacent to landscaped areas. All entrance /exit driveways
shall be a minimum of 30 feet in width, with a minimum aisle width of 25
feet. No overnight parking of any semi - trucks or truck trailers shall be
permitted.
A minimum of 263 parking spaces are required as the cumulative total
number of parking spaces for both golf courses. The following are
specific parking area requirements for the two golf courses:
a. East Golf Course (Lot No. 218): A minimum of 61 spaces shall be
provided on -site for the East golf course (based on a 1,940 square
foot building and an 18 -hole golf course) . A reciprocal access
easement shall be recorded prior to occupancy approval of either
golf course, to ensure that the clubhouse access road and parking .
areas serve both courses.
b. West Golf Course (Lot No. 220): Consistent with the approved West
golf course plans (includes 20,400 square feet of clubhouse
facilities, an 18 -hole golf course, and 40 driving range
spaces /tees) , a minimum of 202 parking spaces shall be provided on-
26
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
site. One loading zone is also required, a minimum of 12 feet wide
by 40 feet long.
Enforcement of Vehicle Codes
86. Prior to occupancy of either golf course, the Applicant /Developer shall
request the City to enforce appropriate vehicle codes on the golf course
properties as permitted by Vehicle Code Section 21107.7.
Franchise Hauler Usage Form
87. Prior to issuance of a Zoning Clearance for Occupancy, the Franchise.
Hauler Usage Form must be submitted by the Applicant /Developer to the
Community Development Department. The Moorpark Municipal Code Section
8.36.080 requires that only the City's franchised or permitted haulers
provide residential, commercial, and temporary drop box /bin solid waste
collection services.
Rubbish and Recycling Disposal Areas
88. Rubbish and recycling disposal areas shall be depicted on the final
construction plans. The number and size of the bins required, and the
space allocation for areas of disposal with enclosures shall be approved
by the Director of Community Development and the City employee responsible
for recycling /solid waste management programs.
a. Rubbish disposal areas for each golf course shall include adequate,
accessible and convenient areas for collecting and loading
recyclable materials, including green waste recycling. The
dimensions of the recycling area shall accommodate containers
consistent with current methods of collection in the area in which
the project is located.
b. Adequate number of bins or containers shall be provided to allow for
the collection and loading of recyclable materials generated by the
development.
C. The design of the refuse disposal areas shall be compatible in
design with the development and the surrounding area.
d. Disposal areas. shall be protected from weather conditions which
might render collected recyclable materials unmarketable.
e. Driveways or travel aisles shall provide unobstructed access for
collection vehicles and personnel, and provide the minimum vertical
clearance of 30 feet, or other specified clearance required by the
collection methods and vehicles utilized by the hauler.
f. A sign, approved by the Director of Community Development, clearly .
identifying all recycling and solid waste collection and loading
27
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
areas, and the materials accepted therein shall be posted adjacent
to all points of access to the recycling areas.
g. Refuse disposal areas shall not be located in any area required by
the Municipal Code to be constructed or maintained as unencumbered,
according to fire and other applicable building and /or public safety
laws.
h. Recycling area (s) shall be located so they are convenient and
adjacent to regular refuse collection areas.
i. Enclosures: the design of the refuse enclosure shall be subject. to
the approval of the Director of Community Development, prior to the .
issuance of a zoning clearance:
i. All rubbish disposal areas shall be screened with a six foot
high, solid wall enclosure with metal gates. Pipe guards
shall be eliminated around typical rubbish bin enclosures.
ii. In cases where space for 2 three cubic yard bins is required
(107" x 84 or 168" x 53.511), the opening of any bin enclosure
must be at least 84 inches (the size of a three cubic yard
bin). This requirement applies to the amount of space exposed-
when the gate is fully opened.
iii.. Each refuse \recycling enclosure shall have gates and should be
designed with cane bolts to secure the gates when in the open
position.
iv. Space allocation for rubbish and recycling enclosures shall be
designed in a manner that complies with the equal access
requirements of Title 24 of the Americans with Disabilities
Act.
Lighting Restrictions
89. For all exterior lighting, a lighting plan shall be prepared by an
electrical engineer registered in the State of California and submitted to
the Department of Community Development for review and approval prior to
zoning Clearance. for the first golf course. The lighting plan shall
achieve the following objectives: Avoid interferences with reasonable use
of adjoining properties; minimize on -site and off -site glare; provide
adequate on -site lighting; limit electroliers height to avoid excessive
illumination; provide structures which are compatible with the total
design of the proposed facilities and minimize energy consumption.. The
lighting plan shall include the following:
a. A photometric plan showing a point -by -point foot candle layout to
extend a minimum of twenty (20) feet outside the parking lot and
clubhouse boundaries. The layout plan is to be based on a ten (10)
foot grid center. Down lighting and accent landscape and building
28
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
lighting shall be employed throughout the project. Entrance
lighting along project access roads shall be compatible with the
surrounding rural neighborhood.
b. Maximum overall height of fixtures in the parking lots shall not
exceed twenty (20) feet, unless otherwise approved by the Community
Development Director. Driving range lighting may exceed 20 feet in
height if evidence is presented to the Director of Community
Development pertaining to the required height and adequate screening
to minimize light and glare impacts.
C. Fixtures must possess sharp cut -off qualities with a maximum of one
foot candle illumination at property lines.
d. There shall be no more than a seven -to -one (7:1) ratio level of
illumination shown (maximum -to- minimum ratio between lighting
standards).
e. Energy efficient lighting fixtures shall be provided which are
compatible with adjacent properties.
f. A minimum of one, and a maximum of two foot candle illumination with
a 1.5 foot candle average, or as otherwise approved by the Director
,of Community Development to satisfy concerns of the Police
Department for clubhouse exterior door illumination.
g. No light shall be emitted above the 90 degree or horizontal plane.
No direct light source shall be visible from the street or adjacent
properties.
h. All exterior lighting shall be shielded and directed downward to
avoid light and glare on neighboring properties.
i. Lighting devices shall be high enough to prohibit tampering by- -
anyone on the ground, unless tamper -proof fixtures are approved by
the Director of Community Development. All parking areas shall be
provided with a lighting system capable of illuminating the parking
surface with a minimum maintained 1 -foot candle of light and shall
be designed to minimize the spillage of light onto adjacent
properties. All exterior lighting devices shall be protected by
weather and breakage resistant covers
Odors
90. No noxious odors shall be generated from any use on the subject site
Hours of Operation for Clubhouse, Bar, Snack Shop, Restaurant /Banquet Rooms, Golf
Course and Driving Range and Lighting Restrictions
91. The permitted hours of golf course operation shall be seven days a week,
approximately from sunrise to sunset. Use of the golf course driving
29
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
range shall be limited to hours between sunrise and 9:00 p.m. Driving
range lights shall, without exception, be shut down by 9:15 p.m. No night,
lighting shall be permitted along the golf courses; golf courses will be
for daylight play only. Snack bar operations shall be limited to from.
sunrise to 9 p.m. The restaurant, banquet rooms, and related clubhouse
facility operations shall be limited to the hours between 6:00 a.m. and
2:00 a.m. Alcoholic beverage service and bar operations shall be
restricted to the hours between 10 a.m. and 2 a.m. The Police Department
conditions should be referenced for further restrictions related to
alcohol sales.
Environmental Health Approval for Food Preparation
92. Prior to occupancy approval for any food preparation or other restaurant
related operation in the clubhouse for either golf course, the operator
shall obtain any required permit or approval from the County Environmental
Health Department.
Graffiti Removal
93. Any graffiti on golf course property shall be removed within five (5) days
from written notification by the City of Moorpark. All such graffiti
removal shall be completed to the satisfaction of the City.
State Department of Fish and Game Notice of Determination Filing Fee
94. Within two days after. the City Council adoption of a resolution approving'
General Plan Amendment No. 94 -1, Vesting Tentative Map No. 4928, RPD
Permit No. 94 -1, and CUP No. 94 -1, the applicant shall submit to the City
of Moorpark a check for $875.00, payable to the County of Ventura, to
comply with Assembly Bill 3158, for the management and protection of
statewide fish and wildlife trust resources. Pursuant to Public Resources
Code section 21089 (b) and Fish and Game Code section 711.4 (c), the
project is not operative, vested or final until the filing fees are paid.
II. CITY ENGINEER CONDITIONS
PRIOR TO ISSUANCE OF A GRADING PERMIT FOR ROUGH GRADING, THE FOLLOWING CONDITIONS
SHALL BE SATISFIED:
General Requirements
95. The Applicant /Developer shall have received City Council approval for all
phases of Final Map 4928 and the phased grading exhibit and schedule.
96. The final design for the project entrance(s) shall be reviewed and
approved by the Director of Community Development and City Engineer.
K ;17
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR EITHER GOLF COURSE, THE
FOLLOWING CONDITIONS SHALL BE SATISFIED:
97. Prior to approval of Phase 1 of the Final Vesting Map, the subdivider
shall pay to the City the Los Angeles Avenue Area of Contribution (AOC)
Fee for the golf courses, which shall be calculated based on a 9.18 -acre
commercial site, at the rate of 5.6 times the residential rate per acre,
and the residential rate per acre shall be the dollar amount in effect at
the time the fee is paid.
98. Prior to approval of Phase 1 of the Final Vesting Map, the subdivider.
shall pay to the City the Gabbert /Casey Road Area of Contribution (AOC)
Fee for the golf courses, which shall be calculated based on a 9.18 -acre
commercial site, at the rate of 5.6 times the residential rate per acre,
and the residential rate per acre shall be the dollar amount in effect at
the time the fee is paid.
99. All habitable structures shall have been designed according to the most
recent UBC requirements to accommodate structural impacts from ground
acceleration and a maximum credible earthquake event.
Federal Emergency Management Agency (FEMA) Map
100. City Ordinance No. 100 and the Federal Emergency Management Agency (FEMA),
require updating of the National Flood Insurance Program maps for affected
areas whenever any alteration of the watercourse is made. If a FIRM map
revision is necessary, all materials required by FEMA for a map revision
shall be provided to the City Engineer's office. This material will
demonstrate the revised flood plain locations following development. This
information will be forwarded by the City Engineer to the FEMA for review
and updating of the National Flood Insurance Program maps. If updates to
the flood zone have been made a conditional letter of map revision shall
be provided to the City prior to issuance of a zone clearance for
occupancy of the first residential unit. The subdivider will be'
responsible for all costs charged by the FEMA and the City's
administrative costs.
Street Improvements
Walnut Canyon Road:
101. Prior to occupancy of the first golf course of Tract 4928, the developer
shall have improved Walnut Canyon Road per Ventura County Standard Plate
B -7B and as shown on Exhibit C of approved Vesting Tentative Tract 4928.
102. The improvements on Walnut Canyon Road shall provide a 13 foot northbound
through lane, 12 foot northbound left turn lane, 12 foot southbound right
turn lane, 13 foot southbound through lane, 12 foot south bound
acceleration lane (south of the "C" street intersection) with 10 foot
paved shoulders on each side consistent with Exhibit C of the approved
Vesting Tentative Map No. 49.28.
31
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
103. The primary project collector street intersection with Walnut Canyon Road
(State Route 23) and Walnut Canyon Road improvements shall be designed in
consultation with the City and Caltrans to assure that acceptable turning
radii, lane widths, shoulders, lane tapers, and adequate acceleration and
deceleration improvements are constructed and adequate sight distance is
provided. Modifications to State Route 23, as required by Caltrans, shall
be constructed prior to issuance of permits for the first residential
dwelling unit or golf course facility occupancy permit. An encroachment
permit shall be obtained from Caltrans prior to construction of any
proposed roadway improvements. Any additional right -of -way required to
implement the Caltrans approved design for this entrance intersection
shall be acquired by the subdivider and dedicated to the State in a manner
acceptable to Caltrans. Entry monumentation that does not interfere with .
sight- distance or turning movements shall be incorporated into the project
entrance planning. Landscaping shall be provided appropriate to the entry
that will not interfere with sight- distance or turning movement
operations.
104. The final design for the Walnut Canyon project entrance shall be reviewed .
and approved by the Director of Community Development and City Engineer
prior to the issuance of a rough grading permit.
Grimes Canyon Road: -
105. Prior to occupancy of the first golf course of Tract 4928, construction
modifications to Grimes Canyon Road and the Grimes. Canyon Road / "C" street
intersection are required to be completed per Ventura County Standard .
Plate B -7B and per Exhibit C of approved Vesting Tentative Tract 4928:
The (60 foot ROW) shall be widened as necessary to construct: a dedicated
12 foot southbound left, 13 foot northbound right turn lane, and 16 foot
through lane for the project entrance with "C" street, and 10 foot wide
paved shoulders.
106. Prior. to occupancy of the first golf course of Tract 4928, the
intersection improvements to the Grimes Canyon Road and the Grimes
Canyon /Highway 118 (Los Angeles Avenue) intersection shall be completed.
The existing improvements shall be modified to provide a southbound left
turn pocket on Grimes Canyon Road and westbound right turn lane on Los
Angeles Avenue. Modifications shall also be made at the railroad crossing
adjacent to this intersection to improve the safety of this location. In
addition, as required by Caltrans, a median acceleration lane shall be
provided for southbound traffic turning eastbound along State Route 118.
Plans for modification of the Los Angeles Avenue (State Route 118) /Grimes.
Canyon Road intersection, shall be reviewed and approved by the City and
Caltrans. Plans for modification. of the railroad crossing shall be
reviewed and approved by the Southern Pacific Railroad and the City. A
sight distance study shall also be conducted as part of the intersection
and railroad crossing modifications.
32
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Interior Streets:
107. Prior to issuance of a certificate of occupancy for the first golf course
of Tract 4928, "C" Street shall be completed. "C" Street shall be
constructed per Ventura County Standard Plate B -4A modified to have a
sixty (60) foot right of way and configured, consistent with the
Circulation Element, _to provide the following cross section
1 -five (5) foot sidewalk located at the back of each 10 -foot parkway
2 -eight (8) foot bikelanes
2- twelve (12) foot travel lanes
1- fourteen (14) foot median at "C" Street Entranceways
Left Turn Pocket at all Cross - streets (not including three -way stop
at clubhouse entry drive)
The first five (5) feet of each parkway shall be landscaped consistent
with the landscaping conditions of approval. An additional 8 feet of .
parkway shall be provided behind the sidewalk on the southerly parkway.
Rolled curbs shall be permitted providing no design /drainage constraints
prevent their use.
A 3 -way stop sign shall be provided at the intersection of "C" Street and
the clubhouse entry drive. To avoid conflicts with traffic on "C" Street,
a tunnel, or similar underbridge accessway, shall be constructed under.the.
"C" Street bridge to enable connecting the 14th and the 15th holes for the
West golf course and at the clubhouse entry drive. The tunnels shall be
constructed to specifications approved by the City Engineer.
Left turn storage lanes are required at all public and private
intersections on "C" Street. Adequate intersection right of way shall be
provided for constructing all left -turn pockets without decreasing other
lane width and parkway requirements.
Utilities
108. Utilities, facilities and services for the project area shall have been
extended and /or constructed, in conjunction with phased development of
the tract by the developer, as the project proceeds.
109. Installation of all electrical, natural gas, telephone and provision for
solid waste collection services and cable television to the Project Area
will be completed.
Solid waste collection will be provided consistent with applicable. City
requirements. These services will be phased in conjunction with
development of the project area.
33
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
DURING CONSTRUCTION, THE FOLLOWING CONDITIONS SHALL APPLY:
110. Grading may occur during the rainy season from October 15 to April 15 if
approved by the City of Moorpark and subject to installation of debris and
erosion control facilities. Erosion control measures shall be in place
and functional between October 15th and April 15th. Along with the
erosion control measures, hydroseeding of all graded slopes shall be
required within 30 days of completion of grading.
111. That prior to any work being conducted within the State, County, or City
right of way, the subdivider shall obtain all necessary encroachment
permits from the appropriate Agencies.
112. All unimproved areas with vehicle traffic shall be watered periodically
and the vehicle speed shall be limited to 15 mph.
113. During site preparation and construction, minimize disturbance of natural
groundcover on the project site until such activity is required for
grading and construction purposes.
114. During clearing, grading, earth moving or excavation operations, dust
emissions should be controlled by regular watering with reclaimed water,-
if available, paving construction roads, and other dust prevention
measures. The Applicant /Developer shall submit a dust control plan,
acceptable to the City, concurrently with submittal of the rough (as
opposed to the fine) grading plan. This plan shall include, but is not be
limited to the following measures:
a. Water all site access roads and material excavated or graded on or
off -site to prevent excessive amounts of dust. Watering shall occur
a minimum of at least two times daily, preferably in the late morn -
ing and after the completion of work for the day. Additional
watering for dust control shall occur as directed by the City. The
Dust Control Plan shall indicate the number of water trucks which
will be available for dust control at each phase of grading, and
whether reclaimed water from Waterworks District No. 1 is available
for dust control.
b. Cease all clearing, grading, earth moving, or excavation operations
during periods of high winds (15 mph or greater in one hour). The
contractor shall maintain contact with the APCD meteorologist for
current information about average wind speeds.
C. Water or securely cover all material transported off -site and on-,
site to prevent excessive amounts of dust.
d. Minimize the area disturbed at any one time by clearing, grading,
earth moving and excavation so as to prevent excessive amounts of
dust.
34
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
e. 'Keep all grading and construction equipment on or near the site,
until these activities are completed.
f. Wash off heavy -duty construction vehicles before they leave the
site.
g. Apply nonhazardous chemical stabilizers to all inactive portions of
the construction site. When appropriate, seed exposed surfaces with
a fast - growing, soil - binding plant to reduce wind erosion and its
contribution to local particulate levels.
h. Observe a 15 mile per hour speed limit for the construction area.
i. Periodically sweep public streets in the vicinity of the site to
remove silt (i.e., fine earth material transported from the site by
wind, vehicular activities, water runoff, etc.) which may have
accumulated from construction activities.
115. The Applicant /Developer shall require that all employees involved in
grading operations on the project wear face masks to reduce the inhalation
of dust which may contain the fungus which causes San Joaquin Valley
Fever.
116. Maintain equipment engines in good condition and in proper tune as per
manufacturers' specifications to prevent excessive emissions.
117. All diesel engines used in construction equipments should use high
pressure injectors.
118. All diesel engines used in construction equipments shall use reformulated
diesel fuel.
119. During smog season (May - October) the City shall order that construction'
cease during Stage III alerts to minimize the number of vehicles and
equipment operating, lower ozone levels and protect equipment operators
from excessive smog levels. The city, at its discretion, may also limit
construction during Stage II alerts.
120. During site preparation and construction, construct temporary storm water
diversion structures per City of Moorpark standards.
121.. Designated parking areas for construction worker vehicles and for
materials storage and assembly shall be provided. These areas shall be
set back as far as possible from or otherwise shielded from existing
surrounding rural residential neighborhoods.
122. Immediately surrounding property owners shall be notified in writing on a
monthly basis of construction schedules involving major grading.
123. Construction activities shall be limited to between the following hours:
a) 7:00 a.m. and 7:00 p.m. Monday through Friday, and b) 9:00 a.m. to
35
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
6:00 p.m. Saturday. Construction work on Saturdays will require payment
of a premium for City inspection services, and may be further restricted
or prohibited should the City receive complaints from adjacent property
owners. No construction work is to be done on Sundays, pursuant to
Section 15.26.010 of the Municipal Code.
124. Truck noise from hauling operations shall be minimized through
establishing hauling routes which avoid residential areas and requiring
that "Jake Brakes" not be used along the haul route within the City. The
hauling plan must be identified as part of the grading plan and approved
by the City Engineer.
125. The Applicant /Developer shall ensure that construction equipment is fitted
with modern sound - reduction equipment.
126. Equipment not in use for more than ten minutes should be turned off
127. The fuel injection grading of all diesel engines used in construction
equipment should be retarded two degrees from the manufacturer's
recommendation.
128. Construction grading shall be discontinued on days for first stage ozone
alerts (concentration of 0.20 ppm) as indicated at the Ventura County APCD
air quality monitoring station closest to the City of Moorpark. Grading
and excavation operations shall not resume until the first stage smog
alert expires.
129. If any hazardous waste is encountered during the construction of this
project, all work shall be immediately stopped and the Ventura County
Environmental Health Department, the Fire Department, the Sheriff's
Department, and the City Construction Observer shall be notified
immediately. Work shall not proceed until clearance has been issued by
all of these agencies.
130. The applicant shall utilize all prudent and reasonable measures (including
installation of a 6 -foot high chain link fence around the construction
sites 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.
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND EXONERATION, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
131. Reproducible centerline tie sheets shall be submitted to the City
Engineer's office.
132. The Applicant /Developer shall file for a time extension with the City
Engineer's office at least six weeks in advance of expiration of the
.agreement to construct required improvements. The fees required will be
in conformance with the applicable ordinance section.
36
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
133. A copy of the recorded Map(s) shall be forwarded to the City Engineer for
filing.
134. Sufficient surety in a form acceptable to the City guaranteeing the public
improvements pertinent to each phase shall be provided.
135. All surety guaranteeing the public improvements shall remain in place for
one year following acceptance by the City. Any surety bonds that are in-
effect three years after final map approval or issuance of the first
building permit shall be increased an amount equal to of greater than the
consumers price index (Los Angeles /tong Beach SMSA) for a period since
original issuance of the surety and shall be increased in like manner each
year thereafter.
136. Original "as built" plans will be certified by the developer's civil
engineer and submitted with two sets of blue prints to the City Engineer's
office. Although grading plans may have been submitted for checking and
construction on sheets larger than 22" X 3611, they must be resubmitted as
"as builts" in. series of 22" X 36" mylars (made with proper overlaps)
with a title block on each sheet. Submission of. "as builts" plans is
required before a final inspection will be scheduled.
III. CITY OF MOORPARK POLICE DEPARTMENT CONDITIONS
CONSTRUCTION SITE SECURITY DURING GRADING OPERATIONS AND DURING CONSTRUCTION:
137. A licensed security guard is required during the construction phase,
unless a 6 -foot high chain link fence is erected around the construction
site.
138. Construction equipment, tools, etc., shall be properly secured during non-
working hours.
139. All appliances (microwave ovens, dishwashers, trash compactors, etc.)
shall be properly secured prior to installation during non - working hours.
All serial numbers shall be recorded for identification purposes.
140. Contractors and sub - contractors shall contact the Moorpark Police
Department for "Tailgate" meetings regarding loss prevention on the work
site.
PRIOR TO ZONING CLEARANCE /BUILDING PERMIT:
141. Lighting plans showing the type and location of all lighting devices shall
be submitted to the Police Department for review and approval.
142. Parking lots shall have a minimum maintained one foot candle of lighting
at ground level. All lights shall be shielded to prevent light and glare
impacts to adjacent residents.
37
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
143. All entrance and exit doors from the clubhouses shall be provided with a
minimum maintained five (5) foot candles of light, or other minimum as .
approved by the Director of Community Development after consultation with
the Chief of Police.
144. Lighting devices shall be protected against the elements and constructed
of vandal resistant materials.
145. Lighting devices shall be high enough so as to prevent anyone on.the
ground from tampering with them.
146. Front door entrances shall be visible from the street or parking areas.
PRIOR TO ISSUANCE OF AN OCCUPANCY PERMIT, THE FOLLOWING CONDITIONS SHALL BE.
SATISFIED:.
Address
147. The address shall be clearly visible to approaching emergency vehicles, a
minimum of 6 inches in height, and illuminated during hours of darkness.
Security
148. The Applicant /Developer shall prepare and submit to the Community
Development Department Director for review and approval a security plan
for the clubhouse operations. This plan shall be oriented to reducing
potential service demands on police. The plan shall be approved prior to
the issuance of a Zoning Clearance for the clubhouse facilities.
149. An alarm system shall be installed for the clubhouse facilities and shall
be wired to all exterior doors and windows and to any roof vents or other.'
roof openings where access may be made.
150. Doors utilizing a cylinder lock shall have a minimum five (5) pintumbler
operation with the locking bar or bolt extending into the receiving guide
a minimum of 1 -inch deadbolt.
Operation Limitations for Banquet Rooms, Bar, and Restaurant
151. At any time that entertainment and /or dancing is to occur at the clubhouse
facilities, a minimum of one security guard, licensed by the State of
California and approved by the Police Department, shall be provided to
patrol the parking lot and clubhouse facilities. The security guard shall
maintain order and prevent any activity which would interfere with the
quiet enjoyment of adjacent residential properties.
152. No person under the age of 21 years shall sell, serve, package, or consume
alcoholic beverages.
38
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
153. No person who appears intoxicated shall be served alcoholic beverages.
IV. VENTURA COUNTY FIRE PREVENTION DISTRICT CONDITIONS
Fire Hazard Reduction Program
154. Prior to issuance of a grading permit or Zoning Clearance for any building.
permit, the Applicant /Developer shall retain a a registered landscape
architect, familiar with the objectives of fuel management in
wildland -urban interface, to prepare a Fire Hazard Reduction Program. This
program shall be prepared in consultation with the County Fire Protection
District and shall be approved by the Director of Community Development.
The program shall apply to the 100 -foot and 200 -foot non - buildable
easements required by Vesting Tentative Map No. 4928. The landscape plan
for the non - buildable easements shall include native species.
a. The vegetation management requirements of the plan shall be clearly
defined. The golf course operators and Homeowners Associations
shall be responsible for implementing this program in perpetuity. ,
Fuel modification zones are proposed to be retained in as natural a .
state as safety and fire regulations will permit.
b. The fuel modification zone shall be designed by and planted under
the supervision of a landscape architect with expertise in native
plant materials and habitat restoration, with the approval of the
Director of Community Development, to appear as a transition between
the built environment and natural open space.
C. Within the modification zone, native and non - native high -fuel
vegetation will be removed and replaced with low -fuel vegetation.'
The height of plant materials will be kept to a minimum. Planting
requirements include a combination of trees, shrubs, and
groundcover. Irrigation will not be provided, except in established
wet zones, unless necessitated by the plant materials used.
d. The clubhouse buildings shall be designed to satisfy at least a one
hour fire - resistant rating. Such structures shall incorporate fire
retarding features including boxed -in eaves, reduced overhangs,
double -paned windows, convection resistant roof design,
non- combustible roofing material, and related design features.
Building permits shall not be issued until review of fire retarding
architectural features has been completed by the County Fire
Protection District.
155. During all grading and site clearance activities, earth moving equipment
shall be equipped with spark arrestors and at least two fire
extinguishers. All equipment used in the vegetation clearance phase shall
be equipped with spark arrestors and best available fire safety
technology. The vegetation clearance activities shall be coordinated with
and approved by the County Fire Prevention Division.
39
CONDITIONAL USE PERMIT NO. .CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
156. All equipment and material staging activities shall be coordinated with
the County Fire Prevention Division. Fire prone construction activities
shall be prohibited during "Santa Ana" wind conditions.
157.: If deemed necessary by the District, prior to recordation of the first
phase of the Final Vesting Map, the project shall include a helispot and
associated fire suppression equipment storage.
158. All grass or brush exposing any structures shall be cleared for a distance
of 100 feet prior to framing.
159. An approved spark arrester shall be installed on all chimneys.
Road and Driveway Requirements
160. Complete circulation shall be provided for each phase of the development..
Each phase shall stand alone, meeting all requirements for access, without
depending on future development of neighboring phases to complete second.
access or water requirements.
161. The collector road system proposed for the project shall be reviewed and
approved by the Ventura County Fire Protection District prior to issuance
of grading permits.
162. Access roads shall be installed with an all weather surface, suitable for
access by Fire Department apparatus. A minimum clear street width of 36
feet shall be provided.
163. A fire protection system or systems shall be installed for the golf course
buildings as required by the Fire Protection District.
164. Access roads shall not exceed 15 percent grade. -
165. Approved turn around areas for fire apparatus shall be provided where the
access road is 150 feet or more from the main project collector.
166. Any gates to control vehicle access are to be located to allow a vehicle
waiting for entrance to be completely off the public roadway. The method
of gate control shall be subject to review by the Bureau of Fire
Prevention. A minimum clear open width of 15 feet in each direction shall
be provided. If gates are to be locked, a Knox System shall be installed.
167. Street name signs shall be installed in conjunction with the road
improvements. The type of sign shall be in accordance with Plate F -4 of
the Ventura County Road Standards.
168. All driveways shall have a minimum vertical clearance of 13 feet 6 inches. '
40
CONDITIONAL USE PERMIT NO. CUP -94 -1
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
Fire Hydrant /Fire Flow Reauirements
169. Prior to construction, the Applicant /Developer shall submit plans to the
Ventura County Bureau of Fire Prevention Division for the approval of the
location of fire hydrants; all hydrants shall be shown on the plan that
are situated within 300 feet of the perimeter of the development.
170. A minimum fire flow of 1,000 gallons per minute at 20 psi shall be
provided. The location and capacity of all water storage and conveyance
facilities. shall be reviewed and approved by the District prior to the
recordation of the Final Map and prior to the issuance of building
permits.
171. Fire hydrants shall be installed and in service prior to combustible
construction and shall conform to the minimum standards of the County
Water Works Manual. These standards specify:
a. Each hydrant shall be a 6 inch wet barrel design, and shall have one
4 inch and one 2 M inch outlet.
b. The required fire flow shall be achieved at no less than 20 psi
residual pressure.
C. Fire hydrants shall be spaced 300 feet on center, and so located
that no structure will be farther than 150 feet from any one
hydrant.
d. Fire hydrants shall be set back in from the curb face, 24 inches on
center.
California Administrative Code (Title 24- Section 2.1217 Reauirements
172. Portions of this development may be in a hazardous fire area and
structures shall meet hazardous fire area building code requirements.
V. VENTURA COUNTY WATERWORKS DISTRICT NO. 1 CONDITIONS
173. Prior to City approval of any grading permit for the project, the
Applicant /Developer and the District shall enter into a contract for the
relocation and /or modification of the existing wells on the property.. The
relocation plan shall address well locations, provisions for drilling
additional wells if necessary (if existing wells are damaged during
construction), relocation of conveyance structures, and other matters of
mutual concern. A copy of the approved contract shall be submitted to the
City. The Applicant /Developer shall be responsible for complying with all
terms and conditions of the relocation contract.
174.. Prior to issuance of a zoning Clearance for golf course construction, the
proposed infrastructure plan for the project shall be designed to place
all required water, sewer, and reclaimed water conveyance facilities in
the Gabbert Canyon alignment. The Applicant /Developer shall obtain all
41
CONDITIONAL USE PERMIT NO. CUP -94 -1 -
APPLICANT: BOLLINGER DEVELOPMENT, INC.
April 17, 1996
necessary right -of -way and easements to install the required
infrastructure in this alignment.
175. Prior to issuance of a Zoning Clearance for a building permit, the
applicant for service shall comply with the Ventura County Waterworks
District No. 1 "Rules and Regulations" and any subsequent additions or
revisions thereto. Ultra low plumbing fixtures are required in all new
construction. Any requirements by the Fire Protection District, that are .
greater than Waterworks District .No. 1 existing facilities are the
responsibility of the Applicant /Developer.
176. Waterworks District No. 1 has an existing water transmission line, which
shall be relocated at Applicant /Developer's cost, as approved by the
District.
177. The Applicant /Developer shall be responsible to construct and pay for the
required in -tract and off -site water, reclaimed water, and sewer
improvements necessary to serve the property.
178. Applicant /Developer shall be required to pay all applicable water capital
improvement fees and sewer connection fees in accordance with the
District's Rules and Regulations.
V22. MITIGATION MEASURES APPLICABLE TO THE CUP
179. The approved Mitigation Monitoring Program is included as Attachment 4 to -
Resolution No. 96 -1197, and all mitigation measures are requirements of
the CUP, as applicable. Some of the adopted mitigation measures are
duplicates or very similar to the conditions of approval. In cases where
a mitigation condition conflicts with a condition of approval, the
stricter or more specific language shall apply, as determined by the
Director of Community Development during the condition compliance review
for each phase of development.
42
Resolution Number 96- 1197 Attachment 3
ADDENDUM TO THE
FINAL ENVIRONMENTAL IMPACT REPORT
The Moorpark Country Club Estates Project
(State Clearinghouse No. 94081075)
Vesting Tentative Tract No. 4928
Residential PD Permit No. 94 -1
Conditional Use Permit (CUP) No. 94 -1
General Plan Amendment No. 94 -1
Zone Change No. 94 -1
Development Agreement 95 -1
Prepared for:
THE CITY OF MOORPARK
799 Moorpark Avenue
Moorpark, California 93021
Planner: Debbie Traffenstedt
(805) 529 -6864
Prepared by:
THE PLANNING CORPORATION
P.O. Box 20250
Santa Barbara, California 93120
(805) 472 -0447
April, 1996
INTRODUCTION
Decision to Prepare an Addendum to the Moorpark Estates Final EIR
This Addendum has been prepared in accordance with relevant provisions of the
California Environmental Quality Act (CEQA) of 1970 as amended and the CEQA
Guidelines. CEQA Guidelines define an Addendum as the proper method for
analyzing minor potential environmental consequences of a project for which a
previous EIR has been prepared. Based on CEQA Guidelines and case law, an
Addendum is appropriate when the following criteria are met:
(1) only minor technical changes are needed to make the analysis
in the prior EIR sufficient;
(2) the changes to the Project Description are non - significant and
contain elaborations upon or clarifications to components of a
project that were described in a conceptual or schematic
manner in the original EIR;
(3) no significant environmental impacts are anticipated that were
not contemplated in the prior document; and
(4) no additional substantial mitigation planning is necessary for
project implementation; clarification and refinement of
mitigation planning is acceptable.
In the case of Vesting Tentative Map 4928 and related entitlements, impacts to all
natural, cultural, and physical resources were assessed in the prior certified
environmental document. During the several months that have elapsed between
certification of the Final EIR and the present, the proposed project has been amended
in the following manner:
(1) The applicant and the City have entered into negotiations to
complete a Development Agreement which will govern issues
related to fees, exactions, mitigation measures, golf course
operations, and related matters. The preparation of a
Development Agreement was included in the discussion of
impacts in the Final EIR and was recommended as a mitigation
measure for the project to offset a variety of impacts, including
impacts to hillside views and the integrity of protected
ridgelines.
(2) The applicant and the City are pursuing negotiations that may
assist in offsetting some of the costs associated with
mitigation measures and compliance with the terms and
conditions being negotiated in the Development Agreement.
Addendum to the Moorpark Estates EIR -2 April a, 1996
This document is also designed to cover final CEQA compliance review of all final
conditions necessary for implementation of the project including:
(1) publication and consideration of the final version of the
Conditions of Approval for the project;
(2) identification of changes in the Site Plan, Conditions of
Approval, and content of the Development Agreement since
initial approval of the project by the Planning Commission and
since certification of the Final EIR;
(3) Preparation and public review of a Mitigation Monitoring
Program.
(4) Adoption of a Development Agreement
Addendum to the Moorpark Estates EIR -3 April a, 1996
ADDENDUM ANALYSIS
This document is designed to cover CEQA review of all final conditions necessary for
implementation of the project including:
(1) publication and consideration of the final version of the
Conditions of Approval for the project;
(2) identification of changes in the Site Plan, Conditions of
Approval, and content of the Development Agreement since
initial approval of the project by the Planning Commission and
since certification of the Final EIR;
(3) Preparation and public review of a Mitigation Monitoring
Program; and
(4) Adoption of a Development Agreement.
A brief analysis is provided of the environmental concerns that prompted the
preparation of an Addendum. However, first a review is provided of the
modifications to the project that have been made since submittal and consideration
of the original project (described in the Certified Final EIR).
Project Modifications
Development Agreement
The applicant and the City are in the final stages of preparing a Development
Agreement for the project. This Agreement will address a number of issues
pertaining to the construction and operation of the golf course and clubhouse, the
establishment of mitigation fees and exactions, and the refinement of definitions
concerning both the entitlements permitted under the Agreement and Conditions of
Approval for the project. Preparation of a Development Agreement was referenced
repeatedly in the EIR as an advisable mitigation measure and therefore the
preparation of the Agreement at this time is considered an essential step in
completing mitigation planning for the project. Preparation and approval of the
Development Agreement itself will not have any environmental consequences and
therefore no further CEQA consideration of this agreement is required.
Addendum to the Moorpark Estates EIR -4 April a, 1996
Modifications to the Project Grading, Design, and Urban Form
The modified project described in this Addendum was considered in the Final EIR
(Alternative 5). The design objective for this alternative was to conceive a variation
of the project as proposed that would meet the applicant's objectives while reducing
environmental effects and improving the proposed urban design. This alternative
was developed with the cooperation of the applicant's engineer. This alternative is
now being substituted for the project design originally submitted to the City for
consideration. This substitution of designs will result in a diminution of
environmental effects. Therefore, the project, as amended, is environmentally
superior to the project described in the Certified Final EIR.
The redesigned project, compared to the original project, has the following general
attributes:
(1) the northern extension of the western neighborhood was
eliminated to prevent grading and landform modification along
the northern perimeter of the development;
(2) an open space buffer was incorporated into the design around
the northern, eastern, and southern portions of the property;
(3) the golf courses were redesigned to achieve greater
compactness, to reduce intrusions into preserved open space,
to reduce grading and air quality impacts, and to prevent
potential traffic - pedestrian /golf cart conflicts;
(4) the golf course lake system was redesigned to provide an
improved surface drainage design (so surface water is directed,
to the maximum extent feasible, into water features) which
assists in reducing the potential for surface water impacts to
downstream areas from golf course chemicals;
(5) additional retention capacity was provided to further reduce
any potential hydrology impacts within the Gabbert Canyon
drainage;
(6) the water system for the project was designed to conform with
Water District No. 1 master plans for storage reservoir
capacity;
(7) the layout of houses within the eastern neighborhood was
changed substantially to break up the linearity of the original
design and to provide more exposure of the neighborhood to
the golf course fairway areas;
(8) the golf course clubhouse was relocated and redesigned to
achieve more compactness and to reorient elevations to
prominent fairway exposure;
Addendum to the Moorpark Estates EIR -5 April a, 1996
(9) a substantial setback and areas of open space and golf course
perimeter rough areas were planned around the perimeters of
the project to provide additional buffers between the proposed
project and surrounding rural neighborhoods;
(10) all higher density housing which would have intruded on the
quality of life of surrounding rural neighborhoods was
eliminated; and
(1 1) the applicant has agreed to revise the street sections and
streetscape for the project to include a parkway design, to
provide reduced width street sections (on cul -de- sacs), and to
provide a coordinated boulevard street tree planting program on
the project collector (C Street) linking Walnut Canyon and
Gabbert Canyon. Other modifications have included elimination
of residential driveways along the project collector "C" Street
and provision of a system of private streets to provide access
for homes within each residential neighborhood.
(12) Modifications were made in the intersection configuration and
alignment of the main project collector "C" Street intersection
with Walnut Canyon Road. These changes will increase sight -
distance and the safety of turning movements into and out of
the development.
The proposed layout for the revised project is illustrated as an attachment to the
Conditions of Approval for the project and the anticipated grading impacts of this
layout, which have resulted in substantial grading reductions compared to the
project described in the Final EIR. Comparing the grading impacts predicted for the
proposed project and the revised project, it is evident that a very substantial
reduction in grading has been achieved (approximately a 900,000 cubic yard
reduction).
Addendum to the Moorpark Estates EIR -6 April a, 1996
Environmental Effects of the Proiect Described in this Addendum
The potential reductions in environmental effects associated with this project are
summarized briefly in the following discussion.
Geologic and Seismic Hazards
Impacts associated with mass grading, landform modification, slope stability, and all
types of soil disturbance typical of mass graded projects would all be reduced with
the approval of this project compared to the originally proposed project. Slope
stabilization requirements would be reduced in several residential areas that were tc
be remediated under the project design as proposed. All impacts associated with
proposed mass grading will be significantly reduced with this alternative. The
potential for seismically induced slope failures also would be diminished with the
amended project. Potential downstream hydraulic and debris transport impacts
would be correspondingly reduced.
Air Quality Impacts
Operational impacts associated with the project would not be significantly reduced
with this project since the same number of residential lots and golf courses are
planned. The revised project would not result in any additional environmental
impacts not previously described in the certified Final EIR. However, construction
related impacts would be substantially reduced compared to the proposed project.
These reductions would occur to PMT p values as well as to all ozone precursors.
The duration of construction, particularly the air quality disruptive grading period,
would be reduced.
Groundwater Supplies and Surface Water Quality
Due to improved planning for on -site retention and the addition of a larger number of
more widely distributed water features (which serve as 'filters' for turf chemicals),
impacts to surface water quality would be diminished with this project. Impacts
related to groundwater supplies, groundwater extraction, and long term water supply
planning would be equivalent to the project as proposed. However, due to the
greater compactness of the golf course route and the reduction in grading area,
some minor reduction in reclaimed water demand may result from adoption of this
amended project compared to the project described in the Final EIR.
Drainage, Hydrology, and Flood Control
While some minor changes will occur in drainage planning and flood control
structures, the amended project will result in very similar types of impacts. The golf
course design, however, has been modified to provide increased on site storm water
retention which is an improvement over the design of the project described in the
Final EIR.
Addendum to the Moorpark Estates EIR -7 April a, 1996
Biological Resources
Although the amended project and the project described in the Final EIR will result in
very similar disturbances to the on -site vegetation communities within the property
boundary, the amended project described in this Addendum will result in a modest
improvement in the preservation of on -site habitat. The provision of an open space
buffer around the project perimeter will provide for a transition zone of native habitat
that will assure that at least some of the rare habitats on site will be preserved. The
greater compactness of the golf course also will contribute to reducing the overall
impacts of the project. With these exceptions, the project and alternative will result
in very similar impacts to native plants, habitats, and wildlife.
Noise
The amended project will improve the ambient noise environment for the proposed
homes within the project boundary because fewer homes will be directly exposed to
the major collector street passing through the development. Larger lot sizes will
permit changes in building orientation and site planning that can minimize the
exposure of bedrooms to the street. The proposed setbacks from the existing
residential neighborhoods on the eastern and western perimeters of the project will
decrease nuisance noise for existing residents. With these exceptions, the
anticipated impacts of the project and the previously considered project are
approximately the same.
Fire Hazards
Fire hazards would be reduced with the project as amended since lot sizes will be
larger and greater separation will occur between residences in the project and
between the project and surrounding neighborhoods. The layout of the project as
revised will also permit more coordinated and improved fuel modification zone
planning. The areas for fire hazard fuel maintenance can also be more conveniently
serviced by the Homeowners Association given the larger average lot sizes. Less
intrusion will occur into native habitat surrounding the property.
Population, Housing and Jobs:Housing Balance
The impacts of the amended project and the prior project are not significantly
different for issues related to housing markets, population growth, and job formation
potential.
Transportation and Circulation
The amended project will result in improved internal circulation, less potential for
pedestrian and bicycle accidents, less exposure of children and young adults to high
volume traffic (due to improved neighborhood design), greater street privacy for
potential residents, an improved streetscape design (which will encourage slower
travel speeds along the major collector linking Walnut Canyon Road and Grimes
Addendum to the Moorpark Estates EIR -8 April 4, 1996
Canyon Road), elimination of private driveways along the central collector "C"
Street, and an improved project entrance with increased sight- distance and a better
intersection configuration. Since no reduction is proposed in the number of homes
or golf courses, the off -site impacts of the project on the surrounding street system
(road capacity and intersection impacts) would remain equivalent for the project and
alternative.
Public Services and Private Utilities
Since no change is proposed in the number of residential units and two golf courses
are proposed to be constructed under both the project as described in the Final EIR
and the amended project, impacts on public services and private utilities would
remain the same. The amended project, however, provides greater setbacks from
high voltage transmission lines. While there appears to be no significant risk of
exposure from the dispersion of electromagnetic impulses along the utility corridor,
increased setbacks appear to be a prudent course of action.
Aesthetics, Visual Resources, Community Design
The improvements to the project aesthetics and community design that have been
incorporated into the amended project are very significant improvements over the
project as described in the Final EIR. These improvements include a better
streetscape and street layout, larger lots which improve quality of life and provide
enhanced private recreational areas within individual lots; considerably improved lot
orientations to the proposed golf courses; greater privacy of residence in relation to
the street; diminished impacts to the community viewshed and considerable
preservation of ridgelines around most of the project. On the issue of design and
aesthetics, the amended project is far superior to the project as proposed.
In summary, the amendments proposed by the applicant to the project description
that occurs in the Certified Final EIR reduces impacts in most categories of
significant environmental effect. In several other impact categories, the amended
project and the project as described in the Final EIR will result in comparable effects.
Therefore, from the standpoint of urban design, community planning, and
environmental impact reduction, the amended project is superior to the project as
proposed. This amended project also basically addresses all of the development
goals set forth by the applicant.
Addendum to the Moorpark Estates EIR -9 April 4, 1996
CEOA CONDITIONS OF APPROVAL
A complete set of the proposed Conditions of Approval for the project are available
for review at the City of Moorpark Department of Community Development. These
conditions may be modified slightly by the City Council in final actions on the
project. No additional Conditions of Approval were determined to be necessary as a
result of the preparation of this Addendum.
Addendum to the Moorpark Estates EIR -10 April c, 1996
CEQA MITIGATION MONITORING PLAN
AB 3180 (Stats 1988, ch. 1232), which became effective on January 1989 and has
been codified as Public Resources Code Section 21081.6, now requires that, along
with the adoption of the findings specified in an environmental document, the lead
agency must also adopt a "reporting /monitoring program to ensure compliance
during project implementation."
A mitigation monitoring program has been prepared for the proposed project. Copies
of this Plan are available for review at the City of Moorpark. The Plan requires that
an Environmental Quality Assurance Program be prepared and implemented (to be
funded by the applicant) to assure that the large number of complex conditions
required of the project are properly implemented.
Addendum to the Moorpark Estates EIR -11 April a, 1996
ATTACHMENT 4
RESOLUTION NO. 96 -11197
MITIGATION MONITORING PROGRAM
AND
ENVIRONMENTAL QUALITY ASSURANCE PLAN (EQAP)
for the
The Moorpark Country Club Estates Project
(State Clearinghouse No. 94081075)
Vesting Tentative Tract No. 4928
Residential Planned Development Permit No. 94 -1
Conditional Use Permit No. 941
General Plan Amendment No. 94 -1
Zone Change No. 94 -1
Prepared for:
THE CITY OF MOORPARK
799 Moorpark Avenue
Moorpark, California 93021
Planner: Deborah S. Traffenstedt
(805) 529 -6864
Prepared by:
THE PLANNING CORPORATION
P.O. BOX 20250
Sari Barbara, California, 93120
(805) 472 -0447
Revised: April 4, 1996
MITIGATION MONITORING PROGRAM FOR THE
MOORPARK COUNTRY CLUB ESTATES PROJECT
(GPA -94 -1, ZC -94 -1, VTM -4928, CUP -94 -1)
Introduction
The City of Moorpark is in the final stages of reviewing and adopting Conditions of Approval for
the proposed Moorpark Country Club Estates project. An EIR has been certified on the project.
This proposed development, which includes two golf courses and 216 custom homes, is currently
being amended to permit potential modifications which will modify the golf course layout to
minimize grading impacts, improve circulation and safety at points of ingress and egress for the
project, provide for a gated private street system for the residential neighborhoods within the
project boundary and eliminate driveways on the rural collector street that traverses the project.
A Development Agreement is also in preparation. These modifications are the subject of an
Addendum to the certified Final EIR; this Addendum has been prepared and will be adopted prior
to final approval of the project. Among the actions required for approval of the project, it is
necessary to adopt a Mitigation Monitoring Program. AB 3180 (Stats 1988, ch. 1232) which
became effective on January 1989 and has been codified as Public Resources Code Section
21081.6, now requires that, along with the adoption of the findings specified in an EIR, the
lead agency must also adopt a "reporting /monitoring program to ensure compliance during
project implementation."
Environmental Quality Assurance Plan (EQAP)
Vesting Map No. 4928, Residential Planned Development Permit No. 94 -1, and Conditional
Use Permit No. 94 -1 entitlements require preparation and implementation of an
Environmental Quality Assurance Plan (EQAP) as follows:
The mitigation monitoring program shall be enforced through implementation of an
Environmental Quality Assurance Program (EQAP) by the City. The ApplicanbDeveloper
shall pay for 100 percent of the City's cost, including administrative fee, to hire a qualified
consulting firm to monitor grading, construction, and mitigation compliance. General
procedures governing Environmental Quality Assurance Programs (EQAP), which
implement California Environmental Quality Act (CEQA) Mitigation Monitoring
Requirements, shall govern this monitoring effort. The selected consultant shall be
familiar with golf course development.
Mitigation Monitoring Program and EQAP -1 April 4, 1996
In a proposed undertaking with extensive Conditions of Approval that will require coordination of
a number of agencies and considerable field monitoring, an efficient and effective method for
assuring that such conditions are implemented properly is to require that an applicant funded
monitor be retained to coordinate condition compliance. This EQAP monitor can be hired as a
part- time /temporary City employee or a private professional can be retained under contract with
the City to provide such services.
Mitigation Monitoring Program
The purpose of a Mitigation Monitoring Program (MMP) is to avoid or minimize environmental
problems while providing documentation useful to decision makers in the review, evaluation and
development of permit conditions on future projects. The MMP is intended to provide a
procedure for the implementation of mitigation measures that have been identified in the project
Final Environmental Impact Report. The MMP should include the integration, coordination, and
implementation of all mitigation measures and a process to assure compliance. The EQAP
program implements the EIR Mitigation Monitoring Program. The legally required framework
for assuring proper mitigation compliance for all mitigation measures is provided in the Mitigation
Monitoring Program summary table attached to the project resolutions of approval for the project.
Unlike the MMP, the EQAP provides a specific framework for assigning responsibilities, reporting
results and designating authority to secure condition compliance or stop work when deemed
necessary. The EQAP also provides for monitoring and coordination at no expense to the City;
the EQAP monitor is funded by the applicant or project developer. Distinguishing between the
MMP and EQAP is simple; an MMP is a program or plan and the EQAP is the actual
implementation method for assuring compliance. On a large scale project such as the Moorpark
Country Club Estates development, use of an EQAP program monitor is essential to ensure
proper compliance with the extensive set of conditions applied to the project. Furthermore, the
project will require very extensive rough grading, the preparation of a number of pre - development
studies and reports, and coordination of a number of City and non -City participants.
Important EQAP Monitor Attributes
The overall goal of the EQAP monitor is to establish a framework for a proactive rather than a
reactive approach to environmental monitoring and the protection of neighborhood quality of life
during the construction period. The EQAP monitor is responsible for anticipating environmental
Mitigation Monitoring Program and EQAP -2 April 4, 1996
problems and instituting corrective actions before problems materialize or become difficult to
solve. Close coordination of all concerned parties and a spirit of cooperation directed toward the
resolution of problems in a timely and cost effective manner is essential to the success of an
EQAP program. EQAP monitors (or monitoring firms) should have demonstrated breadth of
environmental knowledge and an understanding of the development and permit process.
EQAP Program Activities
Objectives which are important to the effectiveness of an EQAP program include the following:
a) Familiarizing construction workers with the environmental requirements for the
project;
b) Providing a chain of command for carrying out permit conditions and resolution of
issues of concern to the City, the applicant, and the contractors implementing the
construction program for the project;
C) Providing for remedial measures and follow -up until the activity complies with
permit requirements;
d) Providing the City with field monitoring services;
e) Providing a procedure to investigate and respond to any citizen inquiry or
complaint involving site development;
f) Resolving issues in a timely manner to maintain critical construction schedules;
and
g) Meeting permit requirements in a cost effective manner that does not require
expenditures of City monetary resources.
The Mitigation Monitoring Program as implemented by the EQAP monitor should serve as a
concise and effective working framework for the integration of agency personnel, the construction
crew, the on -site monitoring /compliance team, and the applicant/developer. The interpretation of
how best to institute the environmental mitigation measures required by the City is the
responsibility of the EQAP monitor and the City Director of Community Development.
Mitigation Monitoring Program and EQAP -3 April a, 1996
The Mitigation Monitoring Program, as administered by the EQAP monitor, should provide for the
following basic actions:
a) the EQAP monitor shall review all grading, construction, and building
plans submitted to the City for condition compliance review to ensure
that all applicable mitigation measures are addressed;
b) the monitor shall modify the Mitigation Measures for the project (this list is
provided in table form in Appendix 1 of this document) to be consistent with final
Conditions of Approval for the Vesting Map, RPD Permit, and CUP. In cases
where a discrepancy exists between these two sets of conditions, the adopted
Conditions of Approval shall prevail.
C) The EQAP monitor shall establish a schedule for legal /administrative involvement
by the City in confirming that mitigation measures have been implemented;
d) determine what field monitoring action(s) are required and what environmental
measures are to be implemented if conditions conflict or if measures become
infeasible due to field conditions;
e) define what person (or agency) is responsible for final compliance checks (in the
cases where specific permits and clearances are required prior to occupancy);
f) assure that a single person is responsible for bridging the implementation of
mitigation measures from plan checking to field monitoring;
g) define a compliance method for each measure;
h) confirm the timing of mitigation in relation to construction activities; and
i) arrange an overall schedule of monitoring activities in relation to rough and
precise or fine grading.
The EQAP monitor also needs to assure that all four distinct phases of mitigation implementation
are properly integrated; these phases include preconstruction, rough and precise or fine grading,
Mitigation Monitoring Program and EQAP -4 April 4, 1996
construction and on going operations.
Recommended Monitoring Agencies and Personnel
The following assigned personnel should be designated as participants in the Mitigation
Monitoring Program for this project.
Plan Check Monitoring Participants:
1. Community Development Department Staff
2. Building and Safety Department Staff
3. City Engineer's staff
4. Public Works Department Staff
5. City Arborist/Landscape Architect
6. Geotechnical Review Consultants (Bing Yen)
7. Caltrans staff
8. County Public Works Agency (Flood Control and Traffic Divisions)
9. The EQAP monitor assigned to the project.
10. Specialists (biologist & paleontologist) as required by project conditions.
Field Monitors:
1. City Community Development Department Staff
2. City Building and Safety Inspector
3. City Public Works Inspectors
4. A soils engineer and geotechnical consultant retained by the City to verify final
geotechnical work performed by the applicant's geologists or geotechnical
engineers
5. County of Ventura Fire Prevention staff
6. City Engineer's Staff
7. The EQAP monitor assigned to the project.
8. Specialists should be retained as required by project conditions.
Mitigation Monitoring Program and EQAP -5 April 4, 1996
Issues of Concern for Successful Implementation of an EQAP Program
To be effective, the EQAP monitor should have a regular reporting procedure. This reporting
program should involve preparation of written reports on a weekly basis to the City to provide
feedback regarding the feasibility and effectiveness of the mitigation measures imposed on the
project.
The EQAP monitor is intended to serve as an on -site coordinator to establish a hierarchy of
authority among specialists that are in the field reviewing various remediation and mitigation
actions. The EQAP monitor must have the authority to stop or redirect work if necessary and to
call in specialists or agency staff when needed. Furthermore, the EQAP monitor should establish
a procedure in consultation with the City for settling disputes. In some cases, mitigation measure
wording may not be explicit enough to provide direction to plan checkers or field monitors. The
EQAP monitor should resolve such issues with the approval of the Director of Community
Development.
EQAP Program Management and Communications
Management hierarchy and communication pathways must be clearly delineated to assure
optimal working relationships and appropriate reporting. The EQAP program should be
implemented with a "team" approach. The EQAP monitor should be responsible for working with
the City, the developer's contractors, and responsible and trustee agencies to facilitate clear lines
of responsibility and contact. Frequent and regular communication among the monitoring team
members is essential for successful compliance. Suggested methods for written communication
include daily field logs, compliance reports for when a condition has been satisfactorily
completed, and monthly summary reports (depending on the ultimate length and complexity of
the monitoring process).
Responsibility and Authority
Each member of the monitoring team should have distinct and non - overlapping duties and
authority. The persons responsible for implementation of the monitoring program shall be
selected and retained by the City, after consulting with the developer. These team members
shall be directly responsible to the City.
Mitigation Monitoring Program and EQAP -6 April 4, 1996
For the Moorpark Country Club Estates project, recommended team members include:
1. On -site Coordinating EQAP Monitor - This monitor is a multi - disciplined manager
of the entire EQAP program; this individual has three key functions: (1) to serve
as a liaison with the developer, the City, other monitoring team members and the
construction crew; (2) to manage and report field monitoring activities, problems
and successes; and (3) to stop or redirect work when determined necessary.
The monitor is responsible for ensuring that daily monitoring assignments are
carried out, for completion and review of daily logs and any compliance reports,
and for the prompt transmittal of information to the City and the developer. The
monitor will be responsible for ensuring that the correct specialist is on -site prior
to initiation of the construction activities affecting that discipline (e.g.,
archaeological clearances, confirming relocation of essential Water Works
District facilities; assuring completion of biological remediation, etc).
2. Environmental Specialists -- Environmental specialists may need to be retained
on an as needed basis (e.g., discovery of an archaeological deposit, discovery of
hazardous materials, etc.) Such specialists would only be on -site as needed,
when the EQAP monitor determines that the scope of construction activities
warrants special expertise. Engineers, biologists, arborists and archaeologists
are the most frequently retained specialists. The Conditions of Approval for this
project require the presence of an archaeologist and paleonotologist during initial
grading. The monitor (or monitoring firm) can provide these skills or independent
consultants can be retained; if independent monitors are retained, the duration
and frequency of monitoring should be defined by the EQAP monitor.
Construction Crew Orientation
To assure clear lines of communication, the EQAP monitor should provide for an orientation for
all monitoring and construction personnel. The briefing should include the construction
supervisor and his crew directors, the developer and the City. The intent of the briefing is to
acquaint the construction crews with the environmental sensitivities of the project site, to
introduce the monitoring team to the construction team and to review construction specifications
and outline the lines of authority when problems are encountered. Emphasis should be placed
on the need to work together to resolve problems and arrive at solutions in the field. All field
Mitigation Monitoring Program and EQAP -7 April 4, 1996
teams must understand that construction stoppage will be used if necessary in cases of serious
non - compliance with environmental mitigation measures.
The developer shall be required to appoint a contact person (to be provided with a pager) who
shall be accessible to the City staff and EQAP monitor. Field monitors shall also be required to
have pagers to provide a prompt method of City- monitor communication.
Compliance Criteria
Compliance criteria should be developed by the EQAP monitor so that the City and the on -site
monitor can determine if a specific mitigation condition has been successfully completed. Criteria
for plan check as well as field monitoring should be established. The criteria should include
specific violations that could result in a "stop work" order.
Work Stoppages
The monitoring program should include a process by which work stoppages are permitted if
violations of the mitigation measures could result in resource destruction or environmental
contamination. Sample procedures for handling such incidents are set forth below:
Rationale for Work Stoppage: Work should be suspended if mitigation measure
compliance violations could result in significant environmental impacts or the discovery of
an unanticipated problem (such as an unidentified archaeological deposit or a
concentration of hazardous soils requiring remediation); the immediate stoppage of a
specific construction activity should be permitted until necessary remediation is decided
upon and implemented.
Procedure: The EQAP Monitor should have the authority to direct construction crew
to halt activities at specific locations where the violation has taken place and to require
immediate performance of a necessary remediation. Other site construction may
continue.
The EQAP Monitor should immediately notify the construction supervisor and the City. A
course of action should be determined in consultation with the City and a construction
change order should be issued (if necessary).
Mitigation Monitoring Program and EQAP -8 April &, 1996
When remedial work is complete, the Monitor should issue an order for work to resume in
the affected area.
The violation or incident and its resolution shall be documented in the Field Log and
Monthly Report.
Dispute Procedures
The EQAP monitor should arrange a system for resolving disputes. The City shall maintain
ultimate authority to decide the appropriate course of action to achieve resolution of the disputed
issue in consultation with the developer. The Community Development Director shall have
authority over disputes.
Field Inspections
Many of the mitigation measures outlined in the Mitigation Monitoring Program should have a
follow -up field check or will require on -going monitoring during the construction period. The
EQAP monitor should be responsible for defining at what point in the construction process a
check on condition compliance is obtained.
Process Check Points
The EQAP monitor should arrange for specific check points throughout the monitoring process
which identify when crucial information is needed before the next step in the development
process should be taken (e.g., permits should not be issued until all plans are received and have
completed plan check, combustible materials should not be brought onto the site until the
water /fire fighting system is installed, etc.).
Long Term Condition Compliance Review
The Director of Community Development shall periodically review the status and operation of the
golf course for compliance with long term management restrictions; compliance with
requirements of the Integrated Golf Course Management Plan should also be reviewed
periodically by the Community Development Director.
Mitigation Monitoring Program and EQAP -9 April 4, 1996
MOORPARK COUNTRY CLUB ESTATES PROJECT
MITIGATION MONITORING PROGRAM: SUMMARY TABLE
In cases where a mitigation measures, as included in the Final
Environmental Impact Report, conflicts with an approved Condition of Approval
for Vesting Tentative Map No. 4928, Residential Planned Development Permit
No. 94 -1, and Conditional Use Permit No. 94 -1, the stricter or more specific
language shall apply, as determined by the Director of Community Development,
during condition compliance review for each phase of development.
Modifications to mitigation measures since certification of the Final
Environmental Impact Report have generally been made to clarify how to
implement such measures and /or when to require satisfaction of such measures
during the development process. All mitigation measures included in the Final
Environmental Impact Report have been included (sometimes with minor
modifications) in the Conditions of Approval for the project.
Mitigation Monitoring Program and EQAP -10 April 4, 1996
MITIGATION MONITORING PROGRAM: BOLLINGER DEVELOPMENT CORPORATION - MOORPARK ESTATES PROJECT
Air Quality Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
The project applicant has agreed to incorporate
Air Quality Mitigation
Continuous during
EQAP /Monitor and
EQAP Monitor
an Air Emissions Mitigation Plan into the Project
Measures to be
mass and precise
City Engineer
to include
Description. The measures presented in the
monitored during
grading.
compliance
Project Description (Chapter 4), will offset
construction phases.
assessment in
the air quality effects of the project to a
Measures (1) through
monthly reports.
considerable degree. However, because emissions
(8) refer to grading
of ROC, NOx and dust during construction grading
and Measure (9)
would be significant, the following additional
to golf course
construction mitigation measures are
operations phase.
recommended:
(1) Equipment not in use for more than ten
minutes should be turned off.
(2) The fuel injection grading of all diesel
engines used in construction equipment
should be retarded two degrees from the
manufacturer's recommendation.
(3) All diesel engines used in construction
equipment should use high pressure injectors.
(4) All diesel engines used in construction
equipment should use reformulated diesel fuel.
(5) Construction grading should be discontinued on
days forecasted for first stage ozone alerts
(concentration of 0.20 ppm) as indicated at the
Ventura County APCD air quality monitoring
station closest to the City of Moorpark.
Grading and excavation operations should not
resume until the first stage smog alert expires.
Mitigation Monitoring Program - 1 April 4, 1996
Air Quality Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(6) All clearing and grading activities shall
(See prior page)
(See prior page)
(See prior page)
(See prior page)
cease during periods of high winds (i.e.,
greater than 15 miles per hour averaged
over one hour) to prevent excessive amounts
of fugitive dust.
(7) No dirt shall be transported off -site.
All other material transported off -site shall
be either sufficiently watered or securely
covered to prevent excessive amounts of dust.
(8) All active portions of the site shall be
I
either periodically watered or treated with
environmentally -safe dust suppressants to
prevent excessive amounts of dust.
(9) Facilities shall be constructed and operated
APCD permits to
Continuous
Community
APCD compliance
in accordance with the Rules and Regulations
construct or
after
Development
documentation to
of the Ventura County Air Pollution Control
operate to be
operations
Department
be provided by
District.
obtained, as
begin.
staff.
golf course
required, by
operators to
applicant/
City.
developer
or by golf
course
operator.
i
Mitigation Monitoring Program - 2 April a, 1996
Air Quality Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) The applicant shall be required to make a
Fee payments to be
Periodically at
Community
Prior to zoning
contribution to the reduction of local and
made prior to
the time of each
Development
clearance,
regional air quality impacts through the
issuance of
building permit
Department
arrangements
payment of an air quality impact fee to the
building permits.
approval.
staff.
need to be made
Moorpark Traffic Systems Management Fund,
to pay required
consistent with the fee recommendations for
fees. Fees to
residential projects contained in the Ventura
be deposited at
.County Guidelines to Air Quality Impact
issuance of
Analysis. Fees shall be paid for emissions
building permits.
in excess of the 25- pound - per -day ROC /NOx
significance threshold. Fees shall be paid
prior to the issuance of building permits.
Mitigation Monitoring Program - 3 April 4, 1996
Air Quality Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(2) The golf course operators shall comply with
Plan preparation
Once prepared,
County of Ventura
Periodic review
Ventura County Air Pollution Control District
should proceed
implementation and
Air Pollution
of CUP conditions
Rule 210 or any subsequently approved rule
initiation of
monitoring of the
Control District,
and TDM
which supersedes Rule 210. Rule 210 requires
golf course
TDM Plan should
Community
compliance should
that an employer develop and implement a trip
operations.
be initiated
Development
occur coincident
reduction plan containing strategies to
City Community
on an annual
Department.
with CUP
reduce the number of individual drivers
Development
basis.
condition review
commuting to the work site. Upon
Department
by City Council.
commencement of golf operations, the golf
review of TDM
Community
course operators shall notify the County APCD
Plan should be
Development
Transportation Program Administrator of an
incorporated into
Department staff
intent to begin operations. A plan to
CUP review.
will prepare
reduce air quality effects shall be
compliance review
coordinated with the APCD. Potential
staff report.
vehicle trip reductions may be achieved by
(but not limited to) any of the following
reduction measures:
• Direct financial incentives for
employees who carpool, vanpool,
buspool, or use public facilities.
• Use of fleet vehicles for ridesharing
employees for personal errands.
• Preferential parking for ridesharing
employees.
• Facility improvements which provide
preferential access and /or egress for
ridesharing vehicles.
• Personal rideshare matching and /or active
use of computerized rideshare matching
service such as Commuter Computer.
• A guaranteed ride -home program for
ridesharing employees in emergency
situations.
Mitigation Monitoring Program - 4 April 4, 1996
Air Quality Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
• An onsite day care facility.
(See prior page)
See prior page)
(See prior page)
(See prior page)
• Facility improvements to encourage
bicycling and walking (showers, bicycle
racks, or lockers, etc.).
• Flexible work schedules to transit users,
bicyclists, and pedestrians.
• Compressed work weeks such as 4140
or a 9/80 or a 3/36 work schedule where
employees report to work fewer days durin
a 2 -week period, but no longer work shifts,
than employees who work five 8 -hour days
per week.
Project Redesign Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) The project shall be redesigned in accord
Redesign has been
Required redesign work
Community
Project redesign
with revisions recommended in the Alternatives
completed and an
has been completed.
Development
has been completed.
Analysis (Chapter 20) to assure that native
Addendum has been
Department.
habitats are preserved to the extent feasible.
prepared on the
recommended
changes.
Mitigation Monitoring Program - 5 April 4, 1996
Geologic Hazards Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) Prior to recordation of the Final Map, initiation
Prior to recordation
All map phases
City Engineer
Completion and
acceptance of
of rough grading, or issuance of any
subsequent development permits, the applicant
of any Phase of the
Vesting Map,
require complete
geotechnical
and
independent
geotechnical
or subsequent developers shall contract with
and
geotechnical studies
are to be completed
review prior to
recordation.
geotechnical
consultant retained
report and
incorporation
an teMineering aeolooist geotechnical
engineer to quantity the consolidation potential
the onsite soil materials, to assess the
and reviewed, design
modifications to be
by the City.
Plan checkers
of design
recommendations
of
potential for weak soils or bedding layers to
incorporated into
for individual
Phases of the
into the Final
Plans.
affect cut and /or natural slopes, and to verify
all final drawings.
Map.
that grading planned within landslide areas will
be remediated to result in a net increase in
landslide stability. This geotechnical study
shall, as deemed necessary by the ►ty
Engineer and consulting City geologist and
geotechnical engineer, further assess slopes
within or adjacent to proposed residential
development areas (depending on the final
configuration of proposed individual residential
parcels). Further assessment must also
address stability and mitigation measures
for slopes within residential areas, golf
courses, as well as potential off -site
impacts along access corridors. The findings
and recommendations of the geotechnical
assessment shall be incorporated into
the final design for both the residential
and recreational components of the project.
(2) Unless subsequent ceotechnical studies direct
otherwise, landslides shall be removed and
Plans for remediations
to be included in
City Engineer and
independent
Completion and
acceptance of
recompacted during grading. Alternatively,
in some instances, landslides or unstable
Grading Plan
submittals.
geotechnical
consultant
geotechnical
report.
slopes can potentially be stabilized by
retained by the
City.
constructing buttress or stabilization fill
slopes to reduce their potential for future
downslope movement. All cut and fill slopes,
foundations and structures shall be designed
and constructed to comply with Chapter 70 of
the Unified Building Code (UBC) and applicable
City and /or County Grading Ordinances.
Modifications to these standards shall be
permitted along golf course areas only with
the written concurrence of the City Engineer
and the City's consulting geologist.
Mitigation Monitoring Program - 6 4pril 4, 1996
Geologic Hazards Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(3) The applicant or subsequent developers shall
(See prior page)
(See prior page)
(See prior page)
(See prior page)
contract with an engineering geologist to study
Condition
any unanticipated faults exposed during
Compliance
grading to detect any evidence of possible
procedures are
recent activity. No structure should be
identical for
placed within 50 feet of any fault trace which
all geotechnical
exhibits recent activity. Final grading
and soil studies,
requirements for residential and recreational
facilities shall be defined by an engineering
geologist. All geological recommendations
shall be reviewed approved by the City
Engineer and the City's consulting geologist.
(4) All habitable structures shall be designed to
accommodate structural impacts from 0.13g
ground acceleration .and a maximum credible
earthquake event of magnitude 8.5 (Richter).
(5) Prior to recordation of the Final Map,
initiation of rough grading, or issuance of
any subsequent development permits, the
applicant or subsequent developers shall
contract with an engineering geologist to .
prepare grading recommendations, foundation
desion criteria, and other recommendations_
regarding detailed project design. As a
component of required subsequent geologic
studies, a soils engineer shall evaluate the
condition of alluvium and unconsolidated soils.
Relatively loose soils or alluvium shall be
densified or removed and recompacted prior to
placement of structures upon such soils.
Other mitigation measures shall be incorporated
into the final project design as required by the
geological assessment. All geological
recommendations shall be reviewed and
approved by the City Engineer and the
City's consulting geologist.
Mitigation Monitoring Program - 7 April 4, 1996
Paleontology Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) A paleontological mitigation plan outlining
Mitigation plan to
One time
EQAP Monitor
Submission,
procedures for paleontological data recovery
be reviewed and
occurrence.
[Community
review, and
shall be prepared and submitted to the City
approved prior to
Development
approval of
Community Development Department Director
recordation of
Department]
Mitigation Plan.
for review and approval prior to the issuance
the first phase
of a bulk grading permit for the project.
of the Vesting Map.
The development and implementation of this
program shall include consultations with the
applicant's engineering geologist. The
monitoring and data recovery work shall be
performed by a qualified paleontologist.
The data recovery should include periodic
inspections of excavations and, if necessary,
fossil data recovery should be performed to
recover exposed fossil materials. The costs
of this data recovery shall be limited to
the recovery of a reasonable sample of
available material. The interpretation of
reasonableness shall rest with the City
Community Development Department
Director.
Mitigation Monitoring Program - 8 April 4, 1996
Water Resources Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
In response to comments provided by Ventura
County Water Resources and Development
Department, the following mitigation measures
have been required to mitigate impacts to
groundwater supplies.
(1) Prior to Final Map Recordation, the
Applicant prepares
One time
Community
Copy of letter to
developer shall submit to the Fox
request and obtains
occurrence
Development
be submitted
Canyon Groundwater Management Agency
letter from Agency.
prior to issuance
Department
to Community
a brief report describing the change
of building permits.
staff.
Development
in land use associated with City of
Department.
Moorpark entitlement approvals and
request a groundwater extraction
allocation adjustment.
(2) The applicant shall obtain a letter
Applicant
One time
Community
Copy of letter to
from the water purveyor (Waterworks
prepares requests
occurrence prior
Development
be submitted to
District No. 1) to be submitted to the
and obtains letter
to issuance of
Department
the Community
Groundwater Management Agency affirming
from Agency.
building permits.
staff.
Development
that the purveyor has reviewed current
Department.
demands and determined the existing
Agency allocation is sufficient to supply
this project (in addition to existing
demands).
(3) Prior to Final Map recordation, proof of
Applicant to
One time
Community
Copy of letter to
destruction of all abandoned wells shall
prove abandonment
occurrence.
Development
be submitted
be provided to the County Public Works
and submit
Department
to the Community
Agency Water Resources Division.
permits as
staff.
Development
Abandonment of wells shall be completed
required.
Department.
in conformance with County Ordinance 3991;
permits for all well reuse (if applicable)
shall conform with Reuse Permit procedures
administered by the County Water Resources
Development Department.
Mitigation Monitoring Program - 9 April 4, 1896
Water Resources Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) The applicant (or subsequent developers)
Prior to recordation
One time
Community
Certified and
and the District shall enter into a contract
of Phase 1 of the
occurrence.
Development
Notarized copy
for the relocation and /or modification
Vesting Map and
Department
of well relocation
of the existing wells on the property. The
prior to issuance
staff.
contract (and
relocation plan shall address well locations,
of either mass
related contract
provisions for drilling additional wells if
or precise grading
issues) to be
necessary (if existing wells are damaged
permits.
provided to
during construction), relocation of
Contents of the
Community
conveyance structures, and other matters
agreement should
Development
of mutual concern. This contract shall be
be reviewed and
Department staff
submitted to the City for review and
approved by
prior to issuanc
approval prior to the issuance of any
Community
of any development
grading permits for the project. The
Development
permits.
applicant shall be responsible for
Department
complying with all terms and conditions
staff.
of the relocation contract. Before any
new well is drilled in the North Las
Posas Groundwater Basin (if such drilling
is required by the Waterworks District),
a permit must be obtained from the Fox
Canyon Groundwater Management Agency.
All wells within the Agency jurisdiction
shall be registered and the applicant
and District must apply for a groundwater
extraction allocation, report future
allocations, and pay extraction fees if
deemed appropriate.
Mitigation Monitoring Program - 10 April 4, 1996
Erosion Control Quality Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) Prior to approval of Final Vesting Map,
Prior to recordation
One time occurrence.
Community
Off -site infrastructure
the proposed infrastructure plan for the
of Phase 1 of the
Development
improvement plans are
project shall be designed to place all
Vesting Map, an
Department and
to be accepted for
required water, sewer, and reclaimed water
alignment should
City Engineer.
processing.
conveyance facilities in the Gabbert Canyon
be selected and
alignment. The applicant shall obtain all
acquired.
necessary right -of -way and easements to
install the required infrastructure in this
alignment. The City may assist with the
acquisition of such easements.
(1) An Erosion and Sediment Control Plan shall
Prior to rough grading
One time occurrence.
City Engineer
Approval of
be prepared by the applicant and approved
permit approval,
and Director
plan by City
by the City Engineer prior to issuance of
the erosion and
of Community
Engineer to be
any bulk grading permit for the project.
sediment control
Development.
required prior
Sedimentation basins and devices for
plan is to be
to issuance of
controlling stormwater flows and
prepared, reviewed,
rough grading
reducing erosion shall be constructed
and approved.
permit.
by the applicant or subsequent developers
as required by the City and the County
Flood Control District. Provisions for
the construction of the sedimentation
basins and erosion control devices shall
be incorporated into the project Erosion
and Sediment Control Plan.
Mitigation Monitoring Program - 11 April 4, 1996
Erosion Control Quality Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(2) Temoorary erosion control measures shall
(See prior page)
(See prior page)
(See prior page)
(See prior page)
be used during the construction process
to minimize water quality effects. Specific
Implement source
EQAP monitor to
EQAP Monthly
measures to be applied shall be identified
procedures for
be primary
monitoring reports
in the project Erosion and Sediment Control
Condition 1.
field monitor to assume
to evaluate
Plan. The following water quality assurance
condition compliance.
compliance.
techniques shall be included as necessary:
• Minimize removal of existing vegetation.
• Provide temporary soil cover, such as
hydroseeding, mulch /binder and erosion
control blankets, to protect exposed soil
from wind and rain.
• Incorporate silt fencing, berms, and
dikes to protect storm drain inlets
and drainage courses.
• Rough grade contours to reduce flow
concentrations and velocities.
• Divert runoff from graded areas, using
straw bale, earth, and sandbag dikes.
• Phase grading to minimize soil exposure
during the October through April storm
period.
• Install sediment traps or basins.
• Maintain and monitor erosion /sediment
controls.
• The developer (or successors of interest)
will ensure that construction activities
include proper management and disposal of
concrete and other masonry wastes, paint
solvents and rinse wastes, vehicle fuel and
maintenance wastes (including oil), and
other construction debris. This will
minimize exposure of these materials to
storm water and transport to the drainage
system.
Mitigation Monitoring Program - 12 April 4, 1996
Integrated Golf Course Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(3) To minimize the water quality effects of
(See prior page)
(See prior page)
(See prior page)
(See prior page)
permanent erosion sources, the following
design features shall be incorporated into
Implement same
EQAP Monitor to
EQAP Monthly
the project grading plan to the degree
procedures for
be primary field
monitoring reports
determined necessary by the project civil
Condition 1.
monitor to assume
to evaluate
engineer. The City Engineer shall review
compliance, and
compliance.
and approve the grading plan to verify
City Engineer.
compliance with water quality enhancement
features including:
• drainage swales, subsurface drains,
slope drains, storm drain inlet /outlet
protection, and sediment traps;
• check dams to reduce flow velocities;
• permanent desilting basins;
• permanent vegetation, including
grass -lined swales;
• design of drainage courses and storm drain
outlets to reduce scour.
(4) The applicant shall prepare and submit to the
The IGCMP is to be
One time occurrence
Community
Review, apprrwa!
City for review and approval an Integrated Golf
prepared and
during the planning
Development
and acceptance
Course Management Plan (IGCMP) to address
completed prior
necessary for golf
Director and
by Community
water quality impacts of the project. The
to issuance of rough
course landscape
City Engineer.
Development
management regime recommended in this Plan
grading permit and
and design - Long
Director.
shall be the governing document for the long
completion of
term review would be
Periodic
term maintenance of water quality associated
Landscape Plan
part of annual
condition
with development of the project. The City shall
review and approval -
Development Agreement
compliance review
periodically monitor adherence to the plans and
Plan to be prepared
review, and periodic
through CUP and
management guidelines contained in the Plan.
by a certified
CUP review.
Development
The Plan should require periodic analysis of
professional IGCMP
Agreement compliance
the nutrients in the reclaimed water and the
plan preparer.
process would assure
nutrient and moisture requirements of the grass
long term compliance.
and other landscaping within the golf courses.
The Plan shall require that each golf course
operator (assuming separate operators for the
municipal and semi- private courses) will
incorporate the following management practice
into golf course operations:
Mitigation Monitoring Program - 13 APO 4, 1996
Integrated Golf Course Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
• Testing of soils and turf conditions
(See prior page)
(See prior page)
(See prior page)
(See prior page)
at regular intervals. This will provide
information to determine the application
rates for non - potable water, fertilizers and
pesticides so that the following can
be accomplished:
• Nutrient levels between those received
from the reclaimed water irrigation and
those applied by the gold course staff
can be balanced.
• Pesticides can be applied only when
necessary to cure a problem, and in
positively identified pre- emergent
situations, not as a preventative measure.
• Fertilizers in either slow - release forms
or in light, frequent application of soluble
forms can be applied to improve nutrient
recovery.
• Constructing golf course areas (tee boxes,
landing areas, greens, etc.) to collect
and drain irrigation /storm water runoff
to on- project first flush basins.
• Reusing collected irrigation water.
• Using computer controlled irrigation
systems with ground moisture sensors to
control irrigation rates and levels to
match soil moisture and infiltration rates.
• Using wetting agents to aid infiltration
and reduce runoff.
Mitigation Monitoring Program - 14 April 4, 1996
Integrated Golf Course Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
• Using wells in the area to monitor
(See prior page)
(See prior page)
(See prior page)
(See prior page)
groundwater quality. A testing program,
implemented as part of the county -wide
Storm Water and Groundwater Monitoring
Program, will establish a benchmark
composition of existing groundwater.
Water quality will then be measured on a
yearly basis for the first five years of
golf course operation.
• Late evening application of pesticides.
• Use of biological controls for insects (such
as installing swallow and bat boxes on the
golf course).
• Use of insect resistant cultivers.
• Development of thresholds to determine
when pesticide use would be appropriate.
• If 2, 4 -D is used, it should be as a sodium
salt (which is less toxic to nontarget
organisms).
Mitigation Monitoring Program • 15 April 4, 1998
NPDES Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(5) Runoff from developed areas should be diverted
Design review
One time activity
City Engineer and
EQAP Monthly
to detention basins, or underground oil and
for condition
for determining
Community
monitoring reports
grease traps or other Best Management
compliance should
best design and
Development
to evaluate
Practices, as determined by the City Engineer.
be completed at
continuous
Director.
compliance.
These devices should be designed by a
the time of Plan
monitoring until
EQAP Monitor to
registered civil engineer as part of the drainage
check.
completion of all
be primary
improvement plans for the project. Because
Cross consultation
improvements.
field monitor
the ponds within the golf courses could
with relevant
to assure
contain pollutants that may be harmful to
trustee agencies
compliance.
wildlife, their design and location should
should occur in
be reviewed by a concerned conservation
planning stages.
agency such as the California Department of
Fish and Game or an independent biologist,
prior to approval of the improvement plans by
the City Engineer and Director of Community
Development. The basins and traps would
require periodic maintenance by the property
owner, homeowners association, or other
entities. Provisions shall be made by the
applicant to provide for maintenance in
perpetuity prior to Final Vesting Map approval.
(6) The grading permits issued for the
Prior to issuance
One time
EQAP Monitor
Periodic EQAP
development shall require maintenance
of grading permits,
occurrence. Include
and City
monitoring reports
schedules for earthmoving equipment and
include maintenance
maintenance
Engineer.
would establish
documentation of proper disposal of used
schedules in
requirements in
NPDES compliance
basis for
oil and other lubricants. The applicant
Contract Documents
contract specifications
staff at RWQCB.
compliance
shall obtain all necessary NPDES related
and obtain NPDES
for grading.
review.
permits prior to City issuance of the initial
Permits.
grading permit for the project.
Mitigation Monitoring Program - 16 April 4, 1996
Flood Control Mitigation Measures I Timing /Actions I Frequency I Monitoring Staff
(1) A Master Drainaee and Flood Control
Improvement Plan shall be prepared which
Plans for flood
control and drainage
One time
occurrence prior to
City Engineer
and Plan check
identifies all required drainage and flood
improvements
issuance of rough
staff. Flood
control improvements necessary to implement
should be prepared,
grading permit.
Control District
the proposed project. This plan shall be
revised, and approved
EQAP monitor and
prepared in consultation with the Moorpark
prior to issuance of
Building Inspectors
City Engineer and the Ventura County Flood
rough grading permit.
to verify field
Control District to facilitate required
compliance.
interagency coordination. The plan shall
identify all major improvements and typical
drainage facilities for both residential and
golf course portions of the project. The
capacity, location, and size of all culverts,
collection devices, energy dissipaters, and
related improvements shall be designed to
the satisfaction of the City Engineer and
Flood Control District. Capacity details
for the construction of the on -site
detention basin and improvement of the
existing debris basin in Gabbert Canyon
shall be included in the Master Improvement
Plan. All necessary permits required to
implement the Improvement Plan shall be
obtained from the County Flood Control
District prior to City issuance of a
permit for rough grading. No rough grading
permit shall be issued until the Master
Plan is completed. The Master Plan shall
identify what improvements must be
completed coincident with the initiation
of mass grading.
Measure of Compliance
Review and Approval
of improvement
plans. Require
modifications
until design is
approved by
City Engineer and
County Flood
Control staff.
April 4, 1996
Mitigation Monitoring Program - 17
Mitigation Monitoring Program - 18 April a, 1996
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
Flood Control Mitigation Measures
Plans for bank
One time
City Engineer and
Review an approval
(2) A Bank Protection Plan shall be prepared to
address potential hazards to residences and
protection and
occurrence prior to
Plan check staff.
of improvement
components of the golf course situated within
related improvements
issuance of final
Flood Control
plans.
Required
the potential hazard limits of Gabbert
should be prepared
grading permits
District.
modifications until
Canyon Creek. This Plan shall be prepared
and approved prior
for contour
design is approved
after review and approval of the Master
to issuance of
grading and
by City Engineer and
Drainage and Flood Control Improvement Plan
final, precise
restoration.
Flood Control staff.
(Mitigation Measure 1 above). The bank
grading permits.
EQAP Monitor and
protection devices incorporated into this
City Building
Plan shall, to the degree feasible, emphasize
Inspectors to
the use of "soft" surface improvements (such
verify field
as gabions, erosion control matting, buried
compliance.
retention features, and similar devices) to
minimize modifications to the existing channel.
Potential locations for hazard remediation shall
be identified on the Plan. Modifications to the
Plan required by the City Engineer or the
Ventura County Flood Control District shall be
made as requested. The Bank Protection Plan
shall also be reviewed by the Department of
Fish and Game for compliance with 1603 Permit
requirements. An approved Bank Protection
Plan shall be completed prior to recordation of
the Final Map and prior to issuance of any
building permits for residential structures.
(3) Sediment yields in the watersheds within the
(Same procedures as
(Same as above)
(Same as above)
(Same as above)
project boundary shall be computed for pre-
Condition 2)
development and post - development conditions
in accord with methods outlined in Erosion and
Sediment Yields in the Transverse Ranges,
Southern California (United States Geological
Survey, 1978). These estimates of sediment
yield shall be completed prior to initiating
final design of modifications to the existing
debris basin facility situated in the Gabbert
Canyon Drainage south of the project boundary.
Mitigation Monitoring Program - 18 April a, 1996
Flood Control Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(4) Improvements to the permanent debris basin in
(Same procedures
(Same procedures
(Same procedures
(Same procedures
the Gabbert Canyon watershed shall be made
as Measure (2)
as Measure (2)
as Measure (2)
as Measure (2)
which will be sufficient to reduce estimated
above)
above)
above)
above)
sediment generation to pre - development levels.
Modifications to this debris basin shall be
made in conjunction with commencement of
mass grading operations for the proposed golf
courses. The design of modifications to this
basin shall be reviewed and approved by the
Ventura County Flood Control District. All
improvements to the basin shall be completed
prior to the first rainy season to occur after
mass grading has commenced.
Basin maintenance shall be provided under an
agreement satisfactory to the Flood Control
District. An improvement and maintenance
cost agreement between the applicant (or
subsequent developers) and the District
shall be required prior to the issuance of
initial grading permits or recordation of
the Final Tract Map (whichever occurs first).
I
Mitigation Monitoring Program - 19 April 4, 199.6
Erosion and Sediment Control Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(5) The applicant or subsequent developers shall
(Same procedures
(Same procedures
(Same procedures
(Same procedures
prepare develop an Erosion and Sediment
as Measure (2)
as Measure (2)
as Measure (2)
as Measure (2)
Control Plan to address construction
above)
above)
above)
above)
impacts and long term operational effects
on downstream environments and watersheds.
This plan shall be prepared by a Certified
Erosion and Sediment Control Professional.
Proposed management efforts shall include
(but not be limited to) construction of
debris and detention basins in the Gabbert
Canyon watershed, provisions for the use of
vegetative filtering enhanced by creekbed
reconstruction, preparation of detailed
erosion control plans, appropriate use of
temporary debris basins, silt fences,
sediment traps and other erosion control
practices, The proposed plan shall also
address all relevant NPDES requirements and
recommendations for the use of best available
technology. The erosion control plan shall
be reviewed and approved by the Community
Development Department Director and City
Engineer prior to the issuance of grading
permits for mass grading.
Mitigation Monitoring Program - 20 April 4, 1996
Biological Resources Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) The site plan shall be revised to include
Verify plan revisions
One time occurrence.
EQAP Monitor.
If compliance is
inachievable for
the preservation of Valley Needle Grassland
or prepare Relocation
preservation, grasses
habitat situated in the northeastern corner
Plan.
to be relocated on -site
of the property.
to a new location.
(2) Prior to approval of Final Vesting Map, the
Verify plan
One time occurrence.
Director of Community
Development on his
Plan modifications
to be included in
proposed habitat restoration plan shall be
modified to assure compensation for the
modifications have
been made to both
designee. Field
revised Landscape
loss of native habitats that will occur as a
golf course and
compliance to be
verified by EQAP
Plan. Verify
compliance prior
result of project development. The habitat
restoration plan shall emphasize the selective
residential community
open space landscape
Monitor.
to issuance of
use of purple needle grass (Stipa pulchra)
plans.
building permits.
EQAP monitoring
and other native grasses in areas of fairway
reports to verify
rough. The plan shall also require golf
compliance.
course perimeter planting and landscaping of
selected 'rough' areas with the native plants
common to Venturan Coastal Sage Scrub (e.g.,
Salvia apiana, Salvia leucophylla, Artemisia
californica, Rhus integrifolia, Eriogonum
fasciculatum, Encelia californica). The
applicant shall also fund a program to restore
two acres of native grassland. The restoration
shall be performed in accord with current best
available restoration procedures. The applicant
(or a designee) shall be responsible for
maintaining the restored grassland for a period
of three years or until the native grasses are
successfully established.
(3) The applicant shall fund a $60,000 Venturan
Prior to issuance
One time occurrence.
Director of
Community
Incorporate
requirement into
Coastal Sage Scrub Community research
program to be managed by the City. The
of Phase 1 related
grading permits,
Development.
Project
purposes of this program shall be to
funds should be
conditions
of approval.
accurately map the remaining distribution
deposited with the
of this community, to study its soil
City.
requirements, plant ecology, and wildlife
associations, to provide management advice on
the community for agencies and private
individuals, to raise funds for the purpose
of acquiring lands where relict stands of
the community exist, and to provide guidance
about restoration or propagation of the
community.
Mitigation Monitoring Program - 21 April a, 1996
Biological Resources Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(3) (continued)
The research program shall include a study
of the ecological issues related to the
management of the community. Provision must
be made for disseminating the results of the
study. Research programs shall be performed
only by qualified professional botanists,
wildlife biologists, or other relevant researchers
(4) Native plants shall be used in the
Same compliance
Same compliance
Same compliance
Same compliance
restoration of areas disturbed by the
construction of the project. The City shall
program as
Condition (2).
program as
Condition (2).
program as
Condition (2).
program as
Condition (2).
monitor the use of native plants through review
and approval of all project landscape plans.
(5) The project site plan shall be modified to
Same compliance
Same compliance
Same compliance
Same compliance
provide areas of dedicated open space within
which native habitats shall be retained or
program as
Condition (2).
program as
Condition (2).
program as
Condition (2).
program as
Condition (2).
restored. A portion of the proposed 6.4
acre prepared "Park Dedication Site" shall
be set aside for native habitat restoration.
(6) Prior to approval of Final Vesting Map and /or
Incorporate these
into
Verify both in'
and
EQAP Monitor to verify
compliance and report
Field compliance
to be verified
issuance of final, precise grading plan, two
artificial freshwater springs shall be
features
project Landscape
planning
implementation
to Community
by EQAP and
established along the western Gabbert Canyon
Plan.
phases.
Development Director.
reported in
Construction
Creek riparian corridor. The location of these
Monitoring reports.
artificial springs shall be designated by a
qualified vertebrate biologist and botanist.
These artificial springs shall be maintained to
provide year round flows of appropriate water
volumes (similar to existing springs in the
region). The created spring systems shall be
designed to reproduce the conditions present at
the existing natural springs in the region. The
springs shall be appropriately revegetated
with native plants (Typha sP, Scirpis sp. Salix
sp.) and other streamside plants common in the
region. The springs shall not be developed
within 500 feet of any proposed trail system.
Mitigation Monitoring Program 22 April a, 1996
Biological Resources Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(7) Prior to issuance of building permits for either
Same compliance
Same compliance
Same compliance
Same compliance
residential units or golf course clubhouse
program as
program as
program as
program as
facilities, the destruction of habitat within the
Condition (6).
Condition (6).
Condition (6).
Condition (6).
riparian corridor shall be compensated by the
restoration of riparian canopy within an area
occupying approximately 10 acres of woodland
riparian habitat.
Mitigation shall require successful establishmen
of the following species and plant quantities:
Species Quantity
Alnus rhombifolia (Alder) 15
Acer negundo Subsp. (Box Elder) 10
Platanus racemosa (Sycamore) 40
Salix lasiolepis (Arroyo Willow) 40
Sambucus mexicana (Elderberry) 20
Juglans californicus (Walnut) 20
Quercus agrifolia (Live Oak) 30
Trees shall at a minimum be 5 gallon container
specimens (except for willows) or bare root
at the time of planting with a height of 7 feet
from the root crown to the top branch. The
restoration program in drier areas shall be
coordinated with the establishment of artificial
springs. A long term supply of fresh (or
reclaimed) water shall be provided to assure
the perpetuity of the plants. Adequate root
guard protection shall be provided to reduce
mortality from rodent activity. All mature
trees identified in the tree report for the
project shall be preserved.
Mitigation Monitoring Program - 23 April a, 1998
Biological Resources Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(8) Perimeter fencing shall be provided in
Require Fencing
One time occurrence.
Director of Community
Development or his
Building Inspector
to verify compliance.
areas where future residents could obtain
Plan prior to issuance
access to surrounding private lands.
of building permit.
designee.
(9) Off road vehicle use on property within
Provide legally
Continuous long
Director of
Community
Periodic CUP
compliance review.
the project boundary shall be prohibited.
enforceable
term monitoring
The covenants and restrictions on the property
ORV restrictions.
via CUP process.
Development
or his designee.
shall specify fines for unauthorized use of off
road vehicles.
(10) The trail system designed to serve the project
An irrevocable offer
One time occurrence.
Director of Community
and to provide links with surrounding
of dedication of trail
Development.
subdivisions and the regional trail system
easement is required
shall be properly designated and shall prohibit
for Final Map.
the use of motorized vehicles.
(1 1) The applicant shall fund a $30,000
Same compliance
Same compliance
Same compliance
Same compliance
sensitive species research program to
be managed by the City. The purposes
program as
Condition (3).
program as
Condition (3).
program as
Condition (3).
program as
Condition (3).
of this program shall be to study how best
to assist in providing adequate marginalized
habitats in areas of urban encroachment for
sensitive species that are predicted to occur
within the Moorpark Country Club Estates
property and surrounding area. The program
shall include an updated inventory of sensitive
species occurring in the Moorpark area.
Recommendations shall be made to provide
modifications to the Moorpark General Plan
Open Space, Conservation, and Recreation
Element to improve the accuracy of the existing
inventory of native fauna. Management
suggestions designed to permit at least the
marginal survival of native wildlife shall be
provided. The study shall also provide
management advice on native fauna for
agencies and private individuals. Provision
must be made for disseminating the results of
the study. Research programs shall be
performed only by qualified professional
botanists, wildlife biologists, or other
relevant researchers.
Mitigation Monitoring Program - 24 April 4, 1996
Noise Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) No construction activities shall be permitted
Construction limitations
Continuous
EQAP Monitor
Written EQAP
before 7:00 a.m. or after 6:00 p.m., Monday
to be included in
during
and Building
Monthly
through Friday. Saturday construction would
Contract specifications
construction
Inspector to
construction reports
be permitted with these hour restrictions
for grading and
period.
verify compliance.
will indicate degree
if complaints from adjacent neighborhoods are
building permit.
of compliance
minimal. Construction is not permitted on
with noise conditions.
Sunday or on holidays.
(2) Stationary noise sources that exceed 70 dBA
(Same as above)
(Same as above)
(Same as above)
(Same as above)
of continuous noise generation (at 50 feet)
shall be shielded with temporary barriers if
existing residences are within 350 feet of
the noise source.
(3) Designated parking areas for construction
(Same as above)
(Same as above)
(Same as above)
(Same as above)
worker vehicles and for materials storage
and assembly shall be provided. These areas
shall be set back as far as possible from or
otherwise shielded from existing surrounding
rural residential neighborhoods.
(4) Immediately surrounding property owners shall
(Same as above)
(Same as above)
(Same as above)
(Same as above)
be notified in writing on a monthly basis of
construction schedules involving major grading.
Mitigation Monitoring Program - 25 April a, 1996
Fire Hazards Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) Prior to recordation of the Final Map or
Certified specialists
Plan check verifications
Initial compliance
Field verification
issuance of building permits, the applicant
to be retained to
area one time
-
monitoring by
Community
of proper
modifications to be
shall retain a certified fire management
professional to prepare a Fire Hazard
assist in Landscape
Plan, residential
occurrence
Plan check should
Development
completed by
Reduction Program; this program shall be
open space landscaping,
involve County
Department Staff.
EQAP Monitor and
prepared in consultation with the County
and full modification
Fire Department
Field verification
Fire District.
Fire Protection District and shall be
zone planning.
plan approval.
of proper compliance
approved by the City Community Development
These plans are to be
After plan check and
monitored by EQAP
Director. The certified fire management
completed and
and Final
Monitor and Fire
professional shall be familiar with the
approved.
Inspection,
Prevention District
objectives of fuel management in wildland-
Homeowner's
staff.
urban interface. A native plant specialist
Association would
Long term
shall participate in the development of
be responsible
compliance and
the fuel management program. The program
for compliance.
maintenance,
shall apply to all lands within 200 feet
activities to be
of the residential component of the project
undertaken by
(or as amended by the certified fire
Homeowners
professional based on fuel modification
Association, golf
factors related to the golf courses).
course operators
or assessment
The vegetation management requirements of
district.
the plan shall be clearly defined. The
proposed Moorpark Country Club Estates
Homeowners Association shall be responsible
for implementing this program in perpetuity.
Fuel modification zones are proposed to be
retained in as natural a state as safety and
fire regulations will permit. The zone will
be designed by and planted under the
supervision of a landscape architect with
expertise in native plant materials and habitat
restoration, with the approval of the City
Community Development Director, to appear as
a transition between the built environment
and natural open space.
Within the modification zone, native and
non - native high -fuel vegetation will be removed
and replaced with low -fuel vegetation. The
height of plant materials will be kept to a
minimum. Planting requirements include a
combination of trees, shrubs, and groundcover.
Irrigation will not be provided, except in
established wet zones, unless necessitated by
the plant materials used.
Mitigation Monitoring rrogram - zo
Fire Hazard Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(2) All structures adjacent to open space around
Design of the project
Compliance assured
Plan check staff
Building Inspector
the perimeter of the project shall be designed
should incorporate
through building
under the
to verify field
to satisfy at least a one hour fire - resistant
three recommendations.
permit plan check
direction of the
compliance.
rating. Such structures shall incorporate fire
RPD permit related
process.
City Building
EQAP report to
retarding features including boxed -in eaves,
Design Guidelines
Official and
include monthly.
reduced overhangs, double paned windows,
should also
Community
status reports of
convection resistant roof design, non-
incorporate these
Development
compliance
combustible roofing material, and related
design restrictions.
Director. Field
progress.
design features. Building permits shall not
Building permits
verification by
Fire Department
be issued until review of fire retarding
not to be issued
Building Inspector
inspection to
architectural features has been completed
until completion of
and EQAP Monitor.
occur periodically
by the County Fire Protection District.
plan verification and
as necessary.
Alternatively, design standards meeting these
Fire Prevention District
criteria could be included in the Fire Hazard
Clearance.
Reduction Program, and incorporated into the
RPD Design Guidelines for the residential
units.
(3) During all grading and site clearance
Fire prevention
Continuous
EQAP Monitor to
EQAP Monitor
activities, earth moving equipment
activities during
during the
enforce
includes compliance
shall be equipped with spark arrestors
construction.
construction
construction
reporting in
and at least two fire extinguishers. All
period.
mitigation
monthly summary.
equipment used in the vegetation clearance
conditions.
phase shall be equipped with spark arrestors
and best available fire safety technology.
The vegetation clearance activities shall be
coordinated with and approved by the
County Fire Prevention Division.
(4) All equipment and material staging activities
(Same as above)
(Same as above)
(Same as above)
(Same as above)
shall be coordinated with the County Fire
Prevention Division. Fire prone construction
activities shall be prohibited during "Santa
Ana" wind conditions.
Mitigation Monitoring Program - 27 aarl a, 1996
Fire Hazards Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(5) The collector road system proposed for the
Same as condition
Same as condition
Same as condition
Same as condition
project shall be reviewed and approved by the
(2) above for
(2) above for
(2) above for
(2) above for
Ventura County Fire Protection District prior
all remaining
all remaining
all remaining
all remaining
to issuance of grading permits.
conditions.
conditions.
conditions.
conditions.
(6) Approved turn around areas for fire apparatus
shall be provided where any access road is 150
feet or more from the main project collector.
(7) If deemed necessary by the District, the project
shall include a helispot and associated fire
suppression equipment storage. Any heliport
facilities shall be indicated on the Final Map
for the project.
(8) Any gates to control vehicle access are to be
located to allow a vehicle waiting for entrance
to be completely off the public roadway. The
method of gate control shall be subject to
review by the Bureau Fire Prevention. A
minimum clear open width of 15 feet in each
direction shall be provided. If gates are to
be locked, a Knox System shall be installed.
(9) Prior to recordation of street names, proposed
names shall be submitted to the Fire
Department Communication Center for review
and comment.
(10) Street signs consistent with County Road and
Fire District standards shall be installed
prior to occupancy.
01) Prior to construction, the applicant shall
submit plans to the Ventura County Fire
Prevention Division for the approval of the
location of fire hydrants; all hydrants
shall be shown on the plan that are situated
within 500 feet of the perimeter of the
residential development.
Mitigation Monitoring Program - 28 4prii a, 1996
Fire Hazards Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(12) A minimum fire flow of 1,000 gallons per
Same as condition
Same as condition
Same as condition
Same as condition
minute shall be provided. The location and
(2) above for
(2) above for
(2) above for
(2) above for
capacity of all water storage and conveyance
all remaining
all remaining
all remaining
all remaining
facilities shall be reviewed and approved by
conditions.
conditions.
conditions.
conditions.
the District prior to the recordation of the
Final Map and prior to the issuance of building
permits.
(13) Fire hydrants shall be installed and in service
prior to combustible construction and shall
conform to the minimum standards of the
County Water Works Manual. These standards
specify:
• Each hydrant shall be a 6 inch wet barrel
design, and shall have one 4 inch and one
2 1/2 inch outlet.
• The required fire flow shall be achieved
at no less than 20 psi residual pressure.
• 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.
• Fire hydrants shall be 24 inch on center,
recessed in from the curb face.
(14) All grass or brush exposing any structures
shall be cleared for a distance of 100 feet
prior to framing.
(15) An approved spark arrester shall be
installed on all chimneys.
Mitigation Monitoring Program - 29 April 4, 1996
Fire Hazards Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
0 6) Address numbers, a minimum of 6 inches high,
Same as condition
Same as condition
Same as condition
Same as condition
shall be installed prior to occupancy, shall
(2) above.
(2) above.
(2) above for
(2) above.
be of contrasting color to the background,
and shall be readily visible at night.
Where structures are set back more than
150 feet 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 posed adjacent to
the driveway entrance.
0 7) Portions of this development may be in
Same as condition
Same as condition
Same as condition
Same as condition
a hazardous fire area and those structures
(2) above.
(2) above.
(2) above.
(2) above.
shall meet hazardous fire area building code
requirements.
Mitigation Monitoring Program - 30 April 16, 1996
Infrastructure Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) The potable water, reclaimed water, and
Prior issuance of
One time activity
Community
Field verification
wastewater disposal facilities and
building permits,
prior to issuance
Development
and as built
conveyance lines required for the
Community
of building permits.
Department Director
drawing
project shall be designed to
Development Director
and staff to
confirmation
accommodate, to the extent possible,
and City Engineer
coordinate inputs
of line sizing.
the dwelling units and recreational uses
to verify line
from service
proposed by the applicant together with
sizing and future
providers (Water
the limited development permitted under
buildout
Works District)
the existing General Plan for lands along
computations.
Field verification
the conveyance lines. The computation of
of lines installed
future buildout should be reviewed and
along infrastructure
approved by the City Community Development
easements.
Director prior to determining final line sizing.
Building permits shall not be issued until this
computation is provided and verified by service
providers. Oversizing of lines by providers
(beyond General Plan buildout) should not be
permitted by the City. All facilities shall be
designed to accommodate peak rather than
average demand.
(2) Once the last phase of residential development
After initiation
One time activity
Community
Review for compliance
is completed and after golf course operations
of use, application
prior to first
Development Staff
should occur at the
have been initiated (subsequent to the initial
and water District
biannual or
and Planning
first Planning
grow -in period), the applicant (or successor)
to renegotiate
annual CHP
staff,
Commission CUP
shall, as required by the City, renegotiate
long -term supply
condition compliance
Planning
review of the
existing agreements with Waterworks District
contract (if
review by Planning
Commissioner.
project (probably
No. 1 to reduce contract allotments for potable
warranted).
Commission.
2 years after
and reclaimed water to correspond with the
occupancy since
demonstrated demands of the project. Entities
initiation).
from the District shall be reviewed at the first
CUP consistency review by the Planning
Commission or City Council.
Mitigation Monitoring Program - 31 April 16, 1996
Infrastructure Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(3) Alternative infrastructure extension routes
City Community
One time
City Engineer
Confirm easement
outside of major public right -of -ways shall
Development
activity.
and Director
locations after
be developed for City consideration prior to
Department Director
of Community
recordation.
recordation of the Final Tract Map for the
and City Engineer
Development.
project. A specific alternative alignment
to review and
up Gabbert Canyon shall be considered.
approve final
To the degree feasible, utility and service
infrastructure
extensions shall not be placed along Grimes
alignment and
Canyon Road. The City Community
plan prior to
Development Director shall review, comment
map recordation.
upon, and approve the alignment of
infrastructure extensions prior to
recordation of the Final Map.
Mitigation Monitoring Program - 32 April a, 1996
Traffic Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) The primary project collector street intersection
Improvement and
One time
City Engineer
Plan check process
with Walnut Canyon Road (State Route 23)
landscaping plans
activity.
and Community
is used to confirm
shall be designed in consultation with Caltrans
:prepared by the
Development
that appropriate
to assure that acceptable turning radii, lane
applicant prior
Department
mitigation is
widths, shoulders, lane tapers, and adequate
to issuance of
Director.
applied to the
acceleration and deceleration improvements are
building or
project.
constructed. Modifications to State Route 23
grading permit.
required by Caltrans -shall be constructed prior
Design review
to issuance of permits for the first residential
and concepts for
dwelling unit or golf course facility occupancy
mitigation to be
permit. An encroachment permit shall be
approved by
obtained from Caltrans prior to construction of
CalTrans and
any proposed roadway improvements. Any
the City Engineer.
additional right -of -way required to implement
the Caltrans approved design for this entrance
intersection shall be required by the applicant
and dedicated to the State in a manner
acceptable to Caltrans. Entry monumentation
that does not interfere with sight- distance or
turning movements shall be incorporated into
the project entrance planning. Landscaping
shall be provided appropriate to the entry that
will not interfere with sight- distance or turning
movement operations. The final design for the
project entrance shall be reviewed and
approved by the Cit1, Community Development
Department Director prior to the issuance of
permits for the first residential dwelling
unit or golf course facility occupancy permit.
In accord with Caltrans requirements, the
turning and acceleration lanes provided along
Route 23 at the project entrance shall be
twelve feet wide.
Mitigation Monitoring Program - 33 April 4, 1996
Traffic Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(2) At the intersection of Grimes Canyon Road
Same as #1 above.
Same as #1 above.
Same as #1 above.
Same as #1 above.
and Highway 118 (Los Angeles Avenue),
modifications shall be made on the southbound
approach to Highway 118 to provide a left
turn pocket and right turn lane.
Modifications shall also be made at the
railroad crossing adjacent to this
intersection required by the City Engineer
and City Traffic Engineer to improve the
safety of this location. In addition, as
required by Caltrans, a median acceleration
lane shall be provided for southbound
traffic turning eastbound along State
Route 118.
Mitigation Monitoring Program - 34 April 4, 1996
Traffic Mitigation Fees
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) The applicant shall contribute to any
Fees to be
Fees to be paid
City Community
Tracking of fee
cumulative traffic improvement fee program
assessed in accord
upon recordation
Development
payments to
adopted by the City prior to issuance of the
with pro -rata
of each place of
Department staff
be monitored by
first residential building permit for the
contributions set
the Map. Fees
and City
Community
project. In addition to pre- construction
by the City
would be linked
Engineer to
Development
impact fees, future cumulative impact fees
Engineer, or
to building
collect and monitor
Department and
may also be collected to offset the long
with AOC or other
permit issuance
payment of fees.
the City Engineer.
term effects of golf course operations on
fee requirements
rather than grading
regional traffic conditions. If the
permits. Golf
residential portion of the project is
course related
constructed prior to the adoption of a
assessments
mitigation fee program, then a proportionate
should be paid
share of future improvement costs shall be
as agree upon
required for locations where project traffic
in the Development
has a measurable effect on cumulative traffic
Agreement for
volumes. The City Traffic Engineer and
the project and
Community Development Department Director
conditions of
shall determine the required contributions
approval.
prior to issuance of building permits for
residential units; fees must be paid prior
to the issuance of these permits. For the
golf course operations, fees may either be
assessed and paid prior to issuance of
grading permits or a fee structure could
be negotiated which permits amortization
of traffic mitigation costs through a
surcharge on green fees. A determination
of fee structure and method of collection
for the golf courses shall be required prior
to issuance of grading permits for either
golf course.
Mitigation Monitoring Program - 35 April a, 1996
Public Services and Facilities
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) Prior to issuance of building permits for
Fees to be paid at
One time action
Community
Documentation
either the residential or recreational
Map recordation or
for each phase
Development
of fee payments to
components of the project, all legally
issuance of building
and one time for
Department.
be provided prior
mandated school impact fees applicable
permits for each
action for golf
to issuance of
at the time of Final Map Recordation
Phase.
course.
building permit
shall be paid to the Moorpark Unified
School District.
(1) Prior to issuance of building permits for
Plan review and
One time activity.
Police Department
Confirm inclusion
either the residential or recreational
advisory input from
representatives and
of defensible
components of the project, the Moorpark
Police Department
Director of
space concepts
Police Department shall review development
Personnel to be
Community
in building
plans for the incorporation of defensible
incorporated into
Development.
plan check process.
space concepts to reduce demands on police
project plans.
services. To the degree feasible, public
safety planning recommendations shall be
incorporated into project plans. The
applicant shall prepare of list of project
features and design components that
demonstrate responsiveness to defensible
space design concepts. The City Community
Development Director shall be responsible
for review and approval of all defensible
space design features incorporated into
the project. This review shall occur prior
to initiation of the plan check process for
either residential or commercial buildings.
Mitigation Monitoring Program - 36 April 4, 1996
Public Services and Facilities
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(2) The applicant shall prepare and submit
Applicant to prepare
One time activity.
Police Chief and
Plan completion and
to the Community Development Department
and submit security
Community
implementation.
Director for review and approval a security
plan to City.
Development
plan for the Golf Course and Clubhouse
Director review
operation. This plan shall be oriented
and approve plan.
to reducing potential service demands on
police or emergency service providers.
The plan shall be approved prior to the
issuance of building permits for the
recreational component of the project.
(1) Prior to approval of the Vesting Final Map
Applicant to prepare
One time activity.
Community
Plan completion and
or issuance of building permits for the
and submit Solid
Development
implementation.
residential or recreational component
Waste Plan to City.
Director reviews
of the project, a Solid Waste Management
and approves Plan
Plan shall be prepared and submitted
after consultation
to the Community Development Director
with Solid Waste
for review and approval. This plan,
Management staff.
which shall include specific measures
to reduce the amount of refuse generated
by the proposed project, shall be
developed in consultation with the
Ventura County Sold Waste Management
District and the City of Moorpark to meet
waste reduction requirements established
by the California Integrated Waste
Management Act of 1989,
(2) The Solid Waste Mitigation Plan shall include
Same as condition (1)
Same as Condition (1)
Same as condition (1)
Same as condition (1 )
a green waste reduction program for the
above.
above.
above.
above.
proposed golf course operations. Greenwaste
related to golf course operations shall not be
deposited in landfills. Grass recycling, portable
chipping, on -site reuse of trimmings, drip
irrigation systems, and use of efficient
fertilizers and other landscape management
recommendations shall be included in this
program. If a for - profit composting operation
is developed by the applicant as part of this
green waste management program, a Minor
Modification to the CUP for the golf course
shall be applied for to permit such an operation
or facility within the boundary of the Moorpark
Country Club Estates project ownership.
Mitigation Monitoring Program - 37 April 4, 1996
Air Quality and Aesthetics Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(3) Educational materials shall be
Same as condition (1)
Same as condition (1)
Same as condition (1)
Same as condition (1)
provided to residents demonstrating
above.
above.
above.
above.
refuse reduction and reuse
techniques, including household
recycling, household hazardous
waste management and composting.
(4) Where feasible, the use of recycled
Validate presence of
One time activity.
Director of Community
Use of materials
building materials shall be included in the
requirement in
Development.
to be verified,
construction of both the residential and
CC &R review.
as feasible, during
recreational components of the project,
construction.
and language shall be included in the
CC &R's to encourage such use.
(5) Residential units shall include "built -in"
Validate presence of
One time activity
Building and Safety and
Inclusion of
recycling and trash separation areas.
requirement in CC &R
Plan Check staff.
required built -in
review.
units in plans.
(1) Both the eastern and western entrances to the
Verify compliance
One time activity
Plan Check staff
Inclusion of
proposed project shall be modified to provide
by comparisons of
during plan check
and Community
required amen ties
residential community entry monumentation,
condition requirements
process.
Development
and design features
appropriate landscaping at entry points, and
with landscaping,
staff.
into plans.
golf course signage. An orderly and
highway improvement,
consistent street tree planting program
and building plans.
shall be established for both entrance
roads to provide a landscaping pattern along
the entranceways that resembles a rural ranch
entry road design. All entry roads shall be
planted so trees are spaced at equal intervals.
Recommended tree plantings for these entry
points shall include the non - natives typically
used in ranch settings for entryways including
pepper, eucalyptus, and olive trees.
Mitigation Monitoring Program - 38 April 4, 1996
Aesthetics Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(2) The eastern perimeter of the project shall be
Redesign has
One time activity.
Community
Verify presence
redesigned to provide a setback from the ridge
occurred as part
Development
of recommended
system visible along Walnut Canyon.
of Project Description
Department staff
design in
Landscaping around this system, once it is
modification.
and plan check process.
landscape plan.
restored, shall emphasize reestablishment of
Confirm design
existing native and non - native habitat. The
standards in
landscaping program on the eastern perimeter
landscape plan.
shall emphasize restoration of the existing
vegetation and on the east side, the program
shall emphasize the use of tiered, tree lined
streets to minimize the adverse effects of
the urban design planned along this perimeter.
(3) The project shall be redesigned to provide
Same as condition (2)
Same as condition (2)
Same as condition (2)
Same as condition (2)
setbacks from the existing rural properties
above.
above.
above.
above.
on the northern and eastern perimeter of the
development. This modification should
emphasize relocating the eastern lots along
the perimeter ridge system to a more central
location within the development and the
relocation of the north - central cluster of
homes planned above Gabbert Creek to less
visible portions of the project.
(4) Low intensity night lighting shall be required
Assure that
One time activity.
Community
Verify presence
as a PDP condition of approval within
photometric plans
Development
of recommended
the streetscape and at intersections.
address design
Department staff.
limitations in
Front and rear yard lighting restrictions shall
concerns.
project photometric
be included in the project CC and Rs and
plans and CC &R's.
Design Guidelines.
(5) Design and operation controls on the proposed
Monitor ongoing
Continuous for
Community
Review of CUP
golf course and clubhouse shall be developed
course operations
the life of the
Development
compliance to
to minimize disruptions to existing rural
for compliance with
project.
Department staff.
be conducted
neighborhoods. Minimum impact lighting shall
limitations.
by Planning
be required for the Clubhouse and golf course
Include restrictions
Commission
operations. Golf course maintenance activities
in project
upon renewal.
shall be limited to daylight hours. Limitations
Conditions of
shall be developed on evening driving range
Approval.
operations to prevent significant increases in
ambient night lighting.
Mitigation Monitoring Program - 39 April 4, 1996
Aesthetics Quality Mitigation Measures
(6) The location of homes along the northern
and eastern perimeter of the project shall
be set back from the ridgelines to protect the
viewsheds and quality of life attributes of
surrounding lower density residential properties
(7) The eastern neighborhood shall be r.c shortred
to provide more cul -de -sacs to provide
streets without exposure to the central
collector which is designed to serve as a
primary access point to the municipal and
semi - private golf courses.
(g) The layout of the eastern neighborhood
should be revised to provide more lot
exposure along the municipal golf course.
(g) The street widths, streetscape patterns,
lighting, and parkway concept for the
project should be created to assure a
decidedly rural aesthetic - -this
modification may involve providing for
rolled curbs, a narrower street section,
low intensity decorative lighting, a
parkway street section (rather than a
typical subdivision pattern), the use of
decorative, rural boundary fencing along
streets, and other features.
(10) The streetscape within the western
neighborhood shall be fully landscaped
and treated with rural design features
typical of the immediate neighborhood.
Timing /Actions
Same as condition (1)
above for conditions
(6) through (10).
Frequency
game as condition (1)
bove for conditions
6) through 00).
Mitigation Monitoring Program - 40
Monitoring Staff
Same as condition (1)
above for conditions
(6) through 00).
Measure of ^ompliance
Same as condition (1)
above for conditions
(6) through 0 0).
April 4, 1
Aesthetics Quality Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1 1) Detailed information about residential project
Same as condition (1)
Same as condition (1)
Same as condition (1)
Same as condition (1)
design features shall be incorporated into
above for conditions
above for conditions
above for conditions
above for conditions
the Design Guidelines for this project.
(11) and (12).
(11) and (12).
(11) and (12).
(11) and (12).
This detailed information shall
comply, to the extent feasible, with the
design guidelines and development standards
contained in the City's Hillside Management
Ordinance. The framework for Residential
Planned Development Permit Design Guidelines
is provided in Appendix 10 of the EIR.
Final details concerning landscaping,
streetscape, and the architecture of
residential units shall be provided to
the City Community Development Director for
review and approval prior to certification
of the Final EIR.
Mitigation Monitoring Program - 41 April 4, 1996
Cultural Resource Mitigation Measures
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) A cultural resource monitoring program shall be
Monitoring should
One time activity
EQAP Monitor,
EQAP Monitor,
instituted during the initial vegetation clearance
occur during initial
during initial
Archaeologist and
arranges for and
for the project. The purpose of this monitoring
grading and data
grading.
Native American
verified archaeologist's
program is to determine if any significant
recovery should be
representative.
presence.
deposits not identified during the Phase I
performed, if
survey exist within the project boundary. The
necessary, on sites
monitoring shall be limited to the initial
discovered during
vegetation clearance phase of the grading
construction.
program. If cultural deposits meeting the
significance criteria defined in CEQA Guidelines
are encountered, limited data recovery shall be
conducted. The costs of this data recovery
shall be limited as defined in Appendices
to CEQA Guidelines. Chumash representatives
shall be actively involved in the monitoring and
any subsequent phases of the project mitigation
program. Participation shall include monitoring
of archaeological investigations, construction
monitoring, and data analysis.
Mitigation Monitoring Program - 42 April 4, 1998
7 Mitigation Measures Proposed by the Applicant
Incorporated Into The Project Description.
Integrated Golf Course Management Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
Prior to the issuance of Grading or Building permits,
Applicant prepares
Plan preparation is
Community
IGCMP review
the Community Development Director shall approve
detailed IGCMP
a one time activity
Development Director -
to be performed
an Integrated Golf Course Management Plan
to govern landscape
to be completed
Field implementation
by EQAP monitor
(IGCMP) for the golf courses. This plan shall
design, management,
early in the golf
to be monitored
until long term
be coordinated with the Habitat Enhancement Plan.
turf selection,
design process.
first by the EQAP
monitoring
At a minimum, the IGCM Plan shall be
and chemical
monitor then
procedure is
consistent with the following requirements:
management.
later by Community
established.
Development and
The plan shall be developed by experts in
Engineering staff.
Compliance to be
golf course design; surface water and
reviewed during
groundwater hydrology, turf management,
CUP and Development
mechanical, and biological controls,
Agreement compliance
arborists, and experts in native California
review.
plants. In addition, the City may, at its
sole discretion and at the applicant's
expense, use City staff or outside
consultants to review the plan.
These costs shall be included in the
maximum annual monitoring cost specified
in the Project Mitigation Monitoring
Program. The plan shall incorporate the
following goals, policies and design
features:
(1) The use of chemicals for golf course
management shall be permitted in
conjunction with natural systems of
turf management. Natural methods
of biological control include:
Mitigation Monitoring Program - 43 April 4, 1996
Integrated Golf Course Management Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
a. Selection of plant materials
Same as prior page.
Same as prior page.
Same as prior page.
Same as prior page.
to minimize the need for
chemicals (e.g., insect and
disease resistant plant species,
use of plant species which inhibit
plant growth under their driplines,
etc.).
b. Use of mechanical techniques where
possible (e.g. manually removing
weeds, rather than using herbicides;
installation of "gopher barriers"
(i.e., underground wire mesh)
around tees and greens to discourage
gophers in sensitive areas; use of traps
rather than chemical pesticides to
control animal pests, and aeration/
filtration of standing water.
C. Use of biological control techniques
where possible (e.g. use of frogs for
mosquito larva control, etc.).
12► The use of irrigation water on site shall
Same as Condition (1).
Same as Condition (1).
Same as Condition (1).
Same as Condition (1).
be minimized where possible using such
techniques such as:
a. Time water irrigation to avoid hot
periods of the day (i.e., to avoid excess
evaporation), or early night (i.e., to
avoid plants being wet through out night
and thus potentially being more
susceptible to diseases).
Mitigation Monitoring Program - 44 April 4, 1996
Integrated Golf Course Management Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
b. Extensive monitoring and recording
of soil moisture; and daily
evapotransportation rates to maximize
irrigation efficiency.
C. Establish deep moisture in the
soils, avoiding evaporation and
encouraging deep root growth.
d. Hand water only during the day
to preclude wilt.
e. Low permeability membranes and /or
clay shall be installed under all
lakes to prevent loss of irrigation
volume.
f. Procedures shall be developed to
monitor turf maintenance, including
anticipated irrigation rates and
schedules, and shall be designed to
reduce or eliminate the amount of
irrigation run -off.
(3) When chemicals are used they should be
Same as Condition (1).
Same as Condition (1).
Same as Condition (1).
Same as Condition (1).
selected to the extent possible for the
following characteristics:
a. Application of chemicals at the proper
time of day to maximize plant uptake and
minimize runoff or underground migration
(e.g., avoid spraying when very hot,
before rainstorms, etc.).
Mitigation Monitoring Program - 45 ".Prii 4, 1996
Integrated Golf Course Management Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
b. They should be specific to the target
Continued from
Continued from
Continued from
Continued from
species (e.g., sex pheromones to trap
prior page.
prior page.
prior page.
prior page.
insects) rather than be broad spectrum
pesticides.
C. They should not utilize long- lasting
residuals compounds.
d. They should not readily evaporate any
dangerous compounds or readily migrate
through groundwater.
e. Procedures shall be developed to record
and monitor the use of chemicals, including
the type, application rates, and
frequency of use, and methods of handling
and storage.
(5) A program shall be developed to monitor
Measures (5) to 00)
Measures (5) to 00)
Measures (5) to 00)
Measures (5) to (10)
on -site and off -site surface and ground
to be implemented
to be implemented
to be implemented
to be implemented
water quality to be reviewed by the City
identically to
identically to
identically to
identically to
and by the County Public Works Agency.
condition (1).
condition (1).
condition (1).
condition (1).
(6) The most recent applicable Environmental
Protection Agency Stormwater and NPDES
regulations shall apply to this project.
(7) All runoff from man made impervious
surfaces such as parking lots shall be
filtered through grease /oil traps before
discharge into drainage facilities leading
offsite to minimize surface runoff of
potential water contaminants. The contents
of the traps shall be disposed per local .
and State regulations.
Mitigation Monitoring Program - 46 April 4, 1996
Integrated Golf Course Management Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(8) In the event that significant ground
Continued from
Continued from
Continued from
Continued from
water or surface water contamination
prior page.
prior page.
prior page.
prior page.
from the project is found to occur by
either the County of Ventura or the
Regional Water Quality Control Board,
the applicant shall take whatever
steps are deemed necessary by the
identifying agency to remove
contamination and prevent future impacts.
(9) To the degree feasible (given elevation
differences in the course design), drains
placed under greens, tees, and fairways
shall be directed into the on -site lakes.
Collected water could be recycled for
irrigation use. In areas where drainage
to lakes is not possible, the use of
impermeable membranes and other water
quality protection features shall be
considered for incorporation into the
course design.
0 0) Measures to reduce water consumption
throughout the golf course operation shall be
incorporated into the irrigation plan for
the project. The measures shall include, at
a minimum:
(a) Use of drought tolerant turf and other
plant materials.
(b) . Use of drip irrigation systems for plants
and other low water irrigation systems for
turf. A proposed irrigation system include
computerized controls, weather stations,
and high -tech distribution systems.
Mitigation Monitoring Program - 47 April 4, 1996
Integrated Golf Course Management Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(c) Installation of separate metering systems
on the domestic and irrigation supplies to
monitor of water used for each purpose.
(d) Installation of low -flow plumbing fixtures
in all buildings and /or areas in the
clubhouse locker rooms, rest areas and
restaurant.
(e) Installation of insulation on cold and
hot water pipes to minimize warming of
cold water pipes and cooling of hot
water pipes. Such insulation can help
conserve water by reducing unnecessary
running of water.
(f) Integration of this plan with the
Habitat Enhancement Plan.
(1 1) A landscape design plan shall be prepared
Same as condition (1)
Same as condition (1)
Same as condition (1)
Same as condition (1)
as a component of the IGCMP. At a minimum,
above.
above.
above.
above.
this plan shall address the following goals
and policies:
(a) Drought tolerant plant materials shall
be used as practical.
(b) Plant species which would not attract
deer to certain areas shall be considered
along the landscaped golf course perimete
.
(c) California native plants shall be used
as much as possible, with species native to
or naturalized in the Moorpark Region give
preference in landscape planning.
(d) If non - native species are used, they shout
be, non- invasive varieties.
Mitigation Monitoring Program - 48 April 4. 1996
Integrated Golf Course Management Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(e) A long term maintenance program for the
native species shall include regular
monitoring programs.
0 2) No internal combustion engine golf carts
Same as condition
Same as condition
Same as condition
Same as condition
shall be used on site, unless first approved
(1) above.
(1 1i above.
(1) above.
(1) above.
by the Community Development Director.
(13) The IGCMP shall include a long -term
Same as condition
Same as condition
Same as condition
Same as condition
monitoring program. An annual review of golf
(1) above.
(1) above.
(1) above.
11► above.
course operations shall be required to ensure
fulfillment of the intents of the Plan.
Modifications to the Plan shall be made
as required on an annual basis.
Prior to issuance of grading or building permits,
Applicant prepares
Plan preparation is
Community
HEP review to be
the Community Development Director shall approve
detailed HEP
a one time activity
Development
performed first
a Habitat Enhancement Plan (HEP). The Plan shall
to be incorporated
to be completed
Director - Initial
by EQAP monitor
apply to all existing or created on -site oak
into the landscape
early in the golf
field implementation
until a long term
woodlands, riparian areas, and lakes. The purpose
design program.
course design process.
to be monitored
monitoring procedure
of this plan shall be to increase the biological
first by the EQAP
is established.
carrying capacity of these areas. This plan shall
monitor and then
Compliance to be
be coordinated with the Integrated Golf Course
later by Community
reviewed during
Management Plan. At a minimum, policies and
Development and
CUP and Development
design features to be incorporated into this plan
Engineering staff.
Agreement compliance
shall include:
review.
(1) Policies and programs to reduce non - native
plants, and encourage native plants. At a
minimum, the following programs shall be
included:
(a) Removal of non - native plants.
(b) Planting a variety of native plants
to increase biological carrying capacity.
Mitigation Monitoring Program - 49 April 4, 1996
Integrated Golf Course Management Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(c) Maintenance programs to ensure the
See prior page
See prior page
See prior page
See prior page
long -term health and viability of plant
for requirements.
for requirements.
for requirements.
for requirements.
and animal communities.
(d) Restrictions on the use of chemicals
or pesticides which have documented,
detrimental, long -term effects on the
biological communities within oak
woodlands, riparian areas, and lakes.
(e) Restrictions on any management practices
to eliminate any "pest" species which
may live in the oak woodlands,
riparian areas or lakes, unless the
Planning Division first approves such
practices. Such approvals should only
be granted in unusual situations such
as threats to public health.
(f) Assurances that the project will
constitute a viable preserve for at
least some locally rare, listed, or
endangered plants.
Mitigation Monitoring Program - 50 April 4, 1996
Integrated Golf Course Management Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(2) Policies regarding trees protected by the
City Tree Protection Ordinance (called
Compliance with
Oak Tree Ordinance
One time activity
for plan checks
City Engineer staff
and Community
EQAP monitor to
verify field
"protected trees "). At a minimum,
requirements to be
assured through
and continuous
activity during
Development
Department staff
compliance w0
protection
these consist of the following:
incorporation of
grading until
requirements.
(a) This project shall not initially
requirements in
project completion.
remove any tree species protected
conditions 2(a)
under the City Tree Protection Ordinance.
through 2(e) into
landscape and grading
(b) Damage or removal of any protected tree
plans.
by this project shall be subject to the
provisions of the Tree Protection
Ordinance. If a protected tree dies
other than as a result of this project,
the tree shall be replaced per the
requirements of the Tree Protection
Ordinance for removed trees.
(c) No grading or other activity (e.g.,
equipment and material storage,
parking, etc.) shall occur within
the driplines on protected trees.
To ensure this, temporary 6'
protective fencing shall be installed
at least one foot outside the dripline
of every such tree prior to grading.
(d) Grading and other activities may occur
between the dripline and 10 feet beyond
the dripline of every protected tree
only if the project appointed City
Arborist first conducts a field survey
of the situation and certifies to the
City that the protected tree will not
be damaged by the proposed activity.
In addition the Arborist shall monitor
these activities while they occur to
ensure that the protected tree is not
damaged.
Mitigation Monitoring Program - 51 April 4, 1996
Integrated Golf Course Management Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
Prior to grading, the grade subject to
review by the Arborist shall be staked
and otherwise marked as off - limits
for activities not previously approved
by the Arborist. Also, the off -limit
areas shall show on the approved grading
plan with notes to the grading contractor
on the face sheet of the approved grading
plans.
(e) A tree planting program shall be
instituted to expand the number of
trees within the riparian areas within
the project boundary along the Gabbert
Creek drainage.
(3) A buffer zone 25 feet wide, measured from
Verify compliance
One time activity
Plan check staff
Inclusion of
the top of the bank, shall be maintained
by comparison of
during plan check
and Community
required amenities
adjacent to all protected drainages
condition requirements
process.
Development
and design features
identified in the EIR Biological Constraints
with landscaping,
Department staff.
into plans.
Map. This buffer is designed to protect
highway improvement,
these areas from impacts resulting from the
and building plans.
proximity of project - related activities.
This buffer shall be subject to the following
policies:
(a) The exact location of this buffer zone
shall be determined by the Community
Development Director in consultation
with an independent biologist.
(b) This buffer zone shall be identified
and staked to the satisfaction of the
Director prior to grading operations.
Mitigation Monitoring Program - 52 April 4, 1996
Integrated Golf Course Management Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(c) No physical alterations other than
revegetation shall be allowed within
this buffer zone unless an independent
biologist approved by the Director of
Community Development has certified
that such work would not damage
the integrity of the buffer. Prohibited
activities generally include: grading,
cut, fill, clearing, landscaping, storage
of equipment and materials, vehicular
parking and irrigation (except for the
establishment of native plants).
Required flood - control improvements and
bank protection are exempt from this
requirement.
(4) Use the on -site lakes for the encouragement
Same as Measure (1)
Same as Measure (1)
Same as Measure (1)
Same as Measure (1)
of native aquatic plants and amphibians.
above.
above.
above.
above.
(5) This plan shall be coordinated with the
Same as Measure (1)
Same as Measure (1)
Same as Measure (1)
Same as Measure (1)
California Department of Fish and Game.
above.
above.
above.
above.
(6) The plan shall include a long -term
Same as Measure (1)
Same as Measure (1)
Same as Measure (1)
Same as Measure (1)
monitoring provision.
above.
above.
above.
above.
An on -site tree nursery shall be developed and
Nursery to be
Continuous -
Community
Performance review
maintained to propagate plant species for use on
established and
annual event.
Development
to be required
site. The Community Development Director
maintained as an
Department.
during periodic
shall approve the location of this nursery.
element of the
CUP and Development
The nursery operational plan shall be
golf course.
Agreement review.
approved prior to issuance of Certificate
of Occupancy. Plants shall be distributed to
the public on an annual arbor day. At a minimum,
100 oak seedlings (5 gal. or larger) and 100
other native broad leaf trees (5 gal. or bare root)
shall be made available annually.
Mitigation Monitoring Program - 53 April 4, 1998
Air Quality Mitigation Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
Prior to the issuance of grading or building
permits, the Community Development Director
shall approve an Air Emissions Mitigation Plan
(AEMP). The plan will implement the intent of
EIR air quality mitigation recommendations.
At a minimum the AEMP shall contain
policies and implementation methods as .
follows:
(1) All construction equipment engines
The Air Quality
Monitoring to
EQAP Monitor and
EQAP Monitor to
shall be maintained in good working
Mitigation Plan is to
continue until
City Engineer and
perform field
condition and in proper tune as per
be prepared prior to
completing of
Building Inspectors
monitoring and
manufacturer's specifications.
initiation of rough
grading.
are all responsible
to report on
grading. Some of
for monitoring
compliance
(2) During smog season (May through October),
these measures
implementation of
review.
the construction period shall be
duplicate the
the Plan.
lengthened so as to minimize the
required mitigation
number of vehicles and equipment
identity in the EIR.
operating at the same time.
(3) Construction activities should utilize
new technologies to control ozone
precursor emissions as they become
available and feasible as determined
by the Community Development Director.
(4) All material excavated or graded shall
be sufficiently watered or treated
with all environmentally safe dust
palliatives to prevent excessive
amounts of dust. Watering should
occur at least twice daily with
complete coverage, preferably
in the late morning and after
work is done for the day.
Mitigation Monitoring Program - 54 April 4, 1goo
Air Quality Mitigation Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(5) All clearing, grading, earth moving,
Same as prior page
Same as prior page
Same as prior page
Same as prior page
or excavation activities shall cease
for all measures
for all measures
for all measures
for all measures
during periods of high winds (i.e.,
j5► to (10).
(5) to (10).
(5) to (10).
(5) to (10):
greater than 15 mph averaged over
one hour) so as to prevent excessive
amounts of dust. Contact the Ventura
County Air Pollution Control District
(APCD) meteorologist for current
information regarding average wind speeds.
(6) All material transported off -site shall be
either sufficiently watered or securely
covered to prevent excessive amounts
of dust.
(7) Face masks shall be used by all employees
involved in grading or excavation operations
during dry periods to reduce inhalation of
dust which may contain the fungus which
causes San Joaquin Valley Fever.
(8) The area disturbed by clearing, grading,
earth moving, or excavation operations
shall be minimized so as to prevent
excessive amounts of dust.
(9) All portions of the construction site
which are inactive for more than 30 days
shall be seeded and watered until grass
cover is grown.
(10) On -site vehicle speed shall be limited
to 15 mph during construction.
Mitigation Monitoring Program - 55 nP(119, 1 i0
Air Quality Mitigation Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
01) All areas with vehicle traffic shall be
Same as mitigation
Same as mitigation
Same as mitigation
Same as mitigation
watered twice a day or treated with
measure (1) for
measure (1) for
measure (1) for
measure (1) for
environmentally safe dust palliatives except
measures 0 1) to 0 3►.
measures (1 1) to 0 3).
measures 0 1) to 0 3).
measures 0 1) to 0 3).
during periods of measurable rainfall.
(12) Streets adjacent to the project site shall
be swept as needed to remove silt which
may have accumulated from construction
activities to prevent excessive amounts
of dust.
0 3) All of the above implementation measures
shall show as notes on the face sheet of
the grading plan and shall be conditions
of grading permit issuance.
Mitigation Monitoring Program - 56 April 4, 1996
Lighting Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
Prior to the issuance of grading or building
permits, the Community Development Director
shall approve a lighting plan for all exterior
lighting. A lighting plan shall be prepared by
an electrical engineer registered in the State of
California. The lighting plan shall achieve the
following objectives: avoid interferences with
reasonable use of adjoining properties;
minimize on -site and off -site glare; provide
adequate on -site lighting; limit electroliers
height to avoid excessive illumination; provide
structures which are compatible with the total
design of the proposed facility; and minimize
energy consumption.
The lighting plan shall include the following
provisions:
(1) A photometric plan showing a point -by -point
The following Guidelines
Plan preparation
Community
Long term monitoring
foot candle layout to extend a minimum of
regarding photometric
is a one time
Development Director.
of compliance shall
twenty (20) feet outside the parking lot
planning are to be
activity to be
Initial field
occur through CUP
and clubhouse boundaries. The layout plan
considered for
completed early
implementation
periodic review.
is to be based on a ten 0 0) foot grid center.
incorporation into
in the golf
to be monitored
Down lighting and accent landscape and .
photometric plans
course design
by EQAP Monitor.
building lighting shall be employed
for the project.
process.
throughout the project. Entrance lighting
Plans to comply
along project access roads shall be compatible
with all CUP
with the surrounding rural neighborhood.
conditions.
(2) Maximum overall height of fixtures (except
street lights) shall not exceed twenty (20)
feet, unless otherwise approved by the
Community Development Director. Fixtures
must possess sharp cut -off qualities with
a maximum of one foot candle illumination
at property lines.
Mitigation Monitoring Program - 57 April a, 1996
Lighting Plan
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(3) There shall be no more than a seven -to -one
See prior page.
See prior page.
See prior page.
See prior page.
(7:1) ratio level of illumination shown
(maximum -to- minimum ratio between lighting
standards).
(4) Energy efficient lighting fixtures shall be
provided which are compatible with adjacent
properties.
(5) A minimum of one, and a maximum of two foot
candle illumination with a 1.5 foot candle
average, or as otherwise approved by the
Planning Director.
(6) No light shall be emitted above the 90
degree or horizontal plane. No direct light
source shall be visible from the street or
adjacent properties.
(7) Light standards in the parking lot shall
be shielded and directed downward to avoid
light and glare on neighboring properties.
(8) Lighting devices shall be high enough to
prohibit tampering by anyone on the ground
unless tamper -proof fixtures are
approved by the Director of Community
Development. All parking areas shall be
provided with a lighting system
capable of illuminating the parking
surface with a minimum maintained 1 -foot
candle of light and shall be designed to
minimize the spillage of light onto
adjacent properties. All exterior
lighting devices shall be protected
by weather and breakage resistant covers.
(9) Street lighting and rural lot lighting
standards specified in the EIR shall
be incorporated into the project
photometric plans.
Mitigation Monitoring Program - 58 April 4, 1996
Landscape Plan Requirements
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(1) Prior to the issuance of a Zoning Clearance,
The following
A series of
Community
Reviewing City
three sets of Landscaping and Irrigation Plans,
guidelines and
one -time planning
Development
personnel to
together with a maintenance program, shall be
commitments should
actions would be
Department,
confirm inclusion
prepared by a State - licensed Landscape
be incorporated into
required to
and contract
of standards and
Architect. The plan shall be in accordance
the Landscape Plan.
implement these
City Landscape
guidelines prior
with the Ventura County Guide to Landscape
A number of these
guidelines and
Architect.
to issuance of
Plans, and applicable City policies, plans
measures have been
standards.
building permits.
and ordinances. Further, the plan shall be
incorporated into
submitted to the Community Development
conditions of
Director for approval. The applicant
approval for the
shall bear the full cost of plan review
Golf Course and
and final inspection.
Vesting Map.
(2) Prior to the issuance of an Occupancy
Permit, all landscaping and irrigation
system installation for the golf course,
club house and ancillary structures,
front yards, and streetscapes, shall
be completed and approved by the
Community Development Director or
the Director's designee.
(3) Prior to occupancy, the landscape
architect shall certify, in writing,
that the landscaping and irrigation
system were installed in accordance
with the approved Landscape and
Irrigation Plans.
(4) Continued landscape maintenance
shall be subject to periodic inspection
by City staff. The permittee shall
be required to remedy any defects within
two weeks after notification by City staff.
Mitigation Monitoring Program - 59 April 4, 1998
Landscape Plan Requirements
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
The final landscape plans shall include
landscaping specifications, planting details,
and design specifications and are
subject to the following:
(1) The final design of all sidewalks,
See prior page for
See prior page for
See prior page for
See prior page for
barrier walls, streetscape elements,
monitoring guidelines.
monitoring guidelines.
monitoring guidelines.
monitoring guidelines.
urban landscaping, and pedestrian paths
within the project limits are subject
to the approval of the Community
Development Director.
(2) A 50 percent shade coverage shall be
provided within all open parking areas.
Shade coverage is described as: the
maximum mid -day shaded area defined
by a selected specimen tree at 50
percent maturity.
(3) Any turf plantings associated with
non -golf course areas within this
project shall be drought tolerant,
low water -using varieties.
(4) Landscaping at site entrances and exits
and any intersection within the parking
lot shall not block or screen a seated
driver's view of moving vehicles or
pedestrians.
(5) Plantings in and adjacent to parking
areas shall be contained within raised
planters surrounded by six -inch high
concrete curbs.
(6) Landscaping (trees) shall not reduce
overhead lighting at ground level.
Mitigation Monitoring Program - 60 April 4, 1998
Landscape Plan Requirements
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
(7) Earthen berms and /or low walls or
See prior page for
See prior page for
See prior page for
See prior page for
appropriate landscaping shall screen
monitoring guidelines.
monitoring guidelines.
monitoring guidelines.
monitoring guidelines.
views of parked vehicles from access and
internal circulation roads.
(8) Backflow preventers, transformers, or
other exposed above -grade utilities shall
be shown on the landscape plan(s) and shall
be screened with landscaping and /or walls.
(9) A sufficiently dense tree planting plan
emphasizing tall growing trees and /or
shrubs shall be designed for areas
adjacent to the proposed clubhouse.
Trees next to golf course buildings
shall be a minimum of 24 inch box size to
provide screening in a five (5) year time
period. Recommendations regarding planting
in the environmental document shall be
incorporated, to the degree feasible,
into the screening plan.
(10) Irrigation shall be provided for all
permanent landscaping, as identified
in the approved landscape plan. The
applicant shall be responsible for
maintaining the irrigation system and
all landscaping. The applicant shall
replace any dead plants and make any
necessary repairs to the irrigation
system consistent with the landscape
plan approved for the development.
Mitigation Monitoring Program - 61 April 4, 1996
Landscape Plan Requirements
Timing /Actions
Frequency
Monitoring Staff
Measure of Compliance
01) Native and /or drought - tolerant shrubs
See prior page for
See prior page for
See prior page for
See prior page for
and trees shall be utilized: for
monitoring guidelines.
monitoring guidelines.
monitoring guidelines.
monitoring guidelines.
landscaping purposes; in order to stabilize
graded slopes; and to encourage return of
wildlife species displaced from the project
site as a result of grading activities.
Mitigation Monitoring Program - 62 APO 4, 1996
Resolution Number 96- 1197 Attachment 5
Bollinger Development Corporation
The Moorpark Country Club Estates Project
STATEMENT OF FINDINGS
Legal Requirements
The California Environmental Quality Act (CEQA) section 15091, which
requires the preparation of a Findings Concerning the Mitigation of
Environmental Effects, states:
"No public agency shall approve or carry out a project for which an EIR
has been completed which identifies one or more significant
environmental effects of the project unless the public agency makes one
or more written findings for each of those significant effects,
accompanied by a brief explanation of the rationale for each finding.
The possible findings are:
(1) Changes or alterations have been required in, or
incorporated into, the project which avoid or
substantially lessen the significant environmental
effect as identified in the Final EIR.
(2) Such changes or alterations are within the
responsibility and jurisdiction of another public
agency and not the agency making the finding. Such
changes have been adopted by such other agency or can
and should be adopted by such other agency.
(3) Specific economic, social, or other considerations
make infeasible the mitigation measures or project
alternatives identified in the Final EIR."
This section of the guidelines further directs that the findings shall
be supported by substantial evidence in the record of the project.
The certified Final EIR on the Bollinger Development Corporation
Moorpark Country Club Estates Project (Certified on December 20, 1995)
identified thirteen types of environmental effects for which Findings
must be prepared. These environmental concerns included:
(1) land use and planning considerations and project
consistency with adopted environmental Goals, Plans
and Policies;
(2) geologic effects and seismic hazards;
(3) air quality impacts on the local and regional airshed;
Statement of Findings -1 April a, 1996
(4) changes to surface water quality and extraction of
groundwater supplies;
(5) impacts resulting from changes to drainage patterns
and the transport of sediment;
(6) effects on biological resources;
(7) noise impacts on City residents;
(8) fire hazards and fire suppression;
(9) growth inducement potential and population and
housings impacts;
(10) effects on both local and regional traffic
circulation;
(11) impacts on public services and private utilities;
(12) effects on aesthetics and visual resources; and
(13) impacts to cultural resources.
In brief, A Statement of Findings is required for all significant
adverse impacts for which feasible and effective mitigation measures
have been conceived.
Even in cases where feasible and implementable mitigation measures have
been developed to offset an environmental effect, if the scope of the
required mitigation is not sufficient to reduce impacts to acceptable
levels, a Statement of Overriding Considerations must also be prepared;
such a statement has been prepared for this project and follows (refer
to Exhibit 2: Statement of Overriding Considerations for air quality and
biological effects).
Thresholds of significance useful for distinguishing between an
environmental effect that is adverse and can be mitigated or an effect
that is unavoidable are defined in CEQA Statutes, State Guidelines,
Appendices to State CEQA Guidelines, City Guidelines implementing CEQA,
and in County thresholds and standards related to regional environmental
effects (e.g., air quality, water quality).
Statement of Findings -2 April 4, 1996
Impacts for Which Findings are Required
Land use and Planning Considerations and Project Consistency with
Adopted Environmental Goals, Plans and Policies
Anticipated Adverse Environmental Effects
Four land use issues were identified as having the capacity of
generating potentially significant environmental effects; these
potential impacts included: (1) the conversion of existing rural,
agricultural, and rural residential uses to more intense development
with attendant depreciation of environmental quality, (2) the potential
for future conversion of agricultural lands surrounding the project that
would otherwise be committed to cultivation in the near future, (3) the
growth inducing effect of required infrastructure extensions, and (4)
detrimental effects on surrounding properties and neighborhoods.
Findings
The City disclosed the potential for environmental effects concerning
these four issues and required feasible and implementable mitigation
measures for each concern. In addition, the certified Final EIR
included a revised project design that incorporated most of the
required mitigation measures outlined in the EIR. Subsequently, the
Project Description was formally amended and an Addendum to the
Certified Final EIR was prepared and a final set of Conditions of
Approval were developed to mitigate any remaining impacts not offset by
project redesign. Applicable findings are that changes or alterations
have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effects as identified
in the certified Final EIR (CEQA Section 15091 {a }(1)].
Rationale
The revised Project Description included all of the features recommended
in the certified Final EIR Alternatives Analysis which were necessary to
improve the land use compatibility of the project with surrounding
properties. These changes included providing substantial setbacks from
surrounding properties, the creation of an open space buffer in the form
of an easement area within which development would be restricted or
prohibited. In addition, limitations were imposed on the capacity and
alignment of infrastructure extensions. Specific changes in the revised
Project included:
(1) the northern extension of the western neighborhood was
eliminated to prevent grading and landform
modification along the northern perimeter of the
development;
(2) the street system for the project was redesigned (a)
to provide separation between vehicle movements along
the main collector street and the interior street
system designed to serve as a residential local
Statement of Findings -3 April 4, 1996
street; (b) to eliminate driveways along the project
collector "C" Street; and (c) to enable the creation
of a pedestrian oriented parkway design streetscape
which would serve as an amenity to the public space
within the development;
(3) an open space buffer was incorporated into the design
around the northern, eastern, and southern portions of
the property;
(4) the golf courses were redesigned to achieve greater
compactness, to reduce intrusions into preserved open
space, to reduce grading and air quality impacts, and
to prevent potential traffic - pedestrian /golf cart
conflicts;
(5) the golf course lake system was redesigned to provide
an improved surface drainage design (so surface water
is directed, to the maximum extent feasible, into
water features) which assists in reducing the
potential for surface water impacts to downstream
areas from golf course chemicals;
(6) additional retention capacity was provided to further
reduce any potential hydrology impacts within the
Gabbert Canyon drainage;
(7) the water system for the project was designed to
conform with Water District No. 1 master plans for
storage reservoir capacity;
(8) the layout of houses within the eastern neighborhood
was changed substantially to break up the linearity of
the original design and to provide more exposure of
the neighborhood to the golf course fairway areas;
(9) the golf course clubhouse was relocated and redesigned
to achieve more compactness and to reorient elevations
to prominent fairway exposure;
(10) larger acreage lots were planned around the perimeters
of the project to provide additional buffers between
the proposed project and surrounding rural
neighborhoods;
(11) all higher density housing which would have intruded
on the quality of life of surrounding rural
neighborhoods was eliminated; and
The .consistency of the project with adopted environmental goals and
policies was evaluated in Chapter 5 of the Certified Final EIR. With
exceptions related to air quality and impacts to biological resources
which are referenced in the Statement of Overriding Considerations, the
amended project as described in the Addendum to the certified Final EIR
Statement of Findings -4 April 4, 1996
and in exhibits provided by the applicant resulted in the incorporation
and adoption of all required, feasible mitigation measures. With these
modifications, the project was found to be in conformance with the
goals, policies, and programs in the applicable Elements of the General
Plan.
Geologic and .Seismic Hazards
Anticipated Adverse Environmental Effects
According to the preliminary grading plans for the original project,
approximately 10,339,400 million cubic yards of earth were proposed to
be graded to create building pads, to construct two golf courses, and to
provide access roads and internal circulation. As described in the
Addendum to the certified Final EIR, this yardage has been reduced by
about 1,000,000 cubmic yards in the amended project plan. Impacts
associated with the scope and intensity of grading were defined as being
adverse and significant. Cuts of up to 80 feet and fills up to about 90
feet in depth would be created during site mass grading. Maximum cut
and fill slopes would extend 400 to 500 feet in height and 300 to 400
feet in length, respectively. Unstable slopes were identified that
required modifications to the grading plan.
Surficial landslides and slope failures are present along the southern
perimeter of the property. The constraints posed by these landslides
have been taken into account in the design of the project. Few
landslides or unstable slopes exist within the residential portion of
the project; a substantial number of landslides are present within the
areas to be developed with golf courses. This distribution of proposed
uses in relation to hazards is intentional and reflects careful and
judicious financial and engineering planning.
Project construction and grading activities would involve removal of
vegetative cover, excavation and cut and fill slopes, and operation of
heavy equipment. Significant impacts to soils include accelerated
erosion and downslope deposition and increased potential for surficial
sliding and slumping. Compaction of soils by heavy equipment may reduce
the infiltration capacity of soils. The reduced infiltration may
deprive soil and vegetation of water and may substantially increase
runoff and erosion, particularly into the unnamed drainage descending
along the western perimeter of the project boundary within Gabbert
Canyon (this drainage is hereafter referred to as Gabbert Creek) .
Sedimentation patterns into the creek would likely be greatly altered by
denuding of slopes and by grading activities at the site.
Statement of Findings -5 April 4, 1996
The two golf courses are planned within an area containing major
landslides. Substantial grading is proposed within the boundary of both
golf courses and existing landslides are present within the boundary of
both courses. The planned grading will effectively modify the stability
of the larger slides by cutting and removing material from the tops of
these landslides (thus removing the mass that would tend to drive
reactivation of the landslide) and filling at the toes of the landslides
(thereby providing additional resistance to landslide movement).
Findings
The City disclosed the potential for adverse environmental and potential
property related effects resulting from the exploration of the geologic
suitability of the property for the uses proposed. Specific mitigation
measures were conceived to offset impacts related to (1) landslides and
slope stability, (2) seismic hazards related to fault rupture, (3)
liquefaction potential, (4) the suitability of the project site for the
proposed use and the appropriateness of the site design and grading
concept. Furthermore, the certified Final EIR included an alternatives
analysis that recommended project redesign to minimize geologic hazards.
A revised project design was conceived that incorporated most of the
required mitigation measures outlined in the certified Final EIR.
Subsequently, the Project Description was formally amended and an
Addendum to the Certified Final EIR was prepared and a final set of
Conditions of Approval were developed to mitigate any remaining impacts
not offset by project redesign. Therefore, not only has the project
been redesigned to avoid adverse effects, mitigation measures have also
been required to offset any residual effects related to incomplete
mitigation or inability to redesign the project completely to eliminate
impacts. The applicable finding is that changes or alterations have
been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified
in the Certified Final EIR (CEQA Section 15091 (a)(1)].
Rationale
Feasible and implementable mitigation measures were developed for each
area of geologic concern. Project mitigation measures require
additional, detailed, site specific geotechnical investigation and
preparation of further geologic studies prior to recordation of the
Vesting Map. Mitigation measures also require remediation of unstable
slopes, removal and stabilization of landslides, and compliance with the
recommendations of soil and geologic studies. With the imposition of
these mitigation measures and taking into account the redesign of the
project to avoid or minimize environmental effects, changes or
alterations have been required and incorporated into the project that
have reduced potential geologic hazards to insignificance.
Statement of Findings -6 April 4, 1996
Air Quality
Anticipated Adverse Environmental Effects
Construction of the Moorpark Country Club Estates project would generate
particulate emissions during clearing and grading activities. Some
construction operations for the proposed project would have the
potential to result in concentrations of particulates that exceed both
the national and state ambient air quality standards on a short -term
basis. The dust generated by such activities may also pose adverse
impacts to those living and working near the construction sites. In
addition, the occupation of new residences constructed as part of the
project and traffic related to the use and operation of the golf courses
would exceed thresholds established by the County Air Pollution Control
District. Both the residential and golf course components of the
project would result, jointly or severally, in a significant,
unavoidable air quality impact.
Findings
The City disclosed the potential for significant, unavoidable adverse
environmental effects on local and regional air quality in the certified
Final EIR for this undertaking. Project modifications that would have
reduced the volume of pollutants were considered in the Alternatives
Analysis. These alternatives included:
Alternative 1: No Project
Alternative 2: 1 Golf Course and 5 Acre Home Sites
Alternative 3: 5 Acre Estate Homes and No Golf Course
Alternative 4: Rural Neighborhood Plan
Alternative 5: Revised Project Design
Alternative 6: Alternative Locations
As disclosed in the rationale statement concerning project alternatives
in the concluding section of these findings, with the exception of
Alternative 5 (Revised Project Design), these alternatives were
determined either to be infeasible or not capable of being implemented,
or, the alternatives considered would not substantially reduce air
quality emissions. The adopted alternative, Alternative 5, failed to
result in a significant reduction of air quality impacts and therefore a
Statement of Overriding Considerations was required for this impact.
Mitigation measures were conceived which partially offset air quality
impacts. Since adverse effects were not fully mitigated, a Statement of
Overriding Considerations was prepared.
Statement of Findings -7 April 4, 1996
Rationale
Without a substantial reduction in the size of the project, diminishing
air quality impacts sufficiently to reduce the impacts of the project to
non - significant levels cannot be achieved. For the reasons cited in the
Alternatives Analysis section of these findings, a reduction in project
size was not recommended in the certified Final EIR as the
environmentally superior alternative. Rather, the recommended
alternative (Alternative 5) emphasized substantial redesign of the
project. The project was subsequently redesigned to be consistent with
Alternative 5.
Feasible and implementable mitigation measures were developed for both
construction and long term operational emissions that were anticipated
to occur as a result of project implementation. These mitigation
measures include transportation demand management planning, construction
mitigation planning, and incorporation of trip reducing technologies
into the project (to the extent feasible and applicable). With the
imposition of these measures and taking into account the redesign of the
project to avoid or minimize environmental effects related to air
quality (e.g., decreasing the extent and duration of grading) , impacts
were reduced to the extent feasible. Therefore, Applicable findings are
that changes or alterations have been required in, or incorporated into,
the project which avoid or substantially lessen the significant
environmental effect as identified in the certified Final EIR [CEQA
Section 15091 (a)(1)] and specific economic, social, or other
considerations make infeasible the mitigation measures or project
alternatives identified in the certified Final EIR [CEQA Section 15091
(a)(3)] that could have further reduced air quality impacts.
The new emissions to be generated by the project can at least partially
be offset by APCD recommended mitigation measures. However, even with
mitigation efforts, including payment of mitigation fees, the project's
incremental contribution to a decline in the quality of air in the
community would be significant.
Groundwater Supplies, Domestic and Reclaimed Water Use, and Surface
Water Quality
Anticipated Adverse Environmental Effects
The certified Final EIR considered six sources of impact related to
groundwater supplies and surface water quality including (1) impacts on
local groundwater supplies and extraction systems, (2) modifications to
existing Water Works District No. 1 wells and conveyance lines within
the property, (3) adequacy of potable water supply, and (4) adequacy of
wastewater treatment planning, (5) reclaimed water planning and the
effects of reclaimed water on surface water quality, and (6) water
quality impacts from golf course operations..
Statement of Findings -8 April 4, 1996
The proposed project is situated in the North Las Posas Basin which is
seriously overdrafted. The Ventura County Groundwater Management Agency
(GMA) has adopted an ordinance which requires future reductions in well
extractions from the basin in an attempt to stabilize future demands and
assure that the Basin extractions do not exceed safe yield. The potable
water demand of the project will contribute to an impact on this basin.
While the project proposes to keep existing well facilities situated
within the property boundary operational and provide a future use site,
implementation of the proposed modifications to the District's
extraction and delivery system has the potential to result in
significant adverse impacts through interruption of service, damage to
the wells or conveyance lines, the addition of extraction fees, and
other legal and practical complications.
Surface water quality effects were considered in the certified Final EIR
in detail. A probable and worst case analysis of golf course chemical
related use on surface and groundwater quality was completed. The
potential for impacts on surface water quality were determined to be
potentially adverse and significant.
Findings
The City disclosed the potential for adverse environmental and potential
property related effects resulting from the extraction of water from
local groundwater sources, the use of reclaimed water, and the use of
chemicals on the golf course for turf management. A number of changes
and alterations were required to the design of the wastewater and
freshwater extraction and conveyance system; the protection of water
quality will be assured through the preparation and implementation of an
Integrated Golf Course Management Plan and related water management
plans. Finally, requirements were established for coordination with
another agency (Water Works District No. 1) and which is responsible for
the management and distribution of fresh and reclaimed water supplies.
Therefore, not only has the project been redesigned to avoid adverse
effects, mitigation measures have also been required to offset any
residual effects related to incomplete mitigation or inability to
redesign the project completely to eliminate impacts.
Therefore, the applicable finding is changes or alterations have been
required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as .identified
in the certified Final EIR (CEQA Section 15091 (a)(1)].
Statement of Findings -9 April a, 1996
Rationale
Specific mitigation measures were conceived to offset impacts related to
(1) groundwater management, (2) the relocation and modification of wells
and well conveyance lines, (3) the use of reclaimed water and monitoring
this use through time to measure and correct for any effects on surface
water quality, (4) the potential for erosion and sediment impacts
related to grading, temporary erosion control, and (5) the long term use
and management of chemicals on the golf course.
Based on available data, the proposed Moorpark Country Club Estates
project effluent can feasibly be processed by the Moorpark Treatment
Plant without adverse effects on long term or short term treatment
capacity. The total treatment demand of 0.070 million gallons per day
would not adversely affect treatment capacity. The anticipated
reclaimed water demand for the project is projected to be approximately
1.5 million gallons per day. This allotment of reclaimed water is
available and can be provided by the District. A contract for the
provision of this water has been proposed by the applicant and approved
in concept by the District. Therefore, reclaimed water can be provided
to the project without adverse consequences on existing users or on
Moorpark Treatment Plant facilities.
Reclaimed water is being used at several golf courses in Ventura and Los
Angeles Counties including the Calabasas Park, Lake Sherwood, Lake
Lindero, Buenaventura, and Olivas Park facilities. The managers at
these golf courses scientifically evaluate the nutrient and water
requirements of the plants (grasses) being watered with reclaimed
sources and apply the appropriate amount of reclaimed water supplemented
by additional fertilizers and soil amendments. The nutrient and
moisture uptake of the grass type is balanced with the application rate
to minimize any excess nutrient buildup which could otherwise result in
a poor quality visual landscape. With proper management, these golf
courses appear to have maintained this balance and no degradation in
surface or groundwater quality due to either the use of reclaimed water
or use of fertilizers, pesticides or herbicides has been reported.
Although chemicals are used in the maintenance of a golf course, the
array and volume of these materials are minor compared to comparable
agricultural activities. As the academic literature on golf course
management concludes, to minimize potential surface or groundwater
quality impacts, proper turf management is essential. The instrument
for proper management is a master plan covering all aspects of golf
course operations including maintenance and cultivation; such a plan is
called an Integrated Golf Course Management Plan (IGCMP) . The portion
of the IGCMP pertaining to pesticide and fertilizer application is also
frequently called an Integrated Pest Management or IPM program.
Therefore, with proper management of the golf course, no contamination
of downstream surface waters from the application of reclaimed water and
fertilizers is expected to occur even under worst case conditions.
Assuming proper use of the pesticides, the potential for runoff of
pesticides from the golf courses is not expected to result in
significant downstream impacts even under worst case conditions.
Statement of Findings -10 April 4, 1996
Drainage, Hydrology, and Flood Control Planning
Anticipated Adverse Environmental Effects
No significant increases in downstream stormwater discharge are
anticipated with implementation of the project. The certified Final EIR
determined that potentially significant impacts could be avoided with
construction of proposed drainage improvements. Without proper
implementation of these proposed improvements, however, impacts were
considered potentially significant; therefore mitigation measures
implementing the schematic post - development improvement conditions
modeled in the hydrology report prepared for the project have been
required.
Based on a preliminary review of the Gabbert Creek hydrology
calculations, geological setting, and landform shape in relation to
stormwaters, about ten (10) residential properties (in the northern
portion of the proposed tract) were proposed to be situated within areas
potentially subject to bank erosion; furthermore, a substantial number
of tees, greens, and fairways, along the semi - private golf course route
adjacent to this drainage would potentially be exposed to either the
direct or indirect effects of flood events. The potential for loss of
or damage to some residences in the northern portion of the project and
the potential for damage to golf course improvements along the Gabbert
Creek drainage were considered significant impacts subject to effective
mitigation.
Bank protection was also determined to be required to construct the
proposed bridge across Gabbert Creek drainage; this bridge is designed
to connect Walnut Canyon Road and Grimes Canyon. Road by providing a
collector street ( "C" Street) that will permit through movements between
these two major arterials. Without proper bank protection and flood
control planning related to bridge design, significant adverse impacts
could occur in the bridge vicinity along the Gabbert Canyon drainage
area including: (1) stormwater induced road failures, (2) ponding in the
bridge vicinity, and (3) bank scouring which could undermine bank or
bridge stability; these impacts were considered potentially significant.
Findings
The City disclosed in the certified Final EIR for this undertaking the
potential for significant adverse environmental effects on local and
regional drainage systems and existing flood control improvements.
Project modifications that would have reduced the volume and dispersal
of pollutants were considered in the Alternatives Analysis.
As disclosed in the rationale statement concerning project alternatives
in the concluding section of these findings, with the exception of
Alternative 5 (Revised Project Design), these alternatives were
determined either to be infeasible or not implementable, or, the
alternatives considered would not substantially reduce flood control
related effects. A number of changes and alterations were required to
Statement of Findings -11 April a, 1996
the design of the flood control system for the project; the applicant
has agreed to implement all required mitigation. Therefore, not only
has the project been redesigned to avoid adverse effects, mitigation
measures have also been required to offset any residual effects related
to incomplete mitigation or inability to redesign the project completely
to eliminate impacts.
Therefore, the applicable finding is that changes or alterations have
been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified
in the certified Final EIR (CEQA Section 15091 (a )(1)].
Rationale
The applicant had not proposed an urban runoff mitigation program and
therefore as planned, extensive erosion could occur during the initial
grading program. In addition, runoff and stormwater quality control
measures were needed to be implemented during and after construction to
avoid silt and debris transport effects. Additional efforts were also
be required to comply with the National Pollutant Discharge System
requirements for stormwater. Mitigation measures related to the
protection of water quality and proper collection and dispersal of
floodwaters has been assured through the requirement to prepare a Master
Drainage and Flood Control Improvement Plan and a Bank Protection Plan
prior to the initiation of grading activities. The expansion and long
term maintenance of a debris basin downstream from the project in
Gabbert Creek drainage is required only if the final Master Drainage and
Flood Control Improvement Plan does not provide for full on -site
mitigation.
Biological Resources
Anticipated Adverse Environmental Effects
Project buildout would result in the direct loss of about 394 acres of
Venturan Coastal Sage Scrub, about 40 acres of cactus scrub, 4 acres of
Valley Needle Grassland, and modification of about 17 acres of riparian
habitat (Alluvial Scrub). These communities all meet the definitions of
significant, rare or sensitive habitats. Also, a substantial portion of
the land around the perimeter of the residential portion of the project
would need to be cleared and modified for fire protection purposes,
further diminishing the potential for retaining extant native plant
communities. Disturbance associated with clearing and grubbing,
grading, and equipment storage and movement would further destroy- an
undetermined amount of vegetation. Total sensitive native habitat loss
resulting from implementation of the project is estimated to be about
450 acres. The adverse effects resulting from destruction of sensitive
habitats and plant communities will be very significant.
This is particularly the case with the Ventura Coastal Sage Scrub and
Valley Needle Grassland habitats which are classified as every
threatened" by the Department of Fish and Game. Development of this
Statement of Findings -12 April 4, 1996
project will significantly reduce the remaining stands of Venturan
Coastal Sage Scrub; depending on variable estimates of the amount of
remaining Ventura Scrub extant in Southern California, development of
the project would reduce the remaining total inventory of this type of
community in the State by between 59. and 200 (estimates of remaining
habitat vary considerably). The lands within the project boundary may
represent as much as nearly one fifth of all remaining Ventura Coastal
Sage habitat in the state. Therefore, implementation of the project
will contribute significantly to the gradual, potentially inevitable,
elimination of this type of plant community as an extant, viable
habitat.
In addition to a direct reduction of vegetation and fauna, the indirect
effect of urbanization would have adverse consequences on the
surrounding plant communities. Human disturbance such as noise,
introduction of domestic animals and /or increased intrusion of domestic
plants and animals into undeveloped areas and surrounding parcels with
unconverted native habitat would further reduce the value of surrounding
land to wildlife.
Indirect effects on the habitats adjacent to the project are predicted
to occur as a result of project approval. The potential adverse
biological effects on surrounding biological resources could potentially
include increased and unregulated recreational use of surrounding lands,
intrusion of non - native plants and domestic pets into the remaining
remnant components of the surrounding natural ecosystem, and the
creation of impediments to wildlife dispersal. Disturbance to nearby
habitats through increased noise, traffic, lighting, and general human
activity are also potentially significant.
Construction of the project will result in wildlife mortality. This
impact was determined to be an adverse but not significant impact. The
extent of animal mortality will not seriously impact the viability of
any vertebrate species. Regional animal populations will be sustained
despite the mortality of vertebrates associated with construction
disturbances.
Due to the nearly complete anticipated destruction of extant plant
communities and transformation of the environment which will occur with
implementation of the project, adverse effects on these special interest
species are anticipated to be significant; direct and indirect impacts
include temporary dislocation, essential habitat removal, construction
mortality, and long term habitat loss and related species displacement.
While candidate and special interest species were observed or are
expected to occur within the project boundary, with the exception of the
Cactus Wren, no presently designated State or Federal threatened or
endangered wildlife species were observed or are expected to occur on
the site due to the lack of suitable habitat.
Findings
The City disclosed the potential for environmental effects concerning
biological resource impacts and determined that for most of these
impacts, feasible and implementable mitigation measures could be
Statement of Findings -13 April a, 1996
identified. Changes or alterations have been required in the Project
Description to preserve biological resources (e.g., creation of habitat
restoration areas, conservation easement areas, and the use of native
plants in the golf course rough areas surrounding fairways). In
addition, the certified Final EIR included a revised project design that
incorporated most of the required mitigation measures outlined in the
EIR. Subsequently, the Project Description was formally amended and an
Addendum to the Certified Final EIR was prepared and a final set of
Conditions of Approval were developed to mitigate impacts not offset by
project redesign.
Therefore, applicable findings are that changes or alterations have been
required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified
in the certified Final EIR (CEQA Section 15091 (a)(1)] and specific
economic, social, or other considerations make infeasible the mitigation
measures or project alternatives identified in the certified Final EIR
(CEQA Section 15091 (a)(3)] that could have further reduced impacts on
biological resources, flora, fauna, and rare and endangered plant and
animal sepcies.
Rationale
Mitigation measures were prepared to address all issues related to the
biological significance of the property to be developed. For each
impact, corollary mitigation measures were designed which generally
reduced impacts to acceptable levels. This mitigation planning included
offsetting measures to compensate for (1) the destruction of botanical
resources and sensitive habitats, (2) impacts to rare and endangered
plant populations, (3) impacts to riparian habitats, (4) indirect
effects on and disruption of the ecology of the surrounding open space,
(5) construction related vertebrate mortality and impacts to faunal
resources, and (6) cumulative loss of habitat, plant communities, and
effects on wildlife corridors. In regard to issue 6, mitigation was
determined to be incomplete and therefore a Statement of Overriding
Considerations was prepared.
Noise
Anticivated Adverse Environmental Effects
Construction noise associated with the project would cause significant
annoyance but not long term or severe effects. The potential
construction noise impacts of the project would be significant only for
several immediately adjacent properties. The topography of the project
site and existing community and roadway noise in the area will also tend
to further attenuate construction noise.
All residential properties within the project boundary would be in
conformance with both the Federal and City CNEL 65 dB maximum outdoor
noise criteria. Therefore, roadway corridor related noise effects on
Statement of Findings -14 April 4, 1996
residential properties within the project boundary would not be
significant. The addition of project traffic to regional traffic
volumes would not result in any significant noise impact.
Findings
The City disclosed the potential for environmental effects concerning
construction noise and roadway noise in relation to the proposed
development. On the basis of these disclosures, mitigation measures
were required for construction related noise impacts. The required
mitigation would avoid or substantially reduce the significance of
construction noise impacts. In addition, the certified Final EIR
included a revised project design alternative that incorporated most of
the required mitigation measures outlined in the EIR. Subsequently, the
Project Description was formally amended and an Addendum to the
certified Final EIR was prepared and a final set of Conditions of
Approval were developed to mitigate any remaining impacts not offset by
project redesign. Therefore, not only has the project been redesigned
to avoid adverse effects, mitigation measures have also been required to
offset any residual effects related to incomplete mitigation or
inability to redesign the project completely to eliminate impacts.
Therefore, the applicable finding is that changes or alterations have
been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified
in the certified Final EIR (CEQA Section 15091 (a )(1)].
Rationale
The noise impacts of the project were determined to be adverse but non-
significant, except during the construction phase, because (1) the
design of the project has been revised so the homes within the project
will now be oriented away from the major collector street passing
through the development and towards a system of small local streets; and
(2) the volume of traffic attributable to the project will not cause
noticeable increases in street system traffic on the local street system
leading to but outside of the project. Finally, construction related
mitigation measures have been required which should effectively reduce
the construction noise impacts of the project to-insignificance.
Fire Hazards and Fire Suppression
Anticipated Adverse Environmental Effects
Presently fuel loads within the project boundary are moderately high.
Therefore, overall fire susceptibility within and immediately adjacent
to the project was considered a potentially significant problem.
Primary fire related risk in the project vicinity would result from a
fast burning high intensity chaparral fire. These types of fires are
less easily contained and suppressed than fires in oak woodland and
grassland areas south of the Moorpark Country Club Estates Project.
Property damage and loss of life are more likely in chaparral fires
which are characterized by rapid, high intensity burning patterns.
Statement of Findings -15 April 4, 1996
Therefore, design features were recommended that could be incorporated
into the project design to reduce fire risks.
Implementation of the proposed project will result in an increased
demand for fire protection services. Development of the project will
result in the conversion of a predominantly undeveloped area to
urbanized land uses. The steep topography and chaparral vegetation
located in the project vicinity is highly conducive to wildfires. The
conversion of the existing vegetation to golf course will reduce the
overall hazard of existing conditions.
Based on the proximity of the proposed project to an existing Fire
Station and the adequacy of facilities and personnel at other fire
stations in the immediate vicinity, no additional fire protection
manpower or equipment is warranted to satisfy fire suppression demands
associated with the project. Existing personnel and mutual aid
agreements can respond to fires that may arise within or pass near the
proposed project. Project impacts on fire personnel and facilities were
determined to be not significant.
Findings
The City disclosed in the certified Final EIR for the project the
potential for significant adverse environmental effects related to fire
hazards and impacts on fire protection services. On the basis of this
information, changes to the project design were recommended and these
modifications were incorporated into a revised project description.
Project modifications that would have reduced the potential for impacts
from wildland fires and for effects on local fire service providers were
incorporated into the revised project design. Subsequently, the Project
Description was formally amended and an Addendum to the certified Final
EIR was prepared and a final set of Conditions of Approval were
developed to mitigate any remaining impacts not offset by project
redesign. Therefore, not only has the project been redesigned to avoid
adverse effects, mitigation measures have also been required to offset
any residual effects related to incomplete mitigation or inability to
redesign the project completely to eliminate impacts.
Therefore, the applicable finding is that changes or alterations have
been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified
in the certified Final EIR (CEQA Section 15091 (a)(1)].
Rationale
The proposed project internal circulation system has been designed to
comply with standards established by the County Fire Prevention
Division. The concerns of this agency have been taken into account in
designing the collector road system serving the project. Dual access to
and from the development both for fire personnel and planned routes of
emergency egress for future residents of the development are adequate.
No other design modifications are required to meet County Fire
Protection Division requirements.
Statement of Findings -16 April 4, 1996
Implementation of the proposed project, together with other proposed
development within District's service jurisdiction, would affect the
ability of the District to provide sufficient fire protection services
to the City of Moorpark. The cumulative impacts associated with the
development of the project together with other proposed developments in
the region will require additional staffing, equipment, and facilities
in order to maintain adequate levels of fire protection throughout the
City. Through proper design and management of fuel and topography, the
impacts on fire suppression services can be minimized.
Specific mitigation measures were proposed to address fire potential in
the project vicinity; the measures included preparation of a Fire Hazard
Reduction Program, incorporation of barriers in the form of streets
between wildland areas and vegetation management zones adjacent to
homes; incorporation of fuel modification areas into the project
landscape plans, and inclusion of related fire - resistant housing design
principles. Mitigation measures were also developed for construction
related fire hazards. Finally, all plans will be modified prior to
approval to conform with fire department standards and specifications.
Growth Inducement, Population, Housing and Jobs:Housing Balance
Anticipated Adverse Environmental Effects
Implementation of the project would establish a precedent for golf
course related urban development in otherwise primarily open space and
agricultural areas of both the City of Moorpark and the County of
Ventura. Therefore, approval of the project could potentially induce
similar, substantial growth in adjacent locations in the City or in the
unincorporated portions of Ventura County by encouraging applications to
change adopted land use policy which could result in significant future
growth - inducing impacts. Such additional future development would
result in potentially significant impacts on natural resources and the
provision of public services. The precedent established by approval of
the project may encourage policy modifications for applications that
could potentially be submitted in the future to permit development of
adjacent lands.
The location of existing roads and infrastructure adjacent to the
project will create pressure for land use conversions and ancillary
facility development on adjacent lands. The present terminus of the
unimproved roadways at or near the property boundary minimizes the
physical constraints and cost of improving and /or extending such roads
to serve the development. The existence of water distribution lines
within the property as well as on -site water conveyances will further
facilitate the development both of the proposed project and adjacent
surrounding lands. The original applicant proposal to extend wastewater
treatment and reclaimed water conveyance lines along Grimes Canyon Road
would undoubtedly have removed existing impediments to growth along this
corridor. Therefore, in accord with recommendations in Alternative 5,
the primary infrastructure alignment for the project was modified to
Statement of Findings -17 April 4, 1996
provide conveyance up the Gabbert Creek drainage from Los Angeles
Avenue.
These extensions will also accommodate increases in the density and
intensity of development within the adjacent undeveloped and unurbanized
agricultural community, a potentially significant impact. Therefore,
the excess available fresh and reclaimed water supply and development
infrastructure may induce additional growth along the Grimes Canyon
corridor or in adjacent areas. This is also a potentially significant
growth- inducing impact.
Findings
The City disclosed in the certified Final EIR for the project the
potential for significant adverse environmental effects related to
growth inducement, extension of urban services into presently unserved
areas, and the conversion of agricultural and openspace lands to
hillside residential communities. On the basis of this information,
changes, to the project design were recommended and these modifications
(including placing infrastructure lines outside of major transportation
corridors and away from land potentially subject to conversion within
the County) were incorporated into a revised project description.
Project modifications that would have reduced the potential for impacts
from growth inducing extension and line oversizing were incorporated
into the revised project design. Subsequently, the Project Description
was formally amended and an Addendum to the certified Final EIR was
prepared and a final set of Conditions of Approval were developed to
mitigate any remaining impacts not offset by project redesign.
Therefore, not only has the project been redesigned to avoid adverse
effects, mitigation measures have also been required to offset any
residual effects related to incomplete mitigation or inability to
redesign the project completely to eliminate impacts.
Therefore, the applicable finding is that changes or alterations have
been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified
in.the certified Final EIR (CEQA Section 15091 (a )(1)].
Rationale
Implementation of the proposed project would result in a maximum net
increase of 85 new housing units above present General Plan permitted
buildout and creation of a recreational- visitor serving clubhouse
designed to serve golf course patrons. Using current housing occupancy
projections (State factor) applicable to the City of Moorpark, the
proposed residential project would provide residential opportunities for
a total of about 676 persons. Not all of these occupants would be new
City residents; an unknown proportion of future housing purchasers would
reside in Moorpark while other purchasers would potentially be
relocating to the City from surrounding unincorporated areas or adjacent
cities.
Statement of Findings -18 April a, 1996
The golf course project will directly generate employment opportunities
for approximately 220 people. The proposed project would not modify or
remove any policy impediments to growth. Strict adherence to
established policies should offset, at least partially, the potential
for this type of project either to be imitated by other developers or to
achieve approval. The proposed project will contribute to the
increasing imbalance between jobs and housing in the City, a trend that
will cumulatively result in local air quality degradation and other
environmental effects.
Growth inducement effects from the short -term construction phase of the
project were expected to be less than significant. The effects of the
project on employment opportunities would be largely beneficial. The
proposed project is not projected (1) to induce housing demand related
growth in adjacent cities or in other areas of the County surrounding
the City of Moorpark or (2) to generate potential employee immigration
to the City. Therefore, the project will not generate substantial
adverse effects related to employment generation.
Mitigation measures that will assist in assuring that the growth
inducing aspects of the project are properly offset included
requirements to prevent oversizing of lines by service providers,
placement of infrastructure lines in corridors that will minimize the
potential for .converting adjacent agricultural lands, and installing
infrastructure in a manner that will not encourage urbanization of
unincorporated areas not slated for urban development.
Transportation and Circulation
Anticipated Adverse Environmental Effects
The project will generate 4,162 daily trips, with 337 A.M. and 391 P.M.
peak hour trips at buildout. With the addition of project traffic, all
of the study intersections would operate at acceptable levels of service
under year 2000 buildout plus project traffic conditions. For both
project specific and near term cumulative analysis, project impacts were
determined to be insignificant based on required mitigation
contributions. Under future conditions, assuming all programmed
improvements are constructed as proposed, the addition of project
traffic to future volumes will not result in either a project specific
or cumulative impact on area intersections.
However, due to the high volume of traffic along Walnut Canyon Road
(State Route 23), the potential intersection and lane design
deficiencies identified in the certified Final EIR at the project access
road intersection with Walnut Canyon Road could result in significant
traffic safety and turning movement related problems. These design
deficiencies were identified as significant impacts requiring redesign,
additional engineering, and consultation with Caltrans. In addition, to
improve the safety and capacity of the Los Angeles Avenue /Grimes Canyon
Road intersection to accommodate project traffic, lane modification and
road widening mitigation was required.
Statement of Findings -19 April 4, 1996
Findings
The City disclosed in the certified Final EIR for the project that there
was a potential for significant traffic safety problems along both State
Route 118 at Grimes Canyon Road and State Route 23 at the project
entrance. On the basis of this information, changes to the project
design were recommended and these modifications (including redesigning
the location, elevation, and site distance clearance of approach lanes
at Walnut Canyon Road and the project entrance and redesign of the State
Route 118 /Grimes Canyon Road intersection) were incorporated into a
revised project description. Project modifications that would have
reduced the potential for impacts related to traffic safety were
incorporated into the revised project design. Subsequently, the Project
Description was formally amended and an Addendum to the certified Final
EIR was prepared and a final set of Conditions of Approval were
developed to mitigate any remaining impacts not offset by project
redesign.
Therefore, not only has the project been redesigned to avoid adverse
effects, mitigation measures have also been required to offset any
residual effects related to incomplete mitigation or inability to
redesign the project completely to eliminate impacts.
The applicable finding is that changes or alterations have been required
in, or incorporated into, the project which avoid or substantially
lessen the significant environmental effect as identified in the
certified Final EIR (CEQA Section 15091 (a)(1)].
Rationale
The certified Final EIR considered several impact assessment scenarios
including evaluating the impacts of project traffic on both existing
conditions, near term development, and long term cumulative development
anticipated in the Moorpark region. On the basis of this analysis,
assuming that the City undertakes a variety of capital improvements over
the next ten years, the impacts of the project were determined to be
fully mitigated. The project was required to contribute to these
capital improvement programs through the payment of Area of Contribution
fees and a Citywide Traffic Mitigation Fee.
Redesign of the project entrance was accomplished with the intent of
producing the most acceptable, safe, intersection configuration
achievable without signalization. The project entrance road at State
Route 23 will not meet CalTrans signal warrants and this agency is
responsible for decision- making regarding signalization and traffic
safety along State Highways. The adopted design mitigation plan for
this intersection will require the review and approval of Caltrans.
Statement of Findings -20 April a, 1996
Public Services and Private Utilities
Anticipated Adverse Environmental Effects
The certified Final EIR contains a detailed analysis of the domestic
water service facilities that are designed to serve the project. Based
on this analysis, domestic water service can satisfactorily be provided
to the proposed project. A major infrastructure extension is required
to extend sewer service to the proposed project. The growth inducing
effects of the required infrastructure extension for water supply,
wastewater treatment, and reclaimed water supply were determined to be
significant. However, the project would not adversely affect treatment
capacity and the projected project wastewater flows can be accommodated
without expansion of the treatment facility.
Buildout of the project is expected to generate a total of 146 students
under full buildout conditions (82 elementary students, 32 middle level
students, and 32 high school students. The impacts of additional project
specific demands on educational facilities are anticipated to be
significant. Development of the proposed project would impact District
facilities through the creation of equivalent demand for approximately
two additional elementary school classrooms, one middle school
classroom, and one high school classroom. Because most existing
facilities are near capacity, accommodation of new pupils would require
facility planning to accommodate project related growth.
Buildout of the proposed project should not otherwise adversely effect
educational quality since the payment of mandated mitigation fees would
be used to offset project specific effects on educational quality.
Regarding police and emergency service concerns, the ratio of officers
to population in Moorpark is presently adequate (as described in the
certified Final EIR) and the addition of the project population (about
600 persons) will increase service demands. While development of the
project is expected to result in increased calls for service, the number
or frequency of such calls is difficult to predict. Average emergency
response times are within the criterion used by the Moorpark Police to
evaluate service adequacy.
Solid waste impacts related to implementation of the project would be
potentially significant. With implementation of all feasible diversion
strategies, this rate could be reduced to 1.2 tons per day or 440 tons
per year. Implementation of the proposed project would account for less
than 1/2 of lg of the permitted daily tonnage received at the Simi
Valley Landfill. This landfill has sufficient capacity to serve the
proposed project. Even without consideration of green waste production
related to golf course operations, the project specific and cumulative
waste generation would exceed County thresholds.
The applicant has not developed a green waste recycling plan for the
proposed golf course. Therefore, the impacts of the project would
exceed the estimates provided above by an undetermined annual tonnage.
Statement of Findings -21 April 4, 1996
The absence of green waste recycling planning for the golf course
project is a significant impact requiring mitigation planning. This
recycling plan will be incorporated into the requirements for the
Integrated Golf Course Management Plan.
Implementation of the proposed project will not result in a significant
impact on electrical services or facilities, nor will the project
adversely effect natural gas services or facilities.
Findings
The City disclosed in the certified Final EIR for the project that there
was a potential for significant impacts on public services and utility
providers. The impacts considered included (1) effects on the ability
of domestic water service providers to continue to provide service to
other users if the project is developed, (2) impacts on the collection,
treatment, and reclaiming of wastewater, (3) effects on educational
quality and school facilities, impacts on police and emergency services,
and effects on solid waste facilities and long term waste disposal
planning.
On the basis of this information, changes to the project design were
recommended and these modifications (including redesigning the homes to
incorporate an improved street system and defensible space concepts,
incorporation of recycling and waste disposal economizing measures) were
incorporated into a revised project description. Subsequently, the
Project Description was formally amended and an Addendum to the
certified Final EIR was prepared and a final set of Conditions of
Approval were developed to mitigate any remaining impacts not offset by
project redesign. Therefore, not only has the project been redesigned
to avoid adverse effects, mitigation measures have also been required to
offset any residual effects related to incomplete mitigation or
inability to redesign the project completely to eliminate impacts.
Therefore, the applicable finding is that changes or alterations have
been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified
in the certified Final EIR (CEQA Section 15091 (a)(1)1.
Rationale
Mitigation of impacts to public service providers and utility companies
involved both project redesign and the requirement to comply with
mitigation measures as Conditions of Approval on the revised project.
Mitigation relative to educational facilities will be accomplished
through the payment of fees for both the residential units and the
proposed recreational /commercial uses. Police and emergency service
concerns were mitigated through the requirement to consult with the
Moorpark Police Department in the design both of the layout and security
content of the homes; the incorporation of defensible space concepts
into the project design will be required. Solid Waste impacts will be
offset through the creation and implementation of a Solid Waste
Mitigation Plan (including a green waste reduction program for the golf
Statement of Findings -22 April c, 1996
course which will be incorporated into the Golf Course Management Plan)
and the integration of recycling management concepts into the space
planning of both residences and recreational structures.
Aesthetics, Visual Resources, and Community Design
Anticipated Adverse Environmental Effects
The potential visual impacts of the proposed project on four primary
view corridors were assessed. Impacts associated with landform
modifications along several view corridors were determined to be
potentially significant. While the loss of open space that would result
from implementation of the project would be biologically significant,
from an aesthetic standpoint, this impact would be insignificant from
the vantage point of the developed portion of the City since the
dominantly visible ridgeline along the southern property perimeter will
not be visibly modified.
Homes situated on five acre or larger properties are present adjacent to
the eastern and western perimeters of the proposed project. Therefore,
the presence of a substantially different urban design form in the
immediate project environment (rural -ranch oriented homes on larger
parcels) will create quality of life related incompatibilities between
existing and proposed development.
The dominant changes that the introduction of the proposed project will
introduce to the adjacent rural neighborhoods include:
(1) existing very low levels of night lighting in the
project area will be modified significantly by the
presence of the two proposed neighborhoods within the
development; light levels could potentially interfere
with current perception of the restful, dark, and
silent qualities of the night;
(2) ambient noise levels will be increased considerably
over current conditions; this change will be related
to all types of new noise sources including amplified
music, outdoor evening recreation, the sounds of
automobiles, trucks, and golf maintenance equipment,
vehicle travel along the project collector streets and
other sources of nuisance noise. While these noise
sources will not exceed significance thresholds, the
change in noise levels will be audible and will be
perceived generally as nuisance noise by surrounding
rural property owners;
(3) the existing commanding views of the regional
environment will not be modified significantly but the
perception of the local environment from existing
rural residential neighborhoods will be changed
substantially;
Statement of Findings -23 April a, 1996
(4) the rural residential environment will be transformed
to reflect a neighborhood rather than ranch aesthetic.
The impacts of the proposed project related to transformation of the
rural environment were determined to be potentially significant impacts.
Immediately surrounding properties will experience some significant
change in quality of life related to this transformation.
Findings
The City disclosed in the certified Final EIR for the project that there
was considerable potential for significant impacts on aesthetics and
visual resources. The impacts considered include (1) the visibility of
the project along public view corridors, (2) modifications to open space
perception, (3) the transformation of the rural landscape and quality
of life impacts on surrounding properties, (4) community design and
urban form, and (5) Hillside Management Ordinance considerations. On
the basis of this information, changes to the project design were
recommended and these modifications (including redesigning the homes to
incorporate an improved street system, creation of an open space buffer
area around the development, increasing lot size, elimination of certain
proposed lots that were highly visible, and other changes) were
incorporated into a revised project description. Subsequently, the
Project Description was formally amended and an Addendum to the
certified Final EIR was prepared and a final set of Conditions of
Approval were developed to mitigate any remaining impacts not offset by
project redesign. Therefore, not only has the project been redesigned
to avoid adverse effects, mitigation measures have also been required to
offset any residual effects related to incomplete mitigation or
inability to redesign the project completely to eliminate impacts.
Therefore, the applicable finding is that changes or alterations have
been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified
in the certified Final EIR (CEQA Section 15091 (a)(1)J.
Rationale
The following aspects of the proposed project layout were redesigned to
provide a better urban form and community pattern and to reduce
aesthetic and visual resource impacts from public view corridors and
private homes around the development.
Specifically, the following changes were incorporated into the final
project design:
(1) the location of homes along the northern and eastern
perimeter of the project were set back from the
ridgelines to protect the viewsheds and quality of
life attributes of surrounding lower density
residential properties;
Statement of Findings -24 April 4, 1996
(2) the eastern neighborhood was reconfigured to provide
private streets without exposure to the central
collector which is designed to serve as a primary
access point to the municipal and semi - private golf
courses;
(3) the layout of the eastern neighborhood was revised to
provide more lot exposure along the adjacent golf
course;
(4) the street widths, streetscape patterns, lighting, and
parkway concept for the project were created to assure
a decidedly rural aesthetic. These modifications
involved providing for rolled curbs, a narrower street
section, low intensity decorative lighting, a parkway
street section (rather than a typical subdivision
pattern), the use of decorative, rural boundary
fencing along streets, and other features; and
(5) the streetscape within the western neighborhood was
fully landscaped and treated with rural design
features typical of the immediate neighborhood.
In addition, mitigation measures concerning lighting, fencing, and other
aspects of design were incorporated into the Project Description or will
be enforced through the amendment and enforcement of Design Guidelines
for the project.
Cultural Resources
Anticipated Adverse Environmental Effects
An archival and field survey of the entire property was conducted to
determine if the development of the project would impact cultural
resources. The survey did not result in the identification of any
cultural resources of historic or prehistoric attribution; therefore,
cultural resource impacts were predicted to be insignificant. However,
the presence of small hard seed plant processing sites, hunting blinds,
hunting, gathering or food storage sites and prehistoric shrines cannot
be precluded given the level of survey work performed and the transect
intervals employed in the survey. Therefore, while no impacts are
anticipated based on the information presently available, buried or low
density cultural deposits may be encountered during the initial
vegetation clearance phase of the project.
Findings
On the basis of the information contained in the EIR, a determination
was made that some impacts to cultural resources could potentially occur
during construction. For this reason, construction monitoring during
the initial phases of grading was recommended as a Condition of
Approval.
Statement of Findings -25 April 4, 1996
Therefore, requirements have been placed on the project which should
assure that any environmental effects on cultural resources which may
result from unanticipated discovery of cultural materials during grading
will be mitigated.
Therefore, the applicable finding is that changes or alterations have
been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified
in the certified Final EIR (CEQA Section 15091 (a)(1)].
Rationale
Cultural resources are sometimes encountered in contexts similar to the
proposed project (adjacent to a major riparian system in an area with
abundant food resources of relevance to prehistoric communities) during
construction activities even if no such resources are encountered during
initial reconnaissance of a property. Therefore, mitigation planning
has been recommended to assure that any cultural site encountered during
grading is properly mitigated in accord with Appendix J of CEQA.
Insignificant Effects
Findings and Rationale
The agricultural potential of the soils within the Moorpark Country Club
Estates property are not impressive; soils have been ranked as poor to
unsuited for agricultural use by the Soil Conservation Service and the
absence of historic records of agricultural use substantiate this
finding. A small portion of the property is designated Farmland of
Local Importance consistent with the very limited distribution of
Garretson loam which is confined to the stream terraces above the
Gabbert Creek drainage area. Despite the classification of Locally
Important Farmland, the significance of the agriculturally capable soils
is very limited.
Therefore, based on City land use classifications, the site is not
proposed to be retained in agricultural production. Because the
property is not in agricultural production and therefore is not a part
of the local agricultural economy, State Department of Conservation
farmland designations are not applicable. Further, the City has not
identified the project site as part of its agricultural resources and
has not applied the corresponding land uses classifications and
conflicts with agricultural land preservation will not occur if the
project is approved. Therefore, based on all of these criteria, the
impacts of converting the proposed property to urban and recreational
uses will not result in significant effects.
Light and Glare related impacts associated with conversion of the
property from open space to a developed condition will be mitigated
fully through the imposition of lighting restrictions. The applicant
has agreed to modify the Project Description to include such
restrictions.
Statement of Findings -26 April a, 1996
Alternatives
Findings
The Certified Final EIR considers six different alternatives to the
project as originally designed. The environmentally superior
alternative was identified as Alternative 5. This option recommends
redesign of the project to improve neighborhood lot patterns, lot
orientations, setbacks from surrounding properties, and other design
modifications. A relatively detailed study of this alternative is
included in the certified Final EIR.
Rationale
The alternatives evaluated for the Moorpark Country Club Estates Project
included the following options:
Alternative 1:
Alternative 2:
Alternative 3:
Alternative 4:
Alternative 5:
Alternative 6:
Alternative 1
No Project
1 Golf Course and 5 Acre Home Sites
5 Acre Estate Homes and No Golf Course
Rural Neighborhood Plan
Revised Project Design
Alternative Locations for the Project
The "No Project" alternative which must be analyzed under the California
Environmental Quality Act (CEQA) was defined to include two options: (1)
an alternative which would result in no amendments to the existing plan
designations (no new parcel maps and related entitlements) which would
prohibit further development on the property and, a more reasonable
outcome, (2) buildout under existing General Plan and Zoning
designations.
The assumption that no development at all will occur within the project
boundary is an unlikely outcome. An existing approved five acre
subdivision occupies the western portion of the project area at this
time and once infrastructure is extended northward along Grimes Canyon
Road, these parcels would likely be developed in short order. The
primary constraint on the development of this existing subdivision is
simply the high cost of completing infrastructure extensions; as
developments to the south of the project are implemented and as
annexations to the south are incorporated into the City and provided
with urban services, the costs of infrastructure development for the
property would diminish accordingly. In the case of the proposed
project, the No Project Alternative is not equivalent to a no
development option with the entire property retained in open space
Statement of Findings -27 April 4, 1996
(current conditions). Eventually, the existing parcels in the western
portion of the property will develop with residential uses.
As infrastructure problems are solved, undoubtedly parcelization of the
remainder of the property would occur consistent with or possibly more
intense than the present land use designations. Therefore, even with
the No Project Alternative, a minimum level of development consistent
with existing General Plan and Zoning designations is likely to occur.
The No Project Alternative would not result in long term preservation of
environmental resources and scenic values within the property. While
superior to the project as proposed in the short term, this alternative
did not provide planned or dedicated open space and would not,
ultimately, serve to preserve the important attributes of the
environment in the project boundary nor would this alternative result in
a rural neighborhood design that would represent a livable community.
Under existing land use designations, the proposed project could be
developed.with about 131 homes. The likely distribution of such homes
would be in five acre parcels which would occupy most of the land within
the property boundary. Selected parcels would probably exceed the five
acre minimum. The partitioning of the entire property into five acre
parcels is not recommended for a variety of reasons (inordinately large
number of streets would be required; little if any environmental
preservation of contiguous open space; very costly infrastructure
extension requirements; more extensive flood control and drainage
infrastructure would be installed; water consumption would exceed the
proposed project, etc.). Such a designation is over represented in the
city's inventory of planned designations while clustered, rural
neighborhood designations are under represented. Furthermore, from
environmental management, resource conservation, social organization,
and infrastructure extension standpoints, rural neighborhood creation
and clustering of neighborhoods within the environment provides a more
livable community plan than five acre estate ranchette types of housing
products. Therefore, under the No Project Alternative that assumes
entitlements would eventually be obtained to buildout the property to
existing General Plan designations, potential environmental effects
would be equivalent to Alternative 3 described below. Because a more
resource conserving land use plan can be developed for the property if
the General Plan designations were modified to permit clustered rural
neighborhood development, the No Project Alternative, while possibly
somewhat environmentally superior to the project as proposed, would not
result in environmental preservation or enhancement of the basic
resource values within the project boundary; further, the existing land
use designations would commit a developer to a design that encourages
environmental impacts and prevents the creation of clustered rural
neighborhoods. From the standpoint of community design, such an
alternative is not preferred.
Alternative 2: Five Acre Estate Homes and One Golf Course
The potential changes in environmental effects associated with this
alternative were summarized in the certified Final EIR. The principal
site design changes associated with this alternative included:
Statement of Findings -28 April a, 1996
o a much more extensive collector road system would need
to be developed to accommodate the more dispersed
pattern of the residences;
o far more infrastructure needs to be installed to
provide the basic water, sewer, and reclaimed water
service planned for the project;
o the drainage system and related structures would be
more complex and more expensive to purchase and
install;
o more open space modifications would occur since under
this alternative all open space would be committed
either to the golf course or would be enclosed within
private parcels and conversion of native habitat
within these parcels would a very likely outcome;
o grading quantities would be more difficult to balance
and the elevation of the golf course in relation to
the homes would be more topographically separated than
with the project as proposed or with other
alternatives.
From the standpoint of community design and project layout in relation
to environmental constraints, this alternative was not recommended. The
highly dispersed nature of the development is not conducive to the
preservation of hillside values. Unnecessarily meandering, long lengths
of street (and related infrastructure) will need to be constructed and
two rather than one bridge over the Gabbert Creek drainage area would
have been required. Rather than preserving any open space to serve as
greenbelts between neighborhoods, the entire internal view shed of the
project would be developed with rural and urban uses. The potential
land use conflicts between the more compact neighborhood areas along the
project collector street (in the eastern and western portions of the
project) and the more dispersed five acre parcels in the center of the
project would create land use incompatibilities that would, undoubtedly,
be reflected in the marketability of the five acre estate homes. As
planned, the more expensive homes would be located in the least
desirable portion of the development within view of the utility lines
crossing the property. For these and other reasons, this alternative
was not considered an improvement in community planning compared to the
project as proposed or other alternatives.
In summary, this alternative would have increased impacts in most
categories of significant environmental effect and in several other
categories the alternative and the proposed project will result in
comparable effects. From the standpoint of urban form, hillside
protection, community planning, environmental protection and streetscape
design, this alternative was determined to be inferior to the project as
proposed. Therefore, adoption of this alternative was not recommended.
Statement of Findings -29 April a, 1996
While this alternative basically addresses many of the development goals
set forth by the applicant, if an alternative is to be developed with a
single golf course, the entire layout would need to be revised and the
five acre lots should either be deleted or consolidated into more
compact neighborhoods.
Alternative 3: Five Acre Estate Homes and No Golf Course
Many of the same critiques of the prior alternative apply as well to
this option. However, this alternative is not recommended for serious
consideration for the following reasons:
(1) Grading quantities would be significantly increased:
A schematic representation of a typical five acre
layout was developed and illustrated in the certified
Final EIR; on the basis of this schematic, virtually
the entire property would be subject to grading which
would be equal to the proposed project in severity.
All of the basic mass grading required for the project
would likewise be required for this alternative: the
northern ridges would need to be lowered to fill the
valley system to the south; an additional ridgeline
road would need to be constructed along the southern
property ridge, an area not graded in the project as
proposed; more extensive grading would be require as
well to adjust landforms to provide relatively large
building envelopes within each five acre parcel.
(2) Road and infrastructure development would be too
extensive: A much more extensive road and
infrastructure system would need to be developed to
implement this design than would be required for the
project as proposed or for the environmentally
superior options presented in Alternative 5. To
accomplish this project, nearly three times the amount
of road development would need to be completed and all
related necessary infrastructure would also need to be
installed within the more elaborate road system. The
costs of the infrastructure installation for this
alternative would likely preclude development
feasibility.
(3) Hillside Management Ordinance concerns and ridgeline
modifications: Compared to all of the other
alternatives considered, this option would have
resulted in the most substantial impact to ridgelines,
hillside terrain, native vegetation, and drainage
features. The highly dispersed nature of the site
plan prevents the concentration of residential land
into neighborhoods surrounded by open space; despite
the larger lot size and decreased home to home
proximity, the ultimate experience for residents will
Statement of Findings -30 April a, 1996
be one of a more crowded and less spacious environment
than the project as proposed (or other alternatives).
Given the unique shape of the topography within the
property, the design objective of placing homes
outside of major ridgeline views can be accomplished
only if rural residential neighborhoods were to be
created in relatively compact areas. Cross valley
noise would also decrease the potential quality of
life for individuals residing in a development built
to this site plan. with this alternative, homes would
undoubtedly be built, or would be proposed to be
built, on the entire perimeter of the development.
Since other design options exist which preserve
dominant ridgelines, serious consideration of this
alternative as an alternative to the project was not
recommended in the certified Final EIR.
In addition to the three basic design and development problems outlined
above, this alternative would result in the virtual elimination of all
native habitats, placement of homes within and immediately adjacent to
the high voltage transmission line corridor on the property, increased
noise, light and glare, internal traffic circulation problems, and
related environmental degradation.
In summary, this alternative would substantially increase impacts in
most categories of significant environmental effect compared to the
proposed project and other alternatives. This option is basically
flawed from the standpoint of land planning and rural neighborhood
design. The distribution of five acre parcels over the entire property
(to meet either existing or proposed land use densities) was not
recommended. From the standpoint of urban form, hillside protection,
community planning, environmental protection and streetscape design,
this alternative is inferior to all other options. This alternative
also does not address any of the development goals set forth by the
applicant.
Alternative 4: Rural Neighborhood Plan
The design objectives for this alternative were to conceive a variation
of the project as proposed that would (1) increase the applicant's
residential development objectives over requested entitlements, (2)
provide for preservation of substantial rare habitat, (3) reduce
environmental effects, (4) minimize grading, (5) eliminate the need for
some infrastructure extensions, (6) preserve substantial open space, and
(7) provide recreation oriented housing opportunities.
The basic design strategy for this alternative involved the creation of
three residential neighborhoods within the project boundary. These
three neighborhoods would be organized around a series of intervening
open space buffers where rare plant habitats and open space would be
preserved. A central recreational center would be situated in the
central neighborhood near the Gabbert Creek drainage. The area
primarily devoted to golf courses in the proposed project would be left
Statement of Findings -31 April 4, 1996
largely intact as open space. In addition, the following design
features characterized this alternative:
(1) The existing eastern neighborhood would remain
essentially as presently designed except that the
development would be situated, to the degree feasible,
on approximately the existing grade; mass grading
would be minimized. The neighborhood would be tiered
to follow the gradually descending contours of the
main collector road planned through the project. This
design would partition the eastern neighborhood into a
series of tiered sub- neighborhoods; cul -de -sacs would
be placed along southerly trending ridges that extend
out into the open space planned for golf courses in
the present design. Exceptional views of the valley
systems to the south would be retained and developed
as a natural amenity for the property. The water
system for the project would need to be redesigned to
provide adequate water pressure for this alternative
neighborhood design; the redesign may require
coordinated water planning with properties to the east
where higher elevation landforms are situated.
(2) The two golf courses would be eliminated and replaced
with open space; as in the previously described
alternative, homes would be constructed along
landforms extending out into this open space. The
elimination of the golf courses would eliminate the
need for reclaimed water extensions. The trail system
presently planned along the ridge defining the
southern perimeter of the development would be
redesigned to pass through the valley system where the
proposed golf courses were to be located.
(3) The western neighborhood would be retained essentially
as proposed without modification from the layout
provided in the revised environmentally superior
alternative described above.
(4) To assist in offsetting water and sewer infrastructure
extension costs, the number of residential units
permitted for the property would be increased; these
additional residences would be situated in a central
neighborhood which would extend along landforms
adjacent to Gabbert Creek drainage (on the eastern
terraces above the drainage).
(5) The area illustrated as clubhouse and driving range in
the site plan would be developed as a central
recreational feature for the development.
Recreational features could include tennis courts, a
swimming pool, driving range and putting greens, and
other amenities.
Statement of Findings -32 April 4, 1996
(6) Portions of the central neighborhood would be
developed with some higher density, more affordable
housing stock.
The precise increases in density that would be permitted over what
currently the applicant requested would have required fiscal analysis.
The basic objective of permitting the increase in density over the
applicant's requested density would be to enable the development within
the property to carry the costs of necessary infrastructure extensions.
Despite the density increase that this alternative would generate, most
on -site environmental effects would be reduced. Population dependent
effects (impacts related to population size such as traffic circulation,
school system effects, demands for municipal services, etc.) would
exceed the impacts of the project.
In summary, from the standpoint of community planning and environmental
design, this alternative is superior to the project as proposed. This
alternative also represents an improvement in environmental preservation
compared to other alternatives considered which includes mass grading
for two golf courses. Without golf course development on this property,
an increase in density may be warranted to assist in funding required
infrastructure extensions. This alternative, however, fails to achieve
the applicant's basic objective of providing a substantial recreational
amenity in the project design.
Alternative 5: Redesign Project (Adopted Alternative)
In considering what specific features in the project should be modified
or redesigned to achieve better environmental preservation and improved
urban design, the consultants identified the following significant
problems in the layout of the project as proposed:
(1) Reduction in Grading Quantities: The grading
quantities proposed in the project (more than to
million,cubic yards) were identified as excessive; by
modifying the project layout through the preservation
of additional ridgeline areas around the project
perimeter, a significant reduction in grading could be
achieved. Construction related air quality impacts
could be reduced if grading modifications could be
achieved; further, aesthetic impacts would be lessened
if ridgeline grading and landform cutting were
replanned to conform with this Alternative.
(2) Reduction in Ridgeline Modifications: To better
achieve consistency with the City's recently approved
Hillside Management Ordinance and to reduce or
eliminate design inconsistency with policies in the
City's General Plan governing the preservation of
ridgelines, the consultants proposed the creation of a
perimeter open space buffer around the northern,
Statement of Findings -33 April 4, 1996
eastern, and southern perimeter of the project. Given
the topography of the property along the western
perimeter (along Grimes Canyon Road), preservation of
the ridge system without modification in this area
cannot be achieved without virtually eliminating the
proposed "western neighborhood" along Grimes Canyon
Road. Further, the vicinity of the western ridgeline
has already been .subdivided into five acre parcels
which are distributed over this ridge system. Also,
this ridgeline is only visible from the Grimes Canyon
Road view corridor and cannot be seen from the.
remainder of the City.
(3) Improved Compatibility With Existing Developments:
Another consideration in recommending design
modifications for this project was the potential
inconsistency of the applicant proposed design with
land uses in and around the' eastern perimeter of the
property. This area contains five, ten, and twenty
acre parcels which have been developed into rural
estates which are decidedly 'non- urban'; these parcels
have been built out with relatively large homes which
are non - contiguous. The proposed project as
originally conceived would have introduced high
density affordable housing and ridgeline homes,
distinct urban types of land uses, into an area that
is decidedly rural which lacks the density and
proximity of residential use characteristic of the
project as proposed. To prevent these
incompatibilities and to avoid ridgeline disruptions,
the consultant proposed redesign of the project to
provide a substantial setback from the existing
ridgeline around the eastern perimeter of the project
where the existing rural neighborhood is situated.
The higher density housing planned for the immediate
vicinity of this neighborhood was also deleted from
the revised project. With the incorporation of these
redesign recommendations, aesthetic and visual
resource impacts were reduced; noise, night lighting
intrusions, and other proximity related impacts which
could adversely effect quality of life in the adjacent
rural neighborhood were reduced; and, the incompatible
housing type and density proposed in the eastern
portion of the project was eliminated.
(4) Improved Urban Design Features for the Rural
Neighborhoods: Three essential urban design
modifications were required to improve the design of
the project: first, the street design and streetscape
plan needed to be revised to accommodate a more rural
neighborhood aesthetic; second, the average size of
the lots in the development as originally proposed
were less than an acre for rural neighborhoods; when
the average lot size is increased to approximately an
Statement of Findings -34 April 4, 1996
acre, the aesthetics and quality of life within the
neighborhood are substantially improved. Such
neighborhoods are also better distinguished from more
traditional subdivisions, a redesign feature that
actually enhances value for both the applicant and
future home purchasers; larger lot sizes also support
variability in the presentation of homes to the street
which further enhances both aesthetics and value.
Finally, the layout of the homes as proposed did not
maximize exposure to the proposed golf courses. The
pattern of homes in the proposed project was also
excessively linear with nearly all homes in the
proposed eastern neighborhood aligned rather uniformly
along the street.
This alternative did not involve either a reduction in the number of
proposed golf courses or elimination of any proposed housing. The
design objective for this alternative was to conceive a variation of the
project as proposed that would meet the applicant's objectives while
reducing environmental effects and improving the proposed urban design.
This alternative was acceptable to the applicant and was, with applicant
consent, substituted for the project design originally submitted to the
City for consideration. Subsequent refinements included a revised
frontage road designed to eliminate residential driveway curb cuts onto
"C" Street. This revised project design was considered in an Addendum
to the certified Final EIR and revised Conditions of Approval were
developed for the project as revised.
The improvements to the project aesthetics and community design that
were incorporated into this alternative were very significant
improvements over the project as proposed. These improvements include a
better streetscape and street layout, larger lots which improve quality
of life and provide enhance private recreational areas within individual
lots; considerably improved lot relations to the proposed golf courses;
greater privacy of residence in relation to the street; diminished
impacts to the community viewshed and considerable preservation of
ridgelines around most of the project. On the issue of design and
aesthetics, this alternative was far superior to the project as
proposed.
In summary, this alternative reduced impacts in most categories of
significant environmental effect and in several other categories the
original project and the alternative resulted in comparable impacts.
Therefore, from the standpoint of urban design, community planning, and
environmental impact reduction, the revised project was determined to be
superior to the project as proposed. This alternative also basically
addressed all of the development goals set forth by the applicant.
Therefore, the most environmentally conserving and resource protecting
alternative which met the applicant's basic objectives was ultimately
defined as the Project for the purposes of CEQA analysis.
Statement of Findings -35 April a, 1996
Resolution Number 96- 1197 Attachment 6
Bollinger Development Corporation
The Moorpark Country Club Estates Project
STATEMENT OF OVERRIDING CONSIDERATIONS
Legal Requirements
The California Environmental Quality Act (CEQA) section 15093 requires
the preparation of a .Statement of Overriding Considerations when a
project is approved for those environmental impacts which will result
for which effective and feasible mitigation cannot be developed. The
certified Final EIR on the Bollinger Development Corporation Moorpark
Country Club Estates Project (Certified on December 20, 1995) identified
two environmental effects for which a Statement of OverriAinrr
Considerations must be prepared (air quality and biology). In brief,
Overriding Considerations are required for all significant adverse
impacts.which cannot be mitigated or avoided. A significant unmitigable
adverse impact is a problem for which the EIR preparers, the City, or
the applicant have been unable to find a solution. Thresholds of
significance for determining if an environmental effect is adverse or
unavoidable are defined in CEQA, City Guidelines implementing CEQA, and
in County thresholds and standards related to regional environmental
effects for which the County is the Responsible or Trustee Agency (e.g.,
air quality, water quality).
Statement of Overriding Considerations -1 April 4, 1996
Impacts for Which Overriding Considerations are Required
Based on the information contained in the Certified Final EIR,
significant unavoidable environmental effects requiring a Statement of
Overriding Consideration were identified for the following impacts:
(1) Construction related air quality effects, including
the dispersion of particulate matter resulting from
mass grading and the generation of nitrogen oxides,
sulfur dioxide, and other ozone precursors from
vehicles to be used in this grading program, would
generate significant amounts of pollution in the
regional airshed. Some of these pollutants
(particularly PM10) would be suspended indefinitely in
the regional airshed and upper atmosphere.
(2) The long term vehicle emissions related to the
occupation of residential units to be constructed as a
result of project approval and the use and maintenance
of golf courses would contribute to a long term
decline in the quality of the regional airshed. Even
with the imposition of mitigation measures, from a
cumulative perspective, the project's effects cannot
be successfully be offset; moreover, the long term
emissions predicted for the development would exceed
air quality thresholds established by the Air
Pollution Control District, the regional agency
assigned the responsibility for assuring proper
management of the airshed.
(3) Project buildout would result in the direct loss of
about 394 acres of Venturan Coastal Sage Scrub, about
40 acres of cactus scrub, 4 acres of Valley Needle
Grassland, and modification of about 17 acres of
riparian habitat (Alluvial Scrub). These communities
Statement of Overriding Considerations -2 April 4, 1996
all meet the definitions of significant rare or
sensitive habitats. Furthermore, a substantial
portion of the land around the perimeter of the
residential portion of the project would need to be
cleared and modified for fire protection purposes,
further diminishing the potential for retaining extant
native plant communities. Implementation of the
project is estimated to impact a total of about 450
acres. The adverse effects resulting from destruction
of sensitive habitats and plant communities will be
significant.
Development of this project will significantly reduce
the remaining stands of Venturan Coastal Sage Scrub;
depending on variable estimates of the amount of
remaining Ventura Scrub extant in Southern California,
development of the project would reduce the remaining
total inventory of this type of community by between
5% and 20 %. The project may represent as much as
nearly one -fifth of all remaining lands in the state
of this type of plant community. Therefore,
implementation of the project will contribute
significantly to the gradual, potentially inevitable,
elimination of this type of plant community as an
extant, viable habitat.
Overriding Considerations are defined as those features of a project
that rationalize project approval despite the failure to develop
sufficient, feasible environmental mitigation measures. The Overriding
Considerations for the Moorpark Estates Project are:
(1) The proposed project will permit the construction of
two golf courses for the use and enjoyment of the
citizens of Moorpark. One of the two course will
include assured public play.
Statement of Overriding Considerations -3 April 4, 1996
At this time, no golf courses exist within the City
and residents must travel considerable distances to
avail themselves of this form of recreation. The
availability of this type of recreational opportunity
within the City will reduce regional air quality
impacts by shortening travel times and distances to
similar facilities situated outside of the City.
(2) The project will involve the dedication of an easement
necessary for the creation of a trail system open to
the public which will link Grimes Canyon and Walnut
Canyon. This multi -use trail system will provide
important linkages in the regional trail system
serving the City's residents. A dedication of land
for public purposes is also planned for Lot 217; these
purposes will probably involve (but are not limited
to) an equestrian staging area and /or habitat
restoration program.
(3) An essential collector street linking Grimes Canyon
Road and Walnut Canyon Road will be constructed to
provide an important link between the northeastern and
northwestern portions of the City.
(4) This collector road will also provide alternative
emergency access alignments for City residents in the
project vicinity that are presently.unavailable. This
connection will improve public safety in the event of
major emergencies and disasters.
Statement of Overriding Considerations -4 April 4, 1996
(5) The creation of the proposed collector street will
enable buildout of an important road system on the
City's General Plan Circulation Element, an
improvement that will provide improved traffic flow in
the northern portion of the City.
(6) The project will provide important economic and job
formation opportunities for both short term employment
in the construction trades and long term employment in
the services and maintenance sectors of the local
economy. The balance between jobs and the housing in
the City reflects a shortage of employment
opportunities, particularly for service and
maintenance sector employees, and the approval of the
project will contribute to a gradual reversal of this
trend.
(7) The approval of the project will provide a form and
type of housing that is unique and currently
unavailable in the City and the creative street and
neighborhood design of the project provides a model of
new approaches to the development of rural residential
neighborhoods which have attractive, pedestrian
oriented street amenities.
(8) The overall economic benefits of the project for the
City will involve a source of long term revenue that
will enhance the City's General Fund. Fewer methods
exist for providing General Fund revenue now than in
the past and the provision of an income stream to the
City resulting from the anticipated golf course use
will make a valuable contribution to funding important
capital improvements and services that would otherwise
be unavailable to the City's residents.
Statement of Overriding Considerations -5 April a, 1996
(9) Comprehensive mitigation measures have been developed
for .impacts that were identified in the certified
Final EIR the project. All physically and technically
feasible mitigation measures have been imposed on the
project.
Statement of Overriding Considerations -6 April 4, 1996
MOORPARK
799 Moorpark Avenue Moorpark, Cauiornia 93021
STATE OF CALIFORNIA )
COUNTY OF VENTURA ) SS.
CITY OF MOORPARK )
(805) 529 -6864
I, Lillian E. Hare, City Clerk of the City of Moorpark,
California, do hereby certify under penalty of perjury that
the foregoing Resolution No. 96 -1197 was adopted by the
City Council of the City of Moorpark at a meeting held on
the 17th day of April , 1996, and that
the same was adopted by the following vote:
AYES: COUNCILMEMBERS BROWN, PEREZ AND MAYOR LAWRASON
NOES: COUNCILMEMBERS HUNTER AND WOZNIAK
ABSENT: NONE
ABSTAIN: NONE
WITNESS my hand and the official seal of said City
this 4th day of December 1996.
Lillian .'Hare
City C rk
(Seal)
PAUL W. LAWRASON JR. JOHN E. WOZNIAK ELOISE BROWN PATRICK HUNTER BERNARDO M. PEREZ
Mayor Mayor Pro Tem Councilmember Councilmember Councilmember