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Home My WebLink AboutRES CC 1998 1487 1998 0715RESOLUTION NO. 98 -1487 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 93 -1; SPECIFIC PLAN NO. 93 -1/ SPECIFIC PLAN 8 - HIDDEN CREEK RANCH SPECIFIC PLAN; ADOPTING A MITIGATION MONITORING PROGRAM; ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS FOR SPECIFIC PLAN 93 -1 /SPECIFIC PLAN 8 -THE HIDDEN CREEK RANCH PROJECT (APPLICANT: HIDDEN CREEK RANCH PARTNERS.) WHEREAS, at a duly noticed public hearing on October 1, 1997, continued public hearings on October 8, 22, November 12, and December 3, 10, 1997, January 7, 21, March 25, April 1, May 6, 20, 27, June 3, 10, 17, July 1 and 15, 1998, the City Council considered the application filed by Hidden Creek Ranch Partners, L.P., also known as Messenger Investment Company, for the Hidden Creek Ranch Specific Plan Project, consisting of Specific Plan No. 8 /Specific Plan 93 -1, General Plan Amendment 93 -1, and Zone Change 93 -3, for an approximately 4323 acre site located within the City of Moorpark Area of Interest in Ventura County contiguous to the City northerly boundary near Moorpark College and the Campus Park and Varsity Park residential areas, and easterly and southerly of Happy Camp Canyon Regional Park and incorporating more or less Assessor Parcel Numbers: 500 -0120 -035, -55, -065; 500 -0 -170 -135, -205, -255, -285, -295, -305, -315, -325, -335, -345, -355, -365, -375; 500- 0- 180 -045, -055, -075, -105, -115; 500 -0- 281 -035, -045, -165, -175, -185, -195, -205, -215; 500 -0- 292 -065, -135, -145; 615 -0 -110 -205, -215; and, 615 -0 -150 -185; and, Whereas, the Planning Commission of the City of Moorpark did adopt Resolution 96 -325 recommending to the City Council approval of Specific Plan 8 /Specific Plan 93 -1, General Plan Amendment 93 -1, Zone Change 93 -3, and certification of the project EIR, subject to findings and amendments incorporated into that resolution; and, Whereas, the City Council on January 21, 1998, adopted Resolution 98 -1425 to certify a Final Environmental Impact Report for the Hidden Creek Ranch Specific Plan as having been completed in accordance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City's CEQA procedures and meeting all findings required by CEQA; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS: Section 1. The City Council finds: (1) That the Statement of Overriding Considerations and the Mitigation Monitoring Program, attached hereto and incorporated by reference, as revised by conditions 1 through 6 herein have been completed in accordance with CEQA ( Division 13 of the Public Resources Code of the State of California), CEQA Guidelines, and City CEQA procedures. Resolution No. 98 -1487 Page 2 (2) That the Final EIR for the project, certified on January 21, 1998, complies with the requirements of CEQA, and that the final EIR was accepted and reviewed by the City Council and the information contained therein was considered prior to its decision on the project. (3) That all of the issues raised at the public hearings and in correspondence and other supplemental information provided to Council have been considered, and the City Council further finds that the Hidden Creek Ranch Specific Plan Project EIR adequately addresses all issues raised and no new significant environmental impact has been identified nor has there been identified any feasible project alternative or mitigation measure considerably different from others previously analyzed which would clearly lessen the environmental impacts of the project. All additional correspondence received to this time shall hereby be directed to be incorporated as an additional appendix to Volume VI of the EIR. (4) That the General Plan Amendment is consistent with the City General Plan requirements and State law. (5) Specific Plan 8 /Specific Plan 93 -1 is consistent with the City of Moorpark General Plan as amended by GPA 93 -1. (6) Specific Plan 8 /Specific Plan 93 -1 is consistent with the requirements of the California Government Code section 65450 et. seq. (7) Specific Plan 8 /Specific Plan 93 -1 satisfies and responds to each of the criteria established by the General Plan Land Use Element for planning area outside the city limits as contained on pages 35 -38 of the Land Use Element adopted in 1992. Section 2. The City Council has reviewed, considered, and hereby approves and adopts the Statement of Overriding Considerations for the Hidden Creek Ranch Specific Plan as attached hereto as Attachment A and incorporated herein by reference. Section 3. The City Council has reviewed and the considered and hereby accepts and adopts the Mitigation Monitoring Plan as attached hereto as Attachment B and incorporated herein by reference, subject to the addition of conditions 1 through 6 contained herein. Section 4. The City Council hereby approves General Plan Amendment 93 -1 to modify Table 3 Land Use Plan Statistical Summary to reflect data related to the Hidden Creek Ranch and to modify Exhibits 2, 3 & 4 of the Circulation Element of the General Plan to incorporate the proposed street, bicycle and equestrian trail systems contained within the Hidden Creek Resolution No. 98 -1487 Page 3 Ranch Specific Plan as attached hereto as Attachment C and incorporated herein by reference. Section 5. The City Council has reviewed the text and exhibits comprising the Hidden Creek Ranch Specific Plan (Specific Plan 8 /Specific Plan 93 -1) and hereby adopts and approves said plan as attached hereto as Attachment D, subject to inclusion of a new chapter providing for transferable density rights as set forth by Section 10 below, and incorporated herein by reference. Section 6. The City Council hereby designates the Office of the City Clerk and the Community Development Department as the custodians of the records constituting the record of proceedings upon which its decision has been based. Original ordinances and resolutions along with one copy of the attachments referenced therein shall be reposited within the office of the City Clerk. The Community Development Department shall be designated the repository and archive for all historical and active materials related to this project. Section 7. If any chapter, section, sentence, clause or portion of the Specific Plan as contained in the attachments hereto is for any reason held to be invalid or unconstitutional by a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion thereof. Section 8. The City Council after careful consideration and review of the information contained in Planning Commission Resolution 96 -325, staff reports, Final Environmental Impact Report, public and staff testimony, recommended Mitigation Monitoring Program for the project and the Statement of Overriding Considerations, attached hereto, and incorporated by reference, and through its discussion and analysis reached its decision on the matter on July 15, 1998; Section 9. The City Council amends the Mitigation Monitoring Program and conditions applicable to Specific Plan 93 -1, Hidden Creek Ranch, by adding the following additional conditions/mitigation measures: GRADING: 1. Total project grading shall not exceed 21.6 million cubic yards. Grading limitations shall be incorporated into the Development Agreement and the applicant and any merchant builder developing within the Hidden Creek Ranch Specific Plan shall comply with these limitations. 2. To reduce the effects of grading created by development of the golf course, Hidden Creek Ranch Partners will agree to undertake the grading of the golf course at a point in time approved by the city, when grading for Resolution No. 98 -1487 Page 4 home sites is NOT also occurring. This limitation shall be incorporated within the development agreement for Hidden Creek Ranch Specific Plan. TRAFFIC 3. Hidden Creek Ranch agrees to construct the connection to Alamos Canyon if all three (3) of the following events occur: A) The interchange has been constructed, B) The City of Simi Valley has this road on its Circulation Element and consents to its construction; C) The LOS at the intersection of Collins Drive and Campus Park Drive is determined to be below LOS C. Should event C occur, but events A or B do not, then Hidden Creek Ranch shall be restricted from developing seven (7) acres of commercial and not more than 2000 dwelling units until such connection is made, unless other measures are taken to return the intersection to LOS C. This limitation shall be incorporated within infrastructure plan and the final development agreement for the Hidden Creek Ranch Specific Plan. 4. If the City determines that Campus Park Drive shall be extended from its current terminus at Happy Canyon Park, then Hidden Creek Ranch shall be responsible for development of this extension at such time as the City shall require and approve its connection. This requirement shall be incorporated within the final development agreement for the Hidden Creek Ranch Specific Plan. OPEN - SPACE: 5. Hidden Creek Ranch agrees to place an open -space conservation easement, or its equivalent, upon 260 additional acres of property, within its control and/or ownership, lying easterly and contiguous to the plan boundary, as a buffer between Hidden Creek Ranch and the City of Simi Valley. This requirement shall be incorporated within the final development agreement for Hidden Creek Ranch Specific Plan. 6 Prior to the approval of the first subdivision map for development of Hidden Creek Ranch, Hidden Creek Ranch shall offer a site for the location of an astronomical observatory to Moorpark College, subject to approval of the City Council. The site shall not be located within the required dedicated natural open space of the project. Section 10. A section related to transfer of development rights for properties designated Resolution No. 98 -1487 Page 5 prime or unique farmlands shall be added to the Hidden Creek Ranch Specific Plan. The purpose of this chapter shall be to encourage preservation of prime agricultural lands by permitting the transfer of development rights from planning units containing lands designated as prime agricultural lands to other planning units within the Hidden Creek Ranch Specific Plan. Such a mechanism might be designate those properties with basic density of one dwelling unit per five acres, with the opportunity to sell, or otherwise transfer densities to other properties within the Specific Plan, if all densities were transferred. If such a transfer was made then the total density available for transfer could be the density currently designated in the Specific Plan. The section on Transfer of Development Rights shall be approved by the City Council to be included in the Specific Plan prior to approval of any subdivision, or any other development project, or entitlement application. Section 11. This Resolution shall not become effective until the date that both the ordinance adopting zoning and the ordinance adopting a Development Agreement between the City of Moorpark and Hidden Creek Ranch Partners shall become effective. PASSED, APPROVED, AND ADIOPTEA THIS 15th PA' July, 1998. Patrick HuntAr, Mayor ATTEST: I Deborah S. Traffenste City Clerk ATTACHMENTS: A. Statement of Overriding Considerations B. Mitigation Monitoring Program C. General Plan 93 -1 Exhibits D. Specific Plan 93 -1 /Specific Plan 8 Hidden Creek Ranch Resolution No. 98 -1487 Page 6 STATE OF CALIFORNIA ) COUNTY OF VENTURA ) ss. CITY OF MOORPARK 1 I, Deborah S. Traffenstedt, City Clerk of the City of Moorpark, California, do hereby certify under penalty of perjury that the foregoing Resolution No. 98 -1487 was adopted by the City Council of the City of Moorpark at a meeting held on the 15th day of July, 1998, and that the same was adopted by the following vote: AYES: Councilmembers Evans, Perez, Wozniak NOES: Mayor Hunter ABSENT: Councilmember Teasley ABSTAIN: None WITNESS my hand and the official seal of said City this 30th day of July, 1998. l Deborah S. Traffensted , ity Clerk (sal) i AF I ♦ r f,' a C /Ci I 9' i A/A I' e t <a I 5 i /B -I; { N ATTACHMENT C LEGEND FREEWAY STATE ROUTE 118 COMMUNITY ARTERIAL OVILLAGE COLLECTOR ORESIDENTIAL COLLECTOR ACCESS ROAD SPECIFIC PLAN 93 -1 HIDDEN CREEK RANCH HIGHWAY NETWORK LEGEND MULTI -USE TRAIL SYSTEM ' EQUESTRIAN HIKING BIKING TOADS FOLLOWING RANCH OROTHER S' ROADS OR OTHER EXISTING DI3PURBED AREAS TRAIL LINKS WITHIN PROPOSED DEVELOPMENT AREA NEW OS -2 TRAIL LINKS MULTI-USE TRAIL/ CLASS CIASS 1 BIKE PATH PARKS & EQUESTRIAN CENTER NOTE: SEE CROSS SECTIONS FOR TRAIL DETAILS SPECIFIC PLAN 93 -1 ATTACHMENT C HIDDEN CREEK RANCH BIKEWAY AND EQUESTRIAN TRAILS d 1 � �3., � � � f �f• �i ] yfr, 4� �� ii �'Pr. -- �Si� f6� xl CL �v ,� i� j•�� -� ;r ' ♦�' AAA I.� y� � t Q�� ' ' ,� C /C�-3 �f' 1 31 118 ATTACHMENT C LEGEND FREEWAY STATE ROUTE 118 COMMUNITY ARTERIAL VILLAGE COLLECTOR ORESIDENTIAL COLLECTOR ACCESS ROAD SPECIFIC PLAN 93 -1 HIDDEN CREEK RANCH HIGHWAY NETWORK ATTACHMENT C LEGEND MULTI -USE TRAIL SYSTEM ' EQUESTRIAN HIKING BIKING TOADS FOLLOWING RANCH ROADS OR R OTHER E7ISTDJG DISTURBED AREAS TRAIL LINKS IIITHKN PROPOSED DEVELOPMENT AREA NEW OS -2 TRAIL LINKS MMTI-USE TRAIL/ CLASS CLASS 1 B[IQ: PATH PARKS & EQUESTRIAN CENTER NOTE: SEE CROSS SECTIONS FOR TRAIL DETAILS SPECIFIC PLAN 93 -1 HIDDEN CREEK RANCH BIKEWAY AND EQUESTRIAN TRAILS Hidden Creek Ranch Specific Plan (SP- 81SP -93 -1) Mitigation Monitoring Program Prepared for: City of Moorpark Community Development Department 799 Moorpark Avenue Moorpark, California 93021 Nelson Miller Community Development Director June 10, 1998 Attachment B Section Hidden Creek Ranch Specific Plan Mitigation Monitoring Program TABLE OF CONTENTS Pa M 1.0 Introduction .......................... ............................... 1 2.0 Program Management .................. ............................... 2 3.0 Mitigation Monitoring Plan ............... ............................... 3 Appendix A Sample Compliance Verification Form i Table of Contents Hidden Creek Ranch Specific Plan Mitigation Monitoring Program 1.0 INTRODUCTION The state of California Public Resources Code 21081.6 (AB 3180) requires that a lead or responsible agency must adopt a mitigation monitoring or reporting program when approving or carrying out a project where an environmental document, either an Environmental Impact Report (EIR) or Mitigated Negative Declaration (MND) has identified measures to reduce potential adverse environmental impacts to levels that are less than significant. The City of Moorpark is the lead agency for the Hidden Creek Ranch Spec Plan (SP No. 8) project and, therefore, is responsible for the implementation of the mitigation monitoring program. An EIR has been prepared for this project which addresses the potential environmental impacts and, where appropriate, recommends measures to mitigate these impacts. As such, a mitigation monitoring program (MMP) is required to ensure that adopted mitigation measures are successfully implemented. Section 2.0 describes the roles of responsible parties in implementing and monitoring the adopted mitigation measures, and generally describes the MMP procedures. Section 3.0 contains the mitigation measures for the project and identifies the timing of the implementation or verification of each measure, the method of verification, and the party responsible for verifying that the measure is successfully implemented. The project applicant is responsible for the implementation of each measure, and the city representative is responsible for verifying that the measure has been satisfactorily completed through plan check, field inspections, and /or written evidence submitted to the city by the project applicant or the applicant's agent, which verifies that the measure has been successfully implemented, with a status report due annually. Appendix A contains a sample "compliance verification" form which can be used to report the project's compliance of each measure. The city may develop alternative forms for use in compliance verification. Introduction Hidden Creek Ranch Speck Plan Mitigation Monitoring Program 2.0 PROJECT MANAGEMENT The mitigation monitoring program (MMP) for the development of the Hidden Creek Ranch Specific Plan project will be in place through all phases of the project, including design, construction, and operation. The enforcement of the MMP will be the responsibility of the City of Moorpark. The primary city personnel responsible for verifying compliance with the mitigation measures are identified in the Mitigation Monitoring Program, with the Community Development Department and City Engineer having the primary roles of coordinating the compliance verification for all other parties. These parties, or designated assignees, are responsible for ensuring that the mitigation measures are implemented by the project applicant and are vested with the authority to act accordingly. The Director of Community Development or designated assignee, will, primarily through condition compliance review of grading, building and other improvement plans (plan check) and field inspections, supervise the design and construction of the project, and will be responsible for the overall management of the MMP. The above -noted designated "monitors" shall oversee elements of the MMP and review compliance through the use of compliance verification forms. A sample of a compliance verification form is provided in Appendix A. Designated monitors shall ensure compliance verification forms are filled out correctly and proper action is being taken on each measure. Designated monitors are also responsible for filing and updating the verification forms during all phases of the project. During the design and construction phases, the designated monitors from the Community Development Department and City Engineer's Office will determine the need for a measure to be modified and ensure the use of a mitigation specialist, such as a consulting Geologist/Geotechnical Engineer, if technical expertise beyond the monitor's abilities is required. If it is found that an adopted mitigation measure is not being properly implemented, the designated monitors shall require corrective actions to ensure adequate implementation. 2 Project Management Hidden Creek Ranch Speck Plan Mitigation Monitoring Program SECTION 3.0: MITIGATION MONITORING PROGRAM The City of Moorpark recognizes that certain infrastructure improvements and/or mitigation requirements are applicable not only to the project applicant, but also to other property owners /developers in the Specific Plan area and would, therefore, contribute its pro -rata or fair share of the cost of these improvements /requirements. In order to differentiate between measures which require the sharing of costs and those that are the role responsibility of a specific developer, the project applicant (or property owner) measures that require cost sharing are denoted with a "(F)" at the end of the measure. EARTH RESOURCES ER1. Concurrent with subsequent onsite geotechnical investigation and prior to approval of a rough grading permit, the stability of cut and fill slopes shall be evaluated by a geotechnical engineer. Each planning unit, tract, or parcel map shall be evaluated separately and appropriate mitigation measures shall be recommended, if necessary. Measures that can be used to stabilize slopes include buttress fills, flattening of the slope angle, geotextiles used to increase the strength of the soil materials used to build fill slopes, and in some cases retaining walls. Use of geotextiles and landform contour slope design shall be incorporated into site design /grading plans for all permits or tract/parcel maps requiring grading to create natural- appearing topography and increased slope stability, provided detailed stability analysis and demonstration of successful long -term performance is presented. Mitigation measures may cause alteration to the proposed development plan and may result in changes to the proposed land use in specific areas. Timing of ImplementationNerification Concurrent with subsequent onsite geotechnical investigation and prior to approval of a rough grading permit, the stability of cut and fill slopes shall be evaluated by a geotechnical engineer. Each planning unit, tract, or parcel map shall be evaluated separately and appropriate mitigation measures shall be recommended, if necessary. Method of Verification Grading plan check; field inspection of grading activities Responsible Parties Director of Community Development and City Engineer, or designated representatives Verification of Compliance Initial Date Remarks 3 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program EARTH RESOURCES (continued) ER2. For all tract/parcel maps requiring the placement of fills in canyon areas, the geotechnical engineer shall ensure that partial to complete removal and recompaction of the alluvial deposits to geotechnically competent materials is performed. Additional compressible materials that will require removal include topsoil, colluvium, debris flows, landslide debris, and uncontrolled fills. The grading plan shall be approved by the City Engineer and City Geologist/Geotechnical Engineer. Timing of ImplementationNerification Prior to approval of final grading plan(s) and building permit issuance Method of Verification Grading plan check; field inspection Responsible Parties City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks ER3. Deep canyon fills are expected to undergo secondary settlement. Depending on the type of fill materials used, most of the settlement will occur during and immediately after grading. However, most fills experience some settlement after the completion of grading. Construction of onsite structures shall begin only after settlement of these materials has been stabilized. In order to determine when settlement is complete, laboratory testing and analysis by a geotechnical engineer shall be performed for as- graded conditions on all tracts /parcels in areas over deep canyon fills. An alternative would be the installation of a settlement monitoring system. Findings of the stability analysis shall be approved by the City Engineer and City Geologist/Geotechnical Engineer prior to construction. Timing of of ImplementationNerification Prior to building permit issuance Method of Verification Completion and acceptance of a laboratory testing and analysis or acceptable results of a settlement monitoring system and field inspection. Responsible Parties City Engineer and City Geologist/Geotechnical Engineer 4 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program EARTH RESOURCES (continued) Verification of Compliance Initial Date Remarks ER4. Determination of expansivity and development of appropriate remedial measures shall be performed by a geotechnical engineer prior to initiation of grading and approval by the City Engineer and City Geologist/Geotechnical Engineer. If expansive clay is encountered at shallow depths, it may be recommended that clay -rich soils be removed and replaced with nonexpansive granular soil beneath the structures, concrete slabs, and footings. Mixing during grading of localized expansive soils with the more common granular nonexpansive soils present onsite should be sufficient to mitigate this impact. Timing of f ImplementationNerification Determination of appropriate remedial measures: prior to grading; implementation of measures: during grading Method of Verification Completion and acceptance of a remedial mitigation program for expansive soil conditions; field inspection Responsible Parties City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks 5 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program EARTH RESOURCES (continued) ER5. Prior to issuance of a grading permit for any development on the Specific Plan site, the project applicant shall submit an erosion control plan to the Director of Community Development and City Engineer for review and approval, and to the County Soil Conservation District for comments, that includes measures to reduce the amount of onsite and offsite erosion during construction of the proposed project. In addition to erosion control measures, hydro seeding of affected graded slopes shall be performed by the Master Developer within 30 days of grading of the slope area. Timing of ImplementationNerification Approval of erosion control program: prior to grading permit issuance; hydro seeding: within 30 days of grading of slopes Method of Verification Completion and acceptance of erosion control program; field inspection Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks ER6. Haul routes to be used during construction of the proposed project shall be approved by the City Engineer and the Director of Community Development prior to the issuance of the first grading permit. These routes shall be limited to graded areas only. Timing of ImplementationNerification Prior to issuance of first grading permit Method of Verification Grading plan check; field inspection Responsible Parties City Engineer and Director of Community Development Verification of Compliance Initial Date Remarks Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program EARTH RESOURCES (continued) ER7. Temporary erosion control measures shall be provided by each developer during the construction phase, as required by current grading codes. In addition, a permanent erosion control program for the Specific Plan and Spring Road connector roadway shall be prepared by the Master Developer and submitted prior to a determination of application completeness for the first Master Tentative Map. The program shall include the proper care of drainage control devices, proper irrigation, rodent control, and landscaping. Timing of Implementation/Verification Prior to a determination of application completeness for the first Master Tentative Map for a permanent erosion control program; temporary erosion control measures shall be provided by each developer during the construction phase, as required by grading permit and codes. Method of Verification Review of permanent erosion control program, review of temporary erosion control measures proposed for each grading permit; landscape plan review; Master Tentative Map plan check; field inspection Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks ER8. Debris and/or retention basins shall be designed by the project's engineer to mitigate any debris flows that may emulate from the undeveloped portions of the site, to ensure that post - development runoff levels are comparable to undeveloped levels, and to mitigate any debris flows. Following the first season storm after construction of backbone infrastructure and following heavy rainfall periods, the project engineer shall field check erosion control devices to confirm that they are performing as designed. All subsequent annual field checks shall be performed by the pertinent agency (e.g., Ventura County Flood Control, Maintenance District). 7 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Pro-gram EARTH RESOURCES (continued) Timing of f Implementation/Verification Verification of debris and/or retention basins shall occur prior to approval of grading and drainage plans; Monitoring of erosion control devices shall occur following the first season storm after construction of backbone infrastructure and prior to release of bonds; Annual field checks shall subsequently be performed by responsible agency or homeowners association. Method of Verification Grading and drainage plan review; field inspection Responsible Parties Director of Community Development and City Engineer for plan review; Director of Public Works, Ventura County Flood Control District, or responsible homeowners association for subsequent annual field checks based on maintenance responsibility assignment. Verification of Compliance Initial Date Remarks ER9. The Master Developer shall apply to the Regional Water Quality Control Board for a General Construction permit by filing a Notice of Intent (NOI) 90 days prior to the onset of any grading activities. As required by the permit, a stormwater pollution prevention plan shall be developed to obtain reductions in urban pollutant loading to the "maximum extent practicable." Timing of Implementation/Verification File Notice of Intent 90 days prior to the initiation of any grading Method of Verification Acceptance of Notice of Intent; field inspection Responsible Parties City Engineer 8 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program EARTH RESOURCES (continued) Verification of Compliance Initial Date Remarks ER10. Prior to approval for grading permits, the small landslides in the southern and central portions of the Specific Plan site shall be evaluated by an engineering geologist and a geotechnical engineer to determine their lateral extent, depth, and potential instability from grading. If landslide areas are to be buried under the proposed fills, partial to complete removal of the landslides during grading as recommended by the reviewing engineer will be necessary to mitigate the effects of settlement due to fill loads. The grading plan shall be subject to the approval of the City Engineer and City Geologist/Geotechnical Engineer. Timing of ImplementationNerification Prior to issuance of any grading permit for landslide areas Method of Verification Responsible Parties Verification of Compliance Grading plan check; field inspection City Engineer and City Geologist/Geotechnical Engineer Initial Date Remarks 9 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program EARTH RESOURCES (continued) ER11. Prior to a determination of application completeness for the First Master Tentative Map, the large landslides in the north - central portion of the Specific Plan site (including, but not limited to, Planning Units 10, 13, 19A, 20, and 36) shall be evaluated by an engineering geologist and a geotechnical engineer to assess the most effective remedial measures and to demonstrate development feasibility. Possible remedial measures include the construction of shear keys and the establishment of building setbacks which would modify the proposed development plan. Landslides are generally investigated during the surface geotechnical investigation for tract and parcel maps. The grading plan shall be subject to the approval of the City Engineer and City Geologist/Geotechnical Engineer. Timing of ImplementationNerification Prior to approval of First Master Tentative Map and grading plan; during surface geotechnical investigations Method of Verification Master Tentative Tract map and grading plan check; field inspection Responsible Parties City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks ER12. During the geotechnical investigation for the proposed development and prior to the issuance of grading permits, mitigation of debris flows and surficial slumping shall be evaluated. Surficial landslide and debris flow deposits shall either be removed during mass grading or contained with an adequately -sized retaining device, such as a debris basin during construction of infrastructure. Timing of ImplementationNerification During geotechnical investigation and prior to grading permit issuance Method of Verification Grading plan check; field inspection Responsible Parties City Engineer and City Geologist/Geotechnical Engineer 10 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program EARTH RESOURCES (continued) Verification of Compliance Initial Date Remarks ER13. Prior to a determination of application completeness for the first Master Tentative Map or subdivision map requiring the extension of a roadway across Happy Camp Canyon Regional Park, landslides that occur along the western margin of lower Happy Camp Canyon that could affect the Spring Road connector roadway shall be evaluated to determine their lateral extent, depth, and potential instability due to the proposed grading. Partial to complete removal of the landslides may be necessary to mitigate the potential for renewed movement of landslide materials across the road alignment. At both the western and eastern margins of lower Happy Camp Canyon, subsurface geologic structure and the strength of existing geologic materials (and thereby the potential for slope instability) shall be determined. This would generally be accomplished during a subsurface geotechnical investigation for the Spring Road alignment. Timing of ImplementationNerification Prior to approval of the first Master Tentative Map or subdivision map requiring the extension of a roadway across Happy Camp Canyon Regional Park; prior to grading permit issuance Method of Verification Responsible Parties Verification of Compliance Grading plan check; field inspections City Engineer and City Geologist/Geotechnical Engineer Initial Date Remarks 11 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program EARTH RESOURCES (continued) ER14. Prior to a determination of application completeness for the first Master Tentative Map or subdivision map requiring the extension of a roadway across Happy Camp Canyon Regional Park, in areas west of lower Happy Camp Canyon where slopes would be impacted by the Spring Road connector roadway, the identified landslides shall be evaluated further to assess the most effective remedial measures to be applied. A geotechnical investigation that includes a subsurface investigation shall be performed. Possible remedial measures include the construction of shear keys and /or the establishment of setbacks; stabilization of landslides is preferred. This is generally accomplished during a subsurface geotechnical investigation for the road. All proposed remedial measures shall be approved by the City Geologist/Geotechnical Engineer. Timing of ImplementationNerification Prior to approval of the first Master Tentative Map or subdivision map requiring the extension of a roadway across Happy Camp Canyon Regional Park Method of Verification Grading plan check; field inspections Responsible Parties City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks ER15. Surficial landslide deposits and debris flow deposits shall either be removed or contained by retaining devices where there is potential to affect the Spring Road connector roadway. Because of the compressibility of these deposits, removal within development areas is generally the preferred method to minimize post- construction settlement. Timing of ImplementationNerification During grading plan review and in conjunction with grading for the Spring Road connector roadway Method of Verification Grading plan check; field inspections Responsible Parties City Engineer and City Geologist/Geotechnical Engineer 12 Mitigation Monitoring Program a, Hidden Creek Ranch Speck Plan Mitigation Monitoring Program EARTH RESOURCES (continued) Verification of Compliance Initial Date Remarks ER16. The stability of proposed cut slopes associated with the Spring Road connector roadway shall be evaluated by a geotechnical engineer during the geotechnical grading plan review. The engineer shall recommend the most appropriate mitigation measure for each case. Measures that can be used to stabilize slopes include buttress fills, flattening of the slope angle, and in some cases, retaining walls. Use of geotextiles and landform contour slope designs can be incorporated into the road design to create natural- appearing graded topography and increase slope stability. For fill slopes, if the natural moisture content of bedrock materials is below the optimum moisture content for proper compaction, the soils would require the addition of water during grading. Any oversized materials (greater than 8 inches in diameter) shall be placed in either deeper portions of the fills (if fill materials are required) according to accepted methods of windrowing, or should be removed from the site. Timing of I m l2leme ntationNerifi cation During grading plan review, prior to grading permit issuance Method of Verification Grading plan check; field inspections Responsible Parties City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks 13 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan _ Mitigation Monitoring Program EARTH RESOURCES (continued) ER17. Partial to complete removal and recompaction of the alluvial deposits to geotechnically competent materials in the canyons shall be required in areas affected by the Spring Road connector roadway through lower Happy Camp Canyon Regional Park. The depth of alluvial materials that should be removed in order to mitigate settlement shall be determined by analysis performed by a geotechnical engineer during the geotechnical investigation of the alignment area, and approved by the City Geologist/Geotechnical Engineer. Timing of ImplementationNerification During grading plan review and in conjunction with grading for the Spring Road connector roadway Method of Verification Grading plan check; field inspections Responsible Parties City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks ER18. To allow for the implementation of the Spring Road connector roadway through Happy Camp Canyon Regional Park, compressible materials will probably require removal west of lower Happy Camp Canyon include topsoil, colluvium infilling swales and landslide grabens, surficial slumps, debris flows, landslide debris, and unengineered fills. Prior to the start of grading, the area traversed by the roadway alignment should be stripped of vegetation and debris and disposed of in an acceptable manner. Any irrigation lines, abandoned underground storage tanks, and water and oil wells (if encountered) should be removed or capped. Water and oil wells must be abandoned following the guidelines established by the California Division of Oil and Gas. Care must be taken to identify and mitigate any sump deposits encountered onsite. Prior to placement of compacted fill, all compressible materials shall be removed. Deep canyon fills are expected to undergo secondary settlement. Depending on the type of fill materials used, most of the settlement will occur during and immediately after grading. In order to determine when settlement is complete, laboratory testing and analysis by a geotechnical engineer should be performed for as- graded conditions. 14 Mitigation Monitoring Program EARTH RESOURCES (continued) Timing of ImplementationNerification Hidden Creek Ranch Specific Plan Mitigation Monitoring Program Prior to initiation of rough grading for removal of vegetation and debris, irrigation lines, and removal or capping for water and oil wells; During grading for removal of compressible materials, as approved by a geotechnical engineer; Following grading for laboratory testing and analysis by a geotechnical engineer regarding settlement. Method of Verification Grading plan check; field inspections; review of laboratory testing and analysis regarding settlement Responsible Parties City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks ER19. Determination of expansivity and development of appropriate remedial measures shall be performed by a geotechnical engineer prior to final design of the Spring Road connector roadway through Happy Camp Canyon Regional Park. This evaluation is usually performed during the subsurface geotechnical investigation. If expansive clay is encountered at shallow depths, it may be recommended that clay -rich soils be removed and replaced with a specified thickness of nonexpansive granular soil beneath the roadway. Mixing during grading of localized expansive soils with the more common, granular nonexpansive soils present should be sufficient to mitigate this impact. Alternatively, mitigation of expansive soils can be accomplished during construction by pre- saturation of the expansive materials and /or reinforcement of the roadway base. Timing of ImplementationNerification Determination of appropriate remedial measures: prior to grading; implementation of measures: during grading Method of Verification Completion and acceptance of a redemedial mitigation program for expansive soil conditions; field inspection Responsible Parties City Engineer and City Geologist/Geotechnical Engineer 15 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program EARTH RESOURCES (continued) Verification of Compliance Initial Date Remarks ER20. Faults mapped within the development area of the Specific Plan site shall be examined in the field by a geologic engineer to verify their location and recency of movement, prior to a determination of application completeness for each tentative tract map, parcel map, and /or planned development permit or conditional use permit. If active faults are encountered, the most common and practical method to mitigate fault rupture is to avoid siting habitable structures across the faults. Structural setbacks away from the active faults shall be prescribed by a certified engineering geologist and approved by the City Geologist/Geotechnical Engineer. Any proposed mitigation for fault rupture, other than a structural setback, shall also require approval of the City Geologist/Geotechnical Engineer. Timing of ImplementationNerific to ion Prior to a determination of application completeness for each tract map, tentative tract map, parcel map, and/or planned development permit or conditional use permit approvals Method of Verification Field inspections and testing by a geologic engineer Responsible Parties City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks 16 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program EARTH RESOURCES (continued) ER21. During mass grading and grading of individual tracts, localized areas of unconsolidated alluvial deposits shall be removed and replaced with compacted fill. Areas underlain with artificial fill, especially where placed as part of the oil field activities or in the reservoirs, shall be removed and recompacted during grading. Additionally subdrains shall be placed according to a soils engineer's recommendations along canyon bottoms. A geotechnical engineer shall evaluate areas of sandy alluvial soils within the proposed development area that will not be removed during grading for potential liquefaction and provide appropriate mitigation measures as necessary. Timing of ImplementationNerification During all grading Method of Verification Field inspections Responsible Parties City Engineer and City GeologisUGeotechnical Engineer Verification of Compliance Initial Date Remarks ER22. During all grading activities for tract maps and discretionary permits, loose, cohesion - less soils that may be susceptible to ground lurching shall be removed and recompacted based on investigation by a geologist and approved by the City Engineer. Timing of ImplementationNerification During all grading Method of Verification Reslonsible Parties Verification of Compliance P •, Field inspections City Engineer and City GeologisUGeotechnical Engineer Initial Date Remarks 17 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program EARTH RESOURCES (continued) ER23. If the older reservoirs in the southern portion of the site are incorporated into the development, the dams shall be evaluated by an engineering geologist and geotechnical engineer to determine seismic stability prior to a determination of application completeness for the first Master Tentative Map. Inadequate dams shall be reconstructed or reinforced by the Master Developer following the guidelines established by the project geologist and approved by the City Engineer. Timing of IrnglementationNerification Method of Verification Responsible Parties Prior to a determination of application completeness for the first Master Tentative Map for the analysis of seismic stability for existing reservoirs; any required reconstruction/ reinforcement of inadequate dams shall be completed prior to final building permit/occupancy approval for the affected tract/development. First Master Tentative Map check; field inspections City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks ER24. Concurrent with the submittal of the first Master Tract Tentative Map, the Master Developer shall submit a detailed geologic and soils engineering report meeting the requirements of the City of Moorpark. If the detailed investigation confirms the existence of geologic hazards, the City Engineer shall require use limitations or special earthquake resistant design features as appropriate. Other specific recommendations included in the report shall be incorporated into the grading, building, and improvement plans and permits for each discretionary permit required by the City of Moorpark. Timing of Iml2lementationNerification Prior to a determination of application completeness for the first Master Tentative Tract Map Method of Verification Review of geologic and soils engineering report; Master Tentative Tract Map check; field inspections 18 Mitigation Monitoring Program EARTH RESOURCES (continued) Responsible Parties Hidden Creek Ranch Specific Plan Mitigation Monitoring Program City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks ER25. Excavation trenches in areas where identified lineaments may project onto the Specific Plan site shall be investigated as a part of the preliminary geotechnical investigation submitted for tentative maps in Planning Units 32, 33, and 39C. With the exception of the lineaments between Planning Units 32/33 and 39C, the lineaments occur west of Specific Plan No. 8. Trenches for lineaments west of Specific Plan No. 8 shall be excavated as near as possible to the western property boundary of Specific Plan No. 8, as dictated by the terrain in the areas where projections of the lineaments onto the specific plan site occur as identified by Leighton and Associates, Inc. (see map on file at the City of Moorpark dated November 5, 1997). If active faulting or deformation is observed in the trenches, a certified engineering geologist and geotechnical engineer shall provide specific mitigative recommendations for development in these locations, as appropriate. Timing of ImplementationNerification As a part of preliminary geotechnical investigations and prior to a determination of application completeness for a tentative tract map for Planning Units 32, 33, and 39C Method of Verification Geotechnical investigation and grading plan check; field inspections Responsible Parties City Engineer and City Geo log ist/Geotech nical Engineer Verification of Compliance Initial Date Remarks 19 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program EARTH RESOURCES (continued) ER26. The potential for damage due to liquefaction of the sediments in Happy Camp Canyon shall be mitigated. Such measures may include deep piles or caissons, that are founded on non - liquefiable sediments, or mechanical densification of the subsurface soils of an at -grade roadway. The area along the Spring Road connector roadway west and east of Happy Camp Canyon, where localized unconsolidated alluvial deposits coupled with shallow or perched groundwater conditions may occur, may be susceptible to liquefaction. However, these shallow deposits can be removed and replaced with compacted fill as part of normal grading activities. Additionally, the placement of subdrains along canyon bottoms will help to remove groundwater that may develop at or above canyon bottom elevation. Prior to a determination of application completeness for the first subdivision map requiring the Spring Road connector roadway, a geotechnical investigation shall be completed which includes an evaluation of areas of sandy alluvial soils within the proposed area of development that will not be removed during normal grading operations for potential liquefaction and appropriate mitigation measures shall be proposed and approved by the City Geologist/Geotechnical Engineer. Timing of ImplementationNerification Prior to a determination of application completeness for the first subdivision map requiring the Spring Road connector; grading permit issuance Method of Verification Grading plan check; field inspections Responsible Parties City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks ER27. Loose, unconsolidated alluvial deposits underlying the Spring Road connector roadway area shall be removed and replaced with compacted fill. Areas underlain with existing artificial fill shall also be identified and the fill materials removed and recompacted. Mitigation alternatives include in -situ densification of the near - surface soil materials to decrease their susceptibility to settlement or foundations on piles or caissons extended into deeper subsurface materials that are not settlement prone for elevated roadway structures. Timing of I m plementati onNerifi cation During grading for the Spring Road connector roadway 20 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program EARTH RESOURCES (continued) Method of Verification Grading plan check; field inspections Responsible Parties City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks ER28. Loose, cohesionless soils that may be susceptible to ground lurching shall be identified, removed, and recompacted, if feasible. For roadways that are constructed on the ground surface, there are locations at which there is no realistic way in which the hazard of ground lurching can be totally avoided. However, construction of roadways using asphaltic concrete as opposed to other surfaces, will allow for quick, relatively easy repair or reconstruction of damaged areas. The affects of ground lurching on the Spring Road connector roadway shall be evaluated during the geotechnical investigation. Otherwise, deep piles or caissons may be needed to fully mitigate this potential impact. Timing of ImplementationNerification Prior to grading permit approval for the Spring Road connector roadway pertaining to evaluation of ground lurching; Evaluation of loose, cohesionless soils during grading Method of Verification Review of geotechnical investigation submitted with grading plans; grading plan check; field inspections Responsible Parties City Engineer and City Geologist/Geotechnical Engineer Verification of Compliance Initial Date Remarks 21 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program WATER RESOURCES WR1. Prior to a determination of application completeness for the first Master Tentative Map and subsequent tract and parcel maps, the Master Developer or merchant builders shall be responsible for the development of a drainage concept that ensures detention of runoff as calculated by the preliminary drainage report (Haaland 1994a). Detention basins shall be constructed by the Master Developer based on the design in said report or to the satisfaction of the City Engineer and the Ventura County Flood Control District. Additionally, the drainage concept shall ensure that project generated runoff will discharge into Strathearn, Happy Camp, and Canyon No. 2 channels at rates that do not impact downstream areas. The drainage concept shall be submitted to the Ventura County Flood Control District and the City Engineer for approval. Timing of Implementation/Verification Prior to determination of application completeness for the first Master Tentative Map and subsequent tract and parcel maps Method of Verification Master Tentative Tract Map and subsequent tract and parcel map checks; field inspections Responsible Parties City Engineer and Ventura County Flood Control District Verification of Compliance Initial Date Remarks WR2. Each planning unit of the Specific Plan area shall comply with the requirements of the National Pollutant Discharge and Elimination Systems ( NPDES) stormwater process, the Ventura County 208 Water Quality Management Plan, and the specific requirements of the county's stormwater permits for construction. The Master Developer or each merchant builder prior to the issuance of each grading permit shall obtain all necessary permits required for each development area within Hidden Creek Ranch. Timing of Implementation/Verification Prior to the issuance of each grading permit Method of Verification Review of drainage and grading plans prior to grading permit approval; NDPES permit; field inspections Responsible Parties City Engineer, Regional Water Quality Control Board, Ventura County Flood Control District 22 Mitigation Monitoring Program WATER RESOURCES (continued) Hidden Creek Ranch. Specific Plan Mitigation Monitoring Program Remarks 24 Mitigation Monitonng t'rogram Hidden Creek Ranch Specific Plan Mitigation Monitoring Program BIOLOGICAL RESOURCES BR1. Resource Management Plan Prior to a determination of application completeness for the first Master Tentative Map, a plan containing procedures and performance standards that must be executed to protect or replace biological resources affected or potentially affected by the Specific Plan shall be submitted by the project applicant and approved by the City of Moorpark Director of Community Development. This plan is commonly referred to as a resource management plan (REMP). The REMP shall contain a summary of mitigation milestones that will identify the schedule for completion and the party(ies) responsible for their implementation. All revegetation plans identified below shall include a 5 -year monitoring program that outlines the procedures for determining the success or failure of the program and reporting requirements for transmitting this information to resources agencies. The REMP shall include, but not be limited to, sub - measures A through M. Each sub - measure falls under a heading of the biological resource affected. Coast Live Oak Woodland and Southern Coast Live Oak Riparian Forest A. The Specific Plan may result in the loss of up to 19 acres of coast live oak woodland. Under the current land use plan there are a number of oak trees that will not be affected (located in preserved open space) by project implementation. However, significant stands of oak trees will be removed by project implementation. Additionally, a few scattered trees are anticipated to be unavoidably lost from development of the Specific Plan. Incorporation of trees into the more site - specific designs of the individual planning units could aid in the preservation of the more significant stands of oaks. Future potential development in Planning Unit 45 could result in the loss of approximately 8 acres of coast live oak woodland and southern coast live oak riparian forest. Concurrent with the submittal of any tentative tract map, a tree study, as defined in Chapter 12.12 of the city Municipal Code, with a precise evaluation and mapping of oak and mature trees shall be submitted based on the approved development project in accordance with the Municipal Code requirements. The following is a description of the location of the above - mentioned oaks and recommended avoidance measures. Although the word "shall' is used below, implementation of each measure may not be feasible. If any of the following design recommendations or changes are not possible, every attempt should be made to minimize grading in effort to reduce the unavoidable affects resulting from the loss of these trees. However, avoidance of all tree resources may not be feasible in its entirety for every planning unit. (F) Planning Unit 40 (Golf Course) A significant stand of oak trees is located along a drainage within the northwestern portion of Planning Unit 40. Because this planning unit would be a golf course, a significant amount of undeveloped open space will be provided, whereby these trees could be preserved. Therefore, these trees shall be incorporated into the overall design of the golf course, to the degree feasible. 25 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program BIOLOGICAL RESOURCES (continued) 21 has approximately 4 trees, Planning Unit 22 has approximately 15 trees, and Planning Unit 29A has approximately 41 trees. It has been recognized that due to the scattered location of these trees, an attempt to avoid their disruption by way of modifying the individual planning units is assumed to be infeasible. B. Should significant impacts remain after completion of the design of the planning units, roadways, and golf course(s), prior to the issuance of a grading permit, the protection and replacement requirements of Chapter 12.12 of the Moorpark Municipal Code shall be implemented to reduce the level of impact to below significant. Specific tree ordinance guidelines include (1) locating grading in minimum growing areas as required by individual species, (2) no disruption or removal of structural feeder roots, (3) fencing of trees at or beyond their drip lines during grading and construction activities, (4) no filling, cutting, development, or compaction of soil within the dripline, and, (5) such other measures required by the species of tree to be preserved as recommended by the consulting arborist, horticulturist, or landscape architect. C. Potential coast live oak tree transplant candidates, as determined by a certified arborist, shall be transplanted to an appropriate area identified in the REMP. All potential transplant candidates shall be identified in the REMP. If relocation is not possible for all impacted trees, replacement coast live oak trees shall be planted in suitable locations identified in the REMP. The number and size of replacement trees shall be identified in the REMP. D. A resource management specialist shall be consulted prior to final design and a determination of application completeness for each development project that could impact valuable oak and sycamore resources and other trees protected by the city Municipal Code to (a) identify oak, sycamore, and other tree resources that should be preserved, (b) outline measures to protect or preserve trees within the immediate vicinity of the project, and (c) assist in the design of landscape buffers and transition zones between the Specific Plan and natural open space areas. For Planning Unit 45, a resource management specialist shall be consulted prior to final design and an application of completion determination for a golf course conditional use permit to (a) identify valuable oak, sycamore, and other tree resources that should be preserved, (b) outline measures to protect or preserve trees within the immediate vicinity of the project, and (c) assist in the design of landscape buffers and transition zones between the Specific Plan and natural open space areas. E. Construction guidelines shall be developed in the REMP and shall address (1) monitoring of affected resources, (2) construction guidelines specific to tree resources, (3) tree pruning, (4) landscaping and irrigation adjacent to trees, and (5) arboricultural care. F. Oak trees that cannot be avoided or transplanted shall be replaced. During the preparation of a tree report (required for any proposal for urban development, as defined in Chapter 12.12 of the Municipal Code) for a tentative map and development permit applications, an appraised value of each tree shall be established and provided to the city using the most recent edition of the Guide for 27 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program BIOLOGICAL RESOURCES (continued) Establishing Values of Trees and Other Plants prepared by the Council of Tree Landscape Appraisers. The dollar value of the trees removed will be applied to the purchase of replacement trees, their establishment, and maintenance. Where feasible, replacement trees shall consist exclusively of indigenous tree species and shall be certified as being grown from a seed source collected in Ventura County. Replacement trees shall be of varied size and age classes. A combination of cuttings, seedlings (1 gallon), saplings (5 gallon), and trees (15 gallon, 24 inch, and 36 inch box) shall be planted. Replacement trees shall be planted and maintained onsite and, if feasible, in the same general area from which the trees were removed. The tree planting tree shall be supervised in the field by a qualified restoration specialist. The replacement trees shall replace the habitat value of the removed oak woodlands. Replacements shall, for example, be planted adjacent to existing woodlands to provide an additional buffer between development and open space areas, or within the remaining oak/walnut woodlands to improve the habitat value of these areas. Alternatively, trees can be planted in currently disturbed areas and graded areas that can support these trees. Replacement trees shall be properly cared for and maintained for 5 years, including irrigation, weed control, herbivore protection, and replacement. All trees replaced shall be monitored for an additional 5 years after tree maintenance is terminated. During monitoring years 6 through 10, tree mortality and general site conditions shall be noted. A report, citing the general conditions and any corrective measures needed shall be prepared and submitted yearly to the Director of Community Development. If a replacement tree dies during the 10 -year maintenance and monitoring period, it shall be replaced. The project applicant shall be financially responsible for the maintenance, monitoring, and replacement of all trees planted as mitigation for project impacts through the posting of a specific fund for that purpose. G. The following measures apply to trees located within 40 feet of grading limits; these measures, when implemented, will protect the long -term viability of those trees. No cutting, grading, filling, trenching, or other restructuring of the soil shall take place within the dripline of a preserved oak. Should a trench, retaining wall, or other construction requiring any of these procedures be necessary within the dripline of an oak, a qualified expert shall be present during construction. No oak shall be pruned so that its size or conformation is substantially altered, except as absolutely necessary. All pruning cuts shall be made to lateral branches or at the base of the branch at shoulder rings. Stubbing or dehorning is not permitted. All pruning shall be accomplished by a qualified expert. Landscaping requiring irrigation shall not be planted within the dripline of oaks due to the susceptibility of native oaks to root rot caused by excessive unseasonable irrigation. The design and installation of landscape irrigation systems outside the dripline of the oaks shall be such that the area within the dripline is not wetted during operation of the system. In addition, surface runoff from impermeable 28 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program BIOLOGICAL RESOURCES (continued) surfaces shall be directed away from oaks; where the natural topography has been altered, provisions should be made for drainage away from trunks of oaks so that water will not pond or collect within the dripline of any oak. Prior to grading, a temporary fence not less than 4 feet in height shall be installed around the protected zone of trees within the 40 -foot zone adjacent to development grading. Fencing shall be in place and inspected prior to commencement of grading. This fencing shall remain in place throughout the entire period of construction. Venturan Coastal Sage Scrub The Specific Plan will result in the loss of up to 291 acres of Venturan coastal sage scrub. Future development of a golf course in Planning Unit 45 may result in the loss of approximately 29 acres of Venturan coastal sage scrub. Spring Road will result in the loss of approximately 1.21 acres of Venturan coastal sage scrub. H. Prior to the final design of Planning Units 1 through 15, 17, 19A, 20, 21, 23, 24, 25, 27, 28, 29A, 2913, 38A, 39A, 398, 40, 42A, 42C, 43, and 44C, and a determination of application completeness for an associated development project, the City of Moorpark shall review design plans to determine the most appropriate measures available to offset impacts on Venturan coastal sage scrub. Prior to a determination of application completeness for a conditional use permit for Planning Unit 45, the City of Moorpark shall review design plans to determine the most appropriate measures available to offset impacts on Venturan coastal sage scrub. Mitigation measures that may be required can include preservation of avoided scrub by resource preservation easement, acquisition, or other mechanisms, and the restoration, replacement, or revegetation of removed scrub. The REMP shall outline the planting methodology for the replacement of Venturan coastal sage scrub, if appropriate. (F) The loss of Venturan coastal sage scrub associated with the Spring Road connector roadway through Happy Camp Canyon Regional Park shall be mitigated through replacement of this habitat on a 2:1 basis in preserved coastal sage scrub areas elsewhere within Happy Camp Canyon Regional Park. Plant species similar to those being removed will serve as a basis for the vegetation replacement. A vegetation planting and maintenance plan shall be developed by a qualified habitat restoration specialist that will specify, at a minimum, the following: (1) the location of the planting site (to be coordinated with the City of Moorpark, County of Ventura, and other appropriate resource agencies and jurisdictions); (2) the quantity and species of plants to be planted; (3) planting procedures; (4) a schedule and action plan to maintain the plantings; and (5) a list of criteria by which to measure success of the plantings, as well as contingency measures if the plantings are not successful. Riparian Habitats I. Prior to issuance of a grading permit for Planning Units 2, 3, 4, 6, 38A, 42C, 44A, 45, and roadway alignment of Hidden Creek Drive near Planning Unit 38A, a formal wetland delineation, pursuant to a California Department of Fish and Game (CDFG) 29 Mitigation Monitoring Program .< Hidden Creek Ranch Specific Plan Mitigation Monitoring Program BIOLOGICAL RESOURCES (continued) agreement and U.S. Army Corps of Engineers ( USACE) permit, shall be conducted. Disruption of riparian habitat requires consultation with both agencies. The USACE and CDFG typically require mitigation plans to be prepared prior to the loss of riparian resources. Mitigation may consist of habitat replacement at a ratio of 1:1 or greater for each acre lost. (F) Wildlife Habitat Loss The loss of wildlife habitat by the construction of the Specific Plan will be considered a significant impact. J. Approximately 2,185 acres of the Speck Plan which includes all areas designated on the Specific Plan Land Use Plan as Open Space, Planning Unit 41 and Planning Unit 1913, shall be preserved in permanent open space. A minimum of 240 acres of the 450 -acre Planning Unit 45 shall be preserved in permanent open space. The REMP shall (1) specify boundaries of the preservation areas, (2) provide measures to buffer, control access, and avoid habitat degradation during construction operations, and (3), formulate guidelines for the permanent protection of preservationlrevegetation areas. The selection and implementation of preserved open space areas shall be conducted in coordination with the City of Moorpark and appropriate resources agency personnel (CDFG and USFWS). Management guidelines which shall be incorporated into the REMP include the management of land uses (i.e., housing, fencing, dry farming, and cattle grazing) within the immediate vicinity of the natural open space areas. In addition, domestic animals, off -road vehicles, roadway lighting, and recreational activities shall be restricted from the vicinity of the natural open space areas. Raptor Nesting Sites K. If construction and habitat removal is proposed during the raptor breeding season (March to July), a survey shall be conducted for active raptor nests. If active nests are found, no construction activity shall take place within 500 feet of an active nest until the young have fledged (as determined by a qualified raptor biologist). The 500 -foot perimeter around each active nest shall be fenced by appropriate visible fencing material. Trees containing nests shall be removed during the non - breeding season only. L. To offset potential impacts on raptor nesting habitat, the REMP shall address raptor habitat management for preserved areas that shall include, as appropriate, perch management (retaining dead limbs and trees) and provision of artificial nest boxes or platforms. Indirect Impacts on Vegetation and Wildlife M. Prior to final design of planning units and a determination of application completeness for an associated residential development project, the number, type, and orientation of the residential units shall be evaluated by a qualified biologist for potential intrusion on the biological resources. Prior to a determination of application completeness for a conditional use permit for Planning Unit 45, the golf 30 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program BIOLOGICAL RESOURCES (continued) course shall be evaluated by a qualified biologist for potential intrusion on the biological resources. Timing of ImplementationNerification Resource Management Plan (REMP) completion: prior to approval of first Master tract map and grading permit issuance (further timing requirements to be specified in REMP); tree surveys and formal wetland delineation: prior to grading permit issuance; raptors: raptor surveys required if construction /removal of raptor nests would occur during breeding season; Method of Verification Acceptance of REMP; 5 years of monitoring for all areas of revegetation; acceptance of tree survey in accordance with Moorpark tree ordinance; wetlands: receipt of wetlands permits from the California Department of Fish and Game (CDFG) and U.S. Army Corps of Engineers ( USACE); raptor surveys and raptor habitat management plan (included in REMP); field inspection Responsible Parties Qualified biologists; resource management specialists; Director of Community Development; CDFG; U.S. Fish and Wildlife Service (USFWS); USACE Verification of Compliance Initial Date Remarks 31 Mitigation Monitoring Program M -s Hidden Creek Ranch Specific Plan Miti ation Monitoring Program BIOLOGICAL RESOURCES (continued) BR2. To fully understand the biological resources within Planning Unit 45, focused surveys for the coastal California gnatcatcher, a federally listed threatened species, and sensitive plant species shall be initiated prior to preliminary project designs and submittal of an application for a conditional use permit. The locations of occupied habitat of the gnatcatcher and locations of sensitive plant species will provide project designers with biological design features worthy of protection and preservation. Timing of ImplementationNerification Prior to preliminary project designs and submittal of application of a conditional use permit for Planning Unit 45 Method of Verification Submittal of survey findings to the USFWS and CDFG; receipt of permit, if required, from the USFWS and CDFG Responsible Parties Qualified biologists; resource management specialists; Community Development Director; USFWS Verification of Qompliance Initial Date Remarks BR3. Any golf course constructed in Planning Unit 45 shall be a "links" style golf course. Links courses are developed with minimal disturbance to the natural habitat with green tee area, turfed and green link and landing areas and green cup areas, with native plants remaining between green and turf areas. Timing of ImplementationNerification Prior to a determination of application completeness for a conditional use permit application for Planning Unit 45 Method of Verification Review of golf course design and conditional use permit; field inspections Responsible Parties Qualified biologists; resource management specialists; Community Development Director 32 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program BIOLOGICAL RESOURCES (continued) Verification of Compliance Initial Date Remarks BR4. A golf course in Planning Unit 45 shall be developed in an environmentally sensitive manner generally in accordance with the Audubon Cooperative Sanctuary Program for Golf Course Guidelines as sponsored by the Audubon Society of New York State, Inc. Timing of ImplementationNerification Prior to a determination of application completeness for a conditional use permit application for Planning Unit 45 Method of Verification Review of golf course design and conditional use permit; field inspections Responsible Parties Qualified biologists; resource management specialists; Community Development Director Verification of Compliance Initial Date Remarks BR5. With respect to Planning Unit 45, fencing and other impediments shall not be placed in areas that will prevent wildlife movement through the canyon bottoms. A wildlife biologist shall review the conceptual and final building, landscaping, and fencing plans for a golf course to ensure that buildings, landscaping, and fencing are not designed in a manner that will impeded wildlife movement and migration. The conceptual plan review shall occur prior to a determination of application completeness for a conditional use permit; the final plan review shall occur prior to issuance of a zoning clearance for either building or grading permits for a golf course. 33 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program BIOLOGICAL RESOURCES (continued) Timing of ImplementationNerification Prior to a determination of application completeness for a conditional use permit application for Planning Unit 45 Method of Verification Review of golf course design and conditional use permit; field inspections Responsible Parties Qualified biologists; resource management specialists; Community Development Director Verification of Compliance Initial Date Remarks BR6. Focused surveys for the coastal California gnatcatcher, a federally listed threatened species, shall be conducted by a permitted biologist, prior to any grading or construction activities associated with the Spring Road connector roadway through Happy Camp Canyon Regional Park. If the gnatcatcher is found within or immediately adjacent to the impact area of the roadway alignment, the U.S. Fish and Wildlife Service and the California Department of Fish and Game shall be contacted to develop appropriate avoidance and /or protection measures to limit disturbance to the gnatcatcher. Timing of ImplementationNerification Prior to preliminary project designs and submittal of application of a conditional use permit for Spring Road Method of Verification Submittal of survey findings to the USFWS and CDFG; receipt of permit, if required, from the USFWS /CDFG Responsible Parties Qualified biologists; resource management specialists; Community Development Director; USFWS; CDFG Verification of Compliance Initial Date Remarks 34 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program BIOLOGICAL RESOURCES (continued) BR7. Immediately prior to construction or grading activities, a survey shall be conducted by a qualified biologist to determine if any special- status reptile species are residing within the Spring Road connector roadway right -of -way through Happy Camp Canyon Regional Park. Any of these species that are found shall be relocated to other suitable habitat areas in the Happy Camp Canyon. During construction activities, a biologist will be present on the site to monitor these activities to ensure that none of these species have moved into the construction right -of -way. Individuals of these species that are found during this monitoring period will be relocated to other suitable areas within the canyon. Timing of ImplementationNerification Prior to issuance of grading permit for Spring Road connector roadway Method of Verification Submittal of survey findings to the USFWS and CDFG; receipt of permit, if required, from the USFWS /CDFG Responsible Parties Qualified biologists; resource management specialists; Community Development Director; USFWS; CDFG Verification of Compliance Initial Date Remarks 35 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program LAND USE AND RELATED PLANNING PROGRAMS LU1. The project applicant shall prepare a home buyer /resale notification package that contains a description and accompanying maps showing the adopted land use plans for the Hidden Creek Ranch Specific Plan and surrounding areas, including the existence of agricultural operations and mineral rights underlying the site. Each homeowner shall be required to affirm, by signature, that he /she is aware of the existing and future development plans onsite and in the surrounding area, and that he/she acknowledges the right of property owners to continue agricultural operations and mineral extraction operations to the extent allowed under applicable permits. The contents of the notification package shall be reviewed and approved by the Director of Community Development prior to the recordation of the first tract map. Timing of ImplementationNerification Prior to the final map approval for the first tract map for the approval of notification package; A copy of each homebuyer's signed acknowledgment shall be submitted to city within two weeks of close of escrow. Method of Verification Acceptance of home buyer /resale notification package; receipt of homebuyer's signed acknowledgment Responsible Parties Director of Community Development Verification of Compliance Initial Date Remarks LU2. The final Specific Plan shall identify the mechanism for ensuring that any required affordable housing units will be provided and shall also identify the required submittal and approval time frames if such a mechanism is to be an Affordable Housing Agreement. Timing of Implementation/Verification Updated language to be included in final Specific Plan; Implementation Plan shall be prepared prior to approval of first Master Tentative Map Method of Verification Approval of final Specific Plan and an Implementation Plan Responsible Parties Director of Community Development 36 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program LAND USE AND RELATED PLANNING PROGRAMS (continued) Verification of Compliance Initial Date Remarks LU3. The project applicant shall provide a 200 foot buffer from the lot line to any residential structures adjacent to any onsite or offsite agricultural operations to reduce the effects of impacts including spraying of pesticides over the adjacent agricultural operation, noise, dust, etc. This required setback shall be recorded as a deed restriction with the first tract map and shall be applicable until such time that agricultural uses are converted or developed as another use. Timing of ImplementationNerification Prior to final map approval for each applicable tract map Method of Verification Responsible Parties Verification of Compliance Deed restriction on each applicable tract map; no building permit for residential structures within the 200 foot buffer Director of Community Development Initial _ Remarks Date LU4. The developer agrees to record a deed restriction meant to inform all prospective buyers of lots of the adjacent agricultural operations. Prior to recordation of the first tract map, the project applicant shall submit to the Director of Community Development proof of said deed restriction recordation. Timing of ImplementationNerification Prior to final map approval for each applicable tract map 37 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program LAND USE AND RELATED PLANNING PROGRAMS (continued) Method of Verification Recorded deed restriction for each applicable tract map Reslonsibie Parties Director of Community Development Verification of Compliance Initial Date Remarks LU5. A conceptual wall and fencing plan shall be submitted prior to a determination of application completeness for the first Master Tentative Map, and that plan shall identify the type of wall or fencing to be constructed to restrict access to oil and gas facilities within the specific plan site and to protect the biological habitat and aesthetic values of open space areas. Access to all oil and gas wells, the injector well, and the tank farm facility within the boundaries of the Specific Plan site shall be restricted by a wall or security fencing, to prohibit access to the extraction facilities by any persons other than authorized personnel. Walls would only be proposed if determined necessary to visually screen the facilities from adjacent uses and /or to minimize noise conflicts. Timing of ImplementationNerification Prior to determination of application completeness for the first Master Tentative Map Method of Verification Acceptance of conceptual and final wall and fencing plan Responsible Parties Director of Community Development Verification of Compliance Initial Date Remarks 38 Mitigation Monitoring Program ica Hidden Creek Ranch Specific Plan Mitigation Monitoring Er2gram AESTHETICS Al. Prior to approval of all tract maps, grading plans for individual tract maps shall be reviewed for consistency with the Hillside Management Ordinance and the preservation of visually prominent ridgelines (horizon lines). Manufactured slopes shall be designed to follow the natural contours of the surrounding areas in order to provide visual irregularity. Timing of Implementation/Verification Prior to approval of all tentative and final tract maps; grading plan review for all tract maps Method of Verification Tentative and final tract map review; grading plan check Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks A2. A conceptual landscape plan shall be submitted with the application for all subdivision maps, planned development permits and conditional use permits. Prior to the approval of any final subdivision maps(s), or issuance of a zoning clearance for a building permit, a detailed landscape plan shall be reviewed and approved by the City of Moorpark Community Development Department. The plan shall be prepared and certified by a licensed landscape architect, with expertise in native plant materials and habitat restoration, taking into account approved planning units, Community Development standard plans, adopted planned community regulations, scenic corridor /resource requirements, and Standard Conditions of Approval. With respect to the Spring Road connector roadway through Happy Camp Canyon Regional Park, prior to the approval of a grading plan, a detailed landscape plan shall be reviewed and approved by the City of Moorpark Community Development Department and County of Ventura. The plan shall be prepared and certified by a licensed landscape architect, with expertise in native plant materials and habitat restoration, taking into account approved planning units, Community Development standard plans, adopted planned community regulations, scenic corridor /resource requirements, and Standard Conditions of Approval. Appropriate landscaping shall be required along the roadway so that any medians and /or manufactured slopes blend into surrounding natural vegetation. 39 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program AESTHETICS (continued) Timing of ImpllementationNerification Conceptual landscape plan shall be submitted as an application completeness requirement for all subdivision maps, planned development permits and conditional use permits. The final landscape plans for development projects shall be submitted prior to final map approval and issuance of a zoning clearance for a building permit. Final Landscape plans for Spring Road connector roadway shall be submitted prior to grading permit approval. Method of Verification Acceptance of landscape plan Responsible Parties Licensed landscape architect; Director of Community Development; County Planning Director for Spring Road connector roadway only Verification of Compliance Initial Date Remarks A3. As an application completeness requirement for tract maps and associated planned development permits and conditional use permits, detailed design plans for Planning Units 1, 19A, 20, 29A, 32, 33, 35A, and 36 shall be submitted to the Community Development Department illustrating the elevation of maximum building heights in relation to adjacent ridgelines. The intent of this measure is to ensure that visually prominent residential development is constructed at an elevation lower than screening ridgelines. Where development is located near ridgelines, care shall be taken in the design to avoid silhouetting. Berming or landscaping shall be used to keep roof tops from exceeding the height of ridgelines, where lowering pad elevations is infeasible. Timing of ImplementationNerification Prior to an application completeness determination for tract map(s) and associated permits for Planning Units 1, 19A, 20, 29A, 32, 33, 35A, and 36 Method of Verification Acceptance of conceptual design plans; zoning clearance /building permit plan check Responsible Parties Director of Community Development 40 Mitigation Monitoring Program AESTHETICS (continued) Verification of Compliance Hidden Creek Ranch Specific Plan Mitigation Monitoring Program Initial Date Remarks A4. During construction of the Specific Plan site and Spring Road connector roadway through Happy Camp Canyon Regional Park, all concrete structures, such as drainage ditches, detention basins, rip -rap, crib walls, swales, curbs, located in natural areas shall be constructed with colored concrete (e.g., Omaha Tan) to blend with the surrounding terrain. Timing of ImolementationNerification Improvement plan review and during construction Method of Verification Plan check and field inspection Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks A5. To the extent allowable by other agencies, all infrastructure associated with the Hidden Creek Specific Plan and Spring Road connector roadway through Happy Camp Canyon Regional Park shall be placed below grade to avoid visually prominent facilities, should there be any. Timing of ImplementationNerification Grading permit issuance and improvement plan review Method of Verification Plan check and field inspection 41 Mitigation Monitoring Program AESTHETICS (continued) Responsible Parties Hidden Creek Ranch Specific Plan Mitigation Monitoring Program Director of Community Development and City Engineer Verification of Compliance Initial _ Remarks Date A6. During construction, any above -grade infrastructure, such as water tanks /reservoirs, water lines, etc., shall be painted with non -glare natural tan, green, brown, or other color approved by the Community Development Department, so as to blend in with surrounding terrain. Substantial effort shall be made to work with Waterworks District No. 1 to locate water tanks below ground. If this is not allowed by the District, landscaping /berming shall be provided around the tanks to further screen the view of the tanks from surrounding areas. Utility lines shall be placed below ground. Timing of ImplementationNerification Painting: during construction; location of water tanks: prior to Master Tentative map and grading permit issuance Method of Verification Field inspection; grading plan and Master Tentative map checks Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks 42 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program AESTHETICS (continued) A7. As an application requirement for tract maps and associated planned development permits or conditional use permits for Planning Units 35A, 29A, 32, and 33, drawings showing buffer landscaping and setbacks from the Happy Camp Canyon ridgeline shall be submitted for review and approval by the Community Development Department. Buffering shall completely screen residential development from users in Happy Camp Canyon Regional Park. Appropriate landscaping shall also be required along Hidden Creek Drive so that medians and manufactured slopes blend into surrounding natural vegetation. Lighting of Hidden Creek Drive shall be avoided, or if unsafe, kept to a minimum, to reduce the visual prominence of the road within the recreation area. Timing of ImplementationNerification Prior to an application completeness determination for tract maps and associated permits for Planning Units 35A, 29A, 32, and 33 Method of Verification Approval of conceptual and final landscape plans; field inspection Responsible Parties Director of Community Development Verification of Compliance Initial Date Remarks A8. In conjunction with review of the lighting plans for planned development permits, conditional use permits, and all building permits, attention shall be given to the need to avoid or minimize lighting glare and "spill- over' effects. Particular emphasis shall be given to the review of plans for non - residential uses, such as the community center and neighborhood commercial uses occurring in proximity to residential areas. Additionally, any plans for night lighting of parks and other outdoor recreation areas shall address the need to avoid lighting impacts on any nearby residential areas and the Moorpark College Observatory. Timing of ImplementationNerification Lighting plan review for planned development permits, conditional use permits, and all building permits Method of Verification Acceptance of lighting plans; field inspection Responsible Parties Director of Community Development 43 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program AESTHETICS (continued) Verification of Compliance Initial Date Remarks A9. Moving the observatory to another location or providing a site within the Specific Plan for observation activities, away from lighting areas, would mitigate impacts, but may not be feasible due to financial considerations and the inherent difficulty in operating a facility at a distant location from the Moorpark College campus. Timing of Implementation/Verification If the City Council amends the final Specific Plan to include a requirement for a site to be dedicated for observation activities, the site shall be shown on the first master tentative map. Method of Verification Master tentative map plan check Resaonsible Parties Director of Community Development Verification of Compliance Initial Date Remarks A10. The project shall comply with the outdoor lighting control standards set forth in the Revised Tuscon and Pima County, Arizona Outdoor Lighting Control Ordinances, with the following exceptions to these ordinances: Sections 4.4, 4.5, 5 (with respect to the prohibition under all circumstances of high pressure sodium, metal halide, and quartz illuminators), Section 9, Section 12.1. These regulations shall be incorporated as development zoning standards into the Final Specific Plan and adopted by ordinance. The intent of these standards is to mitigate light and glare impacts from outdoor lighting to reduce interference with astronomical observations. The intent is also to encourage, 44 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program AESTHETICS (continued) through the regulation of the types, kinds, construction, installation, and uses of outdoor electrically powered illuminating devices, lighting practices, and systems to conserve energy without decreasing safety, utility, security, and productivity while enhancing nighttime enjoyment of property within the City of Moorpark and its Area of Interest. All outdoor electrically powered illuminating devices shall be installed in conformance with these standards, the city building code, electrical code, and sign code, as applicable and subject to permit and inspection. Timing of ImplementationNerification Incorporation into final Specific Plan and adoption by ordinance; lighting plan review for planned development permits, conditional use permits, and all building permits Method of Verification Acceptance of final Specific Plan; acceptance of lighting plans prior to building permit approval; field inspection Responsible Parties Director of Community Development Verification of C m liance Initial Date Remarks A11. In conjunction with review of the lighting plans for the Spring Road connector roadway, attention shall be given to the need to avoid or minimize lighting glare and "spill- over" effects. Timing of Implementation/Verification Lighting plan review Method of Verification Acceptance of lighting plan Responsible Parties Community Development Director, City Engineer, Ventura County Public Works Director Verification of Compliance Initial Date Remarks 45 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program TRANSPORTATION AND CIRCULATION T1. The year 2000 Proposed Project scenario traffic impact analysis identified a circulation deficiency, (LOS E) in the a.m. peak hour at the Collins Drive /Campus Park Drive intersection. There are several circulation options that could be constructed to eliminate the identified deficiency and attain the City of Moorpark LOS C or better objective. There is a range of intersection improvement options (1A through 1 E) to address the projected deficiency at the Collins Drive /Campus Park Drive intersection as presented below. Alone or in various combinations, as described, they provide varying degrees of mitigation. The project applicant shall participate in a city program to implement Options 1 B or 1 C in combination with Option 1A or to implement Options 1 D or 1 E to achieve the City of Moorpark LOS C or better performance criteria. The project applicant shall be required to contribute the appropriate percentage of the cost associated with implementation of the selected option or complete the required improvement as a development project condition of approval. (F) 1A. Signal Phasing Modification Modify the existing signal phasing at the Collins Drive /Campus Park Drive intersection to provide a left -turn phase on each approach and a northbound right - turn green arrow overlap with the westbound left -turn signal phase. Level of Significance After Mitigation: The modified signal operation would improve the ICU ratio to 0.82 (LOS D) but would not attain the City of Moorpark LOS C or better objective. 1 B. Intersection Geometric Improvements Implement intersection improvements (i.e., roadway widening and lane additions) at the Collins Drive /Campus Park Drive intersection. In order to achieve LOS C or better during the a.m. peak hour, the existing northbound right -turn lane shall be converted to a free - flowing right -turn lane; the optional northbound through - right lane shall be converted to a northbound through lane; a second westbound left -turn lane shall be constructed, and other improvements may be required as determined by the City Engineer after review of intersection improvement plans. The northbound lane conversion will require that the existing south curb -line on Campus Park Drive between Collins Drive and College View Avenue be relocated to the south to provide an eastbound acceleration lane for the northbound right - turn vehicles. Level of Significance After Mitigation: Mitigation Measure 1 B when combined with Mitigation Measure 1A would lower the ICU ratio to 0.69 (LOS B) and achieve the City of Moorpark LOS C or better objective during the a.m. peak hour period. 1C. Campus Park Drive (West) Extension Connect Campus Park Drive (west) to the project street system. It is estimated that this circulation link would divert approximately 15 percent of the project traffic from the Campus Park Drive /Collins Drive corridor to the Campus Park Drive (west) /Princeton Avenue corridor. 46 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program TRANSPORTATION AND CIRCULATION (continued) Level of Significance After Mitigation: This option would lower the ICU ratio of 0.89, but would not achieve the LOS C objective. However, in combination with the signal phasing modification (1A), the ICU ratio would be lowered to 0.79 and achieve the LOS C objective during the critical a.m. peak hour time period. In addition to the improved intersection levels of service along Campus Park Drive /Collins Drive corridor, this would result in a loop circulation system for this portion of the city, thus providing good access for emergency vehicles, school bus routes, etc. The shorter travel distances would reduce the auto emissions, thus reducing air quality impacts. Implementation of this mitigation measure could result in the following potential secondary impacts: increases in noise levels to residential uses along Campus Park Drive, increases in air emissions at new intersections, increases in traffic volumes and changes to the character of Campus Park Drive, biological impacts to undisturbed areas within Happy Camp Canyon Regional Park, creating demand for staging /parking areas in the southerly portion of Happy Camp Regional Park for park users, and potential conflicts with land use plans within County jurisdiction. 1 D. Collins Drive /Campus Park Drive Roundabout Reconfigure the Collins Drive /Campus Park Drive intersection to provide a roundabout (an intersection control alternative to 1A). Level of Significance After Mitigation: Implementation of a roundabout would result in some encroachment into Paul Griffin Park and Moorpark College. This design would accommodate the year 2000 Proposed Project scenario peak hour traffic volumes, with average vehicle delays within the LOS A range during the a.m. peak hour trim period which achieves the City of Moorpark LOS C or better objective. 1E. Lagoon /SR -118 Interchange Although the Lagoon /SR -118 interchange was originally proposed as part of the project, the level of development proposed for the Specific Plan site by the year 2000 would not necessitate the construction of this freeway interchange by the year 2000. However, the interchange is a mitigation measure option. This option would achieve the LOS C objective. Implementation of this mitigation would result in biological and other physical impacts addressed within the EIR. In summary, these impacts include, but are not limited to: potential grading and geologic impacts, biological impacts including impacting a vernal pool and 114 oak trees, potentially impacting several archaeological sites, and aesthetic /visual impacts of the new interchange and roadway. The Planning Commission did recommend that by year 10, following initiation of construction of the Specific Plan Project, a connector road to either a new interchange at Lagoon and State Route 118 (SR -118) or a new interchange at 47 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program TRANSPORTATION AND CIRCULATION (continued) Alamos Canyon and SR -118 shall be constructed, if determined by the Moorpark City Council to be warranted, based on an updated traffic study, and subject to required California Environmental Quality Act/National Environmental Policy Act clearances, and approvals by affected jurisdictions. Timing of Iml2lementationNerification To be specified as a condition of approval for first Master Tentative Map or as specified in Public Facilities and Infrastructure Plan; warrant studies to be completed when directed by city, as indicated by traffic conditions Method of Verification Condition compliance for master tentative map, Fair -share participation in city improvement program (payment of fees) or completion of improvements Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks T2. The project applicant shall be required to contribute the appropriate percentage of the cost associated with implementation of the Los Angeles Avenue/Tierra Rejada Road intersection improvement to achieve the City of Moorpark LOS C or better performance criteria, consisting of the addition of a second westbound left-turn lane (which could be implemented by re- striping the east and westbound approaches of this intersection). (F) Timing of ImplementationNerification Prior to issuance of first building permit for each planning unit, or as otherwise specified in the Public Facilities and Infrastructure Plan Method of Verification Fair -share participation in city improvement program (payment of fees) or completion of improvements Responsible Parties Director of Community Development and City Engineer 48 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program TRANSPORTATION AND CIRCULATION (continued) Verification of Compliance Initial Date Remarks T3. If the City Council selects a Broadway extension versus a connector roadway to Spring Road across lower Happy Camp Canyon Regional park, the project applicant shall be required to complete and submit to the City of Moorpark a traffic signal warrant analysis for the Happy Camp Road/Walnut Canyon Road /Broadway intersection, and appropriate intersection geometric design per city standards to allow the intersection to operate at LOS C or better for the year 2000 traffic scenario; the project applicant shall be required to complete the traffic signal warrant analysis, and contribute the cost of such intersection improvement based on determination of the proposed project contribution of traffic utilizing the intersection, when directed by the city, as indicated by traffic conditions. (F) Timing of ImplementationNerification Prior to an application determination for the first subdivision map requiring Broadway connection Method of Verification Fair -share participation in city improvement program (payment of fees) or completion of improvements Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks 49 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program TRANSPORTATION AND CIRCULATION (continued) T4. Prior to approval of any Hidden Creek Ranch Specific Plan development project, including a Master Tentative Map and a Parcel Map, a citywide Capital Improvement Program (CIP) is required to be approved by the city, which will include a list of planned major infrastructure improvements, a tentative schedule for implementation, and a cost for the improvement, as well as the mechanisms or methods for collecting fees and funding the improvement. However, should a system of impact fees not be established, another form of mitigation would be required to ensure that the project's cumulative contribution towards the need for these facilities is mitigated. Timing of ImplementationNerification In conjunction with preparation of Public Facilities and Infrastructure Plan, prior to approval of the first master tentative map Method of Verification Approval of citywide Capital Improvement Program or another mitigation fee program Responsible Parties City Manager, Director of Community Development, City Engineer Verification of Compliance Initial Date Remarks T5. The project applicant shall be required to pay citywide Capital Improvement Program impact fees established by the city to implement the year 2010 circulation system, as determined necessary by City Council to construct the year 2010 circulation system, including but not limited to the extension of SR -118 west. (F) Timing of ImplementationNerification Condition of issuance of each tract map Method of Verification Payment of fees Responsible Parties Director of Community Development and City Engineer 50 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program TRANSPORTATION AND CIRCULATION (continued) Verification of Compliance Initial Date Remarks T6. The project applicant shall be required to contribute the fair -share percentage cost, as determined by the City Council, for the improvements to the listed intersections identified in Table 1 (below) for the year 2010 No Project scenario minimum circulation system. (F) TABLE 1 YEAR 2010 — PROJECT PERCENT CONTRIBUTIONS Intersection Project Percent Contribution New Los Angeles Ave. /Science Dr. 4.5 Los Angeles Ave./Spring Ave./Spring Rd. 14.1 Los Angeles Ave./Moorpark Ave. C Los Angeles Ave./Tierra Re'ada Rd. 5.5 Collins Dr./Campus Park Dr.' 37.0 Collins Dr. /SR -118 Westbound Rams 34.1 SR -118, East of Collins Dr .° 13.8 SR -118, Collins Dr. to Princeton Ave.° 9.9 SR -118, Princeton Ave. to New L.A. Ave. Interchange' 2.2 SR -118, SR- 118/SR -23 to Spring Rd.' 19.4 SR -118, Spring Rd. to Walnut Canyon Rd .° 11.1 SR -18, West of Walnut Canyon Rd. ° 15.0 SR -118, East of Gabbert Rd .° 15.8 SR -118, West of Gabbert Rd .° 14.3 SR -118, North of Los Angeles Ave .° 5.6 Los Angeles Ave. SR -118 , West of New Connection 6.9 SR -23, New L.A. Ave. Interchange to Tierra Re ada Rd.° 3.3 SR -23, South of Tierra Re'ada Rd." 2.9 ' Percent contribution calculated using base year 2010 system. ° Percent contribution based on ADT.` Project traffic reduces total 2010 demands. Source: Associated Transportation Engineers 1995. 51 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program TRANSPORTATION AND CIRCULATION (continued) Timing of ImglementationNerification Prior to issuance of first building permit for each planning unit, or as otherwise specified in the Public Facilities and Infrastructure Plan for payment of fair share fees Method of Verification Fair -share participation in city program (payment of fees) or completion of improvements Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks T7. If new capacity is required and a reciprocal agreement is signed between the county and the city, a traffic mitigation fee will be paid by the master developer for impacts to SR -118, east of Erringer Road where project contribution is more than 10 percent and one peak hour trip. (F) Timing of Implementation/Verification Only to be implemented if a reciprocal agreement is approved by city and county Method of Verification Approved reciprocal agreement; payment of traffic mitigation fees (if required) Responsible Parties Moorpark Director of Community Development and City Engineer; County of Ventura Public Works Department Verification of Compliance Initial Date Remarks 52 Mitigation Monitonng rrogram Hidden Creek Ranch Speck Plan Mitigation Monitoring Program TRANSPORTATION AND CIRCULATION (continued) T8. A traffic signal warrant analysis for onsite and appropriate offsite intersections shall be prepared and submitted to the city as a part of the master tentative tract map application for each phase of the Speck Plan development. The traffic signal warrant analysis shall include intersection geometric designs, per city standards. The developers shall construct and /or contribute funds for the construction of onsite intersection improvements and appropriate offsite improvements including but not limited to intersections and improvements related to Campus Park Drive and the Spring Road connector roadway to ensure that all project traffic impacts are mitigated to a level of insignificance. Timing of ImplementationNerification Warrant analysis: As an application completeness requirement for Master Tentative Tract Map application(s) for each phase of the Specific Plan development; Construction of onsite and offsite improvements: to be specified in Public Facilities and Infrastructure Plan required as an application completeness requirement for the first subdivision map and prior to any grading approval. Method of Verification Acceptance of traffic signal warrant analyses and Public Facilities and Infrastructure Plan Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks T9. Additional traffic studies may be needed for individual development projects within the Specific Plan site, as more detailed information for individual planning units is available. Such additional traffic information may include phasing of onsite and offsite traffic improvements identified in the draft EIR, onsite signalization /intersection improvements, ingress /egress into the community commercial center site, etc. The determination of the need for additional traffic studies will be made on a project -by- project basis at the time of tract map and/or planned development permit or conditional use permit application to the city. 53 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program TRANSPORTATION AND CIRCULATION (continued) Timing of ImplementationNerification When directed by city, as indicated by traffic conditions at tract map and /or planned development permit or conditional use permit review, prior to a determination of application completeness. Method of Verification Acceptance of traffic studies; field inspection Responsible Parties Director of Community Development and City Engineer Verification of Com lip ance Initial Date Remarks T10. Intersection improvements requirements for the Campus Road /Campus Park Drive intersection shall be considered as a condition of approval for the first Master Tentative Map and /or first tentative tract map, based on more detailed traffic warrant and intersection design information that shall be submitted as an application requirement. Intersection requirements may include and are not limited to acquisition of right of way, signal installation, and re- striping. Timing of ImplementationNerification Prior to a determination of application completeness for first Master Tentative Map and /or first tentative tract map Method of Verification Acceptance of traffic warrant analysis and intersection design information Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks 54 Mitigation Monitoring Program e. Hidden Creek Ranch Specific Plan MU ti Monitoring Program AIR QUALITY AQ1. During clearing, grading, earth moving or excavation operations, dust emissions should be controlled by regular watering with reclaimed water, if feasible and available, through paving of construction roads, and other dust prevention measures. A Dust Control Plan, acceptable to the City Engineer, shall be submitted concurrently with submittal of the rough (as opposed to the fine) grading plan. This Dust Control Plan shall include, but is not 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 four times daily, preferably in the late morning 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 (greater than 15 mph averaged over one hour) or anytime wind speeds are such as to blow excessive dust offsite. 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. 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. G. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized to prevent excessive dust generation. H. Wash off heavy -duty construction vehicles before they leave the site. Timing of Implementation/Verification Dust Control Plan: concurrent with rough grading plan; monitoring during grading Method of Verification Acceptance of Dust Control Plan; field inspection Responsible Parties Construction Manager, Director of Community Development, and City Engineer 55 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program AIR QUALITY (continued) Verification f Compliance Initial Date Remarks AQ2. After clearing, grading, earth moving, or excavation operations, and during construction activities, fugitive dust emissions shall be controlled using the following procedures: A. Apply non - hazardous 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. B. All active portion of the construction site shall be watered sufficiently to suppress excess dust generation. Timing of ImplementationNerification Prior to grading permit approval; during grading activities Method of Verification Grading plan check; field inspection Responsible Parties Construction Manager, Director of Community Development, and City Engineer Verification of Compliance Initial Date Remarks 56 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program AIR QUALITY (continued) AQ3. At all times, dust emissions shall be controlled using the following procedures: A. Onsite vehicle speed shall be limited to 15 mph. B. All areas experiencing vehicle traffic (e.g. parking areas, dirt roads linking different construction areas, etc.) shall be sufficiently watered or treated with environmentally -safe dust suppressants as often as necessary to prevent excessive amounts of dust. C. Periodically sweep public streets in the vicinity of the site, at the frequency determined necessary by the city, 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. Timing of ImolementationNerification During grading and construction activities Method of Verification Grading and building plan checks; field inspection Responsible Parties Construction Manager; Director of Community Development and City Engineer Verification of Comeliance Initial Date Remarks AQ4. Ozone precursor construction emissions shall be controlled using the following measures: A. Equipment engines shall be maintained in good condition and in proper tune as set forth in manufacturers specifications. B. During smog season (May through October), the construction period shall be lengthened to minimize the number of vehicles and equipment operating at the same time (construction time periods must be in compliance with city Municipal Code requirements). C. Construction activities shall utilize new technologies to control ozone precursor emissions as they become available and feasible. 57 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitiggation Monitoring Program AIR QUALITY (continued) Timing of ImplementationNerification During grading and construction activities Method of Verification Responsible Parties Verification of Compliance Field inspection Construction Manager, Director of Community Development, and City Engineer Initial _ Remarks Date AQ5. All diesel engines used in construction equipments shall use reformulated diesel fuel and high pressure injectors. Timing of ImplementationNerification Condition on grading permit; observation during grading and construction activities Method of Verification Field inspection Responsible Parties Construction Manager, Director of Community Development, and City Engineer Verification of Com lip ance Initial Date Remarks AQ6. 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. 58 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Miti ation Monitoring Program AIR QUALITY (continued) Timing of ImplemenialionNerification During grading and construction activities Method of Verification Field inspection Responsible Parties Construction Manager; Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks AQ7. For all applicable planned development or conditional use permit projects, project tenants (employers) shall develop and implement a trip reduction plan containing strategies to reduce the number of solo drivers commuting to the work site. The target is to meet a specific average vehicle ridership (AVR) of 1.5 (after 1997). Increased AVR may be achieved by, but not limited to, the following reduction measures. (F) A. Direct financial incentives for employees who carpool, vanpool, buspool, or use public facilities. B. Use of fleet vehicles for ridesharing employees for personal errands. C. Preferential parking for ridesharing employees. D. Facility improvements which provide preferential access and /or egress for ridesharing vehicles. E. Personal rideshare matching and/or active use of computerized rideshare matching service such as Commuter Computer. F. A guaranteed ride -home program for ridesharing employees in emergency situations. G. An onsite day care facility. H. Facility improvements to encourage bicycling and walking (showers, bicycle racks, or lockers, etc.) I. Flexible work schedules to transit users, bicyclists, and pedestrians. 59 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program AIR QUALITY (continued) J. Compressed work weeks such as 4/40 or a 9180 or a 3/36 work schedule where employees report to work fewer days during a 2 -week period, but no longer work shifts, than employees who work five 8 -hour days per week. K. Telecommunicating (i.e., working at home) one or more days per week. L. Improve the level of service (LOS) for intersections with C or worse to B or better in year 2010. Timing of Implementation/Verification Condition(s) of approval of for applicable planned development or conditional use permit projects Method of Verification Condition compliance review for planned development and conditional use permits; field inspection Responsible Parties Director of Community Development Verification of Compliance Initial Date Remarks AQ8. The Ventura County APCD Guidelines for Air Quality Impact Analyses (1989) indicate that if a project still has a significant impact after all quantifiable mitigation measures have been applied and no emission offsets have been obtained, emissions should be "bought down" through a contribution to a city or county offsite transportation demand management (TDM) fund established specifically to reduce emissions from transportation sources. That is, the remaining emissions in excess of the 25- pound- per -day ROC /NOx significance threshold should be mitigated by funding TDM programs that will reduce non - project generated trips and vehicle miles traveled. This is the case for this project. The calculation of offsite TDM fee requirement is provided below. Emissions associated with the Hidden Creek Ranch project, including vehicular and non - vehicular emissions for both residential and non - residential uses, were calculated in the Draft Environmental Impact Report as 629.4 pounds of ROC and 776.5 pounds of NOx per day at project buildout. The Ventura County APCD recommends that all projects with significant air quality impacts fully mitigate the excess emissions through a TDM "buydown" for at least three 60 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program years. The payment of fees (or construction of facilities) can be phased over the entire Specific Plan buildout period. Therefore, a contribution to a city- managed offsite TDM fund, or implementation of TDM measures within the Oxnard Plain Airshed that are capable of reducing ROC and NOx emissions is required, and the specific amount of the fee shall be calculated and approved by the City Council prior to approval of the first Master Tentative Map. Each future entitlement, including but not limited to subdivision maps, planned development permits, and conditional use permits, may be conditioned to pay its proportionate share of the cost to reduce ROC and NOx emissions. The TDM fee shall be established by City Council resolution or specified in the Conditions of Approval for the first Master Tentative Map or other official agreement between the city and the Master Developer. (F) It should be noted that all rideshare arrangements created by this measure usually will not remain intact over the 3 -year period. Therefore, the effectiveness of this mitigation measure (and the resulting reduction in emissions) is expected to decrease over time. Nonetheless, a project which implements a 3 -year buydown is considered to have lessened or reduced the significant environmental impact (1989 Ventura County APCD Guidelines). There is a list of programs in the 1989 Ventura County APCD Guidelines that can be implemented with the offsite TDM fund contributed by the project applicant as potential ways to reduce regional emissions and mitigate residual project impacts. Timing of Implementation/Verification Establishment of TDM fee: condition of approval of first Master Tentative Map or other official agreement between the city and master developer; Payment of Fees: phased over Specific Plan buildout Method of Verification Acceptance of TDM fee prior to approval of first Master Tentative Map; payment of fees and/or construction of facilities concurrent with all entitlement processing Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks 61 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program NOISE N1. Construction activities shall be limited to the hours specified in the Moorpark Municipal Code. No work is to be accomplished on Sundays and federal holidays. Timing of ImplementationNerification During grading and construction activities Method of Verification Responsible Parties Verification of Compliance Field inspection Construction manager, Director of Community Development, and City Engineer Initial Date Remarks N2. Construction equipment shall be fitted with modern sound - reduction equipment. Timing of I m plementationNerifi cation During grading and construction activities Method of Verification Field inspection Responsible Parties Construction manager, Director of Community Development, and City Engineer Verification of Compliance Initial Date Remarks 62 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program NOISE (continued) N3. Temporary perimeter barriers shall be used when construction activities are within 200 feet of any onsite or offsite noise - sensitive uses, such as residences or schools, if the noise level is above 65 dBA at the property line. Timing of ImplementationNerification During grading and construction activities; periodic noise monitoring Method of Verification Noise monitoring; field inspection Responsible Parties Acoustical engineer, City Engineer, and Director of Community Development Verification of Compliance Initial Date Remarks N4. During operation of all commercial uses, no repair or maintenance of trucks or any other vehicle shall occur outside of any commercial building. Timing of ImplementationNerification During operation of all onsite commercial uses /establishments Method of Verification Field inspection Responsible Parties Director of Community Development Verification of Compliance Initial Date Remarks 63 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program NOISE (continued) N5. Loading and unloading operations at commercial facilities shall not be conducted between the hours of 10 p.m. and 6 a.m. unless approved by the Director of Community Development. Timing of ImplementationNerification During operation of all onsite commercial uses /establishments Method of Verification Field inspection Responsible Parties Director of Community Development Verification of Compliance Initial Date Remarks N6. During the site plan review for all commercial uses, roof - mounted equipment shall be prohibited. Exceptions to this requirement shall be subject to approval of the Director of Community Development. Any roof - mounted equipment and other noise generation sources approved by the Director of Community Development 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 occupancy. 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 onsite noise generation sources would be mitigated to the required level. The noise study shall be prepared by a licensed acoustical engineer in accordance with accepted engineering standards. Timing of ImplementationNerification Method of Verification Responsible Parties Prior to zoning clearance approval for all building permits and occupancy requests for commercial uses; noise study (if required): prior to issuance of zoning clearance for initial or any subsequent occupancy of commercial uses Zoning clearance; building permit plan check; field inspection Acoustical Engineer; Director of Community Development; Building Inspector 64 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program NOISE (continued) Verification of Compliance Initial Date Remarks N7. Prior to the approval of any subdivision, residential planned development permit, and conditional use permit, residential units, schools, parks, or similar noise - sensitive receptors, shall be located outside of the 65 dBA CNEL zone, or noise attenuation shall be provided, as recommended in a noise study prepared by a licensed acoustical engineer. Said determination shall be made prior to the issuance of a building permit for each planning unit or development within a planning unit. Timing of ImplementationNerification Prior to a determination of application completeness for any subdivision, residential planned development permit, and conditional use permit Method of Verification Acceptance of noise study; zoning clearance condition compliance review; site plan and building permit plan check Responsible Parties Acoustical Engineer; Community Development Director Verification of Compliance Initial Date Remarks 65 Mitigation Monitoring rrogram Hidden Creek Ranch Speck Plan Mitigation Monitoring Program NOISE (continued) N8. Prior to occupancy, all multi - family dwelling units shall contain at a minimum the following additional sound attenuation over and above the minimum required by the Uniform Building Code. The construction drawings showing the attenuation measures shall be submitted to the Department of Community Development for review and approval. A. STC (Sound Transmission Class) 50 between adjoining dwelling units B. STC 45 within individual living areas Note: The appropriate IIC (Impact Isolation Class) ratings shall apply for each of the above. Timing of ImgllementationNerification Prior to building permit approval for all multi- family dwelling unit habitable structures Method of Verification Zoning clearance and building permit plan check; field inspection Responsible Parties Director of Community Development and Building Inspector Verification of Compliance Initial Date Remarks N9. Prior to the issuance of grading permits for the Spring Road connector roadway, a licensed acoustical engineer shall review the grading and construction plans to determine if noise attenuation features, such as berms or walls, should be constructed to ensure that residential units, schools, or similar noise sensitive receptors are located outside of the 65 dBA CNEL zone. Timing of ImplementationNerification Prior to the issuance of grading permits for Spring Road connector roadway Method of Verification Noise study and grading and construction plan check; field inspection Responsible Parties Acoustical Engineer, City Engineer, and Director of Community Development 66 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program NOISE (continued) Verification of Compliance Initial Date Remarks 67 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program CULTURAL RESOURCES (continued) CA3. Prior to consideration of a conditional use permit for future course development in Planning Unit 45, mitigation for direct and indirect impacts to archaeological sites CA- Ven -1130, -1137, -1138, and -1143 shall be identified. The mitigation shall include one of the following: A. Completely avoid disturbance of CA -VEN -1130, -1137, -1138, and -1143. Should complete avoidance be infeasible, then every effort shall be made to minimize indirect impacts to these sites. This effort shall include the presence of an archaeological monitor onsite during grading and fuel modification brush clearance of Planning Unit 45. Fencing or stakes shall be erected outside of the sites to visually depict the areas to be avoided during construction. Or if avoidance /preservation is not feasible, then: B. Prior to grading for Planning Unit 45, Phase III field work shall be conducted for archaeological sites CA -VEN -1130, -1137, -1138, and -1143 within the potential impact area of development that cannot be avoided. The Phase III work will provide sufficient scientific information to fully mitigate the impacts of development on these sites. Timing of ImplementationNerification Prior to a determination of application completeness for a conditional use permit for Planning Unit 45, mitigation for impacts to specified archaeological sites shall be identified Method of Verification Completion of Phase II field work and acceptance of written report; field inspection during grading and brush clearance Responsible Parties County- certified archaeologist; Director of Community Development Verification of Compliance Initial Date Remarks 70 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Miti ation Monitoring Program CULTURAL RESOURCES (continued) Paleontoloaical Resource CP1. Prior to the approval of grading plans for any subdivision, planned residential development permit, or conditional use permit requiring grading, a soils report shall be submitted to the Community Development Department identifying the types of soils that will be exposed to grading activities. Paleontological resource requirements shall be incorporated as a note on the grading plan cover sheet. For most grading activities, a qualified paleontologist shall be retained by the property owner or the City of Moorpark, at the expense of the project applicant, to monitor, and, if necessary, salvage scientifically significant fossil remains during grading operations. The duration of these inspections shall depend on the sensitivity of the rock units, the rate of excavation, and the abundance of fossils. The duration shall be determined by: A. Grading activities in geologic units of high paleontological sensitivity shall require full -time monitoring by a qualified paleontologist. B. Geologic units of low or moderate paleontological sensitivity shall require part-time monitoring. If significant fossils are observed during grading, full -time monitoring shall be implemented. C. The paleontologists shall have the power to temporarily divert or direct grading efforts to allow for evaluation and any necessary salvage of exposed fossils. Timing of I m plementationNe rifi cation Soils Report: Prior to grading permit issuance for each subdivision; Monitoring by a qualified paleontologist during all earthmoving activities in areas with high paleontological sensitivity Method of Verification Written verification that a paleontologist has been retained and has reviewed Soils Report; acceptance of written report(s); grading plan check; field inspection Responsible Parties Qualified Paleontologist; Director of Community Development Verification of Compliance Initial Date Remarks 72 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program CULTURAL RESOURCES (continued) CP2. During paleontological studies, matrix samples for microvertebrates shall be collected and processed. Any microvertebrates recovered shall be identified in a qualified facility such as the Los Angeles County Museum of Natural History. All fossils shall also be identified. These fossils should be donated to an institution with a research and /or educational interest in the materials such as the Los Angeles County Museum of Natural History. Timing of ImolementationNerification During all earthmoving activities Method of Verification Submittal and acceptance of written report(s); written verification that fossils collected have been donated, if applicable Responsible Parties Qualified Paleontologist; Director of Community Development Verification of Compliance Initial Date Remarks CP3. Prior to the conclusion of grading activities for any subdivision, a final report summarizing findings, including an itemized inventory and contextual stratigraphic data, shall accompany the fossils to the designated repository with an additional copy sent to the City of Moorpark Director of Community Development or designated representative. Locations of recorded fossil deposits shall remain confidential and shall be disclosed only on a "need -to- know" basis. Timing of ImplementationNerification Prior to the conclusion of grading activities for any subdivision Method of Verification Submittal and acceptance of final written report(s) Responsible Parties Qualified Paleontologist; Director of Community Development Verification of Compliance Initial Date Remarks 73 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program FIRE PROTECTION F1. Prior to a determination of application completeness for the First Master Tentative Map, the Master Developer shall enter into an agreement with the Ventura County Fire Protection District (VCFPD) establishing the timing and funding for the provision of fire protection facility(ies) and infrastructure requirements of the Specific Plan project. This agreement shall be reviewed and approved by the City Council. The agreement shall identify how many units can be built prior to the provision of a new fire station, where the fire station would be located, and what additional infrastructure is needed for the project. Other requirements for building construction standards (e.g., sprinklers, metal studs, fire proofing) shall also be set forth in the agreement. The agreement shall also identify altemative methods for providing adequate fire protection facilities, should a fire station be located offsite or a change occurs in staffing or services made available by the VCFPD. (F) Timing of Implementation/Verification Prior to determination of application completeness for the First Master Tentative Map Method of Verification Approval by City Council of written agreement between the Master Developer and Ventura County Fire Protection District Responsible Parties Moorpark Director of Community Development, Ventura County Fire Protection District Verification of Compliance Initial Date Remarks F2. Prior to a determination of application completeness for the First Master Tentative Map, the Master Developer shall develop a fire hazard reduction program in consultation with the Ventura County Fire Protection District (VCFPD) and approved by the City of Moorpark Director of Community Development. Said program will be developed by the Master Developer, but shall be maintained by an entity(ies), such as a homeowner's association, assessment district, or similar entity, that can assure adequate fire hazard reduction management throughout the lifetime of the project. The program shall include, at a minimum, a vegetation management program focusing on the continued management of highly combustible vegetation, providing defensible space, and the elimination invasive non - native species introduced by residents of the project. One component of the program shall be the permanent establishment of minimum 100 -foot fuel modification zones to the standards of the VCFPD for all structures adjacent to open space areas with native vegetation. The fuel modification zones shall be 74 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program FIRE (continued) designed by and planted under the supervision of a landscape architect with expertise in native plant materials and habitat restoration. Native and non - native low -fuel vegetation materials shall be provided as replacement vegetation. The program shall include specific guidelines as to the frequency of maintenance (e.g., weed abatement), allowable species for planting, responsibility of clearing public and private zones, and irrigation requirements or restrictions. Timing of Imllementation/Verification Prior to determination of application completeness for the First Master Tentative Map Method of Verification Approval by City Council of fire hazard reduction program; field inspection Responsible Parties Moorpark Director of Community Development, Ventura County Fire Protection District Verification of Compliance Initial Date Remarks F3. All subdivision maps, planned development permits, and conditional use permits shall be conditioned to require that the following measures be implemented by the Merchant Builders for the construction of all proposed structures, especially those facing natural open space. The Specific Plan shall comply with current high fire hazard area requirements as regulated by the Uniform Building Code and the Uniform Fire Code. Timing of Implementation/Verification Condition of subdivision map recordation and planned development and conditional use permit issuance Method of Verification Subdivision map, planned development, and conditional use permit zoning clearance and building permit plan checks; field inspection Responsible Parties Merchant builders and Moorpark Director of Community Development 75 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program FIRE (continued) Verification of Compliance Initial Date Remarks POLICE PROTECTION SERVICES P1. Prior to the initiation of grading, a construction security service shall be established at the construction site. Initially, the service shall ensure that no unauthorized entry is made into the construction area. Once construction of structures commences, security shall be onsite 24 hours a day to prohibit unauthorized entry. Other measures, as identified by the Moorpark Police Department and the Community Development Department, shall be instituted during the construction phase. Timing of ImelementationNerification Prior to grading permit issuance; during grading and construction activities Method of Verification Written verification; field inspection Responsible Parties Director of Community Development and Moorpark Police Department Verification of Compliance Initial Date Verification of Compliance Initial Date Remarks 76 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program POLICE (continued) P2. Prior to a determination of application completeness for planned development permits, conditional use permits, and tract/parcel maps, and prior to zoning clearance for building permits, the Ventura County Sheriffs Department (VCSD) shall review all plans for the purpose of identifying measures to increase safety and avoid unsafe conditions. Specifically, measures shall be identified that focus on the following areas: • Parking lot lighting • Residential and commercial building standards for security • Landscaping requirements • Security patrols (commercial uses) • Neighborhood watch programs Timing of Implementation/Verification Prior to determination of application completeness for planned development permits, conditional use permits, and tract/parcel maps, and prior to zoning clearance for building permits Method of Verification Review and acceptance of all plans; field inspection Responsible Parties Moorpark Police Department and Director of Community Development Verification of Compliance Initial Date Remarks P3. Prior to the occupancy of structures in all phases, sufficient emergency access (two points) shall be provided to allow for patrols to enter the Specific Plan site. Timing of Implementation/Verification Prior to issuance of occupancy approval for all phases Method of Verification Plan check for zoning clearance /building permit; field inspection Responsible Parties Moorpark Police Department and Director of Community Development 77 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program POLICE (continued) Verification of Compliance Initial Date Remarks P4. Prior to approval of the First Master Tentative Map, a mechanism for funding necessary police facilities and staffing will be specifically identified and agreed to by the project applicant. Such a mechanism could include Mello Roos, Community Financing District, bonds, etc. The funding shall be sufficient to provide adequate staffing and resources for the needs of the project, as recommended by the Moorpark Police Department (Ventura County Sheriffs Department) and approved by the City Council. (F) Timing of Implementation/Verification Funding Plan: Prior to approval of the First Master Tentative Map Method of Verification Approval and acceptance of funding plan by Moorpark City Council Responsible Parties Moorpark Police Department, Director of Community Development Verification of Compliance Initial Date Remarks 78 Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program WATER W1. Prior to a determination of application completeness for the First Master Tentative Map for the Specific Plan site, the Master Developer shall coordinate with the Calleguas Municipal Water District and Ventura County Waterworks District No. 1 in the establishment of precise locations for water supply services and facilities (lines, pressure- reducing stations, water tanks, etc.) that would be constructed onsite and offsite to adequately serve the domestic water needs of the Specific Plan project. Timing of Implementation/Verification Prior to determination of application completeness for the First Master Tentative Map Method of Verification Approval and written acceptance of water supply services and facilities plan /locations Responsible Parties Calleguas Municipal Water District, Ventura County Waterworks District No. 1, Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks W2. During grading activities, reclaimed water, if feasible and available, shall be used by the Master Developer and merchant builders to satisfy all non - potable water needs. Reclaimed water for construction activities can be provided via a piped system from a water treatment plant (Moorpark or Simi Valley) or by trucking it from one of these plants. Timing of Implementation/Verification During grading and construction activities Method of Verification Grading and building plan check; field inspection Responsible Parties Ventura County Waterworks District No. 1, Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks 79 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program W3. A reclaimed water system shall be operational for irrigation purposes, consistent with the project phasing plan, to ensure reclaimed water is available for irrigation of roadway landscaping, parks, public facilities, the golf course(s) and related facilities, and other pertinent uses. (F) Timing of f Imnlementation/Verification Prior to the first occupancy approval for each phase of development. Method of Verification Improvement plan review for subdivision maps, building permit plan check; field inspection Responsible Parties Ventura County Waterworks District No. 1, Director of Community Development, City Engineer Verification of Compliance Initial Date Remarks WASTEWATER WW1. Prior to a determination of application completeness for the first Master Tentative Map, the project applicant shall coordinate with the Ventura County Waterworks District No. 1 (WWD No. 1) in the establishment of precise design and locations for wastewater facilities (treatment plant, lines, lift stations, etc.) that would be constructed onsite to adequately serve the proposed project. (F) Timing of Implementation/Verification Prior to determination of application completeness for the first Master Tentative Map Method of Verification Master Tentative Map check; final map check; field inspection Responsible Parties Ventura County Waterworks District No. 1, Director of Community Development, City Engineer Verification of Compliance Initial Date Remarks gp Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program SOLID WASTE DISPOSAL SW1. Prior to a determination of application completeness for tract/parcel maps, planned development permits, and conditional use permits, measures to reduce the amount of refuse generated by the proposed project shall be developed in consultation with the Ventura County Solid Waste Management Division, the City of Moorpark, and in accordance with the waste reduction requirements set forth by the California Integrated Waste Management Act of 1989. (F) Such measures shall include, but are not limited to, the following: A. Use of current technology available for minimizing or recycling waste products in the provision of recycling programs and facilities that allow paper, metal, plastics, and glass to be separated. B. Use of special landscape treatments and the composting of green waste to minimize the amount of yard waste generated. Timing of ImplementationNerification Prior to determination of application completeness for tract/parcel maps, planned development permits, and conditional use permits Method of Verification Review of tract/parcel map, residential planned development, and conditional use permit; approval of measures as conditions of approval; field inspection Responsible Parties Ventura County Solid Waste Management District, Director of Community Development Verification of Compliance Initial Date Remarks ELECTRICAL AND NATURAL GAS E1. Prior to issuance of each building permit, the applicant shall submit plans to the City Engineer demonstrating that each of the project's buildings will comply with the State Energy Conservation Standards for New Residential and Nonresidential Buildings (Title 24, Part 6, Article 2, California Administrative Code). Timing of Implementation/Verification Prior to building permit issuance Method of Verification Acceptance of plans; building permit issuance 81 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program ELECTRICAL AND NATURAL GAS (continued) Responsible Parties City Engineer and Building Inspector Verification of Compliance Initial Date Remarks SCHOOLS S1. The project applicant shall pay school fees to the Moorpark Unified School District in accordance with California Government Code Section 65995, or as specified in any agreement between the applicant and the School District. Applicable fees shall be paid prior to the issuance of each building permit. Timing of Implementation/Verification Prior to each building permit issuance Method of Verification Verification of payment of fees Responsible Parties Moorpark Unified School District Verification of Compliance Initial Date Remarks 82 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program PUBLIC HEALTH AND SAFETY PHS1. Prior to issuance of a grading permit, the sumps and spill containment areas located within the development areas (planning units, public trails, and areas to be graded and cleared) of the Specific Plan site shall be identified, and sampled, to determine the types and concentrations of the contaminants present, if any. If contaminants are encountered, the vertical and lateral extent of contamination shall be assessed before a remediation alternative is selected by the City Engineer and Director of Community Development. Offsite disposal may be required for soils contaminated with heavy metals, solvents, or other hazardous substances. Timing of ImalementationNerification Prior to issuance of a grading permit Method of Verification Grading plan check; acceptance of remediation plan Responsible Parties Director of Community Development and City Engineer Verification of Com lip ance Initial Date Remarks PHS2. Prior to issuance of a building permit, the debris materials on the Specific Plan site shall be disposed of at a Class III (Municipal) landfill. However, if suspect materials are encountered, such as batteries, transformers, 55- gallon drums, waste oil containers, etc., these shall be separated and disposed of appropriately. Timing of ImplementationNerification Prior to issuance of a grading permit or building permit Method of Verification Grading permit plan check; Final tract/parcel map check; field inspection Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks 83 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Miti ation Monitoring Program PUBLIC HEALTH AND SAFETY (continued) PHS3. Prior to issuance of a grading permit, investigation for the presence of abandoned oil wells using geophysical methods, shall be conducted by a qualified environmental professional to assess any potential presence of hazardous materials. Soil sampling or a soil organic vapor survey shall be performed prior to excavation or grading. Timing of ImplementationNerification Prior to issuance of a grading permit Method of Verification Grading plan and subdivision map check; acceptance of soil sampling /soil organic vapor survey Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks PHS4. Prior to issuance of a building permit, the applicant shall remove or abandon debris materials, irrigation lines, abandoned underground storage tanks, and water and oil wells located within the proposed development area. The water and oil wells shall be abandoned in accordance with the guidelines established by the California Division of Oil and Gas. All sump deposits shall be identified and mitigated. Timing of ImplementationNerification Prior to issuance of a building permit Method of Verification Building permit check; field inspection Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks 84 Mitigation Monitoring Program Hidden Creek Ranch Speck Plan Mitigation Monitoring Program PUBLIC HEALTH AND SAFETY (continued) PHS5. Prior to approval of all grading plans, the city shall review the mitigation measures set forth in the Hidden Creek Ranch Specific Plan final EIR for dust suppression and erosion control to determine if such measures will continue to mitigate potential effects associated with Coccidioides immitis (Valley Fever), or if additional measures are needed based on new scientific information or regulations not in place at the time of certification of the final EIR. Timing of Im lementatio N rife i on Prior to approval of all city discretionary actions Method of Verification Review of the mitigation measures set forth in the Hidden Creek Ranch Specific Plan final EIR for dust suppression and erosion control; Impose measures as conditions of approval for discretionary actions (including grading permits, subdivision maps, planned development permits, and conditional use permits) Responsible Parties Director of Community Development and City Engineer Verification of Compliance Initial Date Remarks 85 Mitigation Monitoring Program APPENDIX A Hidden Creek Ranch Specific Plan Mitigation Monitoring Program Sample Compliance Verification Form Hidden Creek Ranch Speck Plan Mitigation Monitoring Program Hidden Creek Ranch Specific Plan Mitigation Monitoring Program Sample Compliance Verification Form Impact Issue (e.g., aesthetics, air quality): Mitigation Measure #: Location: Onsite Offsite Administrative Project Design Grading /Construction Operation Phase: Description of Activity /Method of Implementation: Disposition: Comments /Revisions: Completed by: Name: Approved by: Name: Date: Mitigation measure for the above -noted project phase has been implemented. No future action is required. Mitigation measure for the above -noted project phase is not fully implemented. Further action is required. (Please explain below.) The mitigation measure for the above -noted project phase is not in compliance. Further action is required. (Please explain below.) Title: Title: Date: Mitigation Monitoring Program CITY OF MOORPARK HIDDEN CREEK RANCH /SPECIFIC PLAN NO. 8 (SP -93 -1) FINDINGS OF FACT AND STATEMENT OF OVERRIDING CONSIDERATIONS IN SUPPORT OF RESPONSES TO SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE PROJECT A. INTRODUCTION The Public Resources Code Section 21081 and the California Environmental Quality Act (CEQA) Guidelines Section 15091 provide that: No public agency shall approve or carry out a project for which an environmental impact report has been certified which identifies one or more significant effects on the environment that would occur if the project is approved or carried out unless the public agency makes one or more written findings for each significant effect. The possible findings are: 1. "Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. 2. Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by the other agency. 3. Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report." (Public Resources Code 21081(a)). Because the Hidden Creek Ranch Specific Plan (SP No. 8) Environmental Impact Report (EIR) identified significant effects that may occur as a result of the project, in accordance with the provisions of CEQA and CEQA Guidelines (Section 15093), the City of Moorpark hereby adopts these findings and following evidence and as part of the approval of the Hidden Creek Ranch Specific Plan project and related applications. The City of Moorpark has prepared an EIR for the project in accordance with CEQA and CEQA Guidelines requirements. The final EIR was subject to review by the City of Moorpark Planning Commission and City Council, and the City Council has adopted a resolution certifying that: • The final EIR has been completed in compliance with CEQA; and • The final EIR was presented to the City Council and the Council reviewed and considered the information contained in the final EIR prior to making any approval decision for the Specific Plan Project. The following Section B, titled "Impacts That Cannot be Mitigated to a Level Considered Less than Significant', identifies the significant environmental effects of the Hidden Creek Ranch Specific Plan project, which cannot feasibly be mitigated to a level considered less than significant. Section C, "Mitigated Significant Impact', details the potential environmental effects which will not be significant because of the mitigations which will be incorporated into the project, or due to project features which have been incorporated into the design. Section D summarizes the alternatives discussed in the final EIR and provides findings with respect to the feasibility of the alternatives and whether or not the alternatives would lessen SPS 6198 ATTACHMENT:A the significant environmental effects of the project. Section E is the Statement of Overriding Considerations which describes the benefits of the project balanced against the project's unavoidable environmental risks (CEQA Guidelines Section 15093). The final EIR and the administrative record concerning the project provide additional facts in support of the findings of this report. The mitigation measures found herein are consistent with those included in the Mitigation Monitoring Program and reference the same mitigation number for consistency. B. IMPACTS THAT CANNOT BE MITIGATED TO A LEVEL CONSIDERED LESS THAN SIGNIFICANT The following sets forth all significant environmental effects of the Hidden Creek Ranch Specific Plan project. For each effect a finding is made as referenced in the Introduction, above, facts are stated facts in support of such findings, and, as appropriate, the Statement of Overriding Considerations (which is attached to this Statement of Findings) is referenced. 1. Biological Resources Biological Resources: Significant Impact No 1 Development of the Specific Plan (excluding Planning Unit 45) will affect approximately 1,675 coast live oak trees on approximately 19 acres of the coast live oak woodland within the Specific Plan boundaries, which will be removed by project implementation. Planning Unit 45 contains an additional 3,611 coast live oak trees. Future potential development of Planning Unit 45 could result in the loss of approximately eight acres of coast live oak woodland and southern coast live oak riparian forest. An additional 114 oak trees are within the alignment of Hidden Creek Drive between Campus Park Drive and the Lagoon interchange. These 114 trees will only be impacted if the mitigation measure to build an interchange with SR -118 is implemented at Lagoon. Because of the sensitivity of coast live oak woodlands and their importance to local and regional ecosystems, the loss of oaks will be significant. Findings 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment_ 2. Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report. Facts in Support of Findings The following facts and mitigation measures indicate that although the identifiable impact has been reduced or avoided to the extent feasible, it cannot feasibly be mitigated to a level considered less than significant. SP8 6198 2 The remaining unavoidable effect is acceptable when balanced against the facts set forth in the Statement of Overriding Considerations. Resource Management Plan 3.1. Prior to a determination of application completeness for the first Master Tentative Map, a plan containing procedures and performance standards that must be executed to protect or replace biological resources affected or potentially affected by the Specific Plan shall be submitted by the project applicant and approved by the City of Moorpark Director of Community Development. This plan is commonly referred to as a resource management plan (REMP). The REMP shall contain a summary of mitigation milestones that will identify the schedule for completion and the party(ies) responsible for their implementation. All revegetation plans identified below shall include a 5 -year monitoring program that outlines the procedures for determining the success or failure of the program and reporting requirements for transmitting this information to resources agencies. The REMP shall include, but not be limited to, sub - measures A through M. Each sub - measure falls under a heading of the biological resource affected. Coast Live Oak Woodland and Southern Coast Live Oak Riparian Forest 3.2 The Specific Plan may result in the loss of up to 19 acres of coast live oak woodland. Under the current land use plan there are a number of oak trees that will not be affected (located in preserved open space) by project implementation. However, significant stands of oak trees will be removed by project implementation. Additionally, a few scattered trees are anticipated to be unavoidably lost from development of the Specific Plan. Incorporation of trees into the more site- specific designs of the individual planning units could aid in the preservation of the more significant stands of oaks. Future potential development in Planning Unit 45 could result in the loss of approximately 8 acres of coast live oak woodland and southern coast live oak riparian forest. Concurrent with the submittal of any tentative tract map, a tree study, as defined in Chapter 12.12 of the City Municipal Code, with a precise evaluation and mapping of oak and mature trees shall be submitted based on the approved development project in accordance with the Municipal Code requirements. The following is a description of the location of the above - mentioned oaks and recommended avoidance measures. Although the word "shall' is used below, implementation of each measure may not be feasible. If any of the following design recommendations or changes are not possible, every attempt should be made to minimize grading in effort to reduce the unavoidable affects resulting from the loss of these trees. However, avoidance of all tree resources may not be feasible in its entirety for every planning unit. (F)' Planning Unit 40 (Golf Course) A significant stand of oak trees is located along a drainage within the northwestern portion of Planning Unit 40. Because this planning unit would be a golf course, a significant amount of undeveloped open space will be provided, whereby these trees could be preserved. Therefore, these trees shall be incorporated into the overall design of the golf course, to the degree feasible. The city recognizes that certain infrastructure improvements and/or mitigation requirements are applicable not only to the project applicant, but also to other property owners /developers in the Specific Plan area, each of which should contribute its pro -rata or fair share of the cost of these improvements /requirements. In order to differentiate between measures which require the sharing of costs and those that are the sole responsibility of a specific developer, the project applicant, or property owner, measures that require cost sharing are denoted with and "(F)" at the end of the measure. SP8 6/98 Planning Unit 45 (Zoning Designation Open Space/Golf Course: no development permitted without additional environmental review; golf course subject to a conditional use permit) Because Planning Unit 45 would only permit open space and conditionally permit a "links" style golf course, a significant amount of undeveloped open space will be provided, whereby these trees could be preserved. Therefore, these trees shall be incorporated into the overall design of the golf course, to the degree feasible. Planning Unit 42C (Park) A significant stand of oak trees is located in the northern portion of this planning unit. Because Planning Unit 42C is proposed to be a park, it is assumed that a considerable portion of land associated with this facility will be left undeveloped, whereby these trees could be preserved. Therefore, these trees shall be incorporated into the overall design of the park. Planning Unit 42A (Park) A significant stand of oak trees is located in the southeastern portion of Planning Unit 42A. Because this planning unit is proposed to be a park, it is assumed that a considerable portion of land associated with this facility will be left undeveloped, whereby these trees could be preserved. Therefore, these trees shall be incorporated into the overall design of the park. Planning Unit 4 (Medium- Density- Residential) A portion of a significant stand of oak trees is located in the northwestern portion of this planning unit. Grading activities occurring during the development of this planning unit will result in the removal of these trees. Modifications to this planning unit shall occur to avoid disruption of these trees. A portion of a significant stand of oak trees (which also extends northeasterly across Hidden Creek Drive and into Planning Unit 2) is located within a large canyon in the northeastern portion of this planning area. Modifications to this planning unit shall occur to avoid disruption of these trees. Planning Unit 2 (Medium - Density- Residential) As indicated above, a portion of a significant stand of oak trees (which also extends southeasterly across Hidden Creek Drive and into Planning Unit 4) is located within a large canyon in the southeastern portion of this planing area. Modifications to this planning unit shall occur to avoid disruption of these trees. Planning Units 2, 3, 13, 14, 20, 21, 22, 29 Planning Unit 2 has approximately 92 trees, Planning Unit 3 has approximately 115 trees, Planning Unit 13 has approximately 3 trees, Planning Unit 14 has approximately 2 trees, Planing Unit 20 has approximately 15 trees, Planning Unit 21 has approximately 4 trees, Planning Unit 22 has approximately 15 trees, and Planning Unit 29A has approximately 41 trees. It has been recognized that due to the scattered location of these trees, an attempt to avoid their disruption by way of modifying the individual planning units is assumed to be infeasible. B. Should significant impacts remain after completion of the design of the planning units, roadways, and golf course(s), prior to the issuance of a grading permit, the protection and replacement requirements of Chapter 12.12 of the Moorpark Municipal Code shall be implemented to reduce the level of impact to below SP8 6198 significant. Specific tree ordinance guidelines include (1) locating grading in minimum growing areas as required by individual species, (2) no disruption or removal of structural feeder roots, (3) fencing of trees at or beyond their drip lines during grading and construction activities, (4) no filling, cutting, development, or compaction of soil within the dripline, and, (5) such other measures required by the species of tree to be preserved as recommended by the consulting arborist, horticulturist, or landscape architect. C. Potential coast live oak tree transplant candidates, as determined by a certified arborist, shall be transplanted to an appropriate area identified in the REMP. All potential transplant candidates shall be identified in the REMP. If relocation is not possible for all impacted trees, replacement coast live oak trees shall be planted in suitable locations identified in the REMP. The number and size of replacement trees shall be identified in the REMP. D. A resource management specialist shall be consulted prior to final design and a determination of application completeness for each development project that could impact valuable oak and sycamore resources and other trees protected by the City Municipal Code to (a) identify oak, sycamore, and other tree resources that should be preserved, (b) outline measures to protect or preserve trees within the immediate vicinity of the project, and (c) assist in the design of landscape buffers and transition zones between the Specific Plan and natural open space areas. For Planning Unit 45, a resource management specialist shall be consulted prior to final design and an application of completion determination for a golf course conditional use permit to (a) identify valuable oak, sycamore, and other tree resources that should be preserved, (b) outline measures to protect or preserve trees within the immediate vicinity of the project, and (c) assist in the design of landscape buffers and transition zones between the Specific Plan and natural open space areas. E. Construction guidelines shall be developed in the REMP and shall address (1) monitoring of affected resources, (2) construction guidelines specific to tree resources, (3) tree pruning, (4) landscaping and irrigation adjacent to trees, and (5) arboricultural care. F. Oak trees that cannot be avoided or transplanted shall be replaced. During the preparation of a tree report (required for any proposal for urban development, as defined in Chapter 12.12 of the Municipal Code) for a tentative map and development permit applications, an appraised value of each tree shall be established and provided to the City using the most recent edition of the Guide for Establishing Values of Trees and Other Plants prepared by the Council of Tree Landscape Appraisers. The dollar value of the trees removed will be applied to the purchase of replacement trees, their establishment, and maintenance. Where feasible, replacement trees shall consist exclusively of indigenous tree species and shall be certified as being grown from a seed source collected in Ventura County. Replacement trees shall be of varied size and age classes. A combination of cuttings, seedlings (1 gallon), saplings (5 gallon), and trees (15 gallon, 24 inch, and 36 inch box) shall be planted. Replacement trees shall be planted and maintained onsite and, if feasible, in the same general area from which the trees were removed. The tree planting tree shall be supervised in the field by a qualified restoration specialist. The replacement trees shall replace the habitat value of the removed oak woodlands. Replacements shall, for example, be planted adjacent to existing woodlands to provide an additional buffer between development and open space areas, or within the remaining oak/walnut woodlands to improve the habitat value of these areas. Alternatively, trees can be planted in currently disturbed areas and graded areas that can support these trees. SP8 6198 Replacement trees shall be properly cared for and maintained for 5 years, including irrigation, weed control, herbivore protection, and replacement. All trees replaced shall be monitored for an additional 5 years after tree maintenance is terminated. During monitoring years 6 through 10, tree mortality and general site conditions shall be noted. A report, citing the general conditions and any corrective measures needed shall be prepared and submitted yearly to the Director of Community Development. If a replacement tree dies during the 10 -year maintenance and monitoring period, it shall be replaced. The project applicant shall be financially responsible for the maintenance, monitoring, and replacement of all trees planted as mitigation for project impacts through the posting of a specific fund for that purpose. G. The following measures apply to trees located within 40 feet of grading limits; these measures, when implemented, will protect the long -term viability of those trees. No cutting, grading, filling, trenching, or other restructuring of the soil shall take place within the dripline of a preserved oak. Should a trench, retaining wall, or other construction requiring any of these procedures be necessary within the dripline of an oak, a qualified expert shall be present during construction. No oak shall be pruned so that its size or conformation is substantially altered, except as absolutely necessary. All pruning cuts shall be made to lateral branches or at the base of the branch at shoulder rings. Stubbing or dehorning is not permitted. All pruning shall be accomplished by a qualified expert. Landscaping requiring irrigation shall not be planted within the dripline of oaks due to the susceptibility of native oaks to root rot caused by excessive unseasonable irrigation. The design and installation of landscape irrigation systems outside the dripline of the oaks shall be such that the area within the dripline is not wetted during operation of the system. In addition, surface runoff from impermeable surfaces shall be directed away from oaks; where the natural topography has been altered, provisions should be made for drainage away from trunks of oaks so that water will not pond or collect within the dripline of any oak. Prior to grading, a temporary fence not less than 4 feet in height shall be installed around the protected zone of trees within the 40 -foot zone adjacent to development grading. Fencing shall be in place and inspected prior to commencement of grading. This fencing shall remain in place throughout the entire period of construction. The feasibility of the implementation of the mitigation options for coast live oak woodland is uncertain at this time; therefore, this effect is considered an unavoidable significant impact. Project Modifications to Lessen Environmental Impacts After release of the draft EIR for public review, the city and applicant discussed opportunities to lessen significant project impacts through project modification. The City of Moorpark Planning Commission recommended changes in the project to lessen the significant impacts. The Moorpark City Council made . additional changes. These are summarized as follows: Additional Clustering — By relocating residential units originally proposed for Planning Units to other areas within the Specific Plan boundaries that were already proposed for development, additional oak trees would be saved. SP8 6/98 2. Parks and Open Space — The 67 -acre Planning Unit 41 which was originally proposed for residential development will be preserved as oak woodland open space. 3. Should the roadway leading to the Lagoon interchange with SR -118 be eliminated from the project, approximately 114 additional trees are preserved. Biological Resources Significant Impact No. 2 Specific Plan development will result in the loss of 291 acres of the onsite Venturan coastal sage scrub. The connection of Spring Road from the Specific Plan No. 8 site to the Specific Plan No. 2 site through Happy Camp Canyon Regional Park will result in the loss of approximately 1.21 acres of Venturan coastal sage scrub. Future development in Planning Unit 45 would impact approximately 29 acres of Venturan coastal sage scrub. Because Venturan coastal sage scrub is a limited community, its loss is considered a significant impact. Findings Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. 3. Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report. Facts in Support of Findings The following facts and mitigation measures indicate that although the identifiable impact has been reduced to the extent feasible, it cannot feasibly be mitigated to a level considered less than significant. The remaining unavoidable effect is acceptable when balanced against the facts set forth in the Statement of Overriding Considerations. Venturan Coastal Sage Scrub 3.1 The Specific Plan will result in the loss of up to 291 acres of Venturan coastal sage scrub. Future development of a golf course in Planning Unit 45 may result in the loss of approximately 29 acres of Venturan coastal sage scrub. Spring Road will result in the loss of approximately 1.21 acres of Venturan coastal sage scrub. H. Prior to the final design of Planning Units 1 through 15, 17, 19A, 20, 21, 23, 24, 25, 27, 28, 29A, 29B, 38A, 39A, 39B, 40, 42A, 42C, 43, and 44C, and a determination of application completeness for an associated development project, the City of Moorpark shall review design plans to determine the most appropriate measures available to offset impacts on Venturan coastal sage scrub. Prior to a determination of application completeness for a conditional use permit for Planning Unit 45, the City of Moorpark shall review design plans to determine the most appropriate measures available to offset impacts on Venturan coastal sage scrub. Mitigation measures that may be required can include preservation of avoided scrub by resource preservation easement, acquisition, or other mechanisms, and SPS 6/98 the restoration, replacement, or revegetation of removed scrub. The REMP shall outline the planting methodology for the replacement of Venturan coastal sage scrub, if appropriate. (F) The loss of Venturan coastal sage scrub associated with the Spring Road connector roadway through Happy Camp Canyon Regional Park shall be mitigated through replacement of this habitat on a 2:1 basis in preserved coastal sage scrub areas elsewhere within Happy Camp Canyon Regional Park. Plant species similar to those being removed will serve as a basis for the vegetation replacement. A vegetation planting and maintenance plan shall be developed by a qualified habitat restoration specialist that will specify, at a minimum, the following: (1) the location of the planting site (to be coordinated with the City of Moorpark, County of Ventura, and other appropriate resource agencies and jurisdictions); (2) the quantity and species of plants to be planted; (3) planting procedures; (4) a schedule and action plan to maintain the plantings; and (5) a list of criteria by which to measure success of the plantings, as well as contingency measures if the plantings are not successful. Refer also to Mitigation Measure 3.1 listed under "Significant Impact No. 1 ". The feasibility of the implementation of the mitigation options for Venturan coastal sage scrub is uncertain at this time; therefore, this effect is considered an unavoidable significant impact. Project Modifications to Lessen Environmental Impacts After release of the draft EIR for public review, the city and applicant discussed opportunities to lessen significant project impacts through project modification. These opportunities, which are noted in Responses to Comments, include additional clustering (refer to Biological Resources Significant Impact No. 1, Project Modifications) which would reduce the impact to Venturan Coastal sage scrub. Biological Resources: Significant Impact No. 3 Implementation of the Specific Plan will remove more than 1,500 acres of habitat currently supporting numerous wildlife species. This will cause several adverse impacts, including the elimination of or displacement of many animals now inhabiting the Specific Plan site. Species inhabiting the Specific Plan site will be forced to move into similar habitats offsite, consequently increasing competition for available resources in those areas. This situation will result in the loss of individuals that cannot successfully compete. In addition, non - native plant and animal species that are intrusive and highly adapted to urban habitat areas may eventually displace some of the existing native plant and animal species along the urban /natural open space area interface, resulting in diminished wildlife species diversity at the development edge. Onsite wildlife diversity is expected to decline because of decreased habitat diversity, smaller areas supporting habitat, and increased level of disturbance. Impacts on wildlife habitat resulting from the implementation of the Specific Plan will be significant and unavoidable. Findings Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. SP8 6/98 8 Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report. Facts in Support of Findings The following facts and mitigation measures indicate that although the identifiable impact has been reduced to the extent feasible, it cannot feasibly be mitigated to a level considered less than significant. The remaining unavoidable effect is acceptable when balanced against the facts set forth in the Statement of Overriding Considerations. Habitat Loss 3.1 J. Approximately 2,220 acres of the Specific Plan which includes all areas designated on the Specific Plan Land Use Plan as Open Space, Planning Unit 41, and Planning Unit 19B, shall be preserved in permanent open space. A minimum of 240 acres of the 450 -acre Planning Unit 45 shall be preserved in permanent open space. The REMP shall (1) specify boundaries of the preservation areas, (2) provide measures to buffer, control access, and avoid habitat degradation during construction operations, and (3), formulate guidelines for the permanent protection of preservation /revegetation areas. The selection and implementation of preserved open space areas shall be conducted in coordination with the City of Moorpark and appropriate resources agency personnel (CDFG and USFWS). Management guidelines which shall be incorporated into the REMP include the management of land uses (i.e., housing, fencing, dry farming, and cattle grazing) within the immediate vicinity of the natural open space areas. In addition, domestic animals, off -road vehicles, roadway lighting, and recreational activities shall be restricted from the vicinity of the natural open space areas. 3.3 Any golf course constructed in Planning Unit 45 shall be a "links" style golf course. Links courses are developed with minimal disturbance to the natural habitat with green tee area, turfed and green link and landing areas and green cup areas, with native plants remaining between green and turf areas. 3.4 A golf course in Planning Unit 45 shall be developed in an environmentally sensitive manner generally in accordance with the Audubon Cooperative Sanctuary Program for Golf Course Guidelines as sponsored by the Audubon Society of New York State, Inc. 3.5 With respect to Planning Unit 45, fencing and other impediments shall not be placed in areas that will prevent wildlife movement through the canyon bottoms. A wildlife biologist shall review the conceptual and final building, landscaping, and fencing plans for a golf course to ensure that buildings, landscaping, and fencing are not designed in a manner that will impeded wildlife movement and migration. The conceptual plan review shall occur prior to a determination of application completeness for a conditional use permit; the final plan review shall occur prior to issuance of a zoning clearance for either building or grading permits for a golf course. Refer also to Mitigation Measure 3.1 listed under "Significant Impact No. 1 ". Because of the large number of acres of habitat loss resulting from the implementation of the Specific Plan, impacts on wildlife habitat will remain significant after implementation. SP8 6198 2. Land Use Land Use: Significant Impact No. 4 The draft EIR concluded that the loss of approximately 118 acres of Prime Farmland is considered a significant unavoidable adverse impact. Impacts associated with the removal of Prime Farmlands from production are addressed under State Planning Programs of the EIR. On December 4, 1997, the Ventura County Agricultural Policy Advisory Committee discussed the conversion of the orchards within the Specific Plan site. They found and advised the Board of Supervisors that they regret the loss of the agricultural land, but if the project is developed, the agricultural properties should be included. The recommendation was based on the high cost of imported water, winds and chill conditions, quality of soils, topography and location of the farmland in proximity to existing and proposed development. Findings Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. 3. Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report. Findings in Support of Fact The following facts and mitigation measures indicate that although the identifiable impact has been reduced or avoided to the extent feasible, it cannot feasibly be mitigated to a level considered less than significant. The remaining unavoidable effect is acceptable when balanced against the facts set forth in the Statement of Overriding Considerations. Prime Farmland 4.3 The project applicant shall provide a 200 foot buffer from the lot line to any residential structures adjacent to any onsite or offsite agricultural operations to reduce the effects of impacts including spraying of pesticides over the adjacent agricultural operation, noise, dust, etc. This required setback shall be recorded as a deed restriction with the first tract map and shall be applicable until such time that agricultural uses are converted or developed as another use. 4.4 The developer agrees to record a deed restriction meant to inform all prospective buyers of lots of the adjacent agricultural operations. Prior to recordation of the first tract map, the project applicant shall submit to the Director of Community Development proof of said deed restriction recordation. Project Modifications to Lessen Environmental Impacts After release of the draft EIR for public review, the city and applicant discussed opportunities to lessen significant project impacts through project modification. Concerns by commentors on the draft EIR were SPS 6/98 10 expressed regarding the conversion of cultivated Prime Farmland to other specific plan uses. Prime Farmland is based on the U.S. Department of Conservation soil characterization. Although the soils have a high grade for agricultural use, there are other feasibility issues involved in retaining the agricultural uses, namely orchards, on the site. In addition, it is important to see this impact in the light of the Ventura County Agricultural Policy Advisory Committees recommendation to the County Board of Supervisors to develop Specific Plan No. 8 intact and include the agricultural properties. As discussed in the Response to Comments, Vol. IV of the final EIR, page 3 -9 through 3 -11, increasing water prices, high winds, and cold weather have contributed to a low economic return on the land. No area within the Specific Plan boundary is currently under a Williamson Act contract. There are several owners /managers for the various agricultural areas; the four contacted (Mr. Sam Macintire of Pro -Ag, Ralph Mahan and Ventura Pacific Capital Company) have all expressed concerns about negative or, at best, marginal returns. All of these owners have either terminated crop production or have plans to do this in the near future. No modifications have been made to the project; however, it is not likely that the agricultural uses will continue long after project development. 3. Aesthetics Aesthetics: Significant Impact No. 5 Implementation of the Specific Plan would result in significant changes to the aesthetic character of the project site. Grading associated with the development area would result in significant alterations to ridgelines, valleys, and the general topography of the southern portion of the site. Several of the horizon lines would be preserved in the upper reaches of the site, but the lower portions of the ridgelines would be affected by grading. Development would also significantly impact the easternmost scenic viewshed. Implementation of the landscape plan would help to mitigate the project's impacts on visual resources. Of the seven offsite viewpoints used to determine the significance of offsite impacts, most would be signifi- cantly impacted and two (Viewpoints D and F) would be unavoidably impacted. All of the viewpoints, except for Viewpoint C, would have significant cumulative impacts. Findings Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. 3. Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report. Facts in Support of Findings The following mitigation measures indicate that although the identifiable impact has been reduced to the extent feasible, it cannot feasibly be mitigated to a level considered less than significant. The remaining SPB 6/98 11 unavoidable effect is acceptable when balanced against the facts set forth in the Statement of Overriding Considerations. Viewshed Mitigation Measure 3.1 of Section 3.3, Biological Resources, related to oak trees, and the following mitigation measures are required to mitigate project impacts to onsite features: 5.1 Prior to approval of all tract maps, grading plans for individual tract maps shall be reviewed for consistency with the Hillside Management Ordinance and the preservation of visually prominent ridgelines (horizon lines). Manufactured slopes shall be designed to follow the natural contours of the surrounding areas in order to provide visual irregularity. 5.2 A conceptual landscape plan shall be submitted with the application for all subdivision maps, planned development permits and conditional use permits. Prior to the approval of any final subdivision maps(s), or issuance of a zoning clearance for a building permit, a detailed landscape plan shall be reviewed and approved by the City of Moorpark Community Development Department. The plan shall be prepared and certified by a licensed landscape architect, with expertise in native plant materials and habitat restoration, taking into account approved planning units, Community Development standard plans, adopted planned community regulations, scenic corridor /resource requirements, and Standard Conditions of Approval. With respect to the Spring Road connector roadway through Happy Camp Canyon Regional Park, prior to the approval of a grading plan, a detailed landscape plan shall be reviewed and approved by the City of Moorpark Community Development Department and County of Ventura. The plan shall be prepared and certified by a licensed landscape architect, with expertise in native plant materials and habitat restoration, taking into account approved planning units, Community Development standard plans, adopted planned community regulations, scenic corridor /resource requirements, and Standard Conditions of Approval. Appropriate landscaping shall be required along the roadway so that any medians and /or manufactured slopes blend into surrounding natural vegetation. The following mitigation measures are required to mitigate project and cumulative impacts from offsite viewpoints: 5.3 As an application completeness requirement for tract maps and associated planned development permits and conditional use permits, detailed design plans for Planning Units 1, 19A, 20, 29A, 32, 33, 35A, and 36 shall be submitted to the Community Development Department illustrating the elevation of maximum building heights in relation to adjacent ridgelines. The intent of this measure is to ensure that visually prominent residential development is constructed at an elevation lower than screening ridgelines. Where development is located near ridgelines, care shall be taken in the design to avoid silhouetting. Berming or landscaping shall be used to keep roof tops from exceeding the height of ridgelines, where lowering pad elevations is infeasible. 5.4. During construction of the Specific Plan site and Spring Road connector roadway through Happy Camp Canyon Regional Park, all concrete structures, such as drainage ditches, detention basins, rip -rap, crib walls, swales, curbs, located in natural areas shall be constructed with colored concrete (e.g., Omaha Tan) to blend with the surrounding terrain. 5.5 To the extent allowable by other agencies, all infrastructure associated with the Hidden Creek Specific Plan and Spring Road connector roadway through Happy Camp Canyon Regional Park shall be placed below grade to avoid visually prominent facilities. SP8 6/98 12 5.6 During construction, any above -grade infrastructure, such as water tanks /reservoirs, water lines, etc., shall be painted with non -glare natural greens, browns, or other color approved by the Community Development Department, so as to blend in with surrounding terrain. Substantial effort shall be made to work with Waterworks District No. 1 to locate water tanks below ground. If this is not allowed by the District, landscaping /berming shall be provided around the tanks to further screen the view of the tanks from surrounding areas. Utility lines shall be placed below ground. The following mitigation measure is required to mitigate project impacts on scenic and recreational resources: 5.7 As an application requirement for tract maps and associated planned development permits or conditional use permits for Planning Units 35A, 29A, 32, and 33, drawings showing buffer landscaping and setbacks from the Happy Camp Canyon ridgeline shall be submitted for review and approval by the Community Development Department. Buffering shall completely screen residential development from users in Happy Camp Canyon Regional Park. Appropriate landscaping shall also be required along Hidden Creek Drive so that medians and manufactured slopes blend into surrounding natural vegetation. Lighting of Hidden Creek Drive shall be avoided, or if unsafe, kept to a minimum, to reduce the visual prominence of the road within the recreation area. Aesthetics: Significant Impact No. 6 General increases in light could be expected to significantly affect the ambient evening light level in and around the Specific Plan site. Consequently, light increases may significantly affect nighttime operations at the Moorpark College observatory which is located atop a bluff in the eastern portion of the campus, approximately 600 feet from the commercial site. Both the observatory and residential uses proposed on the Specific Plan site would be sensitive to this increase in light. However, setbacks and standard mitigation (shielding of lights, use of low intensity lights, restricting operation of commercial signage, etc.) would reduce potential impacts on both of these uses. Depending on the type of activities allowed to occur at the community parks that are proposed onsite, implementation of these facilities could increase ambient evening lighting on the site. For example, stadium lighting or elevated directional nighttime lights could result in light halos in the immediate area. This scattered lighting would have adverse effects on the observatory's ability to view the nighttime sky. In addition, due to the parks proximity to residential uses, there is a potential to create an annoyance to adjacent residences. However, through the use of direct lighting or prohibited high intensity nighttime lighting, these impacts would be reduced to less than significant levels. Findings Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. 3. Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report. SP8 6/98 13 Facts in Support of Findings The following mitigation measures indicate that although the identifiable impact has been reduced or avoided to the extent feasible, it cannot feasibly be mitigated to a level considered less than significant. The remaining unavoidable effect is acceptable when balanced against the facts set forth in the Statement of Overriding Considerations. Light and Glare 5.8 In conjunction with review of the lighting plans for planned development permits, conditional use permits, and all building permits, attention shall be given to the need to avoid or minimize lighting glare and "spill- over" effects. Particular emphasis shall be given to the review of plans for non - residential uses, such as the community center and neighborhood commercial uses occurring in proximity to residential areas. Additionally, any plans for night lighting of parks and other outdoor recreation areas shall address the need to avoid lighting impacts on any nearby residential areas and the Moorpark College Observatory. 5.9. Moving the observatory to another location away from lighting areas would mitigate impacts, but this measure is likely not feasible due to financial considerations and the inherent difficulty in operating the facility at a distant location from the Moorpark College campus. 5.10 The project shall comply with the outdoor lighting control standards set forth in the Revised Tuscon and Pima County, Arizona Outdoor Lighting Control Ordinances, with the following exceptions to these ordinances: Sections 4.4, 4.5, 5 (with respect to the prohibition under all circumstances of high pressure sodium, metal halide, and quartz illuminators), Section 9, Section 12.1. These regulations shall be incorporated as development zoning standards into the Final Specific Plan and adopted by ordinance. The intent of these standards is to mitigate light and glare impacts from outdoor lighting to reduce interference with astronomical observations. The intent is also to encourage, through the regulation of the types, kinds, construction, installation, and uses of outdoor electrically powered illuminating devices, lighting practices, and systems to conserve energy without decreasing safety, utility, security, and productivity while enhancing nighttime enjoyment of property within the City of Moorpark and its Area of Interest. All outdoor electrically powered illuminating devices shall be installed in conformance with these standards, the City building code, electrical code, and sign code, as applicable and subject to permit and inspection. 5.11 In conjunction with review of the lighting plans for the Spring Road connector roadway, attention shall be given to the need to avoid or minimizing lighting glare and "spill- over' effects. Implementation of the Specific Plan would result in incremental increases in light and glare that when considered on a cumulative basis, and in relation to the Moorpark Observatory, would be significant even with the implementation of mitigation. 4. Water Water: Significant Impact No. 7 The Specific Plan would connect to the water system at several potential places, including existing lines south of the site and a potential connection in Happy Camp Canyon where a future line could be located. The project would consume both potable and reclaimed water, the latter would be used for irrigation of the golf courses, parks, roadway landscaping, public facilities, commercial uses, residential slopes, and common SP8 6198 14 areas. Potable water consumption is projected to be approximately 2.6 million gallons per day (mgd). Reclaimed water would be provided either by the Simi Valley Wastewater Treatment Plant (the preferred option), the Moorpark Wastewater Treatment Plant, or an onsite reclamation plant. The last option would only provide a portion of the needed reclaimed water needs (1.7 mgd), thus other sources would be neces- sary to supplement the reclaimed water supply. Should project development increase population growth within the water service area at a faster rate than forecast under the City's previous applicable growth control ordinance, a potentially significant impact on water supplies may occur. However, no determination can be made at this time. Domestic water is provided to the project area by the Calleguas Municipal Water District (CMWD), the wholesaler, and Ventura County Waterworks District No. 1 (WWD No. 1), the retailer. The CMWD obtains most of its water from the State Water Project. The CMWD is in the process of insulating its service area from water shortages by developing the West Valley Project, and a program to pump excess water into underground aquifers for storage and use at a later time. Findings 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. 2. Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by the other agency. 3. Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report. Facts in Support of Findings Mitigation measures have been identified to ensure that the proposed water system meets the requirements of the CMWD and WWD No.1 to ensure that reclaimed water is available for use on roadway landscaping, parks, public facilities, and the golf course. 10.3.1 Prior to a determination of application completeness for the First Master Tentative Map for the Specific Plan site, the Master Developer shall coordinate with the Calleguas Municipal Water District and Ventura County Water Works District No. 1 in the establishment of precise locations for water supply services and facilities (lines, pressure- reducing stations, water tanks, etc.) that would be constructed onsite and offsite to adequately serve the domestic water needs of the Specific Plan project. 10.3.2 During grading activities, reclaimed water, if feasible and available, shall be used by the Master Developer and merchant builders to satisfy all non - potable water needs. Reclaimed SP8 6198 is water for construction activities can be provided via a piped system from a water treatment plant (Moorpark or Simi Valley) or by trucking it from one of these plants. 10.3.3 A reclaimed water system shall be operational for irrigation purposes, consistent with the project phasing plan, to ensure reclaimed water is available for irrigation of roadway landscaping, parks, public facilities, the golf course(s) and related facilities, and other pertinent uses. (F) 5. Solid Waste Solid Waste: Significant Impact No. 8 Moorpark is within the Ventura County wasteshed which is served by the Simi Valley Landfill.—Solid waste generated by the proposed uses would increase the amount of solid waste disposed of in the Simi Valley Landfill by 13,935 tons per year after 30 percent of the total waste is diverted through recycling. This project would by far exceed the significance threshold established by the county of 65 tons per year. Findings Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. 2. Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by the other agency. 3. Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report. Facts in Support of Findings The following mitigation measures indicate that although the identifiable impact has been reduced to the extent feasible, it cannot feasibly be mitigated to a level considered less than significant. The remaining unavoidable effect is acceptable when balanced against the facts set forth in the Statement of Overriding Considerations. Solid Waste 10.5.1 Prior to a determination of application completeness for tract/parcel maps, planned development permits, and conditional use permits, measures to reduce the amount of refuse generated by the proposed project shall be developed in consultation with the Ventura County Solid Waste Management Division, the City of Moorpark, and in accordance with the waste reduction requirements set forth by the California Integrated Waste Management Act of 1989. (F) Such measures shall include, but are not limited to, the following: SP8 6198 16 A. Use of current technology available for minimizing or recycling waste products in the provision of recycling programs and facilities that allow paper, metal, plastics, and glass to be separated. B. Use of special landscape treatments and the composting of green waste to minimize the amount of yard waste generated. C. MITIGATED SIGNIFICANT IMPACTS The potentially significant projects impacts will be mitigated as listed below. The Moorpark City Council finds that these potentially significant impacts would be mitigated to a level that is considered less than significant after implementation of the project design features and mitigation measures. Some of the mitigation measures listed in this document were not in the September 1995 draft EIR. Rather, they were added to the project after release of the draft EIR. These additional mitigations were a result of one of the following: (1) the applicant proposed an alternative or additional method to mitigate an impact; (2) the city requested additional mitigation of an impact; and (3) additional mitigation measures were added in response to public concerns and comments. The additional mitigation measures have been included in the EIR in compliance with California Environmental Quality Act ( CEQA) Guidelines Section 15088.5, as amended September 19, 1994. 1. Earth Resources Earth Resources: Significant Impact No. 10 Grading would affect about 740 acres of slopes in excess of 20 percent gradient and 720 acres of slopes under 20 percent. Due to localized folding of the bedrock, some slopes may cross geologic planes of weakness and may require additional stabilization. Potentially significant impacts are expected to occur from the creation of cut and fill slopes on the project site. There are also five large landslide areas in the north - central portion of the site. Should they fail, they could significantly impact development adjacent to landslide areas. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. Cut - and -Fill Slopes 1.1 Concurrent with subsequent onsite geotechnical investigation and prior to approval of a rough grading permit, the stability of cut and fill slopes shall be evaluated by a geotechnical engineer. Each planning unit, tract, or parcel map shall be evaluated separately and SP8 6/98 17 appropriate mitigation measures shall be recommended, if necessary. Measures that can be used to stabilize slopes include buttress fills, flattening of the slope angle, geotextiles used to increase the strength of the soil materials used to build fill slopes, and in some cases retaining walls. Use of geotextiles and landform contour slope design shall be incorporated into site design /grading plans for all permits or tract/parcel maps requiring grading to create natural- appearing topography and increased slope stability, provided detailed stability analysis and demonstration of successful long -term performance is presented. Mitigation measures may cause alteration to the proposed development plan and may result in changes to the proposed land use in specific areas. Slope Stability 1.10 Prior to approval for grading permits, the small landslides in the southern and central portions of the Specific Plan site shall be evaluated by an engineering geologist and a geotechnical engineer to determine their lateral extent, depth, and potential instability from grading. If landslide areas are to be buried under the proposed fills, partial to complete removal of the landslides during grading as recommended by the reviewing engineer will be necessary to mitigate the effects of settlement due to fill loads. The grading plan shall be subject to the approval of the City Engineer and City Geologist/Geotechnical Engineer. 1.11 Prior to a determination of application completeness for the First Master Tentative Map, the large landslides in the north - central portion of the Specific Plan site (including, but not limited to, Planning Units 10, 13, 19A, 20, and 36) shall be evaluated by an engineering geologist and a geotechnical engineer to assess the most effective remedial measures and to demonstrate development feasibility. Possible remedial measures include the construction of shear keys and the establishment of building setbacks which would modify the proposed development plan. Landslides are generally investigated during the surface geotechnical investigation for tract and parcel maps. The grading plan shall be subject to the approval of the City Engineer and City Geologist/Geotechnical Engineer. 1.12. During the geotechnical investigation for the proposed development and prior to the issuance of grading permits, mitigation of debris flows and surficial slumping shall be evaluated. Surficial landslide and debris flow deposits shall either be removed during mass grading or contained with an adequately -sized retaining device, such as a debris basin during construction of infrastructure. Project Modifications to Lessen Environmental Impacts After release of the draft EIR for public review, the city and applicant discussed opportunities to lessen significant project impacts through project modification. The grading proposed for the project would be mitigated to a degree less than significant with the originally proposed mitigation measures. However, by grading and developing in contiguous planning units, as is currently proposed, fewer areas would be exposed at any one time. Specific Plan No. 8's phasing and grading plans have been modified to allow for grading and construction to begin in the eastern portion of the site and proceed in a westerly direction, thus further limiting the potential for erosion and dust impacts. The 67 -acre Planning Unit 41, originally proposed for residential development, will be used as oak woodlands open space. Hidden Creek Drive would be realigned to the west of the commercial area (Planning Unit 38). This action also reduces the total amount of grading within the project site. These additional measures have been analyzed and are not expected to create any additional significant impacts, but will lessen impacts anticipated to occur with the project. SP8 6198 18 Earth Resources: Significant Impact No. 11 Alluvial deposits and other unconsolidated materials such as colluvial soils, uncontrolled artificial fill, and landslide deposits that are highly compressible could lead to settlement. Settlement is a potential significant impact. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. Compressive Soils /Settlements 1.2 For all tract/parcel maps requiring the placement of fills in canyon areas, the geotechnical engineer shall ensure that partial to complete removal and recompaction of the alluvial deposits to geotechnically competent materials is performed. Additional compressible materials that will require removal include topsoil, colluvium, debris flows, landslide debris, and uncontrolled fills. The grading plan shall be approved by the City Engineer and City Geologist/Geotechnical Engineer. 1.3 Deep canyon fills are expected to undergo secondary settlement. Depending on the type of fill materials used, most of the settlement will occur during and immediately after grading. However, most fills experience some settlement after the completion of grading. Construction of onsite structures shall begin only after settlement of these materials has been stabilized. In order to determine when settlement is complete, laboratory testing and analysis by a geotechnical engineer shall be performed for as- graded conditions on all tracts /parcels in areas over deep canyon fills. An alternative would be the installation of a settlement monitoring system. Findings of the stability analysis shall be approved by the City Engineer and City Geologist/Geotechnical Engineer prior to construction. 1.18 To allow for the implementation of the Spring Road connector roadway through Happy Camp Canyon Regional Park, compressible materials that will probably require removal west of lower Happy Camp Canyon include topsoil, colluvium infilling swales and landslide grabens, surficial slumps, debris flows, landslide debris, and unengineered fills. Prior to the start of grading, the area traversed by the roadway alignment should be stripped of vegetation and debris and disposed of in an acceptable manner. Any irrigation lines, abandoned underground storage tanks, and water and oil wells (if encountered) should be removed or capped. Water and oil wells must be abandoned following the guidelines established by the California Division of Oil and Gas. Care must be taken to identify and mitigate any sump deposits encountered onsite. Prior to placement of compacted fill, all compressible materials shall be removed. Deep canyon fills are expected to undergo secondary settlement. Depending on the type of fill materials used, most of the settlement will occur during and immediately after grading. In order to determine when settlement is complete, laboratory testing and analysis by a geotechnical engineer should be performed for as- graded conditions. SP8 6198 19 Project Modifications to Lessen Environmental Impacts Refer to this section under Earth Resources Significant Impact No. 1. Earth Resources: Significant Impact No. 12 Expansive soils, if left untreated, could cause damage to structures which is a potentially significant impact. Damage to structures can include cracking, heaving, and buckling of foundations. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measure as identified in the final EIR and incorporated into the project. Expansive Soils 1.4 Determination of expansivity and development of appropriate remedial measures shall be performed by a geotechnical engineer prior to initiation of grading and approval by the City Engineer and City Geologist/Geotechnical Engineer. If expansive clay is encountered at shallow depths, it may be recommended that clay -rich soils be removed and replaced with nonexpansive granular soil beneath the structures, concrete slabs, and footings. Mixing during grading of localized expansive soils with the more common granular nonexpansive soils present onsite should be sufficient to mitigate this impact. 1.19 Determination of expansivity and development of appropriate remedial measures shall be performed by a geotechnical engineer prior to final design of the Spring Road connector roadway through Happy Camp Canyon Regional Park. This evaluation is usually performed during the subsurface geotechnical investigation. If expansive clay is encountered at shallow depths, it may be recommended that clay -rich soils be removed and replaced with a specified thickness of nonexpansive granular soil beneath the roadway. Mixing during grading of localized expansive soils with the more common, granular nonexpansive soils present should be sufficient to mitigate this impact. Alternatively, mitigation of expansive soils can be accomplished during construction by pre- saturation of the expansive materials and/or reinforcement of the roadway base. Project Modifications to Lessen Environmental Impacts Refer to this section under Earth Resources Significant Impact No. 1 Earth Resources: Significant Impact No. 13 Most of the soil deposits on the site have a moderate to high erosion potential. Erosion is most prevalent in the onsite alluvial deposits and Saugus Formation. Once the site is graded and landscaping vegetation is established, the erosion potential will diminish significantly. During wet winters, debris flows emanating from the canyons would be considered a potentially significant impact. SP8 6/98 20 Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. Erosion 1.5 Prior to issuance of a grading permit for any development on the Specific Plan site, the project applicant shall submit an erosion control plan to the Director of Community Development and the City Engineer for review and approval, and to the County Soil Conservation District for comments, that includes measures to reduce the amount of onsite and offsite erosion during construction of the proposed project. In addition to other erosion control measures, hydroseeding of affected graded slopes shall be completed within 30 days of grading of the slope area. 1.6 Haul routes to be used during construction of the proposed project shall be approved by the City Engineer and the Director of Community Development prior to the issuance of the first grading permit. These routes shall be limited to graded areas only. 1.7 Temporary erosion control measures shall be provided by each developer during the construction phase, as required by current grading codes. In addition, a permanent erosion control program for the Specific Plan and Spring Road connector roadway shall be prepared by the Master Developer and submitted prior to a determination of application completeness for the first Master Tentative Map. The program shall include the proper care of drainage control devices, proper irrigation, rodent control, and landscaping. 1.8 Debris and/or retention basins shall be designed by the project's engineer to mitigate any debris flows that may emulate from the undeveloped portions of the site, to ensure that post - development runoff levels are comparable to undeveloped levels, and to mitigate any debris flows. Following the first season storm after construction of backbone infrastructure and following heavy rainfall periods, the project engineer shall field check erosion control devices to confirm that they are performing as designed. All subsequent annual field checks shall be performed by the pertinent agency (e.g., Ventura County Flood Control, Maintenance District). 1.9 The Master Developer shall apply to the Regional Water Quality Control Board for a General Construction permit by filing a Notice of Intent (NOI) 90 days prior to the onset of any grading activities. As required by the permit, a stormwater pollution prevention plan shall be developed to obtain reductions in urban pollutant loading to the "maximum extent practicable." Project Modifications to Lessen Environmental Impacts Refer to Project Modifications under Earth Resources Significant Impact No. 11. SP8 6/98 21 Earth Resources: Significant Impact No. 14 The Specific Plan site contains several large and small landslide areas. Most of the south - facing slopes in the northern and central portions of the site appear stable. But there are at least five large landslide areas in the north - central portion on the north - facing slopes within Planning Units 10, 13, 19, 20, and 36 of the Specific Plan site. A few small landslides may also occur in the southern and central portions of the site. Unstable slope conditions can result from improper grading (e.g., inadequate drainage, support at the toe or sides of slopes are removed, etc.), during exploratory utility trenching, at temporary cut slope locations, etc. Most of the proposed development would occur in the southern and central portions of the site where slope conditions are more gentle. Finding 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. Slope Stability Please refer to Section C of this document, Earth Resources Significant Impact No. 11, Mitigation Measures 1. 10, 1. 11, and 1.12 related to slope stability. Project Modifications to Lessen Environmental Impacts Refer to this section under Earth Resources: Significant Impact No. 11. Earth Resources: Significant Impact No. 15 No known active or potentially active faults cross the Specific Plan site or the Spring Road connector through Happy Camp Canyon Regional Park. This site is not in an Alquist - Priolo Special Studies Zone. However, the project site is located in a seismically active region and groundshaking is likely. As a result, geotechnical remediation of unconsolidated materials would be necessary to reduce potentially significant impacts. Finding 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. SP8 6198 22 Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of project design features, compliance with the Uniform Building Code, accepting industry standards, and the city's earthquake safety ordinance, and the following mitigation measures as identified in the final EIR and incorporated into the project. Seismicity 1.13 Prior to a determination of application completeness for the first Master Tentative Map or subdivision map requiring the extension of a roadway across Happy Camp Canyon Regional Park, landslides that occur along the western margin of lower Happy Camp Canyon that could affect the Spring Road connector roadway shall be evaluated to determine their lateral extent, depth, and potential instability due to the proposed grading. Partial to complete removal of the landslides may be necessary to mitigate the potential for renewed movement of landslide materials across the road alignment. At both the western and eastern margins of lower Happy Camp Canyon, subsurface geologic structure and the strength of existing geologic materials (and thereby the potential for slope instability) shall be determined. This would generally be accomplished during a subsurface geotechnical investigation for the Spring Road alignment. 1.14 Prior to a determination of application completeness for the first Master Tentative Map or subdivision map requiring the extension of a roadway across Happy Camp Canyon Regional Park, in areas west of lower Happy Camp Canyon where slopes would be impacted by the Spring Road connector roadway, the identified landslides shall be evaluated further to assess the most effective remedial measures to be applied. A geotechnical investigation that includes a subsurface investigation shall be performed. Possible remedial measures include the construction of shear keys and /or the establishment of setbacks; stabilization of landslides is preferred. This is generally accomplished during a subsurface geotechnical investigation for the road. All proposed remedial measures shall be approved by the City Geologist/Geotechnical Engineer. 1.15 Surficial landslide deposits and debris flow deposits shall either be removed or contained by retaining devices where there is potential to affect the Spring Road connector roadway. Because of the compressibility of these deposits, removal within development areas is generally the preferred method to minimize post- construction settlement. 1.16 The stability of proposed cut slopes associated with the Spring Road connector roadway shall be evaluated by a geotechnical engineer during the geotechnical grading plan review. The engineer shall recommend the most appropriate mitigation measure for each case. Measures that can be used to stabilize slopes include buttress fills, flattening of the slope angle, and in some cases, retaining walls. Use of geotextiles and landform contour slope designs can be incorporated into the road design to create natural- appearing graded topography and increase slope stability. For fill slopes, if the natural moisture content of bedrock materials is below the optimum moisture content for proper compaction, the soils would require the addition of water during grading. Any oversized materials (greater than 8 inches in diameter) shall be placed in either deeper portions of the fills (if fill materials are required) according to accepted methods of windrowing, or should be removed from the site. 1.17. Partial to complete removal and recompaction of the alluvial deposits to geotechnically competent materials in the canyons shall be required in areas affected by the Spring Road connector roadway through lower Happy Camp Canyon Regional Park. The depth of alluvial materials that should be removed in order to mitigate settlement shall be determined SP8 6198 23 by analysis performed by a geotechnical engineer during the geotechnical investigation of the alignment area, and approved by the City Geologist/Geotechnical Engineer. 1.20 Faults mapped within the development area of the Specific Plan site shall be examined in the field by a geologic engineer to verify their location and recency of movement, prior to a determination of application completeness for each tentative tract map, parcel map, and/or planned development permit or conditional use permit. If active faults are encountered, the most common and practical method to mitigate fault rupture is to avoid siting habitable structures across the faults. Structural setbacks away from the active faults shall be prescribed by a certified engineering geologist and approved by the City Geologist/Geotechnical Engineer. Any proposed mitigation for fault rupture, other than a structural setback, shall also require approval of the City Geologist/Geotechnical Engineer. 1.21 During mass grading and grading of individual tracts, localized areas of unconsolidated alluvial deposits shall be removed and replaced with compacted fill. Areas underlain with artificial fill, especially where placed as part of the oil field activities or in the reservoirs, shall be removed and recompacted during grading. Additionally subdrains shall be placed according to a soils engineer's recommendations along canyon bottoms. A geotechnical engineer shall evaluate areas of sandy alluvial soils within the proposed development area that will not be removed during grading for potential liquefaction and provide appropriate mitigation measures as necessary. 1.22 During all grading activities for tract maps and discretionary permits, loose, cohesionless soils that may be susceptible to ground lurching shall be removed and recompacted based on investigation by a geologist and approved by the City Engineer. 1.23. If the older reservoirs in the southern portion of the site are incorporated into the development, the dams shall be evaluated by an engineering geologist and geotechnical engineer to determine seismic stability prior to a determination of application completeness for the first Master Tentative Map. Inadequate dams shall be reconstructed or reinforced by the Master Developer following the guidelines established by the project geologist and approved by the City Engineer. 1.24 Concurrent with the submittal of the first Master Tentative Map, the Master Developer shall submit a detailed geologic and soils engineering report meeting the requirements of the City of Moorpark. If the detailed investigation confirms the existence of geologic hazards, the City Engineer shall require use limitations or special earthquake resistant design features as appropriate. Other specific recommendations included in the report shall be incorporated into the grading, building, and improvement plans and permits for each discretionary permit required by the City of Moorpark. 1.25 Excavation trenches in areas where identified lineaments may project onto the Specific Plan site shall be investigated as a part of the preliminary geotechnical investigation submitted for tentative maps in Planning Units 32, 33, and 39C. With the exception of the lineaments between Planning Units 32/33 and 39C, the lineaments occur west of Specific Plan No. 8. Trenches for lineaments west of Specific Plan No. 8 shall be excavated as near as possible to the western property boundary of Specific Plan No. 8, as dictated by the terrain in the areas where projections of the lineaments onto the specific plan site occur as identified by Leighton and Associates, Inc. (see map on file at the City of Moorpark dated November 5, 1997). If active faulting or deformation is observed in the trenches, a certified engineering geologist and geotechnical engineer shall provide specific mitigative recommendations for development in these locations, as appropriate. 1.26 The potential for damage due to liquefaction of the sediments in Happy Camp Canyon shall be mitigated. Such measures may include deep piles or caissons, that are founded on non - liquefiable sediments, or mechanical densification of the subsurface soils of an at -grade roadway. The area along the Spring Road connector roadway west and east of Happy Camp Canyon, where localized unconsolidated alluvial deposits coupled with shallow or SP8 6198 24 perched groundwater conditions may occur, may be susceptible to liquefaction. However, these shallow deposits can be removed and replaced with compacted fill as part of normal grading activities. Additionally, the placement of subdrains along canyon bottoms will help to remove groundwater that may develop at or above canyon bottom elevation. Prior to a determination of application completeness for the first subdivision map requiring the Spring Road connector roadway, a geotechnical investigation shall be completed which includes an evaluation of areas of sandy alluvial soils within the proposed area of development that will not be removed during normal grading operations for potential liquefaction and appropriate mitigation measures shall be proposed and approved by the City Geologist/Geotechnical Engineer. 1.27 Loose, unconsolidated alluvial deposits underlying the Spring Road connector roadway area shall be removed and replaced with compacted fill. Areas underlain with existing artificial fill shall also be identified and the fill materials removed and recompacted. Mitigation alternatives include in -situ densification of the near - surface soil materials to decrease their susceptibility to settlement or foundations on piles or caissons extended into deeper subsurface materials that are not settlement prone for elevated roadway structures. 1.28 Loose, cohesionless soils that may be susceptible to ground lurching shall be identified, removed, and recompacted, if feasible. For roadways that are constructed on the ground surface, there are locations at which there is no realistic way in which the hazard of ground lurching can be totally avoided. However, construction of roadways using asphaltic concrete as opposed to other surfaces, will allow for quick, relatively easy repair or reconstruction of damaged areas. The affects of ground lurching on the Spring Road connector roadway shall be evaluated during the geotechnical investigation. Otherwise, deep piles or caissons may be needed to fully mitigate this potential impact. 2. Water Resources Water Resources: Significant Impact No. 16 Development of the Specific Plan site would result in alterations to the surface drainage flows of the site. Building areas and impervious surfaces would change the drainage characteristics of the site. Implementation of the Specific Plan's drainage infrastructure is expected to require five detention basins and would result in the diversion of surface flows from the Strathearn watershed to the No. 2 Canyon watershed. Use of reclaimed water for irrigation would also alter the hydrologic cycle of the project site. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. Surface Water Patterns and Volumes 2.1 Prior to a determination of application completeness for the first Master Tentative Map and subsequent tract and parcel maps, the Master Developer or merchant builders shall be responsible for the development of a drainage concept that ensures detention of runoff as calculated by the preliminary drainage report (Haaland 1994). Detention basins shall be sP8 6/98 25 constructed by the Master Developer based on the design in said report or to the satisfaction of the City Engineer and the Ventura County Flood Control District. Additionally, the drainage concept shall ensure that project generated runoff will discharge into Strathearn, Happy Camp, and Canyon No. 2 channels at rates that do not impact downstream areas. The drainage concept shall be submitted to the Ventura County Flood Control District and the City Engineer for approval. It should be noted that the reinforced concrete box at SR -118 may have insufficient capacity to convey the 100 -year storm flow in the pre - development condition. However, because the drainage plan for the Specific Plan area has been designed to reduce peak volumes to levels below existing conditions, the Specific Plan project would not exacerbate this problem; rather, it may help to slightly reduce peak flows. Water Resources: Significant Impact No. 17 Construction equipment use can increase the amount of erosion and chance of toxins such as oil, gas, and solvents entering watersheds. The project would introduce urban and recreational uses (e.g., golf course maintenance) that could contribute pollutants to surface waters and potentially groundwater. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of Earth Resources Mitigation Measure ER9 and the following mitigation measures as identified in the final EIR and incorporated into the project. Water Quality 2.2 Each planning unit of the Specific Plan area shall comply with the requirements of the National Pollutant Discharge and Elimination Systems ( NPDES) stormwater process, the Ventura County 208 Water Quality Management Plan, and the specific requirements of the County's stormwater permits for construction. The Master Developer or each merchant builder, prior to the issuance of each grading permit, shall obtain all necessary permits required for each development area within Hidden Creek Ranch. 2.3 Prior to a determination of application completeness for the first Master Tentative Map, the Master Developer shall design and receive approval by the City Engineer and the Ventura County Flood Control District for a urban runoff management plan. The urban runoff management plan shall contain, at a minimum, the following measures to mitigate stormwater runoff quality into the Arroyo Simi: A. A Stormwater Pollution Prevention Plan in accordance with the states's NPDES requirements; B. Incorporate recommended measures as described in the County's 208 Water Quality Management Plan; SPB 6198 26 C. Incorporate other measures from the State Municipal Best Management Practices (BMPs) Manual; D. Develop a long -term, post- construction water quality management plan, describing commitments to install and maintain structural facilities and to conduct nonstructural BMPs consistent with the 208 Water Quality Management Plan; E. Include flood control improvements whose design is sensitive to surface water quality management; and F. Develop an integrated golf course management plan focusing on limiting the amount and type of pesticides, herbicides, and fungicides and reducing water consumption. 3. Biological Resources Biological Resources: Significant Impact No. 18 The Specific Plan will affect less than 1 acre of southern coast live oak riparian forest, 1 acre of mulefat scrub, and 2 acres of alluvial scrub. These sensitive habitats are regionally important because they are limited in distribution and provide suitable habitat for many wildlife species. Potential impacts on stream courses, which are considered "waters of the United States," are subject to the jurisdiction of the U.S. Army Corps of Engineers (USACE) pursuant to Section 404 of the federal Clean Water Act. Section 404 restricts placement of dredge or fill material in waters of the United States and other adjoining wetlands, without prior notification or approval from the USACE. A Section 1603 agreement with the CDFG also may be required prior to any impacts on stream - associated habitats within the study area. The CDFG and USACE may require the replacement of southern coast live oak riparian forest so as to result in no net loss of riparian resources. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measure as identified in the final EIR and incorporated into the project. Riparian Habitats 3.1 I. Prior to issuance of a grading permit for Planning Units 2, 3, 4, 6, 38A, 42C, 44A, 45, and roadway alignment of Hidden Creek Drive near Planning Unit 38A, a formal wetland delineation, pursuant to a California Department of Fish and Game (CDFG) agreement and U.S. Army Corps of Engineers (USACE) permit, shall be conducted. Disruption of riparian habitat requires consultation with both agencies. The USACE and CDFG typically require mitigation plans to be prepared prior to the SP8 6198 27 loss of riparian resources. Mitigation may consist of habitat replacement at a ratio of 1:1 or greater for each acre lost. (F) Project Modifications to Lessen Environmental Impacts After release of the draft EIR for public review, the city and applicant discussed opportunities to lessen significant project impacts through project modification. These changes are noted in Responses to Comments, Vol. IV of the EIR and the Annotated Draft EIR, Vol. VI. The project as currently recommended for approval does not include the "Lagoon interchange" and the road connection, but is a traffic mitigation option. Biological Resources: Significant Impact No. 19 Secondary impacts on coast live oak woodland and southern coast live oak riparian forest could include increased human intrusion and disturbance. Oak woodlands are susceptible to human impacts because of the inviting environment offered by their shade. The soils in a healthy oak woodland are sensitive to compaction, which could cause a decline in oak health by reducing the infiltration of nutrients and water to the roots. Uncontrolled, these secondary impacts could be a significant adverse effect of the Specific Plan. The potential exists for coastal California gnatcatcher, a federally listed threatened species, as well as sensitive plant species to exist within Planning Unit 45. Unmitigated development within Planning Unit 45 could create significant impacts on this gnatcatcher species. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measure as identified in the final EIR and incorporated into the project. Indirect Impacts on Vegetation and Wildlife 3.1 M. Prior to final design of planning units and a determination of application completeness for an associated residential development project, the number, type, and orientation of the residential units shall be evaluated by a qualified biologist for potential intrusion on the biological resources. Prior to a determination of application completeness for a conditional use permit for Planning Unit 45, the golf course shall be evaluated by a qualified biologist for potential intrusion on the biological resources. 3.2 To fully understand the biological resources within Planning Unit 45, focused surveys for the coastal California gnatcatcher, a federally listed threatened species, and sensitive plant species shall be initiated prior to preliminary project designs and submittal of an application for a conditional use permit. The locations of occupied habitat of the gnatcatcher and SP8 6198 28 locations of sensitive plant species will provide project designers with biological design features worthy of protection and preservation. 3.3 Any golf course constructed in Planning Unit 45 shall be a "links" style golf course. Links courses are developed with minimal disturbance to the natural habitat with green tee area, turfed and green link and landing areas and green cup areas, with native plants remaining between green and turf areas. 3.6 Focused surveys for the coastal California gnatcatcher, a federally listed threatened species, shall be conducted by a permitted biologist, prior to any grading or construction activities associated with the Spring Road connector roadway through Happy Camp Canyon Regional Park. If the gnatcatcher is found within or immediately adjacent to the impact area of the roadway alignment, the U.S. Fish and Wildlife Service and the California Department of Fish and Game shall be contacted to develop appropriate avoidance and/or protection measures to limit disturbance to the gnatcatcher. 3.7 Immediately prior to construction or grading activities, a survey shall be conducted by a qualified biologist to determine if any special- status reptile species are residing within the Spring Road connector roadway right -of -way through Happy Camp Canyon Regional Park. Any of these species that are found shall be relocated to other suitable habitat areas in the Happy Camp Canyon. During construction activities, a biologist will be present on the site to monitor these activities to ensure that none of these species have moved into the construction right -of -way. Individuals of these species that are found during this monitoring period will be relocated to other suitable areas within the canyon. Biological Resources: Significant Impact No. 20 Implementation of the Specific Plan could result in the removal of active raptor nests. Raptors including the Cooper's hawk, burrowing owl, and northern harrier are listed as Species of Special Concern. All raptors and their nests are protected under Section 3503.5 of the California Fish and Game Code. Loss of any active raptor nest would be considered a significant impact. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The following mitigation measures indicate that the identifiable impact has been reduced or avoided to the extent feasible.. Sensitive Raptor Species 3.1 K. If construction and habitat removal is proposed during the raptor breeding season (March to July), a survey shall be conducted for active raptor nests. If active nests are found, no construction activity shall take place within 500 feet of an active nest until the young have fledged (as determined by a qualified raptor biologist). The 500 -foot perimeter around each active nest shall be fenced by appropriate visible fencing material. Trees containing nests shall be removed during the non - breeding season only. To offset potential impacts on raptor nesting habitat, the REMP shall address raptor habitat management for preserved areas that shall include, as appropriate, perch management (retaining dead limbs and trees) and provision of artificial nest boxes or platforms. SP8 6/98 29 4. Land Use and Related Planning Programs Land Use: Significant Impact No. 21 Potential land use incompatibilities exist due to the proximity of the existing oil facilities (outside of the development area but within the Specific Plan boundaries) to proposed development (e.g.. Planning Units 3) and public trails. The primary issue is the safety of persons interfering with the operation of the oil wells and thereby becoming injured. This is considered a potentially significant impact. Other potential impacts to new residents associated with the existing oil facilities include noise, aesthetics, truck trips, and hazardous spills or contamination. However, no significant noise, aesthetic, and traffic impacts are expected since oil well operations will be a minimum of 1,200 feet from residences and below the city's 65 dBA exterior noise requirement. The wells are required to be enclosed and truck trips are minimal. There are potential risks associated with existing or future hazardous wastes and contamination. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. Oil and Gas Wells 4.1 The project applicant shall prepare a home buyer /resale notification package that contains a description and accompanying maps showing the adopted land use plans for the Hidden Creek Ranch Specific Plan and surrounding areas, including the existence of agricultural operations and mineral rights underlying the site. Each homeowner shall be required to affirm, by signature, that he /she is aware of the existing and future development plans onsite and in the surrounding area, and that he/she acknowledges the right of property owners to continue agricultural operations and mineral extraction operations to the extent allowed under applicable permits. The contents of the notification package shall be reviewed and approved by the Director of Community Development prior to the recordation of the first tract map. 4.5 A conceptual wall and fencing plan shall be submitted prior to a determination of application completeness for the first Master Tentative Map, and that plan shall identify the type of wall or fencing to be constructed to restrict access to oil and gas facilities within the specific plan site and to protect the biological habitat and aesthetic values of open space areas. Access to all oil and gas wells, the injector well, and the tank farm facility within the boundaries of the Specific Plan site shall be restricted by a wall or security fencing, to prohibit access to the extraction facilities by any persons other than authorized personnel. Walls would only be proposed if determined necessary to visually screen the facilities from adjacent uses and /or to minimize noise conflicts. 11.1 Prior to issuance of a grading permit, the sumps and spill containment areas located within the development areas (planning units, public trails, and areas to be graded and cleared) of the Specific Plan site shall be identified, and sampled, to determine the types and SP8 6/98 30 concentrations of the contaminants present, if any. If contaminants are encountered, the vertical and lateral extent of contamination shall be assessed before a remediation alternative is selected by the City Engineer and Director of Community Development. Offsite disposal may be required for soils contaminated with heavy metals, solvents, or other hazardous substances. 11.2 Prior to issuance of a building permit, the debris materials on the Specific Plan site shall be disposed of at a Class III (Municipal) landfill. However, if suspect materials are encountered, such as batteries, transformers, 55- gallon drums, waste oil containers, etc., these shall be separated and disposed of appropriately. 11.3 Prior to issuance of a grading permit, investigation for the presence of abandoned oil wells using geophysical methods, shall be conducted by a qualified environmental professional to assess any potential presence of hazardous materials. Soil sampling or a soil organic vapor survey shall be preformed prior to excavation or grading. 11.4 Prior to issuance of a building permit, the applicant shall remove or abandon debris materials, irrigation lines, abandoned underground storage tanks, and water and oil wells located within the proposed development area. The water and oil wells shall be abandoned in accordance with the guidelines established by the California Division of Oil and Gas. All sump deposits shall be identified and mitigated. Land Use: Significant Impact No. 22 Onsite agricultural operations may continue concurrent with the development of the site with urbanized land uses. Such activity creates the potential for conflict with new development, particularly residential development near agricultural operations. Agricultural operations adjacent to and in proximity of urban development can result in trespassing, vandalism, theft of crops and equipment, destruction of fencing, etc. Conversely, residential development near agricultural areas can experience impacts associated with dust and noise from agricultural equipment, insects, pesticide and herbicide use, and odors from fertilizer. The potential for these land use interface conflicts is considered to be a significant impact. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of project design features and the following mitigation measures as identified in the final EIR and incorporated into the project. Agricultural Compatibility 4.1 The project applicant shall prepare a home buyer /resale notification package that contains a description and accompanying maps showing the adopted land use plans for the Hidden Creek Ranch Specific Plan and surrounding areas, including the existence of agricultural operations and mineral rights underlying the site. Each homeowner shall be required to affirm, by signature, that he/she is aware of the existing and future development plans onsite and in the surrounding area, and that he /she acknowledges the right of property owners to continue agricultural operations and mineral extraction operations to the extent sPS 6/98 31 allowed under applicable permits. The contents of the notification package shall be reviewed and approved by the Director of Community Development prior to the recordation of the first tract map. 4.3 The project applicant shall provide a 200 foot buffer from the lot line to any residential structures adjacent to any onsite or offsite agricultural operations to reduce the effects of impacts including spraying of pesticides over the adjacent agricultural operation, noise, dust, etc. This required setback shall be recorded as a deed restriction with the first tract map and shall be applicable until such time that agricultural uses are converted or developed as another use. 4.4 The developer agrees to record a deed restriction meant to inform all prospective buyers of lots of the adjacent agricultural operations. Prior to recordation of the first tract map, the project applicant shall submit to the Director of Community Development proof of said deed restriction recordation. Project Modifications to Lessen Environmental Impacts Subsequent to the distribution of the draft EIR for public review, the city and applicant discussed additional opportunities to lessen significant project impacts through modifications to the project (i.e., project design modifications and /or additional mitigation measures). One of the suggestions was to modify the project's phasing plan. Modifications to the phasing plan included grading and implementation of development uses in a generally east to west direction and grading and implementation of contiguous planning units. The original phasing plan included the grading of larger areas at one time because the implementation plan did not assume the development of contiguous planning units thereby requiring more grading for the implementation of infrastructure, etc. including the extension of Hidden Creek Drive across the site to Happy Camp Canyon Regional Park within the first 1 to 1 -1/2 years of development. In addition, development of planning units currently in agricultural production were proposed by the second year. The revised phasing plan would delay development of these areas until the later years of the project as the site will be developed from east to west. As discussed in the responses to comments (Volume IV of the final EIR on pages 3 -9 through 3 -11), increasing water prices, high wind conditions, and cold weather have contributed to a low economic return on the onsite agricultural crops (primarily avocados). There are several owners that operate agricultural crops; four of the operators (Pro -Ag, Mr. Maclntire, Ralph Mahan, and Ventura Pacific Capital Company) have expressed concerns about negative or, at best, marginal returns on their crops. These operators have indicated that they have either terminated crop production or have plans to do so in the near future, irrespective of the Specific Plan project. Therefore, it is likely that agricultural operations would cease before urban land uses would be developed near these agricultural operations. However, it is possible that residential uses could be sited near or contiguous to active agricultural operations. Therefore, mitigations identified in the final EIR are appropriate to the project as modified. Land Use: Significant Impact No. 23 The predominate land use to the west is Happy Camp Canyon Regional Park. Planning Units 19A, 29A, 32, 35A, 35C, and 37B, as well as a portion of Hidden Creek Drive are contiguous to the park. Planning Unit 19A will permit 40 Rural- High - Density single - family detached residences. Planning Units 29A and 32 will permit a total of 65 Medium - Low - Density single - family detached residences. Planning Units 35A, 35C, and 37B will permit a total of 41 Low - Density single - family detached residences. A range of 0 feet to a maximum SP8 6/98 32 of approximately 300 feet of buffering is planned between proposed residences and Happy Camp Canyon Regional Park. Because buffering will not be provided along the entire contiguous boundary, Specific Plan land uses may be visible from within the park. Finding 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measure as identified in the final EIR and incorporated into the project. Proiect Visibility 5.7 As an application requirement for tract maps and associated planned development permits or conditional use permits for Planning Units 35A, 29A, 32, and 33, drawings showing buffer landscaping and setbacks from the Happy Camp Canyon ridgeline shall be submitted for review and approval by the Community Development Department. Buffering shall completely screen residential development from users in Happy Camp Canyon Regional Park. Appropriate landscaping shall also be required along Hidden Creek Drive so that medians and manufactured slopes blend into surrounding natural vegetation. Lighting of Hidden Creek Drive shall be avoided, or if unsafe, kept to a minimum, to reduce the visual prominence of the road within the recreation area. 6. Transportation and Circulation TransQortation and Circulation: Significant Imaact No. 26 The Specific Plan site is estimated to generate 20,515 daily trips and 1,194 a.m. and 1,716 p.m. peak hour trips in the year 2000. This assumes the development of approximately 940 low- density single - family dwelling units, 138 medium - density single - family units, 311 apartments, 311 condominiums, 100,000 square feet of commercial uses, and the 18 -hole golf course. Based on the number of trips generated by the Specific Plan project in year 2000, the Moorpark Traffic Analysis Model (MTAM) indicates that all intersections will operate at acceptable levels of service (LOS) with the project except for one intersection, Collins Drive /Campus Park Drive, which would operate at LOS E during the a.m. peak hour. This is considered a significant impact. To determine the project's effect on intersections in year 2000, the traffic model includes land use development assumptions and roadway improvement assumptions that are expected to be in place in this timeframe to accommodate future growth. It is assumed that other development in the city, besides the Hidden Creek Ranch project, or the city itself, would be responsible for implementing these improvements. • Los Angeles Avenue /Spring Road. The northbound left -turn movement forecast during the p.m. peak hour period will require the addition of a second northbound left -turn lane; the p.m. peak hour intersection operation will improve to LOS C. This improvement could be implemented by restriping the existing number one northbound through lane to a SPS 6198 33 northbound left -turn lane to provide dual left -turn lanes, one through lane, and a right -turn lane on the northbound approach at this intersection. Modifications to the north -south left - turn signal phasing may be required at this location to avoid potential conflicts between these two movements. • Los Angeles Avenue/Tierra Rejada Road. The westbound left -turn movement forecast during the p.m. peak hour period will require the addition of a second westbound left -turn lane. With this additional turn lane the intersection operation during the p.m. peak hour will improve to LOS C. This improvement could be implemented by restriping the east and westbound approaches at this location. • Collins Drive /Campus Park Drive. One of the options for this intersection. • The Spring Road extension, C Street, the Casey Road extension, and the completion of Science Drive. Finding • Six -lane roadway section along New Los Angeles Avenue /Los Angeles Avenue with intersection configurations. • Extension of SR -118 west from the SR- 118/SR -23 connection to Los Angeles Avenue as a four -lane expressway with at -grade intersections at Spring Road, Walnut Canyon Road, C Street, and Gabbert Road. (This roadway can be initially constructed as a two -lane facility, with the additional lanes being added when needed.) • Traffic signal installation at the SR- 118/Walnut Canyon Road and SR- 118 /Spring Road intersections. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. In order to determine the Specific Plan's fair -share portion of the required improvements to the year 2000 circulation system to mitigate the traffic impacts of the proposed project to a level of no significance, the project's percent contribution was calculated using the existing and year 2000 proposed project's a.m. and p.m. peak hour traffic volumes. These calculations were performed for the Los Angeles Avenue /Spring Road and Los Angeles Avenue/Tierra Rejada Road intersections, as well as for the Collins Drive /Campus Park Drive intersection. A deficiency was identified with level of service at E. Year 2000 Proposed Project Scenario Traffic Mitigation Measures 6.1 The year 2000 Proposed Project scenario traffic impact analysis identified a circulation deficiency, (LOS E) in the a.m. peak hour at the Collins Drive /Campus Park Drive intersection. There are several circulation options that could be constructed to eliminate the identified deficiency and attain the City of Moorpark LOS C or better objective. There is a range of intersection improvement options (1A through 1 E) to address the projected deficiency at the Collins Drive /Campus Park Drive intersection as presented below. Alone or in various combinations, as described, they provide varying degrees of mitigation. The SP8 6/98 34 project applicant shall participate in a City program to implement Options 1B or 1C in combination with Option 1 A or to implement Options 1 D or 1 E to achieve the City of Moorpark LOS C or better performance criteria. The project applicant shall be required to contribute the appropriate percentage of the cost associated with implementation of the selected option or complete the required improvement as a development project condition of approval. (F) A. Signal Phasing Modification Modify the existing signal phasing at the Collins Drive /Campus Park Drive intersection to provide a left -turn phase on each approach and a northbound right - turn green arrow overlap with the westbound left -turn signal phase. Level of Significance After Mitigation: The modified signal operation would improve the ICU ratio to 0.82 (LOS D) but would not attain the City of Moorpark LOS C or better objective. (Note: The signal phasing was completed in 1997.) B. Intersection Geometric Improvements Implement intersection improvements (i.e., roadway widening and lane additions) at the Collins Drive /Campus Park Drive intersection. In order to achieve LOS C or better during the a.m. peak hour, the existing northbound right -turn lane shall be converted to a free - flowing right -turn lane; the optional northbound through -right lane shall be converted to a northbound through lane; a second westbound left -turn lane shall be constructed, and other improvements may be required as determined by the City Engineer after review of intersection improvement plans. The northbound lane conversion will require that the existing south curb -line on Campus Park Drive between Collins Drive and College View Avenue be relocated to the south to provide an eastbound acceleration lane for the northbound right -turn vehicles. Level of Significance After Mitigation: Mitigation Measure 1 B when combined with Mitigation Measure 1A would lower the ICU ratio to 0.69 (LOS B) and achieve the City of Moorpark LOS C or better objective during the a.m. peak hour period. C. Campus Park Drive (West) Extension Connect Campus Park Drive (west) to the project street system. It is estimated that this circulation link would divert approximately 15 percent of the project traffic from the Campus Park Drive /Collins Drive corridor to the Campus Park Drive (west) /Princeton Avenue corridor. Level of Significance After Mitigation: This option would lower the ICU ratio of 0.89, but would not achieve the LOS C objective. However, in combination with the signal phasing modification (1A), the ICU ratio would be lowered to 0.79 and achieve the LOS C objective during the critical a.m. peak hour time period. In addition to the improved intersection levels of service along Campus Park Drive /Collins Drive corridor, this would result in a loop circulation system for this portion of the City, thus providing good access for emergency vehicles, school bus routes, etc. The shorter travel distances would reduce the auto emissions, thus reducing air quality impacts. Implementation of this mitigation measure could result in the following potential secondary impacts: increases in noise levels to residential uses along Campus Park Drive, increases in air emissions at new intersections, increases in traffic volumes and changes to the character of Campus Park Drive, biological impacts to undisturbed areas within Happy Camp Canyon Regional Park, creating demand SP8 6/98 35 SP8 6198 for staging /parking areas in the southerly portion of Happy Camp Canyon Regional Park for park users, and potential conflicts with land use plans within County jurisdiction. D. Collins Drive /Campus Park Drive Roundabout Reconfigure the Collins Drive /Campus Park Drive intersection to provide a roundabout (an intersection control alternative to 1A). Level of Significance After Mitigation: Implementation of a roundabout would result in some encroachment into Paul Griffin Park and Moorpark College. This design would accommodate the year 2000 Proposed Project scenario peak hour traffic volumes, with average vehicle delays within the LOS A range during the a.m. peak hour trim period which achieves the City of Moorpark LOS C or better objective. E. Lagoon /SR -118 Interchange Although the Lagoon /SR -118 interchange was originally proposed as part of the project, the level of development proposed for the Specific Plan site by the year 2000 would not necessitate the construction of this freeway interchange by the year 2000. However, the interchange is a mitigation measure option. This option would achieve the LOS C objective. Implementation of this mitigation would result in biological and other physical impacts addressed within the EIR. In summary, these impacts include, but are not limited to: potential grading and geologic impacts, biological impacts including impacting a vernal pool and 114 oak trees, potentially impacting several archaeological sites, and aesthetic /visual impacts of the new interchange and roadway. The Planning Commission did recommend that by year 10, following initiation of construction of the Specific Plan Project, a connector road to either a new interchange at Lagoon and State Route 118 (SR -118) or a new interchange at Alamos Canyon and SR -118 shall be constructed, if determined by the Moorpark City Council to be warranted, based on an updated traffic study, and subject to required California Environmental Quality Act/National Environmental Policy Act clearances, and approvals by affected jurisdictions. 6.2 The project applicant shall be required to contribute the appropriate percentage of the cost associated with implementation of the Los Angeles Avenue/Tierra Rejada Road intersection improvement to achieve the City of Moorpark LOS C or better performance criteria, consisting of the addition of a second westbound left -tum lane (which could be implemented by re- striping the east and westbound approaches of this intersection). (F) 6.3 If the City Council selects a Broadway extension versus a connector roadway to Spring Road across lower Happy Camp Canyon Regional park, the project applicant shall be required to complete and submit to the City of Moorpark a traffic signal warrant analysis for the Happy Camp Road/Walnut Canyon Road /Broadway intersection, and appropriate intersection geometric design per City standards to allow the intersection to operate at LOS C or better for the year 2000 traffic scenario; the project applicant shall be required to complete the traffic signal warrant analysis, and contribute the cost of such intersection improvement based on determination of the proposed project contribution of traffic utilizing the intersection, when directed by the City, as indicated by traffic conditions. (F) 6.8 A traffic signal warrant analysis for onsite and appropriate offsite intersections shall be prepared and submitted to the City as a part of the master tentative tract map application for each phase of the Specific Plan development. The traffic signal warrant analysis shall include intersection geometric designs, per City standards. The developers shall construct 36 and/or contribute funds for the construction of onsite intersection improvements and appropriate offsite improvements including but not limited to intersections and improvements related to Campus Park Drive and the Spring Road connector roadway to ensure that all project traffic impacts are mitigated to a level of insignificance. 6.9. Additional traffic studies may be needed for individual development projects within the Specific Plan site, as more detailed information for individual planning units is available. Such additional traffic information may include phasing of onsite and offsite traffic improvements identified in the draft EIR, onsite signalization/ intersection improvements, ingress /egress into the community commercial center site, etc. The determination of the need for additional traffic studies will be made on a project -by- project basis at the time of tract map and/or planned development permit or conditional use permit application to the City. 6.10 Intersection improvements requirements for the Campus Road /Campus Park Drive intersection shall be considered as a condition of approval for the first Master Tentative Map and /or first tentative tract map, based on more detailed traffic warrant and intersection design information that shall be submitted as an application requirement. Intersection requirements may include and are not limited to acquisition of right of way, signal installation, and re- striping. Project Modifications The circulated draft EIR included the Spring Road connector as an alternative to the Broadway extension, which was originally proposed as a part of the project. Upon additional discussion between the city and the project applicant, and with the commencement of the processing of Specific Plan No. 2, west of the project site and Happy Camp Canyon Regional Park, alternatives to the extension of Broadway through the Happy Camp Canyon Regional Park were considered. Instead of the Broadway extension, an extension of Spring Road from the project site through the park and connecting to the Specific Plan No. 2 site was considered. The potential environmental effects of implementing the Spring Road extension along the southern portion of the park were addressed. It was determined that implementing Spring Road instead of Broadway extension would not result in any new significant impacts that were not addressed in the Hidden Creek Ranch Specific Plan EIR or any new impacts that could not be mitigated to a level that was considered less than significant. The City of Moorpark Planning Commission's recommendations to the City Council included approval of the project with a Spring Road extension, but that the alignment of Spring Road should be further north of the existing residents than was depicted in the Spring Road study report. As a result, Mitigation Measure 6 -1, above, was changed to reflect Spring Road as a part of the project instead of a mitigation option. The benefits of the implementation of the Spring Road extension, when compared to the Broadway Road extension through Happy Camp Canyon Regional Park include the following: Spring Road would be better utilized than Broadway east of the park. Broadway would connect to SR -23 (Walnut Canyon Road) which is north of downtown Moorpark. The traffic model suggested that the Broadway extension would not be well utilized. A Spring Road extension would better distribute traffic volumes but would not result in any new significant traffic impacts that could not be mitigated to a less than significant level. To serve the educational needs of students in the Specific Plan Nos. 2 and 8 sites, the Moorpark Unified School District has recommended that two elementary schools and one high school be sited within Specific Plan No. 8 (the project site) and one middle school be sited in Specific Plan No. 2. All schools would be used by both development projects. The Spring Road extension would better facilitate access between the sites than a Broadway extension. sP8 6198 37 It should also be noted that the modifications to the phasing plan would result in the implementation of the Hidden Creek Specific Plan site in a generally east to west direction. Therefore, Spring Road is not expected to be implemented /needed until later in project implementation. Lastly, as demonstrated in the traffic analysis, a traffic connection to the east (via the "Lagoon" interchange) is not needed at the commencement of the project. As a result of this, and the change in the phasing plan, the Planning Commission recommended to the City Council that a connector roadway to either a new interchange at Lagoon and SR -118 or to Alamos Canyon and SR -118 shall be constructed by the 10`h year following initiation of construction, if determined by the City Council to be warranted based on additional traffic analysis. Transportation and Circulation: Significant Impact No. 25 The traffic volumes expected to be generated by full buildout of the Specific Plan were added to the year 2010 No Project scenario traffic volumes. The year 2010 Proposed Project scenario (full project buildout) will generate 47,206 daily, and 2,933 a.m. and 3,790 p.m. peak hour trips. Two of the 22 study intersections are projected to exceed the City of Moorpark LOS C or better objective during the a.m. peak hour time period. The Collins Drive /Campus Park Drive intersection is forecast to operate at LOS E in the a.m. peak hour and the Collins Drive /SR -118 westbound ramps are forecast to operate at LOS D in the a.m. peak hour. The only project - specific impacts are the intersection at Collins Drive /Campus Park Drive and Collins Drive /SR -118 westbound. However, the project does contribute to impacts at the other locations. As a part of the years 2000 and 2010 project traffic scenario analyses, assumptions were made related to what improvements would be in place at those times. The improvements to the years 2000 and 2010 No Project traffic scenarios are considered to be the minimum circulation system for those years with no project development. For the project traffic analysis, the following improvements were assumed to be in place: Collins Drive /Campus Park Drive. In order to achieve the City of Moorpark performance objective of LOS C or better, the signal phasing at this intersection will need to be modified to consist of providing a north -south and east -west left -turn phase and a northbound right - turn green arrow that will operate in conjunction with the westbound left -turn signal phase. Collins Drive /SR -118 Westbound Ramps. Improvements required to achieve the City of Moorpark objective of LOS C or better include the widening of the offramp to provide two right -turn lanes. The westbound approach at this intersection will be striped for a left -turn lane and two right -turn lanes. In order for the operations of this intersection to accommodate the high westbound right -turn demand, the east curbline on Collins Drive north of the offramp will need to be relocated to the east to align with the northbound right - turn curbline at the Campus Park Drive intersection. Year 2000 minimum circulation system with the improvements at Los Angeles Avenue /Spring Road, Los Angeles Avenue/Tierra Rejada Road and one of the options for the Collins Drive /Campus Park Drive intersections. The Spring Road extension, C Street, the Casey Road extension, and the completion of Science Drive. Six -lane roadway section along New Los Angeles Avenue /Los Angeles Avenue with intersection configurations. SP8 6198 38 Finding Extension of SR -118 west from the SR- 118/SR -23 connection to Los Angeles Avenue as a four -lane expressway with at -grade intersections at Spring Road, Walnut Canyon Road, C Street, and Gabbert Road. (This roadway can be initially constructed as a two -lane facility, with the additional lanes being added when needed.) Traffic signal installation at the SR- 118/Walnut Canyon Road and SR- 118 /Spring Road intersections. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. Improvements — Year 2010 Proposed Project The project shall pay its proportionate share of the cost of improvements for Collins Drive /Campus Park Drive and Collins Drive /SR -118 westbound ramps intersections. 6.4 Prior to approval of any Hidden Creek Ranch Specific Plan development project, including a Master Tentative Map and a Parcel Map, a Citywide Capital Improvement Program (CIP) is required to be approved by the City, which will include a list of planned major infrastructure improvements, a tentative schedule for implementation, and a cost for the improvement, as well as the mechanisms or methods for collecting fees and funding the improvement. However, should a system of impact fees not be established, another form of mitigation would be required to ensure that the project's cumulative contribution towards the need for these facilities is mitigated. In addition to intersection improvements necessary for the minimum year 2010 circulation system, roadway linkages, such as the extension of SR -118, will be necessary to provide adequate circulation for the City as well as cumulative growth (including the proposed project). These improvements are listed in Table 1. The implementation of a Capital Improvement Program with the related funding program by the City of Moorpark will assure the construction of the circulation system. The project shall participate in the program by the payment of the appropriate fee. 6.5. The project applicant shall be required to pay Citywide Capital Improvement Program impact fees established by the City to implement the year 2010 circulation system, as determined necessary by City Council to construct the Year 2010 circulation system, including but not limited to the extension of SR -118 west. (F) However, should a system of impact fees not be established, another form of mitigation would be required to ensure that the project's cumulative contribution towards the need for these facilities is mitigated. The following mitigation measure is required: SP8 6/98 39 6.6. The project applicant shall be required to contribute the fair -share percentage cost, as determined by the City Council, for the improvements to the listed intersections identified in Table 1 (above) for the year 2010 No Project scenario minimum circulation system. (F) TABLE 1 YEAR 2010 — PROJECT PERCENT CONTRIBUTIONS Study Intersection Project Percent Contribution New Los Angeles Ave. /Science Dr. 4.5 Los Angeles Ave./Spring Ave./Spring Rd. 14.1 Los Angeles Ave./Moorpark Ave. C Los Angeles Ave./Tierra Re'ada Rd. 5.5 Collins Dr./Campus Park Dr.' 100.0 Collins Dr. /SR -118 Westbound Rams 34.1 SR -118, East of Collins Dr .° 13.8 SR -118, Collins Dr. to Princeton Ave.' 9.9 SR -118, Princeton Ave, to New L.A. Ave. Interch.° 2.2 SR -118, SR- 118/SR -23 to Spring Rd.° 19.4 SR -118, Spring Rd. to Walnut Canyon Rd.° 11.1 SR -18, West of Walnut Canyon Rd. ° 15.0 SR -118, East of Gabbert Rd.° 15.8 SR -118, West of Gabbert Rd.° 14.3 SR -118, North of Los Angeles Ave .° 5.6 Los Angeles Ave. SR -118 , West of New Conn .° 6.9 SR -23, New L.A. Ave. Interch. to Tierra Re'ada Rd .° 3.3 SR -23, South of Tierra Re'ada Rd.° 2.9 a Percent contribution calculated using base year 2010 system. ° Percent contribution based on ADT. Project traffic reduces total year 2010 demands. Source: Associated Transportation Engineers 1995. Ventura County General Plan Consistency Mitigation Measures 6.7 If new capacity is required and a reciprocal agreement is signed between the County and the City, a traffic mitigation fee will be paid by the master developer for impacts to SR -118, east of Erringer Rd. where project contribution is more than 10 percent and one peak hour trip. (F) Implementation of these measures will mitigate traffic impacts to a level that is less than significant (LOS C or better). Due to the variety of options available for implementation, the remaining available capacity within the system will vary with the options selected. SP8 6198 40 7. Air Quality Air Quality: Significant Impact No 26 Development of the project site would result in short-term construction impacts and long -term operations impacts. Short-term impacts would result from the operation of construction equipment on the site for grading and construction of buildings and infrastructure, as well as the transport of workers and materials to the site. Without mitigation, fugitive dust generated during the construction phase of the project will result in temporary, but significant impacts. The Ventura County Environmental Health Department and the VCAPCD have identified San Joaquin Valley Fever (coccidioidomycosis) as a potentially significant adverse health impact resulting from large -scale grading and excavation operations in the inland areas of Ventura County. These activities for the proposed project may expose construction workers and others to San Joaquin Valley Fever. This is a potential significant adverse health impact. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. Short-term Construction Measures Prior to the issuance of grading and building permits and during construction, the Director of Planning and Community Development shall review and ensure that the following construction mitigation measures are implemented. Please also refer to dust suppression measures identified in Section 1, Earth Resources. 7.1 During clearing, grading, earth moving or excavation operations, dust emissions should be controlled by regular watering with reclaimed water, if feasible and available, through paving of construction roads, and other dust prevention measures. A Dust Control Plan, acceptable to the City Engineer, shall be submitted concurrently with submittal of the rough (as opposed to the fine) grading plan. This Dust Control Plan shall include, but is not 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 four times daily, preferably in the late morning 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 (greater than 15 mph averaged over one hour) or anytime wind SP8 6/98 41 speeds are such as to blow excessive dust offsite. 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. 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. G. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized to prevent excessive dust generation. H. Wash off heavy -duty construction vehicles before they leave the site. 7.2 After clearing, grading, earth moving, or excavation operations, and during construction activities, fugitive dust emissions shall be controlled using the following procedures: A. Apply non - hazardous 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. B. All active portion of the construction site shall be watered sufficiently to suppress excess dust generation. 7.3 At all times, dust emissions shall be controlled using the following procedures: A. On -site vehicle speed shall be limited to 15 mph. B. All areas experiencing vehicle traffic (e.g. parking areas, dirt roads linking different construction areas, etc.) shall be sufficiently watered or treated with environmentally -safe dust suppressants as often as necessary to prevent excessive amounts of dust. C. Periodically sweep public streets in the vicinity of the site, at the frequency determined necessary by the City, 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. 7.4 Ozone precursor construction emissions shall be controlled using the following measures: A. Equipment engines shall be maintained in good condition and in proper tune as set forth in manufacturers specifications. B. During smog season (May through October), the construction period shall be lengthened to minimize the number of vehicles and equipment operating at the same time (construction time periods must be in compliance with city Municipal Code requirements). C. Construction activities shall utilize new technologies to control ozone precursor emissions as they become available and feasible. SP8 6198 42 7.5 All diesel engines used in construction equipments shall use reformulated diesel fuel and high pressure injectors. 7.6 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. 1.5 Prior to issuance of a grading permit for any development on the Specific Plan site, the project applicant shall submit an erosion control plan to the City Engineer and the County Soil Conservation District for their review and approval that includes measures to reduce the amount of onsite and offsite erosion during construction of the proposed project. In addition to other erosion control measures, hydroseeding of affected graded slopes shall be completed within 30 days of grading of the slope area. 11.5 Prior to approvals of al grading plans, the city shall review the mitigation measures set forth in the Hidden Creek Ranch Specific Plan final EIR for dust suppression and erosion control to determine if such measures will continue to mitigate potential effects associated with Coccidiodes immifis (Valley Fever), or if additional measures are needed based on new scientific information or regulations not in place at the time of certification of the final EIR. Air Quality: Significant Impact No, 27 Long -term impacts would be caused by the new uses brought to the site. Residential, commercial, recre- ational, and educational uses would generate vehicular traffic which is the primary source of new pollution. For the two criteria pollutants measured by the VCAPCD, the project's emissions of nitrogen oxides (NOJ would exceed the districts thresholds by 624 pounds per day and would exceed the thresholds for reactive organic compounds (ROC) by 751 pounds per day. Other long -term emissions would result from stationary source emissions which are a result of energy consumption. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of project design features and the following mitigation measures as identified in the final EIR and incorporated into the project. Long -Term Ongoing Operational Measures The following mitigation measures shall be implemented onsite and incorporated into the Specific Plan and imposed on all applicable planned development or conditional use permit projects to reduce project - related emissions of ROC and NO, Please also refer to the traffic measures. 7.7 For all applicable planned development or conditional use permit projects, project tenants (employers) shall develop and implement a trip reduction plan containing strategies to reduce the number of solo drivers commuting to the work site. The target is to meet a SP8 6/98 43 specific average vehicle ridership (AVR) of 1.5 (after 1997). Increased AVR may be achieved by, but not limited to, the following reduction measures. (F) A. Direct financial incentives for employees who carpool, vanpool, buspool, or use public facilities. B. Use of fleet vehicles for ridesharing employees for personal errands. C. Preferential parking for ridesharing employees. D. Facility improvements which provide preferential access and /or egress for ridesharing vehicles. E. Personal rideshare matching and/or active use of computerized rideshare matching service such as Commuter Computer. F. A guaranteed ride -home program for ridesharing employees in emergency situations. G. An onsite day care facility. H. 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 4/40 or a 9/80 or a 3/36 work schedule where employees report to work fewer days during a 2 -week period, but no longer work shifts, than employees who work five 8 -hour days per week. K. Telecommunicating (i.e., working at home) one or more days per week. L. Improve the level of service (LOS) for intersections with C or worse to B or better in year 2010. Transportation Demand Management (TDM) Fund 7.8 The Ventura County APCD Guidelines for Air Quality Impact Analyses (1989) indicate that if a project still has a significant impact after all quantifiable mitigation measures have been applied and no emission offsets have been obtained, emissions should be "bought down" through a contribution to a city or county offsite transportation demand management (TDM) fund established specifically to reduce emissions from transportation sources. That is, the remaining emissions in excess of the 25- pound - per -day ROC /NOx significance threshold should be mitigated by funding TDM programs that will reduce non - project generated trips and vehicle miles traveled. This is the case for this project. The calculation of offsite TDM fee requirement is provided below. Emissions associated with the Hidden Creek Ranch project, including vehicular and non - vehicular emissions for both residential and non - residential uses, were calculated in the Draft Environmental Impact Report as 629.4 pounds of ROC and 776.5 pounds of NOx per day at project buildout. The Ventura County APCD recommends that all projects with significant air quality impacts fully mitigate the excess emissions through a TDM "buydown" for at least three years. The payment of fees (or construction of facilities) can be phased over the entire Specific Plan buildout period. Therefore, a contribution to a City- managed offsite TDM fund, or implementation of TDM measures within the Oxnard Plain Airshed that are capable of reducing ROC and NOx emissions is required, and the specific amount of the fee shall be SP8 6/98 44 calculated and approved by the City Council prior to approval of the first Master Tentative Map. Each future entitlement, including but not limited to subdivision maps, planned development permits, and conditional use permits, may be conditioned to pay its proportionate share of the cost to reduce ROC and NOx emissions. The TDM fee shall be established by City Council resolution or specified in the Conditions of Approval for the first Master Tentative Map or other official agreement between the City and the Master Developer. (F) It should be noted that all rideshare arrangements created by this measure usually will not remain intact over the 3 -year period. Therefore, the effectiveness of this mitigation measure (and the resulting reduction in emissions) is expected to decrease over time. Nonetheless, a project which implements a 3 -year buydown is considered to have lessened or reduced the significant environmental impact (1989 Ventura County APCD Guidelines). There is a list of programs in the 1989 Ventura County APCD Guidelines that can be implemented with the offsite TDM fund contributed by the project applicant as potential ways to reduce regional emissions and mitigate residual project impacts. After mitigation measures are applied, the air quality impacts associated with the project will be reduced to a level that is considered less than significant. 8. Noise Noise: Significant Impact No. 28 Development of the site would result in short-term and long -term noise impacts. Short-term impacts are caused by construction activities, which would be heavily concentrated in the first years of development, but would continue to a lesser extent throughout buildout of the project (11+ years). Construction activities would result in exterior noise levels of 60 dBA within 1,000 feet of construction activities. While mitigation measures have been included to reduce the significance of construction noise, the short-term annoyance of the construction activities is not considered a significant impact of the project. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the effects on the environment. Facts in Support of Findings The noise effect has been eliminated or substantially lessened by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. Short—Term Construction Noise The following mitigation measures should be implemented during all construction activities throughout buildout of the project to minimize impacts of project - related noise in the vicinity of the proposed project site: 8.1 Construction activities shall be limited to the hours specified in the Moorpark Municipal Code. No work is to be accomplished on Sundays and federal holidays. 8.2 Construction equipment shall be fitted with modern sound - reduction equipment. SP8 6198 45 8.3 Temporary perimeter barriers shall be used when construction activities are within 200 feet of any noise - sensitive uses, such as residences or schools, if the noise level is above 65 dBA at the property line. Since the project is a phased development, noise from construction of later phases would affect development completed in early phases. Therefore, construction noise mitigation measures recommended to avoid impacts on existing offsite development shall also apply to affected onsite development. Noise: Significant Impact No. 29 Long -term impacts would be generated by additional vehicular trips traveling from and to the site, as well as from stationary uses such as commercial development. The primary noise concern resulting from the project would be onsite noise receptors. Most noise level increases would be less than 3 dBA, which is a baseline for measuring significance of noise impacts. General mitigation measures for reducing construction - related noise impacts have been recommended for the project. Offsite receptors would not be significantly impacted by project - related noise increases. Onsite receptors would be mitigated through provisions limiting noise at commercial uses, and a requirement for the preparation of site - specific noise studies to determine if interior noise levels along project roadways would require mitigation in order to meet residential noise standards. Although most studies roadway segments in year 2010 with project implementation would have a decrease in decibel level or would have less than 3 dBA increases (refer to Table 3.8 -5 of the final EIR), Spring Road between SR -118 and C Street would increase by 5.8 dBA with project implementation. Currently, the area along Spring Road between the future SR -118 extension and C Street is vacant land with no noise sensitive uses. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. Long -Term Traffic Noise 8.4 During operation of all commercial uses, no repair or maintenance of trucks or any other vehicle shall occur outside of any commercial building. 8.5 Loading and unloading operations at commercial facilities shall not be conducted between the hours of 10 p.m. and 6 a.m. unless approved by the Director of Community Development. 8.6 During the site plan review for all commercial uses, roof - mounted equipment shall be prohibited. Exceptions to this requirement shall be subject to approval of the Director of SP8 6198 46 Community Development. Any roof - mounted equipment and other noise generation sources approved by the Director of Community Development 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 occupancy. 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 onsite noise generation sources would be mitigated to the required level. The noise study shall be prepared by a licensed acoustical engineer in accordance with accepted engineering standards. 8.7 Prior to the approval of any subdivision, planned residential permit, or conditional use permit, residential units, schools, parks, or similar noise - sensitive receptors, shall be located outside of the 65 dBA Community Noise Equivalent Level (CNEL) zone, or noise attenuation shall be provided, as recommended in a noise study prepared by a licensed acoustical engineer. Said determination shall be made prior to the issuance of a building permit for each planning unit or development within a planning unit. 8.8 Prior to occupancy, all multi - family dwelling units shall contain, at a minimum, the following additional sound attenuation over and above the minimum required by the Uniform Building Code. The construction drawings showing the attenuation measures shall be submitted to the Department of Community Development for review and approval. A. Sound Transmission Class (STC) 50 between adjoining dwelling units B. STC 45 within individual living areas Note: The appropriate Impact Isolation Class (IIC) ratings shall apply for each of the above. 8.9 Prior to the issuance of grading permits for the Spring Road connector roadway, a licensed acoustical engineer shall review the grading and construction plans to determine if noise attenuation features, such as berms or walls, should be constructed to ensure that residential units, schools, or similar noise sensitive receptors are located outside of the 65 dBA CNEL zone. There would be no project - related significant unavoidable adverse noise impact after implementation of the recommended mitigation measures for short-term and long -term noise events. 9. Cultural Resources Cultural Resourcres: Significant Impact No. 30 Archival and literature searches revealed two previously recorded archaeological sites within the Specific Plan site; 20 newly discovered archaeological sites were identified during field surveys conducted for the proposed project. Six of these sites have the potential to be affected by project implementation. Of the six sites where Phase II field work was conducted, development of the proposed Specific Plan could potentially directly or indirectly impact two sites (CA -Ven -1134 and - 1135). These two sites are extremely close to or within the proposed development area /fuel modification zones of Planning Units 2 and 3. The potential direct and indirect impacts to these sites are considered significant even though the sites are partially outside of the development area. As a result, mitigation measures have been identified to reduce impacts to less than significant levels. SP8 6198 47 Based on Phase II archaeological investigations conducted for Planning Unit 45, potential future development of a golf course in this planning unit could directly and/or indirectly impact CA -Ven -1130, -1137, -1138, and -1143. Implementation of the Specific Plan project will result in indirect impacts to cultural resources. Increased onsite population will subject the area to greatly increased pedestrian and, possibly, equestrian traffic. The increased access to the areas will result in greater risks to cultural deposits even if the trail system is not implemented in potential impact areas. Cultural resources will be at greater risk to vandalism, inadvertent damage, and illegal collecting. This is considered a significant adverse impact. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. Archaeological Resources 9.1 During all earth moving activities in the vicinity of archaeological resources (Planning Units 2, 3, 4, 5, 6, 7, 8, 9, 38A, 39A, 42A, 45), the project applicant shall provide written evidence to the City of Moorpark Director of Community Development or designated representative that a county - certified archaeologist has been retained, shall be present at the pre - grading conference, shall establish procedures for archaeological resource surveillance, and shall establish, in cooperation with the City or landowner, as appropriate, procedures for temporarily halting or redirecting work to permit the sampling, identification, and evaluation of any artifacts found, as appropriate. Prior to the issuance of a grading permit, archaeological requirements shall be incorporated as a note on the grading plan cover sheet. If additional or unexpected archaeological features are discovered, the archaeologist shall report such findings to the City project manager or landowner, as appropriate. If the archaeological resources are found to be significant, the archaeological observer shall determine appropriate actions, in cooperation with the City or landowner, as appropriate, for exploration and /or salvage. The archaeologist shall submit a follow -up report to the City of Moorpark Planning Department, which shall include the period of inspection, an analysis of any artifacts found, and the present repository of the artifacts. Excavated finds shall be offered to the County of Ventura and/or designee, on a first refusal basis. The landowner may retain said finds if written assurance is provided that they will be properly preserved in the county, unless said finds are of special significance, or a museum in the County of Ventura indicates a desire to study and/or display them at this time, in which case items shall be donated to the City, or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to the approval of the City of Moorpark Director of Community Development or designated representative. 9.2 Prior to First Master Tentative Map approval, mitigation for direct and indirect impacts to archaeological sites CA -Ven -1134 and -1135 shall be identified. The mitigation shall include one of the following: A. Relocation of Planning Unit boundaries /fuel modification zones to completely avoid disturbance of CA- Ven -1134 and -1135. Should the boundary relocation be feasible, then every effort shall be made to minimize indirect impacts to these sites. This effort shall include the presence of an archaeological monitor onsite during grading and fuel modification brush clearance of Planning Units 2 and 3. Fencing SP8 6198 48 or stakes shall be erected outside of the sites to visually depict the areas to be avoided during construction; and relocation of the access point to the East Mesa to avoid disturbing the known archaeological sites (CA -Ven -1134 and - 1135); or if avoidance /preservation is not feasible, then: B. Prior to grading for Planning Units 2 or 3, Phase III field work shall be conducted for archaeological sites CA -Ven -1134 and -1135, or any other sites within the potential impact area of development that cannot be avoided. The Phase III work will provide sufficient scientific information to fully mitigate the impacts of development on these sites. 9.3 Prior to consideration of a conditional use permit for future course development in Planning Unit 45, mitigation for direct and indirect impacts to archaeological sites CA -Ven -1130, - 1137, -1138, and -1143 shall be identified. The mitigation shall include one of the following: A. Completely avoid disturbance of CA -VEN -1130, -1137, -1138, and -1143. Should complete avoidance be infeasible, then every effort shall be made to minimize indirect impacts to these sites. This effort shall include the presence of an archaeological monitor onsite during grading and fuel modification brush clearance of Planning Unit 45. Fencing or stakes shall be erected outside of the sites to visually depict the areas to be avoided during construction. Or if avoidance /preservation is not feasible, then: B. Prior to grading for Planning Unit 45, Phase III field work shall be conducted for archaeological sites CA -VEN -1130, -1137, -1138, and -1143 within the potential impact area of development that cannot be avoided. The Phase III work will provide sufficient scientific information to fully mitigate the impacts of development on these sites. 9.4 In order to reduce indirect impacts from increased human presence on preserved archaeological sites outside of the development area, a program to limit human access to Planning Unit 45 shall be implemented prior to occupancy of residential units anywhere on the Specific Plan site. The plan shall be developed and implemented by the project applicant or Master Developer and approved by a certified archaeologist familiar with the resources present at the project site. The plan shall include one of the following: A. Elimination of proposed access points into the area and continued restricted entry into any unimproved access road leading into the area, or B. Fencing and/or other access - restriction methods around the archaeologically sensitive areas in the eastern portion of the project to inhibit human access, or C. Planting of non - invasive plant species with thorns or other characteristics in areas close to known resource to discourage human presence, or D. Capping of known resources, in consultation with a certified archaeologist. With implementation of the mitigation measures listed above, impacts on archaeological resources would be reduced to a level considered less than significant. Cultural Resources: Significant Impact No. 31 The Sespe, Vaqueros, and Saugus formations found within the site have a high potential to contain significant, non - renewable paleontological resources. In addition, the Calabasas Formation which has SP8 6/98 49 yielded both marine vertebrate and invertebrate remains and the Modelo Formation which is well known for its preserved fish and bird skeletons as well as marine mammals, mollusks, plants, and microplankton have a moderate to high and high potential to contain significant, non - renewable paleontological resources onsite, respectively. Due in part to their record of fossil production in the region, Quaternary terrace deposits and older alluvium have a moderate to low potential of containing significant paleontological resources. Damage to an important paleontological resource is considered to be a significant impact. Using these criteria, implementation of the proposed project would have a potentially significant impact on paleontological resources during construction (i.e., brushing, grading, trenching, and other earthmoving activities) and increased accessibility resulting in unauthorized fossil collecting and removal. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. Paleontological Resources 9.5 Prior to the approval of grading plans for any subdivision, planned residential development permit, or conditional use permit requiring grading, a soils report shall be submitted to the Community Development Department identifying the types of soils that will be exposed to grading activities. Paleontological resource requirements shall be incorporated as a note on the grading plan cover sheet. For most grading activities, a qualified paleontologist shall be retained by the property owner or the City of Moorpark, at the expense of the project applicant, to monitor, and, if necessary, salvage scientifically significant fossil remains during grading operations. The duration of these inspections shall depend on the sensitivity of the rock units, the rate of excavation, and the abundance of fossils. The duration shall be determined by: A. Grading activities in geologic units of high paleontological sensitivity shall require full -time monitoring by a qualified paleontologist. B. Geologic units of low or moderate paleontological sensitivity shall require part-time monitoring. If significant fossils are observed during grading, full -time monitoring shall be implemented. C. The paleontologists shall have the power to temporarily divert or direct grading efforts to allow for evaluation and any necessary salvage of exposed fossils. 9.6 During paleontological studies, matrix samples for microvertebrates shall be collected and processed. Any microvertebrates recovered shall be identified in a qualified facility such as the Los Angeles County Museum of Natural History. All fossils shall also be identified. These remains should be donated to an institution with a research and /or educational interest in the materials such as the Los Angeles County Museum of Natural History. 9.7 Prior to the conclusion of grading activities for any subdivision, a final report summarizing findings, including an itemized inventory and contextual stratigraphic data, shall accompany SPS 6198 50 the fossils to the designated repository with an additional copy sent to the City of Moorpark Director of Community Development or designated representative. Locations of recorded fossil deposits shall remain confidential and shall be disclosed only on a "need -to- know" basis. With implementation of the mitigation measures listed above, impacts on paleontological resources would be reduced to a level considered less than significant. 10. Public Services and Utilities 10.1 FIRE PROTECTION Fire Protection: Significant ImAact No. 32 Increases in population resulting from the project would increase the service demands of the Ventura County Fire Protection District (VCFPD) for responses to fires, emergency medical services, and hazardous materials. A new fire station would be required to serve the project site. Additional staffing and equipment would be needed to serve the site. A helispot is also proposed within the Specific Plan to assist in fighting wildfires. To accommodate planned growth in the area, the VCFPD has identified the need for an additional fire station on or within the vicinity of the Specific Plan site. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of project design features and the following mitigation measures as identified in the final EIR and incorporated into the project. The proposed project will be subject to the standard requirements of the VCFPD associated with access, water supply, fire flow, vegetation management, and facility fees. 10.1.1 Prior to a determination of application completeness for the First Master Tentative Map, the Master Developer shall enter into an agreement with the Ventura County Fire Protection District (VCFPD) establishing the timing and funding for the provision of fire protection facility(ies) and infrastructure requirements of the Specific Plan project. This agreement shall be reviewed and approved by the City Council. The agreement shall identify how many units can be built prior to the provision of a new fire station, where the fire station would be located, and what additional infrastructure is needed for the project. Other requirements for building construction standards (e.g., sprinklers, metal studs, fire proofing) shall also be set forth in the agreement. The agreement shall also identify alternative methods for providing adequate fire protection facilities, should a fire station be located offsite or a change occurs in staffing or services made available by the VCFPD. (F) SP8 6/98 51 10.1.2 *Prior to a determination of application completeness for the First Master Tentative Map, the Master Developer shall develop a fire hazard reduction program in consultation with the Ventura County Fire Protection District ( VCFPD) and approved by the City of Moorpark Director of Community Development. Said program will be developed by the Master Developer, but shall be maintained by an entity(ies), such as a homeowner's association, assessment district, or similar entity, that can assure adequate fire hazard reduction management throughout the lifetime of the project. The program shall include, at a minimum, a vegetation management program focusing on the continued management of highly combustible vegetation, providing defensible space, and the elimination invasive non - native species introduced by residents of the project. One component of the program shall be the permanent establishment of minimum 100 -foot fuel modification zones to the standards of the VCFPD for all structures adjacent to open space areas with native vegetation. The fuel modification zones shall be designed by and planted under the supervision of a landscape architect with expertise in native plant materials and habitat restoration. Native and non - native low -fuel vegetation materials shall be provided as replacement vegetation. The program shall include specific guidelines as to the frequency of maintenance (e.g., weed abatement), allowable species for planting, responsibility of clearing public and private zones, and irrigation requirements or restrictions. 10.1.3 All subdivision maps, planned development permits, and conditional use permits shall be conditioned to require that the following measures be implemented by the Merchant Builders for the construction of all proposed structures, especially those facing natural open space. The Specific Plan shall comply with current high fire hazard area requirements as regulated by the Uniform Building Code and the Uniform Fire Code. Implementation of the recommended mitigation measures would reduce impacts to a level that is considered less than significant. 10.2 POLICE PROTECTION SERVICES Police Protection: Significant Impact No. 33 Development of the Specific Plan would increase the service population of the Moorpark Police Department (MPD) by about 8,826 residents. Based on the existing service ratio, at least 14 police officers would be needed as a result of the project. Equipment and support services will be needed to serve the Specific Plan site. About 1,016 additional calls for service, each year could be expected from the residential uses proposed and about 236 calls from the commercial development, once the project is built out. Due to the size of the Specific Plan site, the average response time is anticipated to increase. In addition, officer discretionary time will also be reduced through project implementation unless additional patrols are provided to offset the increased demands on the MPD. The proposed project will result in an increase in the demand for police services; this is considered a significant impact. The study area for cumulative impacts for police protection services is the City of Moorpark. Development of the Specific Plan project, in conjunction with other development occurring in the city during the buildout of the Specific Plan, will cumulatively affect police protection services for the city. The cumulative impacts associated with this development will require additional police staffing and /or equipment in order to maintain adequate service levels throughout the City. The project's contribution to this impact is considered significant. SP8 6/98 52 Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. 10.2.1 Prior to the initiation of grading, a construction security service shall be established at the construction site. Initially, the service shall ensure that no unauthorized entry is made into the construction area. Once construction of structures commences, security shall be onsite 24 -hours a day to prohibit unauthorized entry. Other measures, as identified by the Moorpark Police Department and the Community Development Department, shall be instituted during the construction phase. 10.2.2 Prior to a determination of application completeness for planned development permits, conditional use permits, and tract/parcel maps, the Ventura County Sheriffs Department (VCSD) shall review all plans for the purpose of identifying measures to increase safety and avoid unsafe conditions. Specifically, measures shall be identified that focus on the following areas: • Parking lot lighting • Residential and commercial building standards for security • Landscaping requirements • Security patrols (commercial uses) • Neighborhood watch programs 10.2.3 Prior to the occupancy of structures in all phases, sufficient emergency access (two points) shall be provided to allow for patrols to enter the Specific Plan site. 10.2.4 Prior to approval of the First Master Tentative Map, a mechanism for funding necessary police facilities and staffing will be specifically identified and agreed to by the project applicant. Such a mechanism could include Mello Roos, Community Financing District, bonds, etc. The funding shall be sufficient to provide adequate staffing and resources for the needs of the project, as recommended by the Moorpark Police Department (Ventura County Sheriffs Department) and approved by the City Council. (F) Implementation of the identified mitigation measures will reduce impacts on the police protection services, to less than significant levels. Increases in staffing and equipment will likely be necessary to serve this development, but appropriate funding mechanisms will be required of the project to ensure adequate services are maintained. 10.3 WATER Water: Significant Impact No. 34 The proposed Specific Plan would connect to the water system at several potential places, including existing lines south of the site and a potential connection in Happy Camp Canyon where a future line could be located. The project would consume both potable and reclaimed water, the later would be used for irrigation SP8 6/98 53 of parks, roadway landscaping, public facilities, commercial uses, residential slopes, common areas, and the proposed golf course. Potable water consumption is calculated to be in the area of 2.6 million gallons per day (mgd). Reclaimed water would be provided either by the Simi Valley Wastewater Treatment Plant or the Moorpark Wastewater Treatment Plant. Finding 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. 10.3.1 Prior to a determination of application completeness for the First Master Tentative Map for the Specific Plan site, the Master Developer shall coordinate with the Calleguas Municipal Water District and Ventura County Water Works District No. 1 in the establishment of precise locations for water supply services and facilities (lines, pressure- reducing stations, water tanks, etc.) that would be constructed onsite and offsite to adequately serve the domestic water needs of the Specific Plan project. 10.3.2 During grading activities, reclaimed water, if feasible and available, shall be used by the Master Developer and merchant builders to satisfy all non - potable water needs. Reclaimed water for construction activities can be provided via a piped system from a water treatment plant (Moorpark or Simi Valley) or by trucking it from one of these plants. 10.3.3 A reclaimed water system shall be operational for irrigation purposes, consistent with the project phasing plan, to ensure reclaimed water is available for irrigation of roadway landscaping, parks, public facilities, the golf course(s) and related facilities, and other pertinent uses. (F) Development of the Specific Plan site may result in potentially significant impacts on water supply services or facilities should growth exceed the forecasts of Ventura County Water Works District No. 1. 10.4 WASTEWATER Wastewater: Significant Impact No. 35 Wastewater treatment would be provided by extending parallel distribution lines to the main trunk line operated by the Ventura County Waterworks Districts -No. 1 (WWD No.1), where sewage would be discharged and treated at the Moorpark Water Treatment Plant (MWTP). Total wastewater generated by the Specific Plan would be about 1.1 million gallons per day (mgd). Development of the project would require the expansion of the existing MWTP, but not beyond its planned capacity of 5.0 mgd. The only mitigation identified for the project is for the proposed wastewater system to be coordinated with WWD No.1 and payment of adopted sewer fees. SP8 6198 54 Finding 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measure as identified in the final EIR and incorporated into the project. 10.4.1 Prior to a determination of application completeness for the first Master Tentative Map, the project applicant shall coordinate with the Ventura County Water Works District No. 1 (WWD No. 1) in the establishment of precise design and locations for wastewater facilities (treatment plant, lines, lift stations, etc.) that would be constructed onsite to adequately serve the proposed project. (F) 10.6 ENERGY Energy: Significant Impact No. 36 Onsite uses would consume natural gas and electricity, which are provided to the project site by the Southern California Gas Company (SCGC) and Southern California Edison (SCE), respectively. Existing energy distribution lines are proximate to the project site and could easily be extended to serve the new development. According to SCE, implementation of the proposed project may require the development of additional facilities (i.e., substation) to serve project demands, as well as the relocation of facilities (distribution lines) in order to allow construction of the site. A total of 26.4 million kilowatt hours of electricity and 27.8 million therms of natural gas would be consumed by the proposed uses at buildout. SCE is required to provide service to the proposed project, and coordination is typical between a project applicant and SCE to avoid any notable service disruptions during extension, relocation, and upgrading of services and facilities. Implementation of the proposed project will not result in a significant impact on electrical services or facilities. The project will result in a substantial increase the amount of natural gas consumed onsite and would incrementally increase the amount of energy consumed in the region. Because SCGC is regulated by the Public Utilities Commission (PUC), it is required to provide service to all new customers. Necessary distribution facilities, such as the extension of natural gas lines, will be performed according to the specific requirements of SCGC. Implementation of the proposed project will not result in a significant impact on natural gas services or facilities. Finding Changes or alterations have been required in, or incorporated into, the project to reduce the projects impacts, however, the impacts were not projected to be significant Facts in Support of Findings Although the impact is not projected to be significant, the following mitigation measure will reduce energy consumption and mitigate stationary source air quality emissions: SP8 6198 55 10.6.1 Prior to issuance of each building permit, the applicant shall submit plans to the City Building Inspector demonstrating that each of the project's buildings will comply with the State Energy Conservation Standards for New Residential and Nonresidential Buildings (Title 24, Part 6, Article 2, California Administrative Code). Mitigation measures required to reduce stationary air quality impacts would help to mitigate the project's energy consumption (see Section 7, Air Quality, Mitigation Measures). Development of the proposed project would not have a significant impact on electrical or natural gas services or facilities. 10.7 SCHOOLS Schools: Significant Impact No. 37 Implementation of the Specific Plan would impact Moorpark Unified School District (MUSD) facilities. Specific Plan implementation is expected to generate a total of 2,509 students under buildout conditions: 1,324 elementary students, 567 middle level students, and 618 high school students. Implementation of the Specific Plan project would impact MUSD facilities because none of the existing school facilities have the permanent and relocatable classroom capacity to accommodate all of the students generated from the Specific Plan project. Based upon MUSD's updated (1996) student generation factors, the proposed project is expected to generate the need (at full buildout of 3,221 dwelling units) for two new elementary schools (assuming a school facility capacity of 650, a generation factor of 0.411, and 1,324 new students); for 71 percent of a middle school (assuming a school capacity of 800, a generation factor of 0.176, and 567 new students); and for 31 percent of a high school (assuming a school capacity of 2,000, a generation factor of 0.192, and 618 new students). The number of dwelling units (3,221) represents a worst -case scenario because 10 percent of these dwelling units are proposed for senior housing. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. 10.7.1 The project applicant shall pay school fees to the Moorpark Unified School District in accordance with California Government Code Section 65995, or as specified in any agreement between the applicant and the School District. Applicable fees shall be paid prior to the issuance of each building permit. Project impacts on schools will be less than significant if mitigation measures are successfully implemented. SP8 6/98 56 Project Modifications to Lessen Environmental Impacts Through discussions with the Moorpark Unified School District, it is proposed that the Specific Plan No. 8 applicant designate sites for 3 elementary schools and 1 high school. The Specific Plan No. 2 applicant has been requested to designate a middle school site. 11. Public Health and Safety Public Safety: Significant Impact No. 38 There is a potential for soil contamination on the Specific Plan site. The potential of worker exposure to toxins is high during both construction and use of the site. Should these soils contain high levels of petroleum hydrocarbons or heavy metals, the impact to construction workers is considered significant. Areas of concern include the following: Oil Well Activity. Soils contaminated with crude oil from well activity could be encountered during development of the Specific Plan site. Sumps and Spill Containment Areas. Contaminates associated with spill containment areas and sumps (crude oil, clays, inert materials, debris, heavy metals, gasoline, diesel fuels, and lubricating oil) may have impacted onsite soils. Debris Areas. The debris scattered in the eastern portion of the site may include hazardous materials. Because of the historic and current agricultural uses in the western portion of the Specific Plan site there is potential for pesticide and herbicide (i.e., DDT, Chlordane, Dieldrin, etc.) to be present in shallow soils. However, the nature of contamination generated by these residues is not considered to be a public health threat and can be remediated, if necessary, using available techniques. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. 11.1 Prior to issuance of a grading permit, the sumps and spill containment areas located within the development areas (planning units, public trails, and areas to be graded and cleared) of the Specific Plan site shall be identified, and sampled, to determine the types and concentrations of the contaminants present, if any. If contaminants are encountered, the vertical and lateral extent of contamination shall be assessed before a remediation alternative is selected by the City Engineer and Director of Community Development. Offsite disposal may be required for soils contaminated with heavy metals, solvents, or other hazardous substances. 5P8 6198 57 11.2 Prior to issuance of a building permit, the debris materials on the Specific Plan site shall be disposed of at a Class III (Municipal) landfill. However, if suspect materials are encountered, such as batteries, transformers, 55- gallon drums, waste oil containers, etc., these shall be separated and disposed of appropriately. 11.3 Prior to issuance of a grading permit, investigation for the presence of abandoned oil wells using geophysical methods, shall be conducted by a qualified environmental professional to assess any potential presence of hazardous materials. Soil sampling or a soil organic vapor survey shall be preformed prior to excavation or grading. 11.4 Prior to issuance of a building permit, the applicant shall remove or abandon debris materials, irrigation lines, abandoned underground storage tanks, and water and oil wells located within the proposed development area. The water and oil wells shall be abandoned in accordance with the guidelines established by the California Division of Oil and Gas. All sump deposits shall be identified and mitigated. 11.5 Prior to approval of all grading plans, the city shall review the mitigation measures set forth in the Hidden Creek Ranch Specific Plan final EIR for dust suppression and erosion control to determine if such measures will continue to mitigate potential effects associated with Coccidiodes immitis (Valley Fever), or if additional measures are needed based on new scientific information or regulations not in place at the time of certification of the final EIR. With implementation of the mitigation measures, impacts associated with hazardous materials shall be reduced to a level considered less than significant. 12. Socioeconomics Socioeconomics: Significant Impact No. 39 The City of Moorpark has not met its affordable housing goals established in the Housing Element of the Moorpark General Plan. Without the affordable housing included in Specific Plan No. 8, the city would be further behind in achieving its housing goals. Senior housing would provided in addition to affordable housing. According to the Specific Plan, with 3,221 approved units, approximately 365 units would be provided as affordable housing. According to the Specific Plan, the provision of affordable units would assist the city in meeting its affordable units goals; currently the deficit is about 1,452 affordable units. The project would provide approximately 25 percent of the needed affordable units. Most of the affordable units are planned to be located in the southern portion of the site near the commercial center where many services would be available to the residents. Finding Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. SP8 6198 58 Facts in Support of Findings The significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measure as identified in the final EIR and incorporated into the project. 4.2 The final Specific Plan shall identify the mechanism for ensuring that any required affordable housing unit will be provided and shall also identify the required submittal and approval time frames if such a mechanism is to be an Affordable Housing Agreement. Implementation of the identified mitigation measure would ensure the provision of affordable housing would be met. D. Findings Regarding Alternatives This section of the document presents findings regarding alternatives to the project. It includes findings regarding the regional and local planning programs which apply to the project. This section also provides a summary of the feasibility of the alternatives to the project considered in the final EIR. In addition, findings are presented regarding the potential environmental effects of the No Project Alternative and the No Development Alternative. 1. Overview of Standards for Determining a Reasonable Range of Alternatives CEQA mandates that EIRs examine feasible mitigation measures and feasible alternatives to a proposed project. A critical element of any EIR is the selection of alternatives that warrant detailed review in the document. This is noted in the CEQA Guidelines [Section 15126(d)] as follows: "[An EIR] must describe a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project, but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives." In determining the scope of the alternatives analysis, and the reasonable range of the alternatives, the alternatives analyzed in the EIR for the Hidden Creek project were framed by considering the project objectives and purposes identified for the project, as well as the significant impacts of the project. 2. Feasibility and comparison of Environmental Effects of Other Alternatives The alternatives evaluated in the EIR and in this section are summarized below. Complete descriptions and analysis can be found in Section 4 of the final EIR. Decreased Residential Development Alternative: 2,400 Dwelling Units A maximum of 2,400 residential dwelling units will be permitted on the Specific Plan site as part of this development alternative. Land use statistics are provided on Table 4 -1 of the final EIR. Changes to needed infrastructure, parks, and schools will occur commensurate with the number of units. However, the proposed equestrian center for the site would not be provided under this alternative. The maximum number of SP8 6198 59 dwelling units (2,400) is consistent with the "maximum density" identified in the City of Moorpark Land Use Element of the General Plan. This is 821 fewer dwelling units or approximately 25 percent less than the project. Development of this alternative could also result in the loss of affordable housing units. The degree of impact of this alternative would be less than the project. With less overall development impacts associated with traffic, noise, and exhaust emissions would be reduced; public service and utility demands would be lessened. This alternative would be environmentally superior to the project. However, no significant unavoidable impacts would be eliminated by this alternative and less housing would be provided. The applicant has indicated that affordable housing would not be provided with this alternative. This alternative would not meet the applicant's proposal for development of 3,200± dwelling units within the Specific Plan boundary, or the city's objective to provide for affordable housing. Decreased Residential Development Alternative: 2,850 Dwelling Units /Avoidance of Agricultural Lands An assumed maximum of 2,850 dwelling units will be permitted on the Specific Plan site as part of this development alternative. This alternative will eliminate any proposed development in areas of current agricultural activity, and in areas with soils designated "prime," "unique," and "lands of statewide importance." This alternative is depicted in Exhibit 4 -2 and Table 4 -2 of the final EIR. This alternative would permit 371 fewer units or approximately 12 percent less development than the proposed project. Development of this alternative could also result in a reduction in the number of affordable housing units. This alternative would be environmentally superior to the preferred project because impacts would be incrementally lessened. In addition, significant unavoidable impacts to prime farmlands would not occur under this alternative. However, this alternative eliminates the development potential of agricultural property whose owners have canceled Williamson Act provisions on their land in anticipation of development. In addition, the Moorpark General Plan has anticipated development in the area and given density levels in the anticipation of development. Development of this alternative could also result in a reduction in the number of affordable housing units. This alternative would not meet the objectives of the project applicant or the city objectives to provide for affordable housing. Jobs to Housing Balance Alternative The Specific Plan site is located in the SCAG (1989) Growth Management Plan Simi/Thousand Oaks Subregion. This subregion is characterized as having more housing units than employment opportunities. The objectives of SCAG for all subregional areas is to achieve a balance between jobs and housing. SCAG has identified that this subregion is expected to have an improved balance by the year 2010. One method of providing a jobs /housing balance is to increase the amount of onsite commercial development. This could be accomplished by increasing the floor area ratio (FAR) of 0.25 for commercial areas to 0.50. This would double the amount of commercial development on the Specific Plan site and double potential onsite employment opportunities to approximately 2,844. The overall jobs /housing ratio would be 1.13, which would improve the regional balance. It should be noted that this type of increase in FAR is not consistent with the General Plan's maximum FAR and would require a general plan amendment, prior to project permitting. SP8 6/98 60 Another consideration of jobs /housing balance is the regional context of employment opportunities. The mean travel time in Ventura County is approximately 25 minutes and 28 minutes for Moorpark residents. Approximately 1 mile from the Specific Plan site is the proposed West End Specific Plan site in the City of Simi Valley. This area is presently undeveloped, but has entitlements approved for a commercial and industrial center — approximately 9.5 million square feet of auto industrial, light industrial, general, business park, and commercial office space. Approximately 31,200 employees could be expected in this 890 -acre site (assuming 3.29 employees per 1,000 square feet). The housing needs of these employees may not be met solely in the cities of Simi Valley and Moorpark. The Hidden Creek Ranch project could provide affordable and moderate income housing within a short commute distance to the West End Specific Plan area. Consequently, the proposed project could be considered beneficial to the regional jobs housing balance. The mix of housing types provided by the project would facilitate the housing needs of this employment center (West End Specific Plan). Clustered Development Alternative The purpose of this alternative is to determine whether clustering could be implemented to minimize disturbance of the site and avoid significant environmental effects. This alternative attempts to avoid agricultural areas, significant tree stands, sensitive habitat areas, and archaeological sites, as well as increases buffer areas adjacent to open space areas. Increases to residential densities to the maximum limit for each residential land use category could increase the overall density of the site to provide approximately 2,736 units, which is assumed for this alternative. To achieve the maximum number of dwelling units allowed on the site under the City's General Plan (3,221 units), an additional increase in density would be required. This alternative would avoid agricultural areas on the western portion of the Specific Plan site, and the biological and archaeological sensitive areas on the eastern portion of the site. The Lagoon interchange would not be included in this alternative because of the highly sensitive area that the road would be built across. Access is assumed to be provided by the extension of Campus Park Drive to the east and Broadway east to the project site or a connection to Spring Road. This alternative would avoid several significant impacts of the project, including the avoidance of impacts to prime farmlands and reducing impacts to sensitive archaeological and biological resources. In order to develop this alternative at the assumed densities, the site would have a much larger concentration of development in a more focused area. To achieve this level of development, the southern and central portions of the project would be developed at higher densities than proposed which could be considered a negative aspect of this altemative. Development of this alternative could result in a reduction in the number of affordable housing units. If the development were pushed to the maximum number of dwelling units, due to acreage limitation, there would not be the same mix of project type, with units being much more dense. This alternative would not meet the applicant's objectives for the project. Alternative Site The identification of an offsite alternative is highly contingent upon the availability of a site capable of supporting the project. In order to address an offsite alternative, areas within the City of Moorpark Area of Interest that could support new development have been identified through the analysis provided in the City's SPS 6198 61 General Plan. The City of Moorpark General Plan identifies five Specific Plan areas (Nos. 1,2,9, 10, and the Carlsberg Specific Plan) as locations of future development within the city's Area of Interest that are identified for development during the time period of the general plan buildout. Specific Plan sites No. 2 and are currently proposed for development or are under construction. The Specific Plan areas within the current city limits consist of approximately 1,325 total acres of which 25 percent of the acreage must be retained in open space. Therefore. there are approximately 994 acres of developable land area located in the Specific Plan areas. That leaves about 55 acres of land outside of the Specific Plan areas that are vacant and zoned for development. Therefore, even with the full buildout of all of the remaining vacant parcels within the city, sufficient land would not exist to support the residential component of the proposed Hidden Creek Ranch project. Moreover, the proposed Hidden Creek Ranch Specific Plan includes uses that are needed in the proposed location of the project. For instance, the proposed Specific Plan would provide commercial uses in the northerly portion of the city where they currently do not exist; retain a significant amount of open space adjacent to Happy Camp Canyon Regional Park; construct a golf course open to the public; and complete the extension of Broadway, which is a component of the city's Circulation Element. None of these components of the project could be satisfied in an offsite location. Considering these factors, no alternative sites can be identified that could reasonable support the proposed project. The No Project Alternative The No Project Alternative assumes that future development of the site will occur under the assumptions established in the Ventura County General Plan. The Ventura County General Plan (May 1988, as amended) designates the Specific Plan site as Open Space (10 +acres). The county General Plan /Zoning Ordinance indicates that the smallest minimum parcel size is 40 acres. Development of the Specific Plan site under the county's General Plan and Zoning Ordinance and assuming development over the entire site (4,322 acres), approximately 108 residential units could be developed. No golf course, commercial, or institutional uses are assumed. This alternative would result in fewer environmental impacts than the proposed project. The No Project Alternative is considered environmentally superior to the proposed project. This alternative meets some but not all of the applicant's objectives. Specifically, this alternative would not provide a full range of services for residents. It is anticipated that a limited range of housing types (possibly only custom lots) would be provided which would not meet the city's objectives as stated in the Housing Element. No affordable housing would be provided. This alternative would meet most of the city's objectives (as defined in the Land Use Element), but the alternative would provide limited housing and recreational opportunities. Unlike the project, this alternative would not provide a commercial center for those residents in the Moorpark College area who do not have a readily accessible area for immediate shopping needs. The alternative would also not include the other public benefits associated with the project including the dedication of permanent open space, development of a golf course and equestrian center, and expansion of public services in the area. sP8 6/98 62 No Development Alternative The No Development Alternative assumes that there will be no development on the site. The Specific Plan site will be retained with its existing land uses. The Specific Plan site is predominately a vacant site. The site contains limited site improvements to accommodate existing land uses and include dirt and semi -paved roads, corrals, fences, and watering facilities for grazing animals. Onsite land uses include oil extraction operations (outside of the development area), agriculture (orchards), residential, open space and limited grazing operations, and periodic movie filming. Orchards and agricultural activities are located in the western portion of the site. The No Development Alternative would result in no environmental impacts, and would avoid significant unavoidable impacts that are associated with the project. This alternative is considered environmentally superior to the Specific Plan project. It should be noted that the objectives of the project and the city's objectives as expressed in the General Plan would not be met. E. Statement Of Overriding Considerations Hidden Creek Ranch Specific Plan No. 8 final EIR indicates that if the project is constructed, certain significant impacts may be unavoidable. However, if the benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered "acceptable." The Moorpark City Council finds the unavoidable significant effects described in Section B are acceptable, and alternatives with less significant impacts are not preferable, as described in Section D, due to the following overriding considerations. Planning Context The economic character of Moorpark and its surroundings has changed dramatically over the past 10 to 20 years from predominately a rural and agricultural economy to one increasingly growing by other job sectors. Employment has grown from an agricultural base to include retail commercial, industrial activity, broader service industries, office, and high technology industries. The need for the project derives in part from projections of county growth in population, creating an increased demand for dwelling units. Project Objectives The proposed project is intended to meet many applicant and city objectives as described in Section 2.5 of the final EIR, which are as follows: The Hidden Creek Ranch Development is proposed as a planned community providing a variety of residential, commercial, recreational, and open space areas. The community will be designed to meet the needs of future residents for shopping and services, as well as leisure -time activities. As a planned community built by a master developer, Hidden Creek Ranch will be divided into four village areas, each with its own separate architectural theme that will create a sense of place and identity for residents an SP8 6198 63 visitors. This will be accomplished through innovative community design which enhances existing natural resources, site planning consistent with orderly development, and a logical and timely sequence of governmental review and input. Applicant Objectives Specific objectives put forth by the project applicant for the Specific Plan project are as follows: • Develop a community that is visually attractive and effectively organized. • Provide a planned community which complements existing development within the City of Moorpark. • Cluster development to minimize the potential impact on adjacent properties and environmental resources. • Develop a land use pattern that meets the needs of future Hidden Creek Ranch residents for essential services, retail and office facilities, living areas, educational facilities, and areas for the pursuit of leisure -time activities. • Maintain high quality development standards to ensure lasting value for the residential neighborhoods and activity centers. • Provide more open space than is typically available in nearby developments, through designing in concert with the land. • Provide a broad range of housing types to meet the varied housing needs within the community. • Organize land uses within the planned community to provide convenient and safe vehicular and pedestrian circulation throughout the Hidden Creek Ranch project area. • Encourage the enhancement of slope areas and open space within the Specific Plan site. • Provide public services and facilities including water, sewer, storm drainage, and utilities with the capacities to service the level of development proposed. Provide fire and police protection facilities adequate to create safe neighborhood environments. • Encourage the conservation of energy within the project. • Safeguard the health and well being of the community and the physical safety of its structures. City of Moorpark Objectives The City of Moorpark's objectives for the Specific Plan are those goals from the General Plan Land Use Element which are applicable to the project. They are as follows: Goal 1 Attain a balanced City growth pattern which includes a full mix of land uses. Goal 2 Establish a logical Sphere of Influence. Goal 3 Provide a variety of housing types and opportunities for all economic segments of the community. SP8 6198 64 Goal 5 Develop new residential housing which is compatible with the character of existing individual neighborhoods and minimizes land use incompatibility. Goal 6 Encourage the use of Specific Plans in the undeveloped areas of the community. Goal 7 Provide for a variety of commercial facilities which serve community residents and meet regional needs. Goal 8 Provide for new commercial development which is compatible with surrounding land uses. Goal 11 Identify and encourage the preservation of viable agricultural resources in the City and its Area of Interest. Goal 12 Ensure that a full range of public facilities and services are provided to meet the needs of the community. Goal 13 Achieve a well - balanced and diversified economy within the City which provides a variety of economic and employment opportunities. Goal 14 Establish land uses and development intensities which are compatible with scenic and natural resources and which encourage environmental preservation. Goal 15 Maintain a high - quality environment that contributes to and enhances the quality of life and protects public health, safety, and welfare. Goal 16 Enhance and maintain the suburban identity of the community. Goal 17 Enhance the physical and visual image of the community. Project Benefits The following project benefits will accrue to the City as a result of the approval of the project and are the basis for the city to reach a determination that the benefits derived override the environmental risks of the project noted in the FEIR and previously discussed by this Statement. Dedication of Natural Open Space: The proposed project includes the offering for dedication of approximately 2,220 acres of natural open space for public use to be permanently preserved in its current state. The plan provides 24 miles of multipurpose trails for public use. Without the plan, these areas would be left in private ownership and could be developed pursuant to existing development standards which offer less protection of open space resources. Public Parks: Three public parks consisting of one community scale and two neighborhood scale within the project planning areas will be developed for active open space and recreational uses. A total of 60 -5 acres is being offered by the applicant for park use, which is 13.5 acres in excess of the adopted city park standards. Park Improvements: For each commercial institutional and golf course use within the Specific Plan boundaries, the applicant shall pay an in lieu fee for park or trail system improvements. The fee will be paid annually until all improvements have been paid for. Each park site will be developed with full street and utility improvements and SP8 6/98 65 equipments. Parks development will be commensurate with the phasing plan of the project and will correspond to the number of dwelling units developed. Equestrian Center: An equestrian center will be developed on 9.6 acres to serve the needs of the residents of the project and the community as a whole. Educational Facilities: The project will provide two elementary schools and one high school site within the boundary of the specific plan site. Commercial Uses: A total of approximately 21.5 acres of commercial uses will be provided within the development. The northern area of the city in which the project lies is not adequately served with retail opportunities. This project will reduce the gap in retail services in this area of the city. The project helps the city to achieve, in part, one of its goals to obtain economic balance and to reduce lost revenues. Employment Opportunities: In a city where most residents travel out of the city for employment, this project will offer residents additional job opportunities close to their home, as well as further the move toward a balance in job employment and housing opportunities in the area. Circulation Opportunities: The project is providing the city with an additional arterial, Hidden Creek Drive, which will provide an east - west access route connecting to a Spring Road connector through Happy Camp Canyon Regional Park. Conservation Easement: A conservation easement is planned to retain the Natural Open Space and Habitat areas in their natural state. Golf Course Development: Two golf courses, open to the public, are proposed within the project. These facilities will offer public recreational opportunities and serve as wildlife corridors to enhance species migrations and foraging. Additional Public Services: A fire station site has been offered to the Ventura County Fire Protection District and a station will be developed from their accumulated resources within the project boundary. This will provide a higher degree of response and protection not presently afforded to the northern areas of the community. Affordable Housing: Within the framework of the plan, an expected approval of 3,221 units will occur. The development sites and standards within the plan offer opportunities for supplying additional affordable housing units, thereby aiding the city in meeting its regional fair share requirements, and locally adopted housing element goals. SP8 6198 66 It is anticipated that these units will include rental and for -sale units for very low, and low income households and housing for seniors. Aesthetics: The project provides for the maintenance of critical view corridors and protects ridgelines, thereby preserving the backdrop of the community. sPS 6/98 67 Ak OPWV Id�t6 54 LAlr��,C RA JL. a ry cl, "Or T sji HIDDEN CREEK RANCH SPECIFIC PLAN TABLE OF CONTENTS TABLE OF CONTENTS Section Page Number PREFACE....................................................................................... ............................... i -1 1. Purpose and Intent ............................................................... ............................... i -1 2. Document Organization ....................................................... ............................... i -1 1.0 INTRODUCTION ................................................................. ............................... 1 -1 1.1 Authority and Scope ..................................................... ............................... 1 -1 1.2 Project Location and Description ................................. ............................... 1 -2 1.3 Project Goals and Objectives ........................................ ............................... 1 -4 1.4 Specific Plan Preparation and Process Summary ....... ............................... 1 -17 1.5 Definitions .................................................................. ............................... 1 -18 2.0 LAND USE ............................................................................. ............................... 2 -1 2.1 Development Concept .................................................. ............................... 2 -1 2.2 Conceptual Community Design .................................. ............................... 2 -16 2.3 Conceptual Grading .................................................... ............................... 2 -30 2.4 Circulation Plan .......................................................... ............................... 2 -43 2.5 Phasing Plan ................................................................ ............................... 2 -56 3.0 PUBLIC SERVICES AND FACILITIES 3.1 Public Services .............................................................. ............................... 3 -1 3.2 Public Facilities ............................................................ ............................... 3 -7 4.0 PUBLIC SAFETY ................................................................. ............................... 4 -1 4.1 Noise Attenuation ......................................................... ............................... 4 -1 5.0 DEVELOPMENT REGULATIONS ................................... ............................... 5 -1 5.1 Purpose and Intent ........................................................ ............................... 5 -1 5.2 Definitions .............. ...................................................... ............................... 5 -1 5.3 General Provisions ........................................................ ............................... 5 -1 5.4 Entitlement Process and Procedures ............................. ............................... 5 -2 5.5 Residential Use Regulations ......................................... ............................... 5 -2 5.6 General Commercial Use Regulations ........................ ............................... 5 -23 5.7 Public and Institutional Regulations ........................... ............................... 5 -28 5.8 Parks and Open Space Regulations ............................ ............................... 5 -29 5.9 Sign Regulations ......................................................... ............................... 5 -32 5.10 Parking Regulations .................................................... ............................... 5 -34 6 /25 /98;HCRTOC HIDDEN CREEK RANCH SPECIFIC PLAN Section TABLE OF CONTENTS Page Number 5.11 Historic, Native Oak, Mature Tree ............................. ............................... 5 -35 5.11 Outdoor Lighting Controls .......................................... ............................... 5 -35 6.0 DESIGN GUIDELINES ....................................................... ............................... 6 -1 6.1 Introduction ................................................................... ............................... 6 -1 6.2 Community Character ................................................... ............................... 6 -5 6.3 Architectural Themes .................................................. ............................... 6 -18 6.4 Architectural Components .......................................... ............................... 6 -36 6.5 Site Planning ............................................................... ............................... 6 -42 6.6 Single - Family Attached and Multi- Family ................. ............................... 6 -46 6.7 Parking ........................................................................ ............................... 6 -47 6.8 Grading ....................................................................... ............................... 6 -49 6.9 Hillside Requirements ................................................ ............................... 6 -51 6.10 Multi - Family Development in Hillside Areas ............ ............................... 6 -54 6.11 Design Review Submittal Process .............................. ............................... 6 -55 6.12 Definitions .................................................................. ............................... 6 -60 Appendix....................................................... ............................... Appendix 6 -1 7.0 IMPLEMENTATION AND ADMINISTRATION ............ ............................... 7 -1 7.1 Purpose and Intent ........................................................ ............................... 7 -1 7.2 Specific Plan Implementation ....................................... ............................... 7 -1 7.3 Specific Plan Administration ........................................ ............................... 7 -4 8.0 GENERAL PLAN CONSISTENCY ................................... ............................... 8 -1 8.1 Relationship to General Plan ............. 8.2 Goals ................... ............................... ...................... ............................... 8 -1 ...................... ............................... 8 -1 6 /25 /98;HCRTOC 2 HIDDEN CREEK RANCH SPECIFIC PLAN TABLE OF CONTENTS LIST OF EXHIBITS Exhibit Page Number 1 Regional Location Map ........................................................... ............................... 1 -5 2 County Area Map .................................................................... ............................... 1 -6 3 Local Vicinity Map .................................................................. ............................... 1 -7 4 Aerial Photograph .................................................................... ............................... 1 -8 5 Ownership Map ....................................................................... ............................... 1 -9 6 Land Preservation Act Phasing ............................................. ............................... 1 -10 7 Land Use Plan ......................................................................... ............................... 2 -3 8 Parks/Recreation/Open Space Concept Plan ......................... ............................... 2 -12 9 Trail Plan ............................................................................... ............................... 2 -13 10 Master Landscape Design Concept ....................................... ............................... 2 -20 11 Community Arterial Landscape Concept .............................. ............................... 2 -21 12 Village Collector Landscape Concept: Alternative A ........... ............................... 2 -22 13 Village Collector Landscape Concept: Alternative B ........... ............................... 2 -23 14 Fuel Modification Cross Section ........................................... ............................... 2 -28 15 Existing Topography ............................................................. ............................... 2 -31 16 Slope Analysis ....................................................................... ............................... 2 -32 17 Grading Plan .......................................................................... ............................... 2 -35 18 Cross Section Key Map ......................................................... ............................... 2 -36 19 Section A ............................................................................... ............................... 2 -37 20 Section B ............................................................................... ............................... 2 -38 21 Section C ............................................................................... ............................... 2 -39 22 Section D ............................................................................... ............................... 2 -40 23 Section E ............................................................................... ............................... 2 -41 24 Section F ................................................................................ ............................... 242 25 Section G ............................................................................... ............................... 2 -43 26 Circulation Plan ..................................................................... ............................... 2 -44 27 Community Arterial Cross Sections (A/A -1) ........................ ............................... 2 -45 28 Village Collector Cross Sections (BB -1) ............................. ............................... 2 -48 29 Residential Collector Cross Sections .................................... ............................... 2 -49 30 Residential Loop /Cul- De- Sac/Private Drive Cross Sections ............................... 2 -50 31 Multi -Use Trail Cross Sections ............................................. ............................... 2 -55 32 Specific Plan Phasing Plan .................................................... ............................... 2 -58 33 Park Concept Plan (34 to 37 numbers left out intentionally) .. ............................... 3 -3 38 Proposed Water System ......................................................... ............................... 3 -10 39 Reclaimed Water System Concept Plan ................................ ............................... 3 -13 40 Proposed Wastewater System ............................................... ............................... 3 -16 41 Pre - Development Hydrology Conditions .............................. ............................... 3 -19 42 Hydrology Map: Existing Conditions ................................... ............................... 3 -20 43 Hydrology Map: Post - Development Conditions With Diversion ........................ 3 -23 44 Hydrology Map: Post - Development Conditions ................... ............................... 3 -24 45 Flood Insurance Rate Map: Panel 825 ................................... ............................... 3 -27 46 Flood Insurance Rate Map (Panel 815) ................................. ............................... 3 -28 6 /25 /98;HCRTOC 3 HIDDEN CREEK RANCH SPECIFIC PLAN TABLE OF CONTENTS Exhibit Page Number 47 Existing Utilities .................................................................... ............................... 3 -32 Typical Plot Plan: Rural High Density .................................... ............................... 5 -7 Typical Plot Plan: Low Density ............................................. ............................... 5 -10 Typical Plot Plan: Medium Low Density .............................. ............................... 5 -11 Typical Plot Plan: Medium Density ...................................... ............................... 5 -14 Typical Plot Plan: High Density ............................................ ............................... 5 -17 Cluster Court— Typical Layout ............................................... ............................... 5 -20 48 Concept Design ....................................................................... ............................... 6 -3 49 Master Landscape Concept ...................................................... ............................... 6 -8 50 Community Arterial ................................................................ ............................... 6 -9 51 Collector Streets .................................................................... ............................... 6 -10 52 Collector Streets .................................................................... ............................... 6 -11 53 Community Walls and Fences ............................................... ............................... 6 -16 54 Community Entrances ........................................................... ............................... 6 -19 55 Community Entrances ........................................................... ............................... 6 -20 56 Collector Entry Plan View .................................................... ............................... 6 -21 57 General Plan Land Use Plan .................................................... ............................... 8 -3 6 /25 /98;HCRTOC 4 HIDDEN CREEK RANCH SPECIFIC PLAN TABLE OF CONTENTS LIST OF TABLES Table Page Number 1 Land Use Plan ......................................................................... ............................... 2 -4 2 Slope Analysis ....................................................................... ............................... 2 -33 3 Public Community Services Responsibility Summary ............ ............................... 3 -1 4 Infrastructure Responsibility Summary ................................... ............................... 3 -8 5 Estimated Domestic Water Demand ....................................... ............................... 3 -9 6 Estimated Demand for Reclaimed Water .............................. ............................... 3 -12 7 Estimated Domestic Wastewater Generation ........................ ............................... 3 -14 8 Year 2010 Roadway Noise Levels With Project ..................... ............................... 4 -2 9 Permitted Uses in Parks, Open Space, and Residential Zones ............................... 5 -4 10 Permitted Uses in Commercial and Institutional Zones ........ ............................... 5 -24 11 Shielding Requirements ........................................................ ............................... 5 -36 6 /25 /98;HCRTOC 5 HIDDEN CREEK RANCH SPECIFIC PLAN PREFACE 1. PURPOSE AND INTENT The purpose of the Hidden Creek Ranch Specific Plan is to comply with Government Code Section 65451, which defines a Specific;Plan to include "all detailed regulations, conditions, programs, and proposed legislation that may be necessary or convenient for the systematic implementation" of each of the seven requirements of the General Dian. The Hidden Creek Ranch Specific Plan has been prepared to meet these requirements of the City of Moorpark General Plan, which refers to the site as Specific Plan Area No. 8. The Hidden Creek Ranch Specific Plan serves to: • Promote quality development consistent with the goals of the City of Moorpark General Plan. • Develop a plan that is economically feasible and capable of being implemented based on existing and anticipated future economic conditions such that the project is not an economic burden to the City of Moorpark. • Provide for comprehensive planning which assures the orderly development of the site in relation to the surrounding community. • Assure appropriate phasing and financing for community facilities including circulation improvements, domestic water, urban runoff and flood control facilities, sewage disposal facilities, educational facilities, and parks. • Preserve and enhance natural open space areas and provides onsite amenities. • Establish development regulations permitting a variety of residential products and affordable housing opportunities compatible with the surrounding area. 2. DOCUMENT ORGANIZATION The Hidden Creek Ranch Specific Plan has been organized in a manner so as to distinguish between policy statements, guidelines, and zoning regulations. The Specific Plan Development Regulations (Section 5.0) are intended for adoption by ordinance and would become a new chapter within Title 17, Zoning, of the Moorpark Municipal Code. The other seven sections of the Specific Plan are intended to be adopted by resolution. A summary of each Specific Plan section is provided below. Section 1.0— Introduction Section 1.0 addresses the legal basis for the document, describes the setting and background of the project, establishes the project goals and objectives, and defines the Specific Plan preparation process. It also contains definitions for terms used throughout the document and a legal description. June 22, 1998; HCR Preface i_1 HIDDEN CREEK RANCH SPECIFIC PLAN PREFACE Section 2.0 —Land Use Plan Section 2.0 identifies land uses within Hidden Creek Ranch. It includes a discussion of the village concept, population and housing projections, and land use types. It also contains the circulation and phasing plans. Section 3.0— Public Services and Facilities Section 3.0 identifies how the project will meet the needs for schools, parks and recreation facilities, community uses, and fire and police services. It also addresses how the need for water, sewer, solid waste, stormwater, electric, telephone, cable television, and natural gas facilities will be met. Section 4.0— Public Safety Section 4.0 addresses provisions for flood, fire, and geologic hazards, as well as for noise attenuation. Section 5.0— Development Regulations The regulatory portion of the Specific Plan specifies standards for land uses identified for the Hidden Creek Ranch site. Section 6.0— Design Guidelines Design guidelines for the various land uses planned for the site are provided to ensure implementation of the design concepts presented in the Specific Plan. Section 7.0— Administration and Implementation This section of the Specific Plan defines the methodology for implementation including but not limited to amendments, provision of the development agreement, and tentative and parcel maps. Section 8.0— General Plan Consistency Section 8.0 evaluates the project in relation to its conformance with the all of the elements of the City of Moorpark General Plan. June 22, 1998 i -2 HIDDEN CREEK RANCH SPECIFIC PLAN 1.0 INTRODUCTION INTRODUCTION Hidden Creek Ranch is a 4,322.58 -acre (4,322 -acre) master planned development located north of State Route 118 (SR -118), northeast of downtown Moorpark, north and west of Moorpark Community College, and south and east of Happy Camp Canyon Regional Park. The Hidden Creek Ranch site will be developed with a minx of residential types, an 18 -hole golf course (a second course is conditionally permitted in the eastern portion of the site), equestrian center, three schools, and a commercial center in'four neighborhood village areas. Parks, schools, and other community uses will define the neighborhoods, while permanent open space areas will be preserved to provide substantial separation between the village areas. The community's design serves to protect steeper slopes and hillsides, as well as preserve the existing skyline and more visible scenic areas. Village areas within Hidden Creek Ranch will be connected by an integrated system of paths and walkways joining the neighborhoods with the community's parks and recreation areas, community commercial center, and schools. Multi -use trails link the Specific Plan site with Happy Camp Canyon Regional Park to the north and west. When completed, Hidden Creek Ranch will include approximately 2,220 acres of permanent open space with public access via the trails system. 1.1 AUTHORITY AND SCOPE A Specific Plan is a legal document that provides the City of Moorpark and landowner with a course of development based on the concepts and standards outlined in the Hidden Creek Ranch Specific Plan. The Specific Plan establishes a pattern and density of land use as set forth in Section 2.0, Land Use, of this document. The Specific Plan process is intended to encourage creative and imaginative planning of large- scale, mixed -use developments within the framework of a cohesive and comprehensive regulatory plan. The Specific Plan process provides greater design flexibility than conventional zoning and land use regulations to encourage a more environmentally sensitive, economic, and efficient use of land. The Hidden Creek Ranch Specific Plan has been written consistent with the framework established by the State of California Government Code as specified in Article 8, Section 65450 et. seq. The following is a brief analysis of Specific Plan legal requirements and Hidden Creek Specific Plan's consistency with the respective criteria. Section 65451 of the California Government Code states: A. A Specific Plan shall include a text and a diagram or diagrams which specify all of the following in detail: The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. 6/22/98;HCRl 1 -1 HIDDEN CREEK RANCH SPECIFIC PLAN INTRODUCTION Section 2.0, Land Use, of this Specific Plan includes the location of various land uses including residential, commercial, open space /recreation, circulation, and community design concepts. 2. The proposed distribution, location, extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. The Hidden Creek Ranch Circulation Plan addresses these issues by providing a circulation plan which delineates the arterial and collector streets within Hidden Creek Ranch as well as surrounding arterials. Section 3.0, Public Services and Facilities, outlines the essential services for the community. 3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. Section 5.0, Development Regulations, of the Specific Plan sets forth the regulations which define the criteria by which development will proceed. The Hidden Creek Ranch land use plan addresses provisions for the identification and conservation of natural resources of the site. 4. A program of implementation measures including regulations, programs, public work projects, and financing measures necessary to carry out paragraphs (1), (2), and (3). Section 7.0, Administration and Implementation, of the Specific Plan identifies the methods, permits, maps, plans, and agreements to guide development of the Specific Plan site. B. The specific plan shall include a statement of the relationship of the specific plan to the general plan. The Hidden Creek Ranch Specific Plan has been prepared to meet the City of Moorpark's General Plan Land Use Element requirements for the development of a Specific Plan for this area. Hidden Creek Ranch and several properties to the west are designated in the Moorpark General Plan as Specific Plan No. 8. Section 8.0, General Plan Consistency, of this Specific Plan addresses the project's consistency with the City of Moorpark General Plan. 1.2 PROJECT LOCATION AND DESCRIPTION Hidden Creek Ranch is located in a unincorporated area of eastern Ventura County immediately north of the current Moorpark city limits. The project site is north of SR- 6/22/98;HCR 1 1 -2 HIDDEN CREEK RANCH SPECIFIC PLAN INTRODUCTION 118 and northeast of downtown Moorpark, and adjacent to Moorpark Community College and Happy Camp Canyon Regional Park. The width of or distance from the easterly property line to the westerly property line is approximately four miles (21,000 feet). The depth of the site or distance from its northerly property line to the southerly property line at its greatest point is approximately 2.5 miles (13,000 feet). Exhibits 1, 2, and 3 are regional, county, and local vicinity maps, respectively, which identify the project site's location. 1.2.1 Existing Conditions Natural Terrain The Hidden Creek Ranch Specific Plan site is dominated by a high, east -west trending ridge which forms the northern boundary of the property. The highest elevations on the site occur along this ridgeline. At the northwest corner of the site, the elevation is approximately 1,650 feet above mean sea, level (msl); the northeast corner elevation is approximately 2,200 feet msl. The highest elevation on the site is approximately 2,200 feet msl. Moving south from the ridge, the topography descends abruptly to a mesa area with moderate relief. The mesa area consists of gently rolling slopes with a series of arroyos running in a north -south direction. The lower elevations generally range from 650 feet msl at the southeastern corner of the site to 700 feet msl at the southwest corner of the site. The predominate topographic feature in the northern part of the site is a ridge crest known as Big Mountain, with spur ridges and intervening canyons that emanate south - southwest. Canyon walls are at a slope ratio of 1:1 (horizontal to vertical) with some cliff faces near the top portion of the canyons at near vertical position. The southern portion of the site contains gently rolling hills and low lying plateaus, with canyons trending southward which continue off the site. These gentle features have slope ratios of approximately 4:1 while the canyon walls have slope ratios of approximately 2:1. Views The predominant views on the site are to the south overlooking the valley and the City of Moorpark. The site can be seen from various locations offsite within the City of Moorpark. The most dominant view is from SR -118, to the east of the site, where the dominant skyline ridge at the northern edge of the property can be seen. 6/22/98;HCR 1 1 -3 HIDDEN CREEK RANCH SPECIFIC PLAN 1.2.2 Existing Uses INTRODUCTION The Specific Plan site is primarily undeveloped; orchards and agricultural activities occur in the western portion of the site. The remainder of the site is in a natural or semi - natural condition with localized improvements related to limited oil field production and ranching operations. Dirt and semi -paved roads, corrals, fences, watering facilities for grazing animals, and oil well facilities (mostly in the northern and eastern portion of the site) are typical of these improvements. Although the site has been used primarily for cattle grazing in the past, most of the site is presently fallow. Hidden Creek Ranch is also used occasionally as a location to film movies. Exhibit 4 is an aerial photograph which shows the existing uses of the site as of Spring 1993. 1.2.3 Current Ownership The Moorpark General Plan requires a Specific Plan to be processed for the entire Specific Plan No. 8 site to allow land use entitlement and to promote planned, orderly development of the entire area. Messenger Investment Company, Inc. is the majority property owner. Messenger Investment Company owns and/or has owner - options on approximately 3,951 acres or 91 percent of the Specific Plan site. The other properties are a part of the Specific Plan request project. Property ownership is shown in Exhibit 5 1.2.4 Surrounding Uses Surrounding land uses include Happy Camp Canyon Regional Park (a 3,700 -acre County of Ventura regional park) to the north and west, single - family residences and Moorpark Community College to the south, and undeveloped properties to the east towards Alamos Canyon that have historically been used for grazing and oil production. 1.2.5 Land Preservation Act Status Several of the parcels in the Specific Plan site previously had special tax- status under the Land Preservation Act because of historical use for agriculture. Applications for the removal of these parcels from the special designation were made, and have been removed from the Land Preservation Act designation. Exhibit 6 shows the various parcels and when the parcels expired from the Land Preservation Act. 1.3 PROJECT GOALS AND OBJECTIVES Hidden Creek Ranch is a planned community providing a variety of residential, commercial, recreation, and open space uses. The community is designed to meet the needs of future residents for shopping and services as well as areas for leisure time activities. The Hidden Creek Ranch Specific Plan will implement a general 6/25/98;HCR1 1-4 SANTA VENTURA COUNTY OXNARD CCWHN EL isuNOS \ MOO RPARK m SIMI LONG e PASADENA SANTA CMUNA BLAND 0 a SAN SAN BERNADINO 0/ In N.T.S. HIDDEN CREEK RANCH REGIONAL LOCATION MM CITY OF MOORPARK, VENTURA COUNTY. CALIFORNIA EXHIBIT # MESSENGER SANTA PAULA PORT HUENEME � o G � 7 % <vc� CO\W PROJECT S/TE �,, THOUSAND OAKS N.T.S. HIDDEN CREEK RANCH COUNTYAREAMA CITY OF MOORPARK. VENTURA COUNTY, CALIFORNIA EXHIBIT # jft MESSENGER HIDDEN CREEK RANCH LOCALVICIT,-= M A CTTY OF MOORPARK. VENTURA COUNTY, CALIFORNIA EXHIBIT # MESSENGER 4 i4 44 VriAPPY CAMP CANYON P—� *REGIONAL PARK 7- �17*1 r � T 1-1 T-S 1- -0 Ter D A M (-' 14 ti I " " r� IN %- - CITY OF MOORPAR-K, VENTURA COUNTY, CALTFORNIA ^MESSENGER 7. ell w- AERIAL DATE UNKNOWN in LEGEND SPECIFIC PLAN No. 8 BOUNDRY CITY OF SIMI VALLEY BOUNDRY MIC OWNERSHIP IN SIMI VALLEY PRIVATE OWNERSHIP BOUNDRIES AERIAL pHOTOGRAP • I k 4r 4 . W A. X77 AHON rr 7 ....x. VENNRA 1 � PAC7FlC CAPIfwL CO. i, - ..i.�lA00RPAAKf. �8 � PARTNERS •' _ .! ::. .r:::::::::::rx::c ::::::::::::: :.:::::::::::::::z:::�:..__� i is _ VENTURA I PACDY- �. CAPMAL CO. MAMBA • _ - I (FJNSHINE RANCH) _ 1 ,. _ _ rl - .J,•..} rte_. I O NOTE: MESSENGER INVESTMENT COMPANY IS ALSO STRATHEARN VENTURA PARTNERS WHICH WAS CHANGED TO HIDDEN CREEK RANCH PARTNERS In N.T.S. HIDDEN CREEK RANCH OWNERSHIPMAP CITY OF MOORPARK. VEMURA COUNTY, CALIFORNIA EXHIBIT # 5 jftMESSENGER f LAN HIDDEN CREEK RANCH PRESERVATION ACT PHASIN CITY OF MOORPARK, VENTURA COUNTY. CALIFORNIA EXHIBIT # MESSENGER HIDDEN CREEK RANCH SPECIFIC PLAN INTRODUCTION architectural theme on a Specific Plan-wide basis. This planned community approach will help create a sense of place and identity for residents and visitors alike and will be accomplished through: 1) innovative community design which enhances existing natural resources, 2) site planning consistent with orderly development, and 3) governmental review and input. 1.3.1 Hidden Creek Ranch Specific Plan General Goals and Policies The primary objective of the Hidden Creek Ranch Specific Plan is to implement the goals and policies of the City of Moorpark General Plan. The following Hidden Creek Ranch Specific Plan goals and policies have been established to 1) create a planned development project that is harmonious with the natural environment and the surrounding community and 2) conform with the City of Moorpark General Plan Land Use, Circulation, Open' Space, Conservation and Recreation, Housing, Safety, and Noise Elements' goals, policies, and standards. Section 8.0 of the Hidden Creek Specific Plan analyzes the consistency of the Specific Plan to the City of Moorpark General Plan. 1.3.2 Hidden Creek Specific Plan Land Use Goals and Policies Goal Develop a community that is visually attractive and effectively organized. Policies A. Develop Hidden Creek Ranch as a master planned community as outlined in Section 1.0 of this Specific Plan. B. Create a community which draws upon the character of the existing environment and site conditions while establishing its own identity. C. Cluster development on the site to provide areas where the natural and rural landscape is preserved. D. Locate development to take advantage of both long- and short-range view corridors. E. Enhance view corridors into natural open space areas by strategically placing development in locations that allows for the preservation of open space corridors. F. Maintain drainage corridors as open space to enhance the open space atmosphere of the project. G. Minimize negative visual impacts by creation of a variety of edge conditions. 6/22/98;HCR 1 HIDDEN CREEK RANCH SPECIFIC PLAN INTRODUCTION Goal Provide a planned community which complements existing development within the City of Moorpark. Policies A. Provide a wide range of housing opportunities at Hidden Creek Ranch which are also compatible with the semi -rural nature of Moorpark. B. Facilitate improvements which benefit the entire city through the creation of a new tax base provided by the development. C. Develop community facilities at Hidden Creek Ranch which can be used and enjoyed by the entire city. Goal Minimize environmental impacts on adjacent properties. Policies A. Separate Hidden Creek Ranch from adjacent residential developments through the use of open space buffers including the golf course (a recreational open space use) and natural open space. B. Assure that land uses within the project will be compatible with surrounding onsite and offsite land uses through appropriate land use transitions. C. Preserve natural features such as the deep arroyos and steep hillside areas in the northern portion of the site. Goal Develop a land use pattern which meets the needs of future Hidden Creek Ranch residents for essential services, retail and office facilities, living areas, educational facilities, and areas leisure time activities. Policies A. Create a series of village areas within Hidden Creek Ranch, each having unique community features, landscape theme, and open space buffers. B. Create a community open space system that will tie the villages together, connect community features, and promote pedestrian and bicycle circulation. 6/22/98;HCR 1 1 -12 HIDDEN CREEK RANCH SPECIFIC PLAN INTRODUCTION C. Provide viable pedestrian access opportunities to shopping, recreation, and educational facilities by locating the higher intensity land uses adjacent to village core areas (community commercial center, parks, schools, etc.). D. Locate parks and recreation facilities to provide maximum opportunities for joint use of facilities by neighborhood schools. Goal Maintain high quality development standards to ensure lasting value for the residential neighborhoods and activity centers. Policies A. Adopt development guidelines and regulations on a project -wide basis to provide a consistent and compatible approach to land development and construction. B. Establish community design criteria to promote a thematic approach to the development of a master planned community. C. Create an open space and landscaped atmosphere within village core areas and along the master planned streetscapes. Goal Provide more open space than is available in nearby developments. Policies A. Adapt housing types and site layouts to landforms. B. Cluster development to preserve major arroyos. C. Keep development south of the prominent ridgeline to preserve distant views of the scenic foothill backdrop, thereby providing open space contiguous with Happy Camp Canyon Regional Park. 1.3.3 Hidden Creek Ranch Specific Plan Housing Goats and Policies Goal Provide a broad range of housing types to meet the varied housing needs within the community. 6/22/98;HCR 1 1 -13 HIDDEN CREEK RANCH SPECIFIC PLAN Policies INTRODUCTION A. Adopt development standards that encourage a variety of detached and attached housing types. B. Maintain high quality standards for residential land development to create neighborhoods with lasting value. C. Develop neighborhoods with easy access to essential community services. D. Encourage mixed -use developments particularly within village core areas. E. Provide affordable housing sites. 1.3.4 Hidden Creek Ranch Specific Plan Circulation Goals and Policies Goal Organize land uses to provide convenient and safe vehicular and pedestrian circulation throughout the Hidden Creek Ranch Specific Plan site. Policies A. Provide a safe and efficient system for people movement to, from, and within the Hidden Creek Ranch Specific Plan site. B. Increase the mobility of residents through development of an adequate and balanced transportation system that includes vehicular as well as non - vehicular transportation modes, such as pedestrian, bicycle, and bus systems. C. Distribute residential traffic between the project's two main entries. D. Enhance the visual aspects of the project's circulation system for scenic purposes. E. Develop onsite circulation corridors in phases commensurate with the project phasing to avoid negative impacts to existing area roadways. F. Create an integrated circulation system which serves residential needs, provides access between village areas and to community features and facilities, and discourages non -local traffic intrusion into residential neighborhoods. G. Create a community open space system that ties the village areas together, connects community features, and encourages pedestrian and bicycle circulation in order to reduce vehicular traffic. 6/22/98;HCR 1 1 -14 HIDDEN CREEK RANCH SPECIFIC PLAN INTRODUCTION H. Create viable pedestrian opportunities to shopping, recreation, and educational facilities through the placement of higher intensity uses adjacent to village core areas (community commercial centers, parks, schools, and the like.) 1.3.5 Hidden Creek Ranch Specific Plan Conservation and Open Space Goals and Policies Goal Encourage the enhancement of slope areas and open space within the Specific Plan site. Policies A. Conserve and enhance areas with unique environmental and aesthetic value. B. Create public open spaces and landscaped environments within village core areas which may be perceived as "special places" by the residents and visitors to Hidden Creek Ranch. C. Retain natural vegetation, as feasible, and revegetate graded areas to stabilize soils and minimize erosion. D. Soften developed edges through the use of contour grading techniques and selective use of screening vegetation. E. Allow the movement of wildlife through Hidden Creek Ranch by conserving open space areas and corridors which connect to offsite open space areas to the north and east. F. Preserve existing avocado and citrus groves, to the extent possible, on the western portion of the Specific Plan site. 1.3.6 Hidden Creek Ranch Specific. Plan Public Services and Facilities Goals and Policies Goal Provide public services and facilities including water, sewer, storm drainage, and utilities with the capacities to serve the project. Provide fire and police protection facilities adequate to create safe neighborhood environments. 6/22/98;HCR 1 1 -15 HIDDEN CREEK RANCH SPECIFIC PLAN Policies iNTR( lilt CIFFAN A. Economize on the costs of municipal facilities and services and the extension of these services by phasing development in a manner consistent with availability of essential services. B. Provide services compatible with the nature of growth within the City of Moorpark. C. Locate park and recreational facilities to maximize opportunities for joint use with neighborhood schools. Provide parks and/or open space to serve each village area. D. Meet all fire protection requirements of the Ventura County Fire Protection District including all requirements for construction within High Fire Hazards areas. E. Develop emergency vehicle access to fuel modification areas and adjacent open areas. F. Minimize the economic burden on city and county agencies. Goal Encourage the conservation of energy within the project site. Policies A. Provide multi -use trails to encourage non - vehicular transportation. B. Orientate buildings to take advantage of solar and wind opportunities, where feasible. C. Use deciduous plant material in a manner which provides shade in the summer and sun in the winter. 1.3.7 Hidden Creek Ranch Specific Plan Seismic/Noise/Public Safety Goals and Policies Goal Safeguard the health and well being of the community and the physical safety of its structures. 6/22/98;HCR I 1 -16 HIDDEN CREEK RANCH SPECIFIC PLAN INTRODUCTION Policy A. Locate public buildings, such as schools and parks, in areas free from hazards and other safety - threatening considerations and in areas where noise impacts are minimal. B. Incorporate all federal, state and local regulations pertaining to seismic safety design and construction into all project designs and reviews. C. Conform to the city's Building and Safety Standards. 1.4 SPECIFIC PLAN PREPARATION AND PROCESS SUMMARY The Moorpark General Plan, designates the Hidden Creek Ranch site as Specific Plan Area No. 8. This designation legally authorizes the preparation of a Specific Plan and following approval of that Specific Plan enables Messenger Investment Company, the major landowner and developer of Hidden Creek Ranch, to petition the Ventura County's, Local Agency Formation Commission (LAFCO) to enlarge Moorpark's Sphere of Influence to include Hidden Creek Ranch and approve annexation of the property to the City of Moorpark. The City of Moorpark is the lead agency for consideration of approvals related to and involved in the implementation of the Hidden Creek Ranch Specific Plan project. Within the City of Moorpark's approval process, the following discretionary actions are required and have been requested by the project applicant: • Certification of the Hidden Creek Ranch Specific Plan No. 8 final Environmental Impact Report (State Clearinghouse No. 94021028). The final Environmental Impact Report was certified by City of Moorpark on January 21, 1998. • Hidden Creek Ranch Specific Plan (SP =93 -1) approvah • General Plan Amendment (GPA -93 -1) to the following elements of the City of Moorpark General Plan: Open Space, Conservation and Recreation (OSCAR) Element, Housing Element, Safety Element, Noise Element, Circulation Element, and Land Use Element. • Prezone (Z -93 -3) approval from the city prior to annexation of the site from the County of Ventura to the City of Moorpark. • Pre - annexation Development Agreement approval from the City of Moorpark. Following action on these documents, the City of Moorpark will apply to LAFCO for a Sphere of Influence amendment and annexation of the Hidden Creek Ranch site. Following action by LAFCO, the City of Moorpark will act upon the annexation and zoning for the site. 6/24/98;HCR 1 1-17 HIDDEN CREEK RANCH SPECIFIC PLAN INTRODUCTTOtN These processes are further described in Section 7.0, Administration and Implementation, of this Specific Plan. 1.5 DEFINITIONS Affordable Housing shall mean housing that is sold and/or rented in a price range which accommodates the needs of the income groups of Very Low Income and Lower Income households, as defined by the State Department of Housing and Community Development published income levels for Ventura County. Builder or Merchant Builder shall mean a person or entity that effects a subdivision within the Specific Plan site, by an instrument such as a Tentative or Final Map, or that carries out building activities within any such subdivision for which a discretionary permit is required (other than building activities required to be performed by the Master Developer as a condition of approval of the Specific Plan). City shall mean the City of Moorpark, a municipal corporation. City Council shall mean the City Council of Moorpark. Cluster Court Housing shall mean a cluster of up to 12 dwelling units built around a motorcourt which is usually a private drive. Dwelling units may be sited with a center plot with traditional side yards or in zero ( "z ") lot line configurations. Commercial Land Use shall mean a combination of retail, service, and office uses which provide goods and services in support of the surrounding neighborhoods. Community Arterial shall mean the type of roadway illustrated on Exhibit 27 of Section 2.0. Community Walls shall mean walls located along the community arterial, village collectors, or along the outer perimeter of the entire Hidden Creek Ranch Specific Plan site. Conceptual Master Tentative Map shall function as a large parcel map and provide guidance in preparation and review of a Master Tentative Map. This map may be submitted with the final Specific Plan for review by the City of Moorpark. Density shall be based on gross acreage of a planning unit or other area which shall include local road right -of -ways, slopes, and open space areas. 6/22/98;HCR 1 1 -18 HIDDEN CREEK RANCH SPECIFIC PLAN INTRODUCTION Density Limit shall mean the total number of dwelling units which may be built within the Specific Plan site. The Density Limit established for Hidden Creek Ranch by the City of Moorpark General Plan is 3,221 dwelling units. Design Guidelines shall mean those aesthetic standards imposed on the Hidden Creek Specific Plan site to ensure the quality of development and the overall characters articulated in this Specific Plan. Community Development Director shall mean the City of Moorpark Community Development Director. Development Agreement shall mean the contract by and between the City of Moorpark and Messenger Investment Company, Inc. or any of its affiliates, subsidiaries, or otherwise related companies pertaining to the implementation of the Hidden Creek Ranch Specific Plan pursuant to the requirements of California Government Code §65864 et seq. Gross Acres shall mean the overall acreage of a planning unit or other area, including all road rights -of -way within the Specific Plan boundary except Community Arterials and Village Collectors. Land Use Plan shall mean the adopted map depicting the approximate location of residential, commercial, public, semi - public and private uses, open space, and road systems, with a statistical summary of areas and densities for these land uses. The final design of certain land uses (as specified herein) will be subject to the approval of a Planned Development or Conditional Use Permit pursuant to the provisions of the Moorpark Municipal Code and Hidden Creek Ranch Specific Plan. Lot means the area shown by a final map, official map, or parcel map recorded with the County Recorder. Main Building means a building devoted to the principal use of the lot on which it is situated. Master Tentative Map means a large parcel map used by the developer for financial purposes. The Master Tentative Map shall generally follow planning unit boundaries, or portions thereof and shall be accompanied by documentation that indicates the infrastructure and other financial obligations associated with development of this parcel. Such information shall be consistent with the phasing plan that is detailed in this Specific Plan and in the Public Facilities Plan that accompanies this Specific Plan. Multi family Dwelling Units shall mean a building or portion of a building which accommodates three or more families. Natural Open Space shall mean the 2,200 -acre permanent open space area located primarily in the northern and eastern portions of the Specific Plan site. Public access 6/22/98;HCR 1 1 -19 HIDDEN CREEK RANCH SPECIFIC PLAN INTRODUCTION will be provided by the multi -use trail system. This open.space area shall be granted by deed to an entity that shall grant the City of Moorpark a conservation easement in a form acceptable to the city consistent with Civil Code Section 815 et seq. Planned Development Permits as defined in Section 17.16.070 B of the Moorpark Zoning Code, except as standards are modified within each residential zone category herein. Planned Dwelling Units shall mean the total number of dwelling units which can be built within a planning unit. This number is derived by multiplying the gross acreage of a planning unit by a permitted density within the density range established by the land use plan. The number of Planned Dwelling Units may be changed through a density transfer between planning units, as noted in the definition of planning units. Planning Commission shall mean the City of Moorpark Planning Commission. Planning Units shall mean land use areas which are identified on the land use plan. Each Planning Unit has an assigned General Plan land use category, a permitted land use (such as single - family detached or single - family attached), an assigned acreage, a number of planned dwellings, and a density range. Dwelling units may be transferred from one residential planning unit to another and density transfers of product types and development standards are also permitted under the Density Transfer Procedures of this Specific Plan. Pre - Annexation Development Agreement shall mean the contract by and between the City and Messenger Investment Company or any of its affiliates, subsidiaries, or otherwise related companies pertaining to the implementation of the Hidden Creek Ranch Specific Plan undertaken concurrent with the approval of the Specific Plan pursuant to the requirements of California Government Code §65864 et seq. Recreation Land Use shall mean land designated for active or passive privately -owned common open space and recreation facilities. Residential Land Use shall mean any parcel or area of land devoted to housing and ancillary uses. The categories of residential land use shall correspond to the residential land use designation of the General Plan. Senior Housing shall mean a group of dwelling units either attached or detached that are designed, marketed, sold, and/or rented to a qualified resident or senior citizen as defined in Section 51.3 of the California Civil Code. These dwelling units may be accompanied by recreation centers, swimming pools, and other recreational amenities oriented to the senior age group. Setback is the area between the building line and the property line. 6/24/98;HCR 1 1 -20 HIDDEN CREEK RANCH SPECIFIC PLAN INTRODUCTION Single - Family Attached Dwelling means attached housing including but not limited to two - family dwellings, town homes, stacked flats, and row houses. Site Area, Gross shall mean the total area of a legally created parcel (or contiguous parcels of land in single or joint ownership when used in combination for a building or permitted group of buildings), including any ultimate street right -of -way, existing rights - of -way deeded to the parcel, and all easements across the site. Site Area, Net shall mean the gross site area minus any ultimate street rights -of -way. Village Collector shall mean a type of roadway illustrated on Exhibit 28 of Section 2.0. Zero Lot Line Homes shall mean homes that are built at or near the property line on one side, leaving a larger yard on the other side. Such lots often include the use of a reciprocal use easements. Lot Line Homes shall mean homes that are laid out on the diagonal between its front and backyards forming a'Y' with these two yards. The lots are configured such that side yards are incorporated into the useable and functional private open spaces of adjoining dwelling units while maintaining specified minimum building separations. Such lots often include the use of reciprocal use easements. 6/22/98;HCR1 1 -21 HIDDEN CREEK RANCH SPECIFIC PLAN 2.0 LAND USE 2.1 DEVELOPMENT CONCEPT 2.1.1 Land Use Summary LAND USE The Hidden Creek Ranch land use plan has been developed with a vision for superior design to create a sustainable, quality community. The land use plan incorporates land uses which relate to modern needs while retaining the site's natural assets. In pursuit of this vision, the land use plan has been designed to respond to the natural landscape, establishing a sense of harmony with Hidden Creek Ranch's surroundings. The intent of Hidden Creek Ranch is to foster a relationship with the history of the valley, building on its agricultural, ranching, and mission heritage. This respect for the region will create a feeling of timelessness for the community and a sense of belonging for future residents. Hidden Creek Ranch has a gross density of 0.75 dwelling units per acre. This low density will be accomplished by clustering land uses within the flatter portions of the site, thereby creating substantial amounts of open space including sloping and flat areas and arroyos. The following guiding principles have shaped the Hidden Creek Ranch land use plan: • Respect for landforms. • Preservation of the scenic foothill backdrop. • Creation of a large and functional open space system. • Maintenance of the arroyos in an undeveloped condition. • Clustering of the most visible development at 1,000 feet below the major ridgeline, providing a visual boundary. to development and preserving the scenic skyline backdrop. • Placement of the lower residential densities in the higher elevations and the higher densities in the lower elevations. These principles result in a land use plan where development occurs primarily on the mesas and gently sloping areas of Hidden Creek Ranch; the more rugged topography and significant landforms, particularly the major ridgeline along the northern boundary and the primary arroyos, are preserved as open space. Hidden Creek Ranch encompasses a diversity of land uses including various housing products, three school sites, an 18 -hole golf course and clubhouse, 6/24/98;HCR2 2 -1 HIDDEN CREEK RANCH SPECIFIC PLAN LAND TT.CF equestrian ate, 60.5 acres of parks,.approximately"2,22 0 acres of natural open space, a 21.5 -acre community commercial center, and multi -use trails. This broad array of land uses is designed around a village concept which is reflected in village areas defined by maintaining the arroyos as open space. Each village will have its own unique identity established through the use of distinctive architecture and distinguishing features such as schools, parks, places of worship, and/or recreational amenities. 1 _ _ti s ,_ public uses such, as� retail, - office, business; educational, transit, and community services:' This center, located at '.the- primar}r eastern entrance to Hidden Creek Ranch, will provide neighboring areas with services not currently found within the immediate vicinity, such as a grocery store, drug store, dry cleaners, restaurants, and other uses commonly found in a community size shopping center. These uses are further described in Section 2.1.5, Commercial Land Uses, of this Specific Plan. :ies include an 18 =hole goff'course and clubhouse Hidden Creek Ranch, a 9.6 -acre equestrian facility f the I site which will tie into the countywide trail 20 acres of open space system to the north and east t areas The entire community will be interconnected by open space corridors and multi- use trails providing linkages between community facilities, neighborhoods, parks, schools, and natural open space areas. Exhibit 7 depicts the Hidden Creek Ranch land use plan. Table 1 identifies Specific Plan land uses. 2.1.2 Residential Land Uses Rural - High - Density Residential (0 - 0.7 dwelling units /acre) Planning Units' 1. 19A 36 The Hidden Creek Ranch ,9 units for Rural- High- Densit Residential uses are located steeper topography is found land use category allows sin 0.7 dwelling units per acre. ecific Plan designates 108.3 acres and 55 dwelling residential development+ The Rural-High-Density 1rimarily in the northem areas of the site where the abutting Happy Camp Canyon Regional Park. This le- family detached dwelling units at densities up to 6/24/98;HCR2 2 -2 HIDDEN CREEK RANCH SPECIFIC PLAN TABLE 1 LAND USE PLAN LAND TTCF Plannin Units Land Use Gross Acres Dweilin Units Rural -Hi' h -Dens' Residential 0 - 0.7'du/ac density) 1 Sin le -Family Detached 43.8 15 19A Single-Family Detached 39.0 25 36 1 Single-Family Detached 25.5 15 Subtotal 1083 55 Low-Density Residential 0.7 -1.0 du/se density) 30A Single-Family Detached 21.3 13 30B ly Detached 11.4 8 31 Single-Family Detached 24.0 21 35A, B, C Single-Family Detached 68.1 57 37A and 37B Si6gle-Family Single-Family Detached 12.0 10 Subtotal 136.8 109 Medium-Low-Density Residential 1.0 - 2.0 du/ac densi 21 Single-Family Detached 20.7 40 27 Single-Fainily Single-Family Detached 21.0 23 28 Single-Fanuly Detached 24.0 20 29A and 29B Shigle-Family Single-Family Detached 61.0 71 32 Single-Family Detached 33.5 24 33 1 Sin a -Family Detached 36.2 24 34A and 34B Single-fan Detached 25.8 22 Subtotal 1 222.2 1 224 Medium-Density Residential (2. - 4.0 du/ac dens' 2 Sin " e-Fami1 Detached 105.1 360 3 Single-Family Detached 29.5 97 4 Sin' le -Fam Detached 32.4 120 5 Single-Family Detached 43.8 105 10 Singla =Family Detached 70.0 190 11 Single-Family Detached 24.4 65 13 Sin gje-Family Detached 27A 70 15 -Family Detached 20.7 60 16 Single - Family Detached 39.0 135 6/24/98;HCR2 24 LAND USE BATA PLANNED PLANNING GROSS DWELLING UNITS LAND USE ACRES UNITS n RURAL HIGH RESIDENTIAL (O - 0.'+ DU /AC OENSNY) 3BA - 19.0 AC. 39 .B.0 I LOW DENSITY RESIDENTIA- (4 - 1.0 DU /AC DENSITY) 42 PARKS (42A-38.0 AC.) 42C- 42D -133 AC. SWtotol 60.5 AC. M PU 3.5 INSTITUTIONAL 44 .3 AC. 440 -2.1 AC. 44B -G.B AC. 44E -52 AC. a4C -B.O AC. 44F -7.1 AC. 1a MEDIUM LOW DENSITY (1.0 - 2.0 DU /AC DENSITY) 45 EASE MESA OPEN SPACE / GOLF COURSE - O AC. :n� M o 7� ti r`: �: .. -�� Cro- ^_. YTS = y MEDIUM DENSITY RESIDENTIAL (2.0 - 4.0 DU/AC DENSITY) CC K I ®/4a RESIDENTIAL TOTALS 1173.0 AC. 3221 D.V. NON - RESIDENTIAL USES PLANNING UND USE OROC< NON - RESIDENTIAL TOTALS 3149.0 AC. PROJECT TOTALS 4322 AC. 3221 D.U. SCHE: 1' - z000' HIDDEN CREEK RANCH LAND USE PLAN CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT ##7 MESSENGER ES—EIT C011111 3BA - 19.0 AC. 39 .B.0 42 PARKS (42A-38.0 AC.) 42C- 42D -133 AC. SWtotol 60.5 AC. M PU 3.5 INSTITUTIONAL 44 .3 AC. 440 -2.1 AC. 44B -G.B AC. 44E -52 AC. a4C -B.O AC. 44F -7.1 AC. 45 EASE MESA OPEN SPACE / GOLF COURSE - O AC. :n� M o NON - RESIDENTIAL TOTALS 3149.0 AC. PROJECT TOTALS 4322 AC. 3221 D.U. SCHE: 1' - z000' HIDDEN CREEK RANCH LAND USE PLAN CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT ##7 MESSENGER ES—EIT C011111 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE The City of Moorpark General Plan characterizes residential uses in this category as having large, rural estate lots and/or clustered single - family detached residences. This land use category will contain privately owned open space areas either within the individual lots or, if the lots are clustered, in a central area owned by a Homeowners' Association. Open space will remain natural where it is outside the limits of grading delineated in the land use plan to minimize impacts to the more rugged topography. Low - Density Residential (0.7 -1 dwelling units /acre) Planning Units 30A 30B 31 35A. 35B_ 35C. 37A. 37B Low - Density Residential dwelling units will be development in the northern and southwestern portions of the site adjacent to Rural- High = Residential and open space areas. There are 136.8 acres and 109 dwelling units planned f or this land use type. This land use category allows single - family detached dwelling units at densities of 0.7 to 1.0 dwelling units per acre. Consistent with the General Plan, this category is intended for residential development characterized by single - family homes on one - half -acre lots or larger, and single - family homes clustered to be sensitive to the natural terrain. Grading will be minimized in these areas. As with the Rural- High- Density Residential category, private open space is also found within this land use type. The private open space will not be graded and will remain natural. Medium- Low - Density Residential (1.0 - 2.0 dwelling units /acre) Planniniz Units 21. 27 28 29A 29B. 32, 33.34A_ 34B This land use category allows single - family detached dwelling units at densities of 1.0 to 2.0 dwelling units per acre with single - family homes in either traditional subdivision or cluster design patterns. Medium- Low - Density development areas are located near the Low - Density and Rural- High - Density Residential areas, along the arroyos, both north and south of Hidden Creek Drive, and at the western edge of the site. There are 222.2 acres with 224 dwelling =units planned for this land use category. Medium Density Residential (2.0 - 4.0 dwelling units /acre) Planning Units 2, 3 4, 5 10. 1 i_ 1115, 16, 17.20,. 24'; 26 This land use type permits single - family detached dwelling units in the density range of 2.0 to 4.0 dwelling units per acre. This category includes standard subdivisions and designs which use clustering, zero lot lines, patio homes, small lots, or planned development techniques. The Medium - Density Residential land 6/24/98;HCR2 2 -7 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE use type is found primarily along Hidden Creek Drive toward the center of the site, in and around the golf course on the more level terrain of the site and at the southern edge of the site which abuts similar sized residential lots off of the site. There are 511.1 acres and 1,588 dwelling units planned. High - Density Residential (4.0 - 70 dwelling units /acre) Planning Units 6. 12J4. 23 '25 This land use category permits single - family detached and attached dwelling units at 4.0 to 7.0 dwelling units per acre. This designation provides for a wide range of residential development types including detached single - family units such as zero lot line homes, courtyard homes, patio homes, clustered small lot homes, single - family attached homes, and multi - family attached units. Affordable and senior housing can be developed in this category. High - Density Residential uses are planned north and south of Hidden Creek Drive adjacent to community facilities such as the golf course, parks, and open space. There are 121.8 acres and 470 dwelling units planned. Very- High - Density Residential -1(7.0 -10.0' dwelling units /acre) Planning Units .7.8. 18 22 This land use category is intended for residential development in the density range of 7.0 to 10.0 dwelling units per acre. Land uses will include single - family detached dwelling units as zero lot line, courtyard, patio, clustered small lot, single - family attached, and multi - family attached homes. This land use category can include affordable and senior housing. Planning Units 7 and '8 are located near the eastern entrance to the Hidden Creek Ranch in close proximity to community facilities, such as the commercial center, parks, and open space areas. Planning Unit 18 is located in the central portion of the Specific Plan site adjacent to the golf course and south of Hidden Creek Drive. Planning Unit 22 is located in the northwestern area of the site adjacent to the golf course. There are 63.5 acres and 595 dwelling units planned. Very - High - Density Residential - 2'(10.0 20.0 'dwelling units/acre) Planning Unit 9 This land use category allows for the same uses as Very- High - Density Residential -1 but at densities of 10 to 15 dwelling units per acre. This land use category also permits affordable and senior housing with an increase of density up` to 20 dwelling units per acre to accommodate such ;uses; no additional dwelling units over 3,221 is permitted. Planning Unit 9 is located near the southeastern entrance to the site adjacent to the community commercial center. Planning Unit 9 is 9.3 acres and is planned for 180 units'. 6122/98;HCR2 2-8 HIDDEN CREEK RANCH SPECIFIC PLAN Senior Housing LAND USE The High and Very High land use categories are intended to accommodate housing for senior citizens. A minimum of 45 dwelling units will be built as senior housing in one (or more) of the High and Very 'High )'ensity Residential land use parcels. The proximity of residents in the Very High categories to daily service needs will reduce vehicle use to obtain essential goods and services. Surrounding Land Uses Hidden Creek Ranch was designed with special attention to the compatibility of uses around the project perimeter. Lower densities occur in the southwestern portion of the Specific Plan site adjacent to Happy Camp Canyon Regional Park with open space in the northern area adjacent to open space to the north in Ventura County. Open space occurs in the eastern portion of the Specific Plan site adjacent to the open space designated areas offsite within the cities of Moorpark and Simi Valley and the County of Ventura. Property east of the southern entrance of Hidden Creek Ranch Drive is owned by Nuevo Energy Company and is designated in the Moorpark General Plan as Open Space. East of the site, the area is designated as Open Space within Ventura County and within a narrow area of the City of Simi Valley. East of this open space area, the property is designated Business Park in the City of Simi Valley General Plan. Single - family detached residences would be developed along the southern boundary of the Specific Plan site abutting existing residential neighborhoods within the City of Moorpark to the south. 2.1.3 Housing and Population Housing Hidden Creek Ranch provides a wide variety of residential product types to meet the future demand for diverse housing needs in the City of Moorpark. Housing includes a spectrum of types and price ranges, ranging from moderately priced multi - family rental and for -sale units, to affordable single - family attached and detached units, to large estate and rural single - family dwellings. The intent of the variety of housing types is to respond to a broad segment of the residential market demand in the Moorpark area while helping the city meet its regional affordable housing obligations. Conditioned upon approval of the Hidden Creek Ranch Specific Plan No. 8 project with 3,221 dwelling units and subject to an approved implementation plan, 365 dwelling units will be affordable. Affordable units is an incentive of the Specific Plan project because "substantial public benefit to the community" 6/22/98;HCR2 2 -9 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE must be provide to allow for the site to be developed with 3,221 dwelling units. Providing affordable housing, including senior housing, enables the city to take a major step toward meeting its regional affordable housing obligations. Affordable housing is defined as meeting the needs of the Very Low and Lower income categories. Hidden Creek Ranch also includes approximately 12 percent of its dwelling units for senior citizen housing. Senior housing may also qualify as affordable if the units can be categorized as affordable: Very ' Low and Lower income seniors. Population Hidden Creek Ranch will result. in a residential population of approximately 9,760 persons based on a generation factor of '3.03 persons per household (source: Ventura County Association of Governments). 2.1.4 Commercial Land Uses Planning Unit 38 is planned for a 21.5 -acre community commercial center along Hidden Creek Drive near the southeastern entrance to the Specific Plan site. The commercial center can include uses retail, office, educational, child care, and community services. A transit stop is also planned at this location. The site is large enough to provide community -level services such as a grocery store and a drug store. Close to Moorpark College and existing residential neighborhoods, the commercial center can provide services to existing and future residents and consumers. The community commercial center is envisioned as a people- oriented environment linked to the surrounding open space corridor system by pedestrian walkways. The commercial center will be anchored by a supermarket, and possibly a pharmacy and restaurants. A number of small shops will also provide an assortment of products and services as well as community services. The commercial center's marketplace design is intended to foster a high level of community interaction. It will exhibit the major components of the Early California design theme setting the design character for Hidden Creek Ranch. 2.1.5 Parks, Recreation, and Open Space Land Uses The Hidden Creek Parks, Recreation, and Open Space concept plan is guided by the key design principle — preservation of the scenic foothill backdrop. To accomplish this principal, less visible areas of the site are planned for development enabling the more striking landforms to be preserved as open space. Natural open space also allows for the preservation of distinctive topography and biological resources. 6/22/98;HCR2 2 -10 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE addition to multi -use trails. Grading; in these areas'wiil be limited to that needed to accommodate ! these facilities. Parks and open ,space areas are shown on Exhibtt 'S"00, be provided)_ 1Vluiti =use trails are shown on Exhibit 9 The City of Moorpark's park dedication requirements show a need for 46 acres of park land. Park land is discussed in Section 3.1.2, Park and Recreation. The open space concept builds upon the premise that village areas should be separated from one another by open space corridors; these corridors then connect to the natural open space in the northern portion of Hidden Creek Ranch. The open space is linked through a hiking, biking, and equestrian trail system which also ties the village areas to the open space system. Exhibits 8 and 9 depict the parks, recreation, and open space concept plan, and the trail plan, respectively. The natural open space preserve is established for the following purposes: • Protect existing visual open space; • Promote species diversity and abundance through protection and enhancement of existing habitats; • Preserve, protect, and enhance wildlife corridors to minimize habitat fragmentation; • Preserve and protect riparian and wetland resources through habitat enhancement and restoration; and, • Provide multi -use trails and areas for nature study. 6/25/98;HCR2 2 -11 TJTT1n-PN r.RFFK RANCH CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA MESSENGER I' LEGEND MULTI -USE TRAIL SYSTEM • EQUESTRIAN • H KING • HIKING TRAILS FOLLOWING RANCH ROADS OR OTHER EXISTING DISTURBED AREAS TRAIL LINKS WITHIN PROPOSED DEVELOPMENT AREA NEW OS -2 TRAIL LINKS MULTI -USE TRAIL/ CLASS 1 HIICv PATH PARKS & EQUESTRIAN CENTER NOTE: SEE CROSS SECTIONS FOR TRAIL DETAILS SME: 1' _ 2,000• TRAIL ]PLAN EXHIBIT #9 Ll HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE The arroyos and open space areas (Exhibit 8) will be multi -use trails, interpretative areas, and utility improvement areas such as detention basins (Exhibit 7), culverts, and other storm drainage- related facilities. Greenbelts, open space areas, landscaped areas, and trails lying within each portion of the Specific Plan site will be dedicated to the city or to one or more Homeowners' Associations or Property Owners' Associations. Private open space within the larger lots (0.5 to 2.0 dwelling units per acre) will also be provided within the Hidden Creek Ranch. These passive, private use open space areas will be reserved for visual open space and habitat conservation. An open space easement or covenants, conditions, and restrictions will be adopted to ensure these areas remain undeveloped. Fencing will be limited to ensure preservation of views while preventing domestic animals access into the undeveloped open space areas. Types and location of fencing will be controlled through stipulations addressed at the time of issuance of Planned Development Permits. Where a residential neighborhood adjoins either the public or private open space and a potential for wildfires exists, fuel modification treatment will be incorporated along the development interface in accordance with the requirements specified in the Community Design section of this Specific Plan. Fuel modification treatments include the reduction of hazardous fuel volume, planting of approved low-fuel volume groundcovers/shrubs, limited irrigation of areas adjacent to permitted structures, and other techniques as approved by the Ventura County Fire Protection District. In fuel modification areas, brush clearance will be permitted however, mass grading will not occur. Fuel modification zones will be a minimum of 100 feet in width. Fuel modification is further discussed in Section 3.1.3, Fire Protection, of this Specific Plan. 2.1.6 Recreational Land Uses Recreational land uses. are planned throughout the open space system, including an 18- hole golf course, equestrian center, and three parks. Some facilities may be in the community commercial center such as- community 'or senior centers, boys and girls clubs, athletic clubs, and swim clubs. Private Recreational Facilities Private recreational facilities, such as tennis courts, swimming pools, tot -lots, mini- parks, and basketball courts, which serve particular neighborhoods may also be located within each village area. Basketball courts will not be lighted. Tennis courts and swimming facilities may be lit as determined appropriate at the time of Planned Development Permit submittal. 6 /25 /98;HCR2 2 -14 HIDDEN CREEK RANCH SPECIFIC PLAN Golf Course LAND USE The golf course, shown as Planning Unit 40, is planned as a privately - owned, public facility. The 223.1 -acre golf course meanders through the center of Hidden Creek Ranch. The course will have several water features for reclaimed water storage; reclaimed water will be mixed with potable water and used to irrigate the golf course. Water features may also be used for storm drainage purposes (detention or retention). The golf course will have a clubhouse and driving range. The clubhouse will have a dining room or snack bar, lounge, pro shop, locker and shower rooms, restroom facilities, Manager's office, caddy -cart storage room, and maintenance storage room. Banquet and conference facilities may also be included. Another equipment maintenance storage area may be located elsewhere on the course. Planning Unit 45 is zoned Open Space /Golf Course (OS /GC). This designation would allow only natural open space and golf course uses; no other uses would be permitted. The OS /GC zoning designation would allow one "links - style" 18- hole golf course and related facilities with a Conditional Use Permit (CUP). Equestrian Center The 9.6 -acre equestrian center will be privately owned and operated but open to Hidden Creek Ranch residents and the general public. The equestrian center will have barns, stables, and pasture and training areas. The equestrian center will also contain a'trail stop tied into the public trail system. The trail stop will include a water faucet, picnic tables, etc. Horses can be boarded at the equestrian center on a space available basis. Parks Parks will range in size from nine to 38 acres. Parks will be sited adjacent to school sites and/or open space. Planning Area 42A is the largest park site. This park will be 38 acres and is adjacent to a school site and Medium-Density housing. Planning Area 42Cis a nine -acre park site located north- central portin of the Specific Plan site contiguous to permanent natural open space. Planning Area 42D is a 13.5 -acre park site located in the northeastern portion of the Specific Plan site adjacent to a school site and Medium - Density and High - Density development areas. The park sites are proposed as public parks to be reserved in a manner acceptable to the City of Moorpark; these parks are further discussed under Public Services and Facilities -Parks and Recreation. Multi -Use Trails System Hidden Creek Ranch will contain an on- street/off - street multi -use trail system linking village areas, open space and park areas, school sites, and community 6/24/98;HCR2 2 -15 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE facilities. The trail system is further discussed in the Circulation Plan section of this Specific Plan. 2.1.6 Public/Institutional Land Uses The Hidden Creek Ranch Specific Plan Land Use Plan has 30.7 acres of Public/Institutional Use. This includes an 8.8 -acre site owned by Moorpark College and located southwest of the community commercial center. The remaining sites will be used for stormwater detention and are located throughout the Specific Plan site. 2.2 CONCEPTUAL COMMUNITY DESIGN 2.2.1 Introduction The Hidden Creek Ranch setting provides the unique opportunity to create an image which reflects the natural character of the land. As a result, a high quality, cohesive design concept has been developed for the site that creates a strong community image founded upon the site's natural character. This character will be captured by carefully integrating the natural assets of the landscape —such as the rolling hills, arroyos, and avocado and citrus groves —into the community design. Design compatibility with the surrounding community is a priority. Careful attention will be given to creating appropriate transitions between the Specific Plan site and its neighbors. Design objectives are to be accomplished through the coordinated application of appropriate planning, architectural, and landscape elements. Overall design guidelines have been developed - including design criteria to guide the development of the individual village areas and, at the same time, maintain an overall sense of continuity within the community. The design guidelines are found in Section 60 of this 'Specific Plan. 2.2.2 Architectural Character The architectural character of Hidden Creek Ranch is based on the early California' heritage of the region. Several architectural themes will be used in Hidden Creek Ranch. Community structures in the Specific Plan site will incorporate the "ranch" look that was used by the ranching and farming families that moved into the Moorpark area in the early 1900s. Hidden Creek Ranch's architectural identity will be incorporated into the design of community and village structures. The main entryways and key intersections will have entry features designed to establish the project's overall image and identity. Each village area will have its own design personality. The equestrian center, golf course clubhouse, and certain commercial structures will be designed 6/22/98;HCR2 2 -16 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE to reflect the region's colorful past. Section 6.0, Design Guidelines, addresses architectural style. Hidden Creek Ranch includes four village areas. Each village area contains components important to the makeup of a village, such as a variety of housing types, community facilities, and parks /open space. These land uses functionally relate to each other and are linked by the trail system and Hidden Creek Drive. Each village area will be distinguished by a range of architectural styles with defined textures, colors, roof types, and building materials. Landscape elements, such as walls, fences, entry features, road -edge treatments, and plant materials, will be distinctive from village area to village area. 2.2.3 Landscape Concept The Hidden Creek Ranch landscape concept will establish the community theme by unifying the various elements of the site. The primary goal is to incorporate species that are already well established in the Moorpark area including a variety of traditional trees and shrubs historically found in the area. In addition, species will be used that have naturalized to this specific region, along with a vast array of native plant material which has been proven to thrive in this area. By combining these types of plant materials, as well as by introducing new varieties of plant material used historically throughout this region, Hidden Creek Ranch will be assimilated into its natural setting. The landscape theme for the Hidden Creek Ranch draws from the historical aspects of the region. Landscaping is intended to _make a simple, yet bold statement which creates a community identity reminiscent of early California history.' The landscape theme is also intended to draw upon the site's natural setting with its mature oaks in the eastern part of the site and citrus and avocado groves in the western part of the site. Eucalyptus will provide the basic framework within the overall community areas. California peppers will 'be used to recall the community's history and tradition of the "Mission Spanish" era. The riparian plant community found in the arroyos will be used or reintroduced to accentuate this unique environment. Other historic and indigenous plant materials will add richness and variety to the landscape. Plant species have been carefully evaluated with respect to compatibility with soils, local micro and macro climates, and their ability to survive in the existing community and natural environment. The landscape concept includes drought tolerant and indigenous, naturalized plant materials.. Consistent theme walls, fences, monumentation, signage, parkways, and open space areas will begin at the project entries and continue throughout Hidden Creek Ranch. The landscape concept for the Hidden Creek Ranch is defined by zone. Zones are linked by landscaped corridors along primary roadways and in the open space 6/22/98;HCR2 2 -17 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE areas. Each of the project's individual landscape zones and the Master Plant List are provided in Section 6.0, Design Guidelines.. The proposed plant palette will allow for the creation of a wide variety of color, texture, size, and plant characteristics. Conceptual landscape treatments for these zones are described in greater detail in the following zone -by -zone definitions. The Master Landscape Design Concept is shown on Exhibit 10. Community Arterial, Collectors, and Residential Roadways Hidden Creek Drive is planned as a Community Arterial running east -west through the Specific Plan site. This arterial creates an opportunity to design a linear park system unifying the diverse elements of this community. The Community Arterial is planned as a four -lane roadway with a center median. It will serve as a major design theme parkway connecting village areas and open space /recreation areas. The parkway will contain meandering walkways and landscaping flanking the street edge. The roadway cross section will have a median, parkway plantings along either side, and a detached meandering sidewalk on the south side. An off - street multi -use trail /Class I bike path is planned along the north side of Hidden Creek Drive from the entrance at Campus Park Drive to the western project boundary. A separated equestrian trail is also provided as a part of the multi -use trail along the north side of Hidden Creek Drive from Planning Unit 43 (the equestrian center), west to the project boundary. By incorporating a combination of tall, vertical trees and large canopy trees in the landscaped areas adjoining the roadway, a park -like setting will be created. Primary trees planted in this area will include large masses of informally grouped Eucalyptus species as well as pepper, oak, and pine trees. Strategically placed plant material will be used to frame views to the adjacent hillsides, arroyos, and golf course. Hidden Creek Drive will be similar to the more established parkways reminiscent of the more intimate California communities of the past. A connection to Spring Road through Happy Camp Carryon Regional `Park to the Specific Plan No. 2 site will be created by using similar plant materials. ' The landscape concepts for the Community Arterial are shown on Exhibit No. 11. Collectors and residential streets will apply the same landscaping concepts and techniques, but will take on the character of the specific village area which they traverse. The landscape character for the Village Collector is shown on Exhibits 12 and 13. 6/22/98;HCR2 2 -18 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE Community/Village Centers, Entry Features, and Significant Intersections These areas will provide an introduction to and the first impression of Hidden Creek Ranch. Therefore, they will serve as an important element of the overall landscape concept. Special plant materials will be used to denote each area. Tall, vertical trees visible from a distance will identify key areas of interest throughout the site. Large masses of colorful trees and shrubs will be used as accents to highlight these special areas. The primary plant material in these locations will include sycamore, cedar, poplar, and pine trees. The Village Areas There are four distinct village areas. Each village area will have its own identity created by its architecture, housing mix, amenities, and actual location within the Ranch. The landscape concept for each village area will further reinforce its identity. Eucalyptus Village Area The Eucalyptus Village area will serve as the gateway for the Specific Plan site. A water feature may be incorporated into the project entrance to establish a distinctive landmark upon entry. Because of this village area's important location, the tall Eucalyptus. Complimentary trees will include Jacarandas and Sumacs. Sycamore Village Area Sycamore Village is located in the more low lying portions of the site. Scenic arroyos are on either side of this village area. A riparian plant community dominated by Sycamores is planned. Complimentary trees include camphor, redwood, oak, and elm trees. Plantings within the arroyos will be coordinated with habitat enhancement/replacement requirements as set forth in the final Environmental Impact Report. Pine Villa eg Area The Pine Village area is located in the higher elevations of the site. Pine and complementary evergreen species, along with ash and crepe myrtle, will be used to develop a strong hillside theme singular to this village area. Pepper /Citrus Village Area The Pepper /Citrus Village area is planned for Very- Low - Density housing in a ranch -like setting. The pepper tree is a naturalized species common to the ranch environment; the pepper tree will be used along with magnolias. Citrus orchards may be planted in public open space areas. Citrus will follow the existing 6/25/98;HCR2 2 -19 W4 E2 a rx w " ° 1340 a a 134 0 3 1 Z dl U 0 E- zE-4 P-4 �■t? w t� �o w a U W E- d NOW x z U� 0 z U O U W� r� V bC a a Wi °g w oz � Wu A W' Frl U ACCENT TREES, PLANTED IN NATURAL GROVES VARIOUS SLOPES S' MEANDERING _ SIDEWALK 0 v U v BIKE al LARGE, BROAD CANOPY EVERGREEN THEME TREES F NATIVE GRASSES. SHRUBS, AND BOULDERS `�. N 20' - 1 8' I 12_' 1 12' 1 20' -60' l 12' 1 12' 8' ZO' EXPANDED MEDIAN LANDSCAPE CONCEPT IDDEN CREEK DRIVE FROM CAMPUS PARK E. ENTRANCE TO P.U. 24 - ROLLING MOUNDS 10'MEANDERING MULTI -USE TRAILIBIKB PATH COMMUNITY THEME FENCE THEME FENCE PLAN VIEW OF TREES IEDIAN HIDDEN CREEK RANCH CONEYFUNrrY ARTERIAL CITY OF MOORPARK. VENTURA COUNTY, CALIFORNIA EXHIBIT # 11 IML KA=�(--,=*1r - =o BIKELANE .ANDSCAPED 4EDIAN T%DAVT/'SLPT T/1T IID AX" T AXMCf`ADT%T!_ STREET TREES - ITVE TO EACH ;E BIICELANE SIDEWALK 92' R.O.W. LANDSCAPE CONCEPT OPENINGS IN TREE CLUSTERS ACCENT TREES COMMUNITY THEME FENCE GIVING PERIODIC, VIEWS f-- MEANDERING SIDEWALK OF HILLS :=-�► f-- NATIVE SHRUBS AND--- - MASSES BIKE LANE BIKE LANE �- ACCENT TREES PLANTED IN GROVES ATURAL PLAN VIEW HIDDEN CREEK RANCH VILLAGE COLLECTOR (ALT A) CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EX MIT # 12 `j% MESSENGER 4 s THEME STREET TREES DISTINCTIVE TO EACH VILLAGE DROUGHT TOL LANDSCAPING IN PARKWAYS S SIDEWALK 15'16'118' 1 12' j 12' 1 16' en' ROLLED CURBS I .AN RCAPF C nNf PPT '.rte, , _ •.�� :. ••�`� • ti. . - LANDSCAPED SLOPES r st•ak. I NEIGHBORHOOD THEME STREET TREES PLANTED FENCE/ WALL IN NATURAL FORMED MASSES PLAN VIEW HIDDEN CREEK RANCH VILLAGE COLLECTOR (ALT. B) CITY OF MOORPARK, VENTURA COUNTY. CALIFORNIA EXHIBIT #13 /A6MESSENGER HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE contours to maintain the integrity of existing landforms. Portions of the existing citrus and avocado orchards will be preserved, further enhancing the historical character of the area. Golf Course The golf course will be a "links" type course designed to be in harmony with the surrounding natural environment. A "links" golf course is characterized by minimal amounts of fairway located at strategic landing areas surrounded by natural open space. This type of golf course is also called a "target" or "Scottish type" course. The use of native species will be emphasized. Traditional plantings will serve as accents in key areas such as around the club house and at entryways. Primary trees will include maples, alders, ashes, sycamores, cottonwoods, and oaks. State -of -the -art technology will be used to conserve water and control the use of chemicals. The intent is to create an environment complimentary to the surrounding village areas and the natural terrain. Public and Private Open Space Linkages These open space areas will be developed to encourage pedestrian circulation throughout the site. Efforts will be made to preserve the character of the natural landscape whenever possible. Native plant material will be used, similar to that used on the golf course. Natural habitat areas will be restored and enhanced. Primary plant material will include maple, alder, ash, sycamore, cottonwood, and oak trees. Parks and Recreation Facilities These facilities will play a pivotal role in the overall open space system. Parks and recreation facilities will be widely used by community residents. Historical plant material such as eucalyptus, oak, and sycamore trees will be used to develop a singular character for these parks. Distinguishing, large- scaled plant materials, along with distinctive architecture, will create strong community landmarks that develop character overtime as plant material matures. Parks are located in close proximity to natural open space areas. Trees and grasses will be used to transition between parks and natural areas. Large masses of trees will be used to define park areas and delineate development areas. Shrubs will be used primarily adjacent to architecture to soften and accent more intensively used areas. 6/22/98;HCR2 2 -- HIDDEN CREEK RANCH SPECIFIC PLAN Schools LAND UIRF. The two elementary school sites, Planning Units 39A and 39B, are sited adjacent to park sites. Although some separation is needed, it is intended that these facilities be integrated with the surrounding land uses. The same type of plant materials will be used for the school and park sites: sycamore, oak, and magnolia trees. Planting concepts will become more refined as they relate to buildings and parking areas. Equestrian Center The equestrian center (Planning Unit 43) will be designed to be compatible with the adjacent natural habitat using plant materials at the golf course and open space areas. 2.2.4 Irrigation/Planting Objectives To promote low water use and improve plant survival rates, the following objectives are established to direct irrigation and planting techniques during project implementation. • Choose plants adapted to existing onsite climatic conditions. • Locate plants with similar water requirements together and consider their total cultivation needs in their placement. • Plant during the most opportune season to take advantage of natural rainfall (October through March). • Use irrigation systems with the latest technology to ensure system efficiency. • Use mulch to retain soil moisture. • Use permeable paving material, where possible, to allow the penetration of natural rainfall into the soil. • Limit lawn areas. Place turf areas where needed for sports activities, exercising, and sitting areas. • Ensure compliance with the City of Moorpark requirements for low water usage. • Design grading to minimize runoff. 6/22/98;HCR2 2 -25 HIDDEN CREEK RANCH SPECIFIC PLAN 2.2.5 Fuel Modification Zones LAND USE Three planting zones will be established to ensure the successful integration of the site with the adjacent natural environment. Each zone will vary to accommodate the specific needs of the landscaped areas. The three zones include the Irrigated Zone, Transition Zone, and Native Zone. Irrig=ated Zone Zone "A" is the "irrigated zone" which will abut structures and roadways. This zone will allow traditional planting and irrigation. However, drought tolerant and xeriscape landscapes will be emphasized. Transition Zone Zone "B" is the "transition zone." This zone will be a transition area between the "irrigated zone" and the "native zone." Native plants will be used. Permanent irrigation systems will be used only where necessary. Native Zone The opportunity exists here to restore the ecosystem of native areas. This is a peripheral design solution. Therefore, this zone will be located at the top of slopes, at the outermost parts of the project, away from buildings and roadways, and generally away from close -in views. The fuel modification zone will be a minimum of 100 feet wide (from the back of the building lot to the outer edge of the zone). A cross section of the fuel modification concept is shown on Exhibit 14. Fuel modification is further described in Section 3.1.3, Fire Protection, of the Specific Plan. 2.2.6 Sustainable Development Objectives The following objectives will result in an improved landscape design. • Use contour grading sensitive to the existing topography. • Employ landform grading techniques to blend cuts with existing landforms. • Use reclaimed water, if available, for lakes and streams, irrigation of the golf course, and common areas such as open space and landscaped areas within multi - family development areas, landscaped medians, and similar areas. • Revegetate disturbed natural areas. 6/22/98;HCR2 2 -26 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE • Recycle removed vegetation and top soil; use for revegetation and mulching. • Use permeable paving in park areas, where feasible. • Maintain wildlife corridors as set forth in the final Environmental Impact Report. • Maintain natural waterways, where possible. 2.2.7 Landscape Maintenance The developer will be responsible for landscape maintenance during project implementation. The long -term responsibility for maintenance will be with individual private property owners, public agencies, and homeowner's associations. The following is a concept of how responsibilities may be divided. Individual Private Property Owner Maintenance The individual property owners will be responsible for maintaining landscaping in their private yard areas. Homeowner Associations Each village area and/or neighborhood will have an established homeowners' association to take responsibility for maintenance of private streets and walks, private trails, and designated landscape and recreation areas within the village area or neighborhood. Within the lowest density areas, the homeowner associations will enforce codes, covenants, and restrictions that prevent the location of structures /fences in rear yards and regulate the type of landscaping allowed. This will ensure the transition to natural open space areas is properly designed and maintained. 3. Public Agency Maintenance Greenbelts, open space areas, landscape areas, and trails lying within each portion of the Specific Plan site I will be dedicated to I the City of Moorpark in a form approved by the City Attorney, or to one or more Homeowners' or Property Owners' associations. Greenbelts, buffers, and open space areas may include wetlands, stormwater detention areas, landscaping and decorative planting areas that do not interfere with the greenbelt, beffers, and open space uses. Such areas not dedicated to the City of Moorpark shall include a conservation easement granted to the city in a form acceptable to the city consistent with Civil Code Section 815 et seq. The city would normally be responsible for maintaining the landscaping on publicly -owned land. These areas include streets and highways, public parks and other similar public lands. Streets, highways, walkways, multi- 6/25/98;HCR2 2 -27 .y �e f. A TOP OR TOE �- OF SLOPE C A 8- HT. MAXOMUIvi GROUND COVER I Y BETWEEN NATURAL SHRUB MASSES A 100' MIN. BRUSH CLEARANCE FROM BUILDING SITE TO COMPLY WrM VENTURA COUNTY FIRE DEPARTMENT FUEL MODIFICATION REQUIREMENTS. 100' A. IRRIGATED ZONE B. TRANSITION ZONE C. NATIVE ZONE HIDDEN CREEK RANCH FUEL MODMCATION CROSS SECTION CITY,OF MOORPARK. VENTURA COUNTY. CALIFORNIA EXHIBIT #14 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE use trails and related drainage structures that are located on city land will also normally be the maintenance responsibility of the city. The city may use a mechanism such as a Landscape Maintenance District to maintain these improvements on publicly owned land. In some cases, drainage facilities may be the responsibility of the Ventura County Flood Control District. 4. Landscape Maintenance District or Hidden Creek Ranch Master Association The natural open space areas (2,220 acres) located primarily in the northern and eastern portions of the Specific Plan site will be granted by deed to an entity approved by the city and project applicant. The entity will be obligated to grant to the city 'a conservation easement in a form acceptable to the city consistent with Civil Code Section 815 et seq. This entity (such as a nature conservancy) will have the responsibility to maintain the open space and trail system. The arroyos will be maintained through the use of a Master Association and/or Landscape Maintenance District established within Hidden Creek Ranch. Where storm drainage facilities and detention ponds fall within these areas, the Master Association and/or Landscape Maintenance District will maintain these facilities, except in areas where they are dedicated to and become the responsibility of the Ventura County Flood Control District. Other areas which may also become the responsibility of the Master Association/Landscape Maintenance District may include landscape lots between the public right -of -way and the private development edge, multi -use trails, and fuel modification areas located within the open space areas. 2.2.8 Walls and Fences In addition to providing screening, sound attenuation, security, and containment, community walls and fences (located along the Community Arterial and Village Collectors, along the perimeter of hidden Creek Ranch where required by the approved design plan conditions or planning units) serve as an important component of the community theme. The character of the walls and fences will be consistent with the "Mission Spanish" and "Early Victorian" designs. Walls and fences will have a rural style providing a sense of heritage reminiscent of early California. This theme will be carried throughout the wall /fencing system; however, materials will change depending on the purpose of the wall. Walls and fences are further described in Section 6.0, Design Guidelines, of this Specific Plan. View walls and fences will include materials which provide enclosure, yet promote views'. 6/22/98;HCR2 2 -29 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE Equestrian fencing will be consistent with the rural ranch nature of the equestrian areas of Hidden Creek Ranch. Fencing will provided where a separate equestrian link is provided within the multi -use trail along the north side of Hidden Creek Drive from the equestrian center to the western site boundary. Specific types of walls and fences used will be defined concurrent with Planned Development Permit application. 2.3 CONCEPTUAL GRADING The existing topography of the Specific Plan site is characterized by sloping terrain ranging from 0 to 30' percent. Steeper areas are primarily found in the northern portion of the site and in the arroyos; these areas are designated as permanent, undeveloped open space. Land uses have been sited to compliment and preserve hillside terrain, as well as provide a safe living environment. Grading is primarily confined to the mesa areas with limited grading along arroyo edges. The Hidden Creek Ranch Land Use Plan includes a hillside concept that clusters residential development with regard to natural topography, proximity of arterial roads, schools, parks, density patterns and views of adjacent and distant vistas. The grading concept responds to the physical character, visual and environmental qualities of the site, as well as land use location, dwelling type, and development efficiency. The concept sensitively clusters development within the natural topography of the site. Parks, natural areas, manufactured slope banks, and drainage ways are used to separate development clusters and to provide opportunities to incorporate landscape materials which enhance community quality. The grading plan is intended to protect important natural features and minimize landform= alteration. Hillside development will enhance the most visually significant slope banks and ridgelines, where feasible, and retain their natural appearance. Manufactured slopes will be recontoured to reflect the site's natural topographic character and retain the visual integrity of the site under developed conditions. The Preliminary Grading Concept Plan is designed to minimize grading in the 20 percent or greater slope areas, wherever possible, and on the site in general. Existing topography and the slope analysis are shown on Exhibits 15 and 16, respectively. The slope analysis of the existing site is presented in Table 2. The slope analysis shows that 1,459.9 acres of the Specific Plan site will be graded: 720.3 acres of the less than 20 percent slope category and 739.6 acres of the over 20 percent slope category will be graded as a part of the Specific Plan project. In addition, grading in Planning Units 24, 27, 28 29A, 29B, 30A, 30B, 31, 32, 33, 34A 34B, 35A, 35B, 35C, and 37B will occur at the time of individual lot buildout and are not included in the grading totals. The remainder of the site will not be graded. 6/22/98;HCR2 2 -30 lnnlPN C' R F.F.K RANCH 'Y OF MOORPARK. VENTURA COUNTY, CALIFORNIA MESSENGER EXISTING TOPOGRAPHY „�XHLt3l 1 i S ; �. f j 1 1 AftMESSENGEI-Z INVESTMENT' COMP ANY lnnlPN C' R F.F.K RANCH 'Y OF MOORPARK. VENTURA COUNTY, CALIFORNIA MESSENGER EXISTING TOPOGRAPHY „�XHLt3l 1 OR soar: r - 2.000• SLOPE AREA AND GRADING ANALYSIS AREAS LEASS THAN 20% SLOPE WEST PLANNING AREA 304.4 CENTRAL PLANNING AREA 185.6 EAST PLANNING AREA 184.5 OFF -SITE AREAS 48.2 AREAS GREATER THAN 20% SLOPE 303.7 238.3 167.8 29.8 SUB -TOTAL 720.3 739.6 NATURAL (OPEN SPACE) 930.8 2007.3 TOTAL 1651.1 2746.9 HIDDEN CREEK RANCH SLOPE ANALYSIS CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT # 16 MESSENGER ' ' -- Less Than 209 Slopes Affected by Grading -- Less Than 209 Slopes Affected by Grading f -----I -- Areas Within Planning Units Subjected to Potential Grading u Not A Part of Project Bulk Grading. Grading to be Site - Specific: Occuring Al Time of Individual Lot Build -Out. CC&R And Tract Development Guidelines Imposed. SLOPE AREA AND GRADING ANALYSIS AREAS LEASS THAN 20% SLOPE WEST PLANNING AREA 304.4 CENTRAL PLANNING AREA 185.6 EAST PLANNING AREA 184.5 OFF -SITE AREAS 48.2 AREAS GREATER THAN 20% SLOPE 303.7 238.3 167.8 29.8 SUB -TOTAL 720.3 739.6 NATURAL (OPEN SPACE) 930.8 2007.3 TOTAL 1651.1 2746.9 HIDDEN CREEK RANCH SLOPE ANALYSIS CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT # 16 MESSENGER ' ' HIDDEN CREEK RANCH SPECIFIC PLAN TABLE 2 SLOPE ANALYSIS Location Areas Less Than 20 Percent Slope (in acres) Areas Greater Than 20 Percent Slope (in acres) East Planning Area 184.5 167.8 Central Planning Area 185.6 238.3 West Planning Area 304!4 303.7 Offsite Areas 48.2 29.8 Subtotal 720.3 739.6 Natural -Open Space 930.8 2,007.3 TAB 1,651.1 2,746.9 Source: Haaland Gro , Inc., June 1998. LAND 1TCF The Preliminary Grading Concept Plan incorporates the recommendations of the geotechnical and geologic reports prepared for the project, including those for soil expansion, slope stability, and balancing of cut and fill quantities. The Grading Plan is shown on Exhibit 17. This exhibit shows grading within the village areas (where grading will take place for development areas), and grading for low density areas (where grading will be done only, as necessary, to accommodate roadways, building envelopes, and other infrastructure). Exhibit 18 is the cross section key map; Exhibits 19 to 25 show cross sections of the conceptual grading plan for the site. Grading for the trail system will be limited to those links where existing roadways do not exist and will be limited to that needed to accommodate brush clearance and erosion control measures. Landform grading concepts will be used. The shaping and grading of the terrain will be tailored to maximize the general character of the site by providing a variety of slope gradients along with buildable areas for streets, homes, and golf course. Innovative design solutions will be encouraged in slope areas through architectural and site design concepts, building site location, grading, and construction techniques. Grading guidelines are provided in Section 6.0, Design Guidelines, of this Specific Plan. 6/24/98;HCR2 2 -33 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE 2.4 CIRCULATION PLAN The Hidden Creek Ranch Circulation Plan is depicted as Exhibit 26 and shows the primary components of the circulation system. 2.4.1 Vehicular Circulation Hidden Creek Drive will provide a safe, efficient, and economical means of circulation to /from the Specific Plan site, as well as infra- community travel. 2.4.2 Vehicular Circulation Elements Community Arterial ncipal thoroughfare traversing the Specific Hidden Creek Drive will be a major design r", park < connecting village areas and open to Community Arterial standards, Hidden ParkDrive (east) on the east side of the site Park -to the west to the Specific Plan No. 2 I through the park. Hidden Creek Drive is planned 'as a four -lane roadway with two parking lanes, and a minimum 20 -foot to maximum b0 -foot center median within' a 124 -foot right-of-way (34 feet wider than city requirements for a Rural Collector and 24 feet wider than the: requiremeug for a four lane arterial). The roadway will have minimum 20 -foot parkways on either side with meandering walkways,, bike paths, .and landscaping flanking the street edge,, More specifically, a meandering 10 -foot multi use buil/Class I bike path (which may also be used by pedestrians) will be on the north side of the Community Arterial and a meandering pedestrian sidewalk-on the south side of the arterial. Concurrent i with 'the ,approval of the Hidden Creek Ranch Specific Plan, the Circulation'Element df the Moorpark_ General Plan Figure No. 2 will be amended to show the approved circulation improvements associated with the project, including a Spring Road connection through' Happy Camp Canyon Regional Park and deletion of a Broadway Road connection through the regional park. 6/25/98;HCR2 2 -34 �I .. i ;L+ jail ui I I�I 7177� .f H 1--1 W z o W z 0 W Qi W E- z U H � w 0` 0_ w ao Z° o W= Aw WW C) 7y,� O ci Z Za. Fa U � N g .f H 1--1 W z o W z 0 W Qi W E- z U H � w 0` 0_ w ao Z° o W= Aw WW C) 7y,� J Hd PPy CgMP ---- CANYON SIGHT J Va SCALE IN MILES /Nf> =1eNAL " " "(-oOP ROAD .EOUESTR.IdN NATURAL /proposed Smde RESIDENTIAL RESIDE LINE -' ... ude -~ Fil- ezlsiing Made SCALE KEY DISTANCES IN FEET NAT(/RAL OF EN SPACE F21 0 600 1200 1800 24M 3000 3600 HORIZONTAL J J J J di VERTICAL 400 300 200 100 0 CNote: Vertical scale is 3X exaggeration 0 I r�m .ex rem r�6o rJm exiting grade _ r33o rr'.e roso �o eso em �4 HIDDEN CREEK RANCH SECTION EXHIBIT #19 CITY OF MOORPARK. VENTURA COUN'T'Y. CALIFORNIA `MESSENGER ....... SCALE KEY DISTANCES IN FEET '";{BEET proposed grade RES /OiE✓T /'V- RE5 /OEM TIAL / I I � - 0 600 1200 1800 2400 3000 3600 HORIZONTAL El / % - I O B' I 2000 n5o i5oo Iaso Ieao 130 I'KO K50 IGOO 1550 15pp 1a50 /5CV 1250 /tw 1150 IIJO 1050 100 950 aw 000 T5o VERTICAL 400 300 Note: Vertical scale is 200 L 3X exaggeration 100 0 SECTION B HIDDEN CREEK RANCH EXHIBIT *20 :ITY OF MOORPARK• VENTURA COUN'T'Y. CALIFORNIA (AhMESSENGER `°"r SIR, VALLEY FRY. .... (US. NR✓ /ID) Lwnrur ?A" k I � I SMH NATJA_ I exiAin56n� /RE LINE EM 5 SIGHT aoo - - - -� — --- - 750 Tw G50 ----- - - -- -- -- - SCALE IN MILES SCALE KEY DISTANCES IN FEET '";{BEET proposed grade RES /OiE✓T /'V- RE5 /OEM TIAL / I I � - 0 600 1200 1800 2400 3000 3600 HORIZONTAL El / % - I O B' I 2000 n5o i5oo Iaso Ieao 130 I'KO K50 IGOO 1550 15pp 1a50 /5CV 1250 /tw 1150 IIJO 1050 100 950 aw 000 T5o VERTICAL 400 300 Note: Vertical scale is 200 L 3X exaggeration 100 0 SECTION B HIDDEN CREEK RANCH EXHIBIT *20 :ITY OF MOORPARK• VENTURA COUN'T'Y. CALIFORNIA (AhMESSENGER `°"r r� O�L/NS 4!O. CRA55 �� yMl VALLEY FWY. CAMPUS PARK 0—C � cu.Pr/� NKL9 plyELppIIEA? SIGH existing grade k N/DDEN CNGE/c WrENNAL {11` DVPIVG •— _ .. STREET I R!S /(nFNT I Proposed grade CWIME Proposed LINE CIX/RSE — STREET existing grade C' rt b50 IH 50 Oa- 1750 /coo /550 1500 / <50 /etG /9so /900 /L50 /rao N5o /050 loco Hco T5o Too coo aro soo %s //! %L < V-4. �4 SCALE IN MILES SCALE KEY DISTANCES IN FEET 0 600 1200 1800 2400 3000 3600 HORIZONTAL I J J J J VERTICAL 400 300 200 100 0 CNote: Vertical scale is 3X exaggeration 3IDDEN CREEK RANCH SECTION 'TTY OF MOORPARK, VENTURA COUNTY. CALIFORNIA EXHIBIT #21 qh MESSENGER „ eao Sao cs.l caa O SCALE IN MILES SCALE KEY DISTANCES IN FEET .. R /A^.E L /NE /�G MOI/NTa /N cusro.+ Ce�isting grade im RE9/DENT/AL �'� /sM /]5a RES/DENT /IL � /'J� /oso ro — xo 7W >oo ceo roo a o 0 600 1200 1800 2400 3000 3600 HORIZONTAL 1 J J J i J VERTICAL 400 300 200 100 0 CNote: Vertical scale is I 3X exaggeration SECTION D HIDDEN CREEK RANCH EXHIBrr #22 CITY OF MOORPARK. VENTURA COUNTY. CALIFORNIA „ MESSENGER' 800 150 100 600 E' ED �14 LJ %4 rc 3/4 SCALE IN MILES SCALE KEY DISTANCES IN FEET 0 600 1200 1800 2400 3000 3600 HORIZONTAL VERTICAL 400 300 200 100 n CNote: Vertical scale is 3X exaggeration 1850 ie0o ,�50 '100 1650 l6� /550 1500 l4$0 400 /350 13N rL50 IL00 1150 I'00 '050 1000 X90 900 B50 EM 150 650 600 HIDDEN CREEK RANCH SECTION EXHIBIT #23 CITY OF MOORPARK, VENTURA COUNTY. CALIFORNIA MESSENGER �, o 45o 9- B'P 900 '!30 RJO /e50 SCALE IN MILES SCALE KEY DISTANCES IN FEET 0 600 1200 1800 2400 3000 3600 HORIZONTAL VERTICAL 400 300 200 100 Note: Vertical scale is 3X exaggeration Li 220a 2,50 z,ao 2050 2oP0 /9 �1 1� le 5o /soo f750 Ivoo /650 /G 00 /550 l� Is50 /400 1350 /300 1250 1200 /I50 I /00 f050 830 ]W 650 600 0 HIDDEN CREEK RANCH o SECTION EXHIBIT' 424 -ITY OF MOORPARK, VENTURA COUNTY. CALIFORNIA „ /'MESSENGER D Nfi�- M filch �u Imo_ _J M+�XN r!/ir`r SY��6 —� I I \I slcllr PSI SCALE IN MILES 'h 1 SCALE KEY DISTANCES IN FEET 0 600 1200 ISM 2300 3000 3600 HORIZONTAL I J J J J / 6aluo•f'f nw. •Mr.4 f(4ob'rvt 'LINE —r- VERTICAL 3� 300 100 0 fwa.m„ rNote: Vertical uale is 1 L3X esaggeraliun] U —L i o UDDEN CREEK RANCH SECTIONG 'ICY OF MOORPARK. VENTURA COUNTY, CALIFORNIA EXHIBIT #25 MESSENGER A z w c7 W a a a ww p U O 6 q U' V] 3 ti.. z� ZMM �W a `7./ O H rL� t - z 0 U w a wE- z U� a W� a Zo W o Zu p �W/� i V A ty IW Fi N A w W "u W U I err �Pr� �S it n z� ZMM �W a `7./ O H rL� t - z 0 U w a wE- z U� a W� a Zo W o Zu p �W/� i V A ty IW Fi N A w W "u W U I z� ZMM �W a `7./ O H rL� t - z 0 U w a wE- z U� a W� a Zo W o Zu p �W/� i V A ty IW Fi N A w W "u W U MEANDERING PEDESTRIAN SIDEWALK •A- 2% MEANDERING MULTI -USE TRAIL /CLASS I LANDSCAPED BIKE PATH PARKWAY LANDSCAPED MEDIAN 296 -tea If i ! 5' 6' 8' 12' 12' 12' 12' 8' 5' 10' MIN LO' AVERAGE, 32' 20' MIN. 32' 20' AV AGE, !LANDSCAPED MEDIAN WIDTH LANDSCAPEIJ PARKWAY VARIES PARKWAY (WIDTH VARIES) (WIDTH VARIES) 124' MIN. R.O.W. R/W R.O.W. WIDTH VARIES R/W CONUMUNTrY ARTERIAL (SECTION A) MEANDERING MEANDERING PEDESTRIAN MULT -USE TRAIL /CLASS I SIDEWALK LANDSCAPED BIKE PATH PARKWAY CONCAUNITY ARTERIAL (SECTION A -1) (ABOVE SECTIONS REFER TO HIDDEN CREEK DRIVE FROM CAMPUS PARK E. TO ENTRANCE OF P.U. 24) HIDDEN CREEK RANCH CROSS SECTIONS CITY OF MOORPARK. VENTURA COUNTY. CALIFORNIA EXHIBIT * 27 MESSENGER LANDSCAPED MEDIAN HEIGHT OF _ SPLIT VARIE - 2% I I� 5' 6' 8' 12' 12' 12' 12' 8' 5' 10' MIN 20' AVERAGE 32' 20' MIN. 32' O'AVERAG LANDSCAPEIY MEDIAN wuyrif LANDSCAPED PARKWAY VARIES PARKWAY : TDTH VARIES) (WIDTH VARIES 124' MIN. R.O.W. *1 R.O.W. WIDTH VARIES R/W CONCAUNITY ARTERIAL (SECTION A -1) (ABOVE SECTIONS REFER TO HIDDEN CREEK DRIVE FROM CAMPUS PARK E. TO ENTRANCE OF P.U. 24) HIDDEN CREEK RANCH CROSS SECTIONS CITY OF MOORPARK. VENTURA COUNTY. CALIFORNIA EXHIBIT * 27 MESSENGER HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE Collectors Collectors will provide circulation throughout Hidden Creek Ranch. a. Village Collectors will have a 20 -foot median, two travel lanes, two parking lanes. detached walkways, and variable width parkways within a 92 foot right -of -way. There will also be a Village Collector without a median within a 72 foot right -of -way. These cross sections are shown on Exhibit 28. The cross sections are keyed on the Circulation Plan as B and B -l. b. Residential Collectors are 40 feet curb -to -curb with 5.5 foot wide attached sidewalks and two travel lanes within a 60 foot right -of -way as shown on Exhibit 29. This section is keyed on the Circulation Plan as C. The City of Moorpark General Plan Circulation Element's standards for Rural Collectors include a two- to four -lane roadway with a typical right -of -way of 70 to 90 feet and a curb -to -curb pavement width of 54 to 64 feet. Village Collectors are comparable to the right -of -way wide of a Rural Collector, but are limited to two lanes and a 40 -foot pavement width; they may have a median. Campus Park Drive (east) as it leads up into the Hidden Creek Ranch will have a median. Moorpark General Plan Circulation Element standards for Local Collectors include a two -lane roadway with a typical right -of -way width of 50 to 70 feet and a curb -to -curb pavement width of 36 to 54 feet. Local Collectors are comparable to the proposed 60 foot right -of -way Residential Collector but has a pavement width of 40 feet. Parking will not be permitted on collectors. Interior Residential Street S, stem An interior residential street system will provide circulation as well as access to the public street system. a. Residential Road consist of a 36 -foot curb -to -curb paving with a 4 -1 /2 foot sidewalk adjacent to the curb and two travel lanes within a 50 foot right -of- way, as shown on Exhibit 29. Parking is permitted on residential roads. b. Residential Loop and Cul -De -Sac will have a 32 -foot curb -to -curb paving with a 4 -1/2 foot sidewalk adjacent to the curb on one side only and two travel lanes within a 42 -foot right -of -way, as shown on Exhibit 30. Parking will be permitted on one side of the Residential Loop and Cul -de -Sac streets. Cul -de -Sac bulbs will comply with Ventura County Standard C -2 or C -3. c. Private Drive access will include 24 feet of paving (Exhibit 30). There will be no sidewalks and curbs will be optional. Parking will not be permitted. Drainage and erosion will be addressed through lined or unlined roadside ditches provided on each side the drives where curbs are not utilized, in 6/22/98;HCR2 2-46 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE conformance with Ventura County Public Works Agency —Roads Standard requirements. Offsite Transportation Improvements The following committed transportation improvements are required to be implemented as a part of the Hidden Creek Ranch Specific Plan project as set forth in the certified final EIR and the related Mitigation Monitoring Program. 1. The year 2000 Proposed Project scenario traffic impact analysis identified a circulation ;deficiency, (LOS E) in the a.m. peak hour at the Collins Drive /Campus Park Drive intersection. There are several circulation options that could be constructed to eliminate the identified deficiency and attain the City of Moorpark LOS C or better objective. There is a range of intersection improvement options (IA through IE) to address the projected deficiency at the Collins Drive /Campus Park Drive intersection as presented below. Alone or in various combinations, as described, they provide varying degrees of mitigation. The project applicant shall participate in a city program to implement Options _ 1 B or 1C in combination with Option l A or to implement Options 1D or 1E to achieve the City of Moorpark LOS C or better performance criteria. The project applicant shall be required to contribute the appropriate percentage of the cost associated with implementation of the selected option or complete the required improvement as a development project condition of approval. (fair share) IA. Signal Phasing Modification Modify the existing signal phasing at the Collins Drive /Campus Park Drive intersection to provide a left -turn phase on each approach and a northbound right -turn green arrow overlap with the westbound left -turn signal phase. III. Intersection Geometric Improvements Implement intersection improvements (i.e., roadway widening and lane additions) at the Collins Drive /Campus Park Drive intersection. In order to achieve LOS C or better during the a.m. peak hour, the existing northbound right turn lane shall be converted to a free - flowing right -turn lane; the optional northbound through -right lane shall be converted to a northbound through lane; a second westbound left -turn lane shall be constructed, and other improvements may be required as determined by the City Engineer after' review of intersection improvement plans. The northbound lane conversion will require that the existing south curb - line on Campus Park Drive between Collins Drive and College View Avenue be relocated to the 6/25/98;HCR2 2-47 �?IIlti?�'��. •1:= .�'F�;.��iC„tif'��ri.�-= 1 - -__ - z,�lll}]r�:a'i,:cl�= - _ _- - : ; �b.A2i��1��i7G1�QAT91I) 1� •f � �er� `),£ iP� 6: _ = - �. y� l�l. �rc1 '.'��Y'1't'— •�-- ��1'``-.4� -. _ r 1 L I I I �� [1.4.� "1��:,5:(%;�1 -:?G: � - - 3 - _, �[t��B��,►�',_' f _ I - _ _ _ .: �,�'i�'��w�z�'f �� - - - _ - 'r� i � I Z`,".��I...�� r ►�..�.�i.V..RI.,y'.LS1r� �ri i' 1k��1.- �:FF :. �.: J �i�`�i��l!:1'��i - _ - _ - - - +: vz;h'!?i�'i,�'.1 !� :41 t'k. < <R: ?�I� T�R�, ;iyE l:I �` 3' ::{ 1lL � t�i�! I�I� - _ ENEMY ,o trtC 3I0: SiR1 :K 41C1 WI. t_ _ ;y�TC1:;rAil(.�L_ 7} n ; iE' I�.#i� } gC!- ;iri;S': 4f77►`TT LsI.(1�:1iG I:YY - _' ■�.ppTT'�: � J.N ►,ll CY.Y�. ih,4.rj .e.7 J,Y„� -- - - -- - IIALY.':�74�I�.- ..1�.°A� ��Y11) - - __ - - -. Mli _ : ; �b.A2i��1��i7G1�QAT91I) 1� •f � �er� `),£ iP� 6: _ = - �. y� l�l. �rc1 '.'��Y'1't'— •�-- ��1'``-.4� -. _ r 1 L I I I �� [1.4.� "1��:,5:(%;�1 -:?G: � - - 3 - _, �[t��B��,►�',_' f _ I - _ _ _ .: �,�'i�'��w�z�'f �� - - - _ - 'r� i � I Z`,".��I...�� r ►�..�.�i.V..RI.,y'.LS1r� �ri i' 1k��1.- �:FF :. �.: J �i�`�i��l!:1'��i - _ - _ - - - +: vz;h'!?i�'i,�'.1 !� :41 t'k. < <R: ?�I� T�R�, ;iyE l:I �` 3' ::{ 1lL � t�i�! I�I� - _ ENEMY ,o trtC 3I0: SiR1 :K 41C1 WI. t_ _ 2% 2% 20' L 20' �_ 5.5' 60' R_O.W. R/W R/W RESIDENTIAL COLLECTOR 2.5' (SECTION C) 296 2% -� ' .5 I 18' 18' L51 i 2.5' 50' R.O.W. R/w R/W RESIDENTIAL ROAD HIDDEN CREEK RANCH CROSS SECTIONS CITY OF MOORPARK, VENTURA COUNTY. CAUFORNIA EXHIBIT *29 r� 1ut�CCCI�II =�T� WALKWAY ON ONE SIDE OF STREET ONLY - 296 2% -� ro I 2.0' 16' 3' 42' R_O.W R/W R/W RESIDENTIAL LOOP AND CUL -DE -SAC -A.- 2% 2% --&- PRIVATE DRIVE (NO CURBS) HIDDEN CREEK RANCH CROSS SECTIONS CI'T'Y OF MOORPARK. VENTURA COUNTY, CALIFORNIA EXHIBIT #30 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE south to provide an eastbound acceleration lane for the northbound right -turn vehicles. 1 C. Campus Park Drive (West) Extension Connect Campus Park Drive (west) to the project street system. It is estimated that this circulation link would divert approximately 15 percent of the project traffic from the Campus Park Drive /Collins Drive corridor to the Campus Park 'Drive (west)/Princeton Avenue corridor. 1D. Collins Drive /Campus Park Drive Roundabout Reconfigure the Collins Drive /Campus Park Drive intersection to provide a roundabout (an intersection control alternative to 1A) IE. Lagoon/SR -118 Interchange Although the Lagoon/SR -118 interchange was originally proposed as part of the project, the level of development proposed for the Specific Plan site by the year 2000 would not necessitate the construction of this freeway interchange by the year 2000. However, the interchange is a mitigation measure option. This option would achieve the LOS C objective. The Planning Commission did recommend that by year 10, following initiation of construction of the Specific Plan Project, a connector road to either a new interchange at Lagoon and State Route 118 (SR- 118) `, or a new interchange at Alamos Canyon and SR -118 shall' be constructed, if determined by the Moorpark City Council to be warranted,' based on an updated traffic study, and subject to required CEQA/NEPA clearances, and approvals by affected jurisdictions. 2. The project applicant shall be required to contribute the appropriate percentage of the cost associated withl implementation of the Los Angeles Avenue/Tierra Rejada Road intersection improvement to achieve the City of Moorpark LOS C or better performance criteria, consisting of the addition of a second westbound left -turn lane (which could be implemented by re- striping the east and westbound approaches of this intersection). (fair share) 3. If the City Council selects a Broadway extension versus a connector roadway to Spring Road across lower Happy Camp Canyon Regional park, the project applicant shall be required to complete and submit to the City of Moorpark a traffic signal warrant analysis'for the Happy Camp Road/Walnut Canyon Road/Broadway intersection, and appropriate intersection geometric design per city standards to allow the intersection to operate at LOS C or better for 6/22/98;HCR2 _ _ 2 -51 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE the year 2000 traffic scenario; the project applicant shall be required to complete the traffic signal, warrant analysis, and contribute the cost of such intersection improvement based on determination of the proposed project contribution of traffic utilizing the intersection, when directed by the City, as indicated by traffic conditions. (fair share) 4. Prior to approval of any Hidden Creek Ranch Specific Plan development project, including a Master Tentative Map and a Parcel Map, a citywide Capital Improvement Program (CIP) is required to be approved by the city, which will include a list of planned major infrastructure improvements, a tentative schedule for impiementdtion, and a cost for the improvement, as well as the mechanisms or methods for collecting fees and funding the improvement. However, should a system of impact fees not be established, another form of mitigation would be required to ensure that the project's cumulative contribution towards the need for these facilities is mitigated. 5. The project applicant shall be required to pay Citywide Capital Improvement Program impact fees established by the city to implement the year 2010 circulation system, as determined necessary by City Council to construct the year 2010 circulation system, including but not limited to the extension of SR -11'8 west. (fair share) 6. The project applicant shall be required to contribute the fair - share percentage cost, as determined by the City Council, for the improvements to the listed intersections identified in Table A (below) for the year 2010 No Project scenario minimum circulation system. (fair share) TABLE A YEAR 2014 -- PROJECT PERCENT CONTRIBUTIONS Study Intersection Project Percent Contribution' New Los Angeles AveJScience Dr. 4.5 Los Angeles Ave./Spring Ave./Spring Rd. 14.1 Los Angeles Ave./Moorpark Ave. ` Los Angeles Ave.7rierra Re'ada Rd 515 Collins DTJC=ipus Park Dr.' 37.0 Collins DrJSR 118 Westbound Ramps 34.1 SR -118, East of Collins Dr.b 13;8 SR -118, Collins'Ik to Princeton Ave b 9.9 SR -118, Princeton Ave. to New L.A. Ave. interchan eb 22 LSR-1 SR- 118 /SR -23 to Spring Rd _b 19.4 6/22/98;HCR2 2 -52 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE SR -118, Spring Rd. to Walnut Canyon RV 11.1 SR -18, West of Walnut Canyon Rd. 'b 15.0 SR -118, East of Gabbert Rd -6 15.8 SR -118, West of Gabbert Rd b 14.3 SR -118, North of Los Angeles Ave.b 5.6 Los Angeles Ave. < SR -118 , West of New Connection 6.9 SR 23, New L.A. Ave. Interchange to Tierra Re'ada Rd.' 3.3 SR -23, South of Tierra Re"ada Rd." 2.9 'Percent contribution calculated using base year 2010 system. b Percent contribution based on ADT. `Project traffic reduces total 2010'demands. Source: Associated T rtation,En 'nets 1995. 7. If new capacity is required: and a reciprocal agreement is signed between the county and the city, a traffic mitigation fee will be paid by the master developer for impacts to . SR 118, east of Erringer Road where project contribution is more than 10 percent and one peak hour trip. {fair share} 8. A traffic signal warrant analysis for onsite and appropriate ofTsite intersections' shall be prepared and submitted to the city as a part of the master tentative tract map application for each phase of the Specific Plan development. The traffic signal warrant analysis shall include intersection geometric designs, per city standards. The developers shall construct and/or contribute funds for the construction of onsite intersection improvements and appropriate offsite improvements including but not'limited to intersections and improvements related to Campus Park Drive and the Spring Road connector roadway to ensure that all project traffic impacts are mitigated to a level of insignificance. 9. Additional traffic studies may be needed for individual development projects within the Specific Plan site, as more detailed information for individual planning units is available.' Such additional traffic information may include phasing of onsite and.offshe trafic improvements identified in the draft EIR, onsite signalization/ intersection improvements, ingress/egress into the community commercial center site, etc. The determination of the need for additional traffic studies will be made on a project -by- project basis at the time of tract map and/or planned development permit or conditional use permit application to the city. 10. Intersection improvements requirements for the Campus Road/Campus Park Drive intersection shall be considered as a condition of approval for the first Master Tentative Map and/or first tentative tract map, based on more detailed traffic warrant and: intersection design information that shall be submitted as an application requirement. Intersection requirements may include and are not limited to acquisition of right of way, signal installation, and re-striping. 6/24/98;HCR2 2 -53 HIDDEN CREEK RANCH SPECIFIC PLAN Alternative Circulation LAND USE Facilities to accommodate bicycles, pedestrians, equestrians, and transit are an important part of the Hidden Creek Ranch circulation system. a. Multi -use trails will be designated for use by pedestrians, bicycles, and equestrians. Off - street multi -use trails are planned to connect natural open space areas to potential multi -use trails off the site. The multi -use trail and sidewalk system will provide access to the: • Individual residential neighborhoods • Community commercial center • Recreation and open space areas • Onsite and offsite multi -use trails • Open space preserve Within the open space areas, arroyos, and Rural- High - Density residential areas, multi -use trails will be located along existing roadways, wherever possible, to minimize environmental impacts due to grading. Improvements will be limited to clearing, leveling, where necessary, and possibly the addition of decomposed granite. Trail width will be a minimum of 10 feet. Sidewalks will be also be provided adjacent to all principle vehicular access routes. Where new trail links are provided in open space areas, brush clearance will occur; grading will be minimized. Where new links are located within development areas, a ten -foot trail will be provided of decomposed granite. b. Bicycle System. Multi -use trails (Exhibit 9) which permit bicycle use are planned in various locations within Hidden Creek Ranch. As described above, these multi -use trails will primarily follow existing roads to reduce the need for grading. The multi -use trail along the north side of Hidden Creek Drive —from the western site boundary to the Campus Park Drive (east) connection —will includes a 10- foot -wide Class I bike path. Along the south side of Hidden Creek Drive, a sidewalk will be provided. A multi -use trail connection will also be provided from Hidden Creek Drive to Campus Drive adjacent to the community commercial center (Planning Unit 38). A cross section of the multi -use trail along Hidden Creek Drive is shown on Exhibit 31. c. Equestrian System. One of the distinguishing features of Ridden Creek Ranch is its equestrian facility. A 9.6 -acre equestrian facility is planned in the northwestern part of the site to serve residents or, Hidden Creek - Ranch and the City of Moorpark. The multi -use trail system permits equestrian use. Several 6/22/98;HCR2 2 -54 r� .r. 20'MIN. MEDIAN WIDTH PAVEMENT VARIES LANDSCAPED PARKWAY 10' MULTI -USE TRAIL /CLASS I BIKE PATH (ASPHALT) COMMUNITY WALL CROSS SECTION A NORTH SIDE OF HIDDEN CREEK DR. (CAMPUS PARK E. TO P.U. -24) LANDSCAPED PARKWAY 10' WIDE -CLASS I ASPHALT BIKEPATH W ` r 0 A Wall 20'MIN.::::,`.:;:: 32' 15'� 10' I5 10'� 'VARIES MEDIAN WIDTH PAVEMENT VARIES SPLIT RAIL FENCE 10' MULTI -USE TRAIL/ WITH DECOMPOSED GRANITE EQUESTRIAN TRAIL, CON04LTNITY WALL CROSS SECTION B NORTH SIDE OF HIDDEN CREEK DR. (P.U. 24 TO WEST EDGE OF SITE) HIDDEN CREEK RANCH MU-TI -USE TRAIL CROSS SECTIONS CITY OF MOORPARK. VENTURA COUNTY, CALIFORNIA EXHIBIT # 31 Ir- MESSENGER HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE trails are planned in the westernmost portion of the site where densities are low. The trail link along the north side of Hidden Creek Drive that extends from the equestrian center west to the western Specific Plan boundary also includes a 10- foot -wide equestrian trail of decomposed granite separated from the bike path by a split rail fence (Exhibit 31). d. Transit System. A bus route is planned along Hidden Creek Drive to connect Hidden Creek Ranch with the City of Moorpark bus system. A bus stop is proposed at the community commercial center. The specific location of other bus stops and the type of stop provided will be determined in consultation with the City of Moorpark Transit Coordinator at the time of Tentative Map approval. 2.5 PHASING PLAN 2.5.1 Land Use Phasing The project phasingplan is depicted on Exhibit 32. The Master Phasing Plan sets forth the 'four development ,,phases Apevelopment Phases A through D) and depicts the land uses that will be -constructed within each phase. The four development phases represent all of the residential units allowed within the Specific Plan site. Time increments within each development phase will be defined in the Implementation Plan. Detailed information for each development 'phase will be 'provided in the Implementation Plan. Because the actual sequence and timing of individual development projects will be market' driven, not all planned development within a given development phase need be completed before the initiation of the next development phase, provided that the various programs contained in the Hidden Creek Ranch Specific Plan and the Implementation Plan are implemented and the needed backbone infrastructure systems for the project are provided. For each development phase, there is a corresponding grading phase which is set forth in the Implementation Plan. The Implementation Plan will assure the timely completion of the backbone infrastructure systems and community facilities within each development phases. 2.5.2 Master Tract Maps For each development phase of the Hidden Creek Ranch Specific Plan project, the recordation of a Master Tract Map is a condition precedent to the approval of any discretionary permit or other discretionary entitlement for property within the development phase, except as otherwise provided in the Implementation Plan. Each Master Tract Map, upon recordation, will create lots corresponding to the following: 6/24/98;HCR2 2 -56 HIDDEN CREEK RANCH SPECIFIC PLAN LAND USE a. The individual planning units or portions thereof located within the geographic area of the applicable development phase; b. Any parcels located within'the Specific Plan, either inside or outside of the geographic area of the applicable development phase, that are to be dedicated or offered for dedication in fee as a condition of approval of the applicable Master Tract Map; and, c. Any remainder parcel located outside of the geographic area of the applicable development phase that has not previously been created as a discrete lot. Specific requirements for the processing and/or recordation of Master Tract Maps will be included in the Implementation Plan.. As herein required in the Hidden Creek Ranch Specific Plan, prior to or concurrently with the recordation of each Master Tract Map, the Master Developer will be required to dedicate and/or construct or provide surety for such dedication, and/or construction of backbone infrastructure systems and community facilities specified in the Implementation Plan. Planning units created as discrete lots by Master Tract Maps may be further subdivided for ultimate development. As applications for approval of subdivision maps to subdivide a given planning unit are processed,'information with respect to topography and other matters pertaining to development of that planning unit will become available in greater detail than was available at the Master Tract Map stage. Where such information indicates that some changes to boundaries of the land dedicated or offered for dedication at the Master Tract Map stage 'are reasonably necessary to accommodate development of the planning unit in a manner permitted in this Specific Plan and that such changes can be effected consistent with the requirements of this Specific Plan and the purposes for which the dedication or offer of dedication was made, boundary changes will be effectuated through lot -line adjustments and appropriate exchanges of property. 6125/98;HCR2 2 -57 PHASING LEGEND PHASE "A" ... ... ... PHASE .,C.. , PHASE.,B., _.. .. .. PHASE •,D•• ----------- - - - - -- 2=01 HIDDEN CREEK RANCH SPECIFIC PHASING CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT #32 Ik MESSENGER ■. SPECIFIC PLAN HIDDEN CREEK RANCH 3.0 PUBLIC SERVICES AND FACILITIES PUBLIC SERVICES & FACILITIES Public services and facilities serve as the backbone for any planned community. Integrated with the roadway system, public facilities such as water, sewer, storm drainage, and utilities provide the essential services for the orderly development of a planned community. This section of the Specific Plan No.8 describes the existing services and facilities, as well as those planned for the project. 3.1 PUBLIC SERVICES .. ................. TABLE 3 PUBLIC COMMUNITY SERVICES RESPONSIBILITY SUMMARY June 24, 1998 3 -1 'Funding Mechanism Project Permanent Facility Administering ServicelFacilky Interim Facility Construction Construction Maintenance Agency 3.9 Sheriff Station/Repeater Master Developer Master Developer MD General Fund/ VCSD (MD) (MD) CSA Special Taxes 3.10 Fire Station NIA MD MD Property Tax' VCFPD 3.13 Recyding/SoHd Waste NIA MD MD Fees VCSWMD Management (Recycling Center) 3.15 Public Parks and Trails NIA MD MD Properly Tax COM 3.16 Public Schools MD/Busing and School Distftts/MD Developer State Funding: School District Portable Facilities (Builder) Fee School District 3.17 Other Public Services MD NdA NIA NIA Applicable City and County Agencies 'Property 'fax" when used in this table refers to the share of the property tax allocated to theagency indicated plus any other revenue available to it MD Master Developer NIA Not Applicable VCSD Ventura Cout Sheriffs:Department VCFPD Ventura County Fire Protection Department VCSWMD Venturi County Solid Waste Management District COM City of Moorpark June 24, 1998 3 -1 SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES Public services are provided as part of the overall planned community concept where future residents can live, shop, work, and relax within the boundaries of Hidden Creek Ranch. Fire protection and police protection are provided to create a safe neighborhood environment. 3.1.1 Schools In order to, provide for proiected students demand at the Hidden Creek Ranch, three school sites are proposed, two elementary schools and one high school. The two elementary school sites, Planning Units 39A and 3913,; are 12 -acre sites adjacent to park sites to encourage joint use of facilities. The sites are centrally located within the village areas with access to the secondary road system. Planning Unit "39C is "a 43 -acre high school site located in the southwestern portion of the Specific Plan site. Exhibit 33 shows the locations of the school 3.1.2 Parks and Recreation An important guiding principal of the Land Use Plan is to provide large, contiguous, useable open space areas and park sites. As a result, Hidden Creek Ranch includes a generous amount of useable park acreage. The City .;of Moorpark requirement for park dedication under the Quimby Act requirement as set forth in the California Government Code Section 66477 et seq. is five acres, per 1,000 people. Based on of proj ect population of 9,760 persons, the project is required to provide 48.8 acres of park land. The Hidden Creek Ranch project will provide 60.5 acres of park land or 19 percent more park land than is.reguired. In addition, Planning Unit 41 is a 67 -acre oak woodlands open space area which can be used for passive park use. Park sites are shown on Exhibit 33. space and adjacent to Medium Density re: 13.5- acre park site located in the northwf and adjacent to an elementary school Medium- Density residential sites. Beca contains the highest concentration of lowe school site, this area does not contain a p lential sites. Planning Unit 42D is a ern portion of the Specific Plan site ite and Medium - Low - Density and >e the southwestern part of the site density residential uses and the high The ,parks will be dedicated to the city improved and available (open) to the public prior to the occupancy of the specified number of residential dwelling units within the Hidden Creek Specific Plan site as set forth in the InfrastrUCture .Tune 25, 1998 3 -2 LEGEND MAJOR ENTRY COMMUNITY NODE /INTERSECTION SCHOOL M PARK SITE b/f (- �r {` ��s: �� .', `� '„ $+ ✓ _ *' `� ! �.. =' a T' =� / ,. ® GOLF COURSE .� !` -.r�yt � � -' -3 �PFti .!� ,3 c ` I �.J y ,w ,t a'� 1, �g sLic � �•.� ,. s hr - EQUESTRIAN CENTER C COMMUNITY CENTER PINE (COMMERCIAL) VILLAGE AREA EUCALYPTUS` VILLAGE AREA �� rµ _ Y' VILLAGE AREA CONIFEROUS FORESTS 3 ut y MAJOR PARKWAY PEPPER/CITRUS VILLAGE PARKWAYS/ VILLAGE AREA, COLLECTORS y i< 3. a f 3 c7 r> P"Woo CITRUS /AVACADO ORCHARDS OPEN SPACE ENHANCEMENT/ �- ✓ y' u F r }j �.�n.� REVEGETATION F` l - -- — 100' BRUSH CLEARANCE (MIN.) dm DEVELOPMENT AREA BOUNDARIES E vny� -n I• i 1 4t �. Fak `Ct A'i' pkyr -5"! r _ NOTE: FOR TRAILS SEE TRAIL PLAN scgL. 1- - LOW, HIDDEN CREEK RANCH PARK CONCEPT PLAN CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT # 33 Ah MESSENGER ■■ SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES Plan for the Specific Plan. All three parks will be offered for dedication to the city upon approval of the first final map in which the park site is located. After each park is opened to the public and prior to its formal acceptance by the city, the project developer will provide a minimum of one year and a maximum of two years of maintenance for the parks and related improvements as set forth in any development agreement adopted for Hidden Creek Ranch. All land provided to the city forparks, recreation, and open space will be deeded to the city without any restrictions for current or fature use. The City of Moorpark defines a neighborhood park as being 2.5 to 16 acres; the city encourages their location adjacent to school sites. According to the City Open Space, Conservation, and Recreation Element, minimum features required in a neighborhood park should include a baseball diamond, open turf for soccer, touch football, or other field games, tot lots, picnic facilities with barbecue features, open space for informal play, restrooms and parking areas. The two neighborhood parks within the site are sized to accommodate these features. Planning Unit 42A is a 38 -acre :community park site. The City of Moorpark defines a community park as having 16 acres or more. It should include features to serve an entire family, along with adequate parking facilities to accommodate a high flow of vehicular traffic. Features are to include lighted and unlighted play fields for .softball, baseball and soccer, courts for basketball, tennis, volleyball, handball and other court games, and play equipment for preschool and for older children. A community park should haven multi- purpose recreational building, including'a.gymnasium for basketball and other indoor activities. These; parks should include areas for individual .picnics, groups and open space for passive leisure activities, and swimming facilities may also be included, if appropriate. Community parks are to include lighted play fields and grounds for evening activities. Hidden Creek Ranch's. 38 acre community park will have one or more of the following amenities subject to restrictions set forth in any development agreement adopted for Hidden Creek Ranch: and bleachers on concrete pads to seat 150 people with light fields; no obstructions, concrete floors, ng for up to four Regulation soccer field, 225 feet wide and 360 feet long with no obstructions, that does not overlap onto the softball field area except, as approved by the City Council, and two semi - permanent goals with lighting up to four fields; Lighted tennis courts; June 25, 1998 34 SPECIFIC PLAN HIDDEN CREEK RANCH • Full basketball court; PUBLIC SERVICES & FACILITIES • Children's play equipment/apparatus and tot lots; • Concrete block restroom structure with file roof; • Picnic shelter with solid roof and matching file to the restroom; and, • Offstreet parking with standard sized parking spaces. Planning Unit 42A may,have: One gymnasium and recreation center with the same square footage as the gymnasium and recreation .center at Arroyo Vista Community Park except that the Hidden Creek Ranch;gymnasium shall accommodate two regulation sized volleyball courts with adequate out -of- bounds areas to be overlaid perpendicular to a regulation basketball court. Exhibit 8 shows the location of park sites. Recreational facilities are also planned within each planning unit as discussed in Section 2.1.6 of this Specific Plan. 3.1.3 Fire Protection As with many of the upland areas of Ventura County, Hidden Creek Ranch is characterized by large undeveloped expanses of hillside landscape containing natural and disturbed vegetation, both of which are flammable due to the seasonal nature of the flora. This characteristic, when combined with the county's Mediterranean climate of wet winters and dry summers, make the area susceptible to wildfires. Although the county is subject to a wide range of fire hazards throughout the year, the late summer and autumn months are typically the most hazardous because the precipitation cycle is the driest at this time, and the easterly (Santa Ana) winds prevail during these months as well. The Ventura County fire hazard zone extends into all areas where native brush can be found growing in pure natural stands. This is most commonly found on undeveloped hillside areas. While the majority of the Specific Plan area has been grazed, which has reduced the amount of flammable material available to fires, much of the Specific Plan contains steep slopes which constitute a potential fire hazard regardless of the vegetative cover. Hidden Creek Ranch is within the Ventura County Fire Protection District which will provide service for the project. The city contracts with the county for fire protection services. The closest fire station (Ventura County Station No 42) serving the Specific Plan area is located in the central portion of the city at 782 Moorpark Avenue, generally across from Moorpark City Hall. June 25, 1998 3 -5 SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES A new fire station is needed to serve the Hidden Creek Ranch project, as well as cumulative development in this portion of Ventura County. As a part of the Hidden Creek Ranch project, the project applicant will dedicate to the Ventura County Fire Protection District, a fire station site within the Specific Plan site at a location mutually agreed upon by the city and Fire Protection District. The fire station site will be a minimum of one acre and a maximum of two acres. A helispot will also be constructed on the Specific Plan site. The purpose of this facility is to provide a location for firefighting helicopters to land and fill with water or fuel during emergency situations. No private or commercial use of the helispot will be permitted. The helispot is proposed immediately east of the neighborhood park in Planning Unit 42C. The project's Fire Prevention Management Plan includes the following components: Provide a water system serving the project that meets agency requirements for fire flow. The project will provide 1.0 million gallons of water storage for fire flow and will maintain a flow rate of 4,000 gallons per minute for 4 hours duration. Managed brush clearance /fuel modification zones will be provided where natural terrain abuts development. • Provide helispot and water re- fueling capability at the Specific Plan site. The location of the proposed helispot is shown on Exhibit 7. • Use of non - flammable building materials, especially roofing materials, for all structures in the Specific Plan area. Implement through design guidelines or CC &R restrictions, as appropriate. • Use of fire resistant landscaped buffers. • Implement a vegetation !management program focusing on the continued management of highly combustible vegetation and the elimination of invasive non -native species introduced by residents. One component of the program is permanent fuel modification where development is adjacent to natural open space areas. The width of the fuel modification zone will be a minimum of 100 feet subject to the standards of the Ventura County Fire Protection District. The vegetation management program will completed prior to the approval of the Master Tract Map. A conceptual cross section of the fuel modification zone is shown on Exhibit 14. The following factors will be considered in the determination of the width of the fuel modification zone: The natural unaltered slope of the land within the site and adjacent to the site; June 25, 1998 3 -6 SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES • fuel loading (density of the natural vegetation); • access to the project area and the fuel modified area; and, • availability of fire flow through a municipal water system. Preliminary fuel modification requirements are contained in the Community Design section of this Specific Plan. 3.1.4 Police Protection Police protection for Hidden Creek Ranch will be provided by the Ventura County Sheriffs Department. The Moorpark Police Department consists of contract sworn and non -sword county officers serving as law enforcement personnel for the' City of Moorpark. Hidden Creek Ranch will be served by the East Valley Facility located at 2101 East Olsen Road in the City of Thousand Oaks. This facility is approximately three miles from the Specific Plan site. The applicant will be responsible for the payment of Police Facilities Fees. 3.2 PUBLIC FACILITIES All necessary utilities of sufficient capacity are either adjacent to or will be brought to the site as a part of the Hidden Creek Ranch project. Table ' 4, Infrastructure Responsibility Summary depicts the circulation, public facilities, services and utilities associated with Specific Plan, the responsible party for the construction, funding, and administration, and the administrating agency. 3.2.1 Domestic Water System Domestic water for Hidden Creek Ranch will be provided by Ventura County Water Works District No. 1 (WWD No. 1), a water retailer. WWD No. 1 provides water to all customers within the district which includes the incorporated areas of the City of Moorpark and unincorporated areas to the north and west of the city, including the Specific Plan site. The area of WWD No. 1 is 18,550 acres, of which 43 percent is within the Moorpark city limits (source: Water System Master Plan; Ventura County Waterworks District No. 1). June 25, 1998 3 -7 SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES TABLE 4 INFRASTRUCTURE RESPONSIBILITY SUMMARY WWD No. 1 has groundwater basin and imported water sources to serve the area. The underground supply is from seven active wells. Imported water is delivered to the area by the Calleguas Municipal Water District (CMWD) through nine metered turnouts. Approximately 75 percent of WWD No. 1's water is obtained from the CMWD. The CMWD receives its entire water supply from the State Water Project by way of the Metropolitan Water District of Southern California. Water will be provided to the Specific Plan site by WWD No. 1 via turnout stations from the wholesale provider. Project water sources will likely be at two major locations. One is at the existing dual 944 zone reservoirs of WWD No. 1 located on the hill east of the terminus of Campus Park Drive. Water will be pumped, and looped via transmission mains, through the Specific Plan area. A new reservoir for the 944 zone (Zone A reservoir) is proposed within the project in order to accommodate those portions of the project within that particular water zone. Water will be pumped from this zone to the reservoirs of the other two service zones of the project. The backbone water system is shown on Exhibit No. 38, Proposed Water System. June 25, 1998 3 -8 Construction and Funding Responsibility Maintenance ProreCt Administering Off -Site Backbone Land Use Project Service/Faciltty Improvements Improvements improvements Funding Source Agency 3.2 Backbone Transportation/ Master Developer Master Developer Merchant Builder Road Fund/CSA COMNCPWA Circulation System (MD) (MD) (MB) Special Taxes 3.3 Potable Water System MD MD MB Water Fees W WD1 3.4 Reclaimed Water System MD MD M8 Water Fees WWDt 3.5 Sanitary Sewer System MD MD MB Sewer Fees W WD1 3.6 Flood Con"Mrainage Red Line Channel MD MD M8 Flood Control Fund VCFCD In Streets MD MD MB Road Fund VCPWA Natural Drainage Courses MD MD M8 CSA Special Taxes VCPWA 3.7 Utilities Natural Gas WA MD/So CA Gas Co. MB /So. CA Gas Co. Private Fees So. CA Gas Co. Electicity N/A MOiSCE MBISCE Private Fees SCE Phone/Fiber Optics NIA MDIPac Bell MB/Pac Bell Private Fees Pacific Bell Cable TV N/A MD/Pdvate MBA/Private Private Fees to be determined Facilitator Facilitator VCPWA Ventura County Public Works COM City of Moorpark VCFCD Ventura County Flood Control District WWD1 Water Works District #1 SCE Southern California Edison MD Master Developer NIA Not ficable WWD No. 1 has groundwater basin and imported water sources to serve the area. The underground supply is from seven active wells. Imported water is delivered to the area by the Calleguas Municipal Water District (CMWD) through nine metered turnouts. Approximately 75 percent of WWD No. 1's water is obtained from the CMWD. The CMWD receives its entire water supply from the State Water Project by way of the Metropolitan Water District of Southern California. Water will be provided to the Specific Plan site by WWD No. 1 via turnout stations from the wholesale provider. Project water sources will likely be at two major locations. One is at the existing dual 944 zone reservoirs of WWD No. 1 located on the hill east of the terminus of Campus Park Drive. Water will be pumped, and looped via transmission mains, through the Specific Plan area. A new reservoir for the 944 zone (Zone A reservoir) is proposed within the project in order to accommodate those portions of the project within that particular water zone. Water will be pumped from this zone to the reservoirs of the other two service zones of the project. The backbone water system is shown on Exhibit No. 38, Proposed Water System. June 25, 1998 3 -8 SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES An additional turnout station may be required to serve the project as the second source. The turnout station would be located along the 20 inch Calleguas transmission line, west of the project and Happy Camp Canyon Regional Park. A preliminary location for the new turnout station is in the vicinity of Broadway and Walnut Canyon Road (see Public Facilities Report for additional information on location). Average Consumption Criteria The average daily domestic water demands for the Hidden Creek Ranch project are provided in Table 5. TABLE 5 ESTIMATED DOMESTIC WATER DEMAND Land'Use Consumption Rate Total Consumption Sin le -Famil Residential: 2,446' units 791 it° 1,934,786 gpd Very- High - Density Residential -l: 595 units 543 gpdfunitd 323,085 gpd Ve -Hi -Dens' Residential -2: 180 units 498 it` 89,640 gpd Community 21.5 acres 2,000 ac 43,000 gpd Schools: 67 -0 acres 2,500 ac 167,500 gpd Golf Course: 19 ens` 3,456 ac 65,664 gpd Community Parks: 60.5 acres 1,500 ac 90,750 gpd Equestrian Facility: 9.6 acres 1,500 ac 14,400 gpd TOTAL DEMAND 2,728,825 gpd ac = acre gpd = gallons per day a High- density residential units are assumed to developed as single - family detached units. b Based on 3.5 persons per dwelling unit times 226 gallons per capita daily. Based on 2.8 persons per dwelling unit times 226 gallons per capita daily. d Based on 2.4 persons per dwelling unit times 226 gallons per capita daily. Based on 2.2 persons per dwelling unit times 226 gallons per capita daily. Assumes 18 holes plus one practice green. Source: The Haaland Group, Inc. 1994 and 1998. Pressure Zones The water system in its final configuration will tie into both WWD No.I and the Calleguas facilities. Based on the topography of the site, and the preliminary grading plan that has been prepared for the Specific Plan, the following pressure zones are being established: June 25, 1998 3 -9 �! LEGEND ZONE A TRANSMISSION LINE - .Nl- C RESERVOR ZONE 8 TRANSMISSION LINE - -- -- -" 0.2 MG 1400 TOP 20NE C RESERJOlR 1370 BOTTOM .0.2 uG - - ZONE C TRANSMISSION UNE - -- - --- _ : ,1340 TOP. -.� ZONEC tti - 1310 BOTfOU p. - D.2 ` �4d0 EXISTING WATER UNE ZONEgB ZOIE''a� RESERVOIR 1370 "90� OM tJ AG Tow I PUMP STATION ❑P BOTTOM - ! PRESSURE REDUCING STA. 0 PRS �we�ews 1 J - ti 1 � ZON 8 y__ et ��., � � �d r �i(D1�:• � T' ,y,�", - ,�u ' 't"� d'P� :`'� .. -.a^ � Z-1 1� � _ 'Iy�;� to U''"�' t2� i:r r, rt. sk ZONES: A B C PPTDUX i vW a - 700 821 1061 ,`°' -° ff tc i y F �ix+E �'07 In r EL.EV . TO TO TO r>w«rt . I �r'4 1 i `JZ It, m l tt r d EA sE d _ SERVED 820 1060 1330 -1 srom r} , i ZED & B441J f - ♦ 'ii r` Z B /�' . �I1 b� / (-1 r p. 807 912 TOM. � Y - east. ♦ � v \� 4 � � -� ^ I f z n^' isk f r � ' '�"°� - \ yI �6 '�'l pry +':.,� Itt� ZONE BSS r r \ °i° 1 , ✓. C rraUvs - ,i yyt,�\ Pukw OW S. 'ij Z., \: \ZO1't ,,;? 12 ".: l`� - . �' ^ a y '• i t rte` - - - � J i A I � 7! s ZONE �` I r y JOIN E7(15T • t 4w ri r ♦ i{ _� uu suns i ♦♦ r !1 B �,'��,r 1 � 1C ,�� t2" UNE _ tti .�6, k J u' ,r ♦ '� �!r �. ♦ - tie I �*+'¢ _ �, rota ♦ '' °r iI o1a4sr r�r 4n. 1 '1 r I` ' - - _ `. fir, ; 4 IL % % PA _ ♦♦ 1 LK II � I _ � 10• FJUSr � _ ___ -` ={ l ♦' �F%tSR1G 944.71MS 2v - f it -CMI z nrRROUr 2AM' FROM aucarAS urF HIDDEN CREEK RANCH PROPOSED WATER SYSTEM CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT #38 MESSENGER SPECIFIC PLAN HIDDEN CREEK RANCH Storage Provided Zone per Zone (mg) A 0.6 mg B 5.8 mg' Cz 0.6 mg 6.9 mg PUBLIC SERVICES & FACILITIES Project Elevations Served 820-700 1,060-821 1,061 - 1,330 Zone B storage to be provided by twin reservoirs, 2.90 mg each. Lots served in Zone C between elevations 1,195 -1,061 will require a pressure reducing station. The backbone domestic water system is shown on Exhibit 38. Exhibits illustrating above and below ground options for onsite storage reservoirs are included in the Public Facilities Plan Report that accompanies this Specific Plan. 3.2.2 RECLAIMED WATER CONSUMPTION The project will use reclaimed wastewater for onsite irrigation, if available, from the water purveyors. These areas include the golf course (turf and non -play areas), community parks, major roadways, parkways and medians, schools and other public facilities, the commercial site, residential slopes adjacent to roads, common areas for attached residential projects, and brush clearance /open space management areas surrounding residential areas and adjacent open space. As indicated on Table 6 identifies the project's anticipated reclaimed water use. Irrigation Water Storage within Specific Plan Storage for irrigation water is required within the Specific Plan in order account for maximum day use. The irrigation use at build out is projected at a peak demand scenario to be approximately 2.6 mgd. Two reservoirs for reclaimed water are proposed in the plan, each serving different elevation zones within the Specific Plan. The location of the proposed reservoirs is shown on the Proposed Land Use Plan, Exhibit No. 7. Conceptual exhibits of above ground and below ground reservoirs are included in the Public Facilities Report which accompanies this Specific Plan. Zone R -1 serves elevations 700 -880 and requires a reservoir of 1.8 million gallon capacity at elevation 950. Zone R -2 serves elevations 880 -1060 and requires a reservoir of 1.8 million gallon capacity at elevation 1110. Both reservoirs are proposed to be placed underground to eliminate visual impact. June 25, 1998 3 -11 SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES TABLE 6 ESTIMATED DEMAND FOR RECLAIMED WATER Land Use Consumption Rate Total Consumption Single-Family Residential: 2,446" units N/A NIA MuW-Family Residential: 14.6 acresb 4,830 d/ae 70,518 gpd Community Center. 4.3 acres° 4,830 ac 20,769 gpd. Roadway Landscaping: 51 acres 4,830 ac 246,330 gpd Schools: 26.8 acres` 4,830 " d/ac 129,444 gpd Golf Course Turf: 118 acres° 4,830 gpd/ac 569,940 gpd Non -Turf. 39.351 1,811 ac 71,263 Golf Clubhouse: 3.2 acres' 4;830 ac 15,456 gpd Cotnmuni 'Parks: 42.3 acress 3,622 ac 153,211 gpd Equestrian: Facility: 2.9 acres' 3;622 ac 10,503 gpd. Open Space: 228 acres' 1,811 ac 412,908 gpd TOTAL DEMAND 1;700,342' gpd ac = acre gpd = gallons per day N/A = not applicable e Single- family residential lots to be landscaped and maintained by individual homeowners. b Assumes irrigation of 20 percent of site acreage as a landscaped area. Assumes irrigation of 40 percent of site acreage as a landscaped area. d Assumes irrigation of 75 percent of turf acreage. ° Assumes irrigation of 25 percent of non -turf acreage. ' Assumes irrigation of 30 percent of site acreage as a landscaped area. s Assumes irrigation of 70 percent of site acreage as a landscaped area. " Assumes irrigation of 10 percent of open space for fuel modification. Source: The Haaland Group, Inc. 1994 and 1998. An additional total storage of 1.0 mg is proposed above and beyond the estimated peak demand of 2.6 mgd, for use as additional irrigation water, if needed, or for extra fire storage. These reservoirs are located on Exhibit No. 39, Reclaimed Water System Concept Plan. 3.2.2 WASTEWATER SYSTEM The waste water system discussed in this report is a gravity system which utilizes existing WWD No. 1 sewer facilities within the City. Hidden Creek Ranch will use the existing WWD No. 1's sewer facilities in the City of Moorpark: existing wastewater lines within the city with some offsite transmission line improvements necessary to accommodate project flows. Project effluent would be discharged in the existing wastewater line system to the Moorpark treatment facility operated by WWD No. 1 for treatment. Project generation factors are provided in Table 7. June 25, 1998 3 -12 cY. Z -la ; -i � rt LEGEND GRAVFTY WASTEWATER LINE FORCE MAIN WASTEWATER LINE - PUMP STATION EXISTING WASTEWATER LINES •------- - - - - -- (size as noted) 1 SCAE I' - 2000• TO MOORPARK PROPOSED WASTEWATER SYSTEM TREATMENT FACIUIY CONNECT TO EXISTING SYSTEM HIDDEN CREEK RANCH (NO ON -SITE TREATMENT) CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT #39 MESSENGER -. SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES TABLE 7 ESTIMATED DOMESTIC WASTEWATER GENERATION Land Use Wastewater Rate Total Generation Single-Family Residential: 2,446 units' 308 gpd/unit 753,368 gpd Multi - Family Residential Very High Residential -1: 595 units' 211 gpd /unit 125,545 gpd Very High Residential -2: 180 units` 194 gpd/unit 34,920 gpd Community Center: 21.5 acres 1,500 gpd/ac 32,250 gpd Schools: 61 acres 2,000 gpd/ac 134,000 gpd Golf Clubhouse: 10.5 acres 1,940 gpd/ac 20,370 gpd Community Parks: 60.5 acres 1,200 gpd/ac J 72,600 gpd Equestrian Facility: 9.6 acres 1,200 gpd/ac 11,520 gpd Total Generation 1,184,573 gpd ac = acre gpd = gallons per day Assumes 131 high density residential units are developed as single - family detached units; based on 3.5 persons per dwelling unit time 88 gallons per day per person. Based on 2.4 persons per dwelling unit times 88 gallons per day per person. ` Based on 2.2 persons per dwelling unit times 88 gallons per day per person. Source: The Haaland Group, Inc. 1994b and 1998. Sewer Design Criteria A. Average Dry Weather Flow The following effluent generation values are based on local agency data adjusted to reflect the Ranch's development concept and use of potable and non - potable water sources. B. Peak Flow Factor In developing design flows for pipe and pump sizing, a peaking factor was applied to cumulative average dry weather flows. The peaking factors are based on the standards noted in the "Ventura County Sewerage Manual, Public Works Agency, 1986 ", used by the County Waterworks District No. 1. June 25, 1998 3 -14 SPECIFIC PLAN HIDDEN CREEK RANCH C. Pipe Sizing and Distribution System PUBLIC SERVICES & FACILITIES Sizing was based on the pipe flowing at a maximum of half -full during peak flow. The major backbone system for wastewater is shown on Exhibit No. 40, Proposed Wastewater System. The system is comprised of transmission pipelines, distribution loops, two storage reservoirs, and two pump station(s). 3.2.4 Storm Water Drainage Introduction This section has been prepared to present the results of a preliminary hydrology and drainage study for the Hidden Creek Ranch. This section presents preliminary study results for analysis of both the pre- and post- developed flows leaving the project site for each major watershed area. Off -site downstream storm drain facilities are identified and reviewed with regard to capacity and acceptance of runoff from the project site. Mitigation alternatives for increases in runoff and possible alternatives correcting existing deficient downstream drainage facilities are presented and discussed as well. Viable areas within the project site suitable for construction of detention and/or debris basins are also identified. NPDES Permitting Pursuant to the Federal Clean Water Act, Section 402(p), and the State General Construction Activity Storm Water Permit, an NPDES permit will be required for all subsequent development projects that will disturb more than five acres. Prior to issuance of any grading, the developer shall submit a "Notice of Intent" (NOI), along with the required fee to the State Water Resources Control Board to be covered under the State NPDES General Construction permit and provide the City with a copy of the written reply containing the discharger's identification number. It is premature now for actual NPDES report/data to be prepared for the project. The NPDES permit process does require that a permit application contain a project drainage report, along with the submittal of the Storm Water Prevention Plan (SWPPP) worksheet. Both the report and the worksheet identify any watercourses affected by construction activity, and a comprehensive listing of drainage Best Management Practice (BMP) mitigations that must be provided. BMP's can include a full spectrum of drainage devices, including earth dikes, drainage swales, siltation fencing, sand bag and bale barriers, storm drain inlet protection, sediment traps, desilting basins, etc. June 25, 1998 3 -15 /r ✓ LEGEND SERVES ZONE R -1, i ELEVATIONS 700 - 880 SERVES ZONE R -2, __ -__ 'ZONEft -2 C: ELEVATIONS 880 - 1060 -- , ARECLW61W #1G ATER �f f 1136 RE �EUITEF2 ?3�� t c ,5 "Ah f �� 1 i��-' )ryj � !�al�r` 1 •�R rci"'" Y ,�- +aF�� Y did -T'� r � f" c �- _ _ - •.41 5�� ' _ tr jJ -7 j,r 1 .., iPl 18'I 1 �,y� � - � �i # � '� I � A d Ost : t r ,r4 j dw T i - f , j PREFERRED P.O.C. OPTION - _ (OPTION A k B) j NEW RECLAIMED •I i''x . " .BApiOdE = i WATER 1.4NE" _ _ �- - -PARAELfii2oUTIN� , , ` WITH TRUNK SEWER LINE RECiPJMED;:SOURCE - B: ��' _ 'Cf3i'1�F St►UAIlEY- - - - - _ - TRANSMON .��\ s +�` - FA£oY , LINE �'y,.8� `C&L I- .2.000• PROPOSED HIDDEN CREEK RANCH T °M"'" `IT RECLAIMED WATER SYSTEM CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA MESSENGER EXHIBIT #40 �1 SPECIFIC PLAN HIDDEN CREEK RANCH Existing Watersheds No. 2 Canyon Watershed PUBLIC SERVICES & FACILITIES This watershed is the largest and easternmost of the two project watersheds that drain the majority of the Specific Plan area. The total drainage area contains 3,012 acres to the southerly property line. Runoff flows from the Big Mountain ridge line southerly and southwesterly to the entrance to Channel No. 2, located north of State Highway 118 southeast of Moorpark Community College at the terminus of Campus Park Drive. The drainage area to the channel entrance is approximately 3,317 acres. The watershed area within the project boundaries is approximately 91 percent of the total No. 2 Canyon Watershed. Strathearn Channel Watershed The total drainage area contains 2,670 acres. Runoff flows from the Big Mountain ridge line southerly to the entrance to the Strathearn Channel located westerly and adjacent to Tract 3963 -3, west of Moorpark College. The watershed area within the project boundaries is approximately 92 percent of the total Strathearn Watershed. Happy Camp Channel Watershed The total area of the Hidden Creek Canyon Watershed is approximately 7,500 acres. Approximately 143 acres of the extreme westerly portion of the project site exist within the Happy Camp Channel Watershed or approximately 1.7% of the watershed area. This watershed is almost entirely in a natural condition. Runoff from the area north of the Big Mountain ridge line flows westerly and then southerly to the southwestern portion of the Specific Plan area. The intercept point for the Hidden Creek Canyon drainage is off -site. Runoff is intercepted at the north boundary of Tract 2453 near the terminus of Campus Park Drive West which is under the jurisdiction of the Ventura County Flood Control District. The proposed development in this area is low density, with a maximum density of 2 dwelling units per acre. Existing watersheds are shown on Exhibit No. 41, Hydrology Pre - Developed Conditions. Existing hydrology conditions are shown on Exhibit No. 42. June 25, 1998 3 -17 SPECIFIC PLAN HIDDEN CREEK RANCH Existing Drainage Facilities No-2 Canyon Channel PUBLIC SERVICES & FACILITIES Within the project site the channel exists in a natural condition. Approximately 2,000 feet southeast of the most southerly project boundary, channel improvements were constructed by the Ventura County Flood Control District in the mid 1960's. Originally constructed as a open channel structure, this channel was improved in the late 1970's with the construction of State Highway 118. Improvements consisted of a 14 foot wide x 14 foot high reinforced concrete box within the highway improvements. A portion of the original concrete trapezoidal channel still exists from the state highway north for approximately 400 feet. Capacity of the box structure was investigated and presented in the report prepared by FJK Engineering in June 1990. The report indicates that the structure can theoretically convey 4,580 cubic feet per second (cfs) with less than one foot of freeboard. Strathearn Channel The most northerly 915 feet of the channel, identified as the Strathearn Canyon -Unit II, was constructed in 1989 as a part of the improvements with Tract 3963 -3 in the City of Moorpark. The channel was constructed as a 16 feet wide by 11 feet high concrete rectangular open channel with a reinforced concrete box entrance structure at the most northerly portion of the improvements. The entrance structure is located approximately 700 feet south of the southerly property line. The channel was designed for a 50 -year storm flow of 1,791 cfs at the entrance and 3,031 cfs at the southerly end of the improvements constructed in 1989. Happy Camp Channel No evidence of improvements are found with respect to the portion of the channel within the immediate area of the project site. Originally designed an constructed in the 1960's, the Happy Camp Channel exists as an open concrete trapezoidal channel north of the state highway, with transitions to R.C. Double Boxes at locations where the channel crosses under streets of existing developed areas. June 25, 1998 3 -18 PRE - DEVELOPED I D D E N CREEK RANCH °" G°° CONDITIONS HYDROLOGY. Y OF MOORPARK. VFNTURA COUNTY, CALIFORNIA EXHBIT #41 %ME.SSENGER 11 7'rlf U�.- nfC II // O /� l� �1 n /� A� /lr/i i uuvnrr� iarii��w �. �� HYDROLOGY MAP HIDDEN CREEK RANCH EXISTING CONDMONS CITY OF MOORPARK. VENTURA COUNTY, CALIFORNIA EXHIBIT *42 /IA MESSENGER „ SPECIFIC PLAN HIDDEN CREEK RANCH Hydrology Procedures and Methods PUBLIC SERVICES & FACILITIES The method used for the hydrologic analysis was the "Modified Rational Method" developed by The Ventura County Flood Control District and described in their Hydrology Manual dated May 1975, including subsequent revisions. Peak flow rates were computed for the 50 and 100 year storm events. Pre - Development Conditions Data obtained from the Ventura County Flood Control Department was used as a basis for the hydrology analysis and computer runs. Data for the Strathearn Canyon drainage area was taken from a computer run prepared in 1985 as updated for development of Tract 3963. Data for No.2 Canyon was taken from a computer run prepared in 1976. These hydrology studies have not been updated since preparation date and will need to be reviewed and updated, as necessary, prior to final design of storm drain facilities for this development. In general, all of the subareas as delineated by the VCFCD were used for the pre - development watershed analysis and transposed onto V=500' topographic mapping. Areas and time of concentration were rechecked and revised where necessary due to the more accurate mapping and information. Post Developed Conditions Final subarea delineations, acreage and time of concentration for both storm events are shown on Exhibits 43 and 44 - Hydrology Maps - for the post - development condition. In order to alleviate potential capacity issues within the Strathearn watershed, a water diversion concept is discussed in this report, and is shown on Exhibit 43 - Hydrology Map - Post - Development with Diversion. Viable detention basin site locations are also shown. The Strathearn. Canyon watershed consists of numerous narrow and deep gullies traversing the project area. Drainage is to six separate inlets in addition to the Strathearn Channel entrance. It appears at this time that this type of drainage pattern cannot be maintained in the final development and design. Many of the subareas are several thousand feet in length, but are only 400 to 600 feet wide in many locations. Therefore, it is apparent at this time that one or more of the following conditions will have to apply with respect to the Strathearn watershed: 1. Existing areas will have to drain to some of the inlets with detention provided at virtually every inlet to offset any increase in runoff; or June 25, 1998 3 -21 SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES 2. Some of the drainage areas may need to be diverted to the No.2 Canyon watershed, and additional detention provided in that watershed to offset any increase in runoff due to the diversion. This concept is noted on Exhibit 43 - Hydrology Map - Post - Development with Diversion. Although the No.2 Canyon watershed has similar narrow and deep gullies traversing the project area, there is only one concentrated confluence and outlet at the southerly property line. Therefore, alternative conveyance and routing of runoff for the post- development condition is not a factor, as the watershed is tributary to one point rather than several, as in the case of the Stratheam channel watershed. The project drainage design for routing and conveyance of runoff is not finalized at this time. In -tract grading plans, internal street patterns, and final project land use will dictate the drainage system. Planning area sizes and uses may also change, necessitating revisions in the hydrology. Exhibit 44 depicts the hydrology post - development conditions. In many areas throughout the Specific Plan site, the natural drainage courses of primary canyon features have been preserved where possible or practical, and will be maintained as such in the final land use configuration. Within graded and developed areas, it is anticipated that standard storm drains, culverts, etc. will be used to convey runoff. Where post development runoff is proposed to discharge or enter into natural areas, potential erosion and sedimentation impact will be mitigated by using energy dissipating designs and other approved methods pursuant to the requirements of the city and Ventura County Flood Control District. Assumptions used for impervious percentages are noted in the Hydrology and Drainage Report for the Hidden Creek Ranch Plan September 16, 1994 that accompanies this Specific Plan. Sometimes development in the middle of a large watershed can reduce conveyance times and result in a lower peak runoff due to the non - similarities in the peaking times for the developed and undeveloped portions of the watershed. Therefore, the following two methods were used in providing a preliminary evaluation of drainage impacts from the proposed development: 1. Pre - development drainage boundaries were maintained and composite impervious values were computed. Conveyance types were changed from natural channel to pipe or box facilities where appropriate within the developed area. June 25, 1998 3 -22 ..7fAT�Ii I 1 Jf � � ✓ 101 1: tare . ? f % HIDDEN CREEK RANCH CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA MESSENGER A9S�� I� r� � to ..7fAT�Ii I 1 Jf � � ✓ 101 1: tare . ? f % HIDDEN CREEK RANCH CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA MESSENGER ItHYDROLOGY MAP SCAM I 2.=, POST- DEVELOPMENT WITH DIVERSION EXHIBIT #43 11 so00L Yf )YIO� a0L � to y J WATERSHED LuIITS ItHYDROLOGY MAP SCAM I 2.=, POST- DEVELOPMENT WITH DIVERSION EXHIBIT #43 11 s„ - % a � ® ; m 11 \�A �ii� aHYDROLOGY MAP HIDDEN CREEK RANCH POST- DEVELOPMENT CONDITIONS CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT #44 MESSENGER SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES 2. Pre - development drainage boundaries were maintained and composite impervious values were computed. Conveyance types were changed from natural channel to pipe or box facilities within developed areas, and times of concentration (Tc) were revised to reflect the changes in conveyance where appropriate. Initial times of concentration were also revised where appropriate. Final, detailed hydrology will be performed at a later date during the tentative map processing and engineering design phase of the Specific Plan as required by the city and Ventura County Flood Control District. Flood Protection Zones The Stratheam and No. 2 Canyon watersheds are in the unincorporated areas of the County and no flood insurance studies have been conducted in the project area. It is recognized that flood hazard exists within each of the gullies. Any portion of the development proposed to be located adjacent to a gully will be reviewed for flood and erosion hazard, and the need for protective measures will be dictated by the situation. The Happy Camp Channel located west of the project site is located within Insurance Zone A. Zone A defines areas of 100 -year flood; base flood elevations and flood hazard factors have not been determined. Any modifications made to this channel within the flood conveyance area may require FEMA approval, though the only proposed specific plan improvements in this area is the road connection to Broadway, which would be designed to the requirements of VCFCD. Copies of the Flood Insurance Rate Maps for the Specific Plan area are shown on Exhibit No. 45 and Exhibit No. 46. Explanation of Zone Designations Zone A Areas of 100 -year flood; base flood elevations and flood hazard factors not determined. Zone C Areas of minimal flooding. 3.2.4 SUMMARY Preliminary calculations have shown that an increase in runoff is expected at various points of outflow from the project site, and at inlets to existing facilities downstream, primarily in the Strathearn Canyon watershed. With construction of the three detention basins as shown and incorporation of the Stratheam Canyon diversion, increased peak runoff can be mitigated and reduced to levels at or below the pre- developed flows. June 25, 1998 3 -25 SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES The Stratheam Canyon Channel has had recent improvements with the construction of Tract 3963 -3, and drainage facilities were designed to handle the peak runoff from a 50 -year storm with the required freeboard. Small sediment trapping basins were provided at inlet entrances. In many areas natural sediment generation will be minimal or reduced due to the development. However, it is unlikely that these small basins could be used for storm runoff detention due to insufficient volume. Tract 3963 -3's design is such that ponding during the 100 - year event would occur at the inlets and excess flow would be conveyed in the street. There are potentially some capacity limitations in the Strathearn Canyon watershed drainage facilities located offsite of the Specific Plan site. Additional detention can be investigated upon completion of final hydrology to correct this problem if further investigation of the existing channel indicates a deficiency. The No. 2 Canyon Channel has been improved with the construction of the state highway. Calculations prepared by FJK Engineering indicate that the channel and R.C. Box Culvert at SR -118 may have marginal capacity for the 100 -year storm. However, this is an offsite condition, and with the incorporation of the detention. The project will discharge less than pre- development flows. The project has the ability to incorporate additional detention and/or necessary desilting to address surface drainage issues. No significant runoff increase (with incorporation of detention) is expected in the Happy Camp watershed; any increases can be mitigated. Additional investigation will be performed when final in -tract hydrology is completed; however, the total contribution of the Specific Plan site to the total Happy Camp Canyon watershed is approximately 1.7 percent of the total watershed. 3.2.5 SOLID WASTE DISPOSAL Setting Ventura County is divided into four wasteshed areas for purposes of solid waste management and distribution: the western, eastern, northern, and central wastesheds. The Hidden Creek Specific Plan area is located in the eastern wasteshed of Ventura County and would use the Simi Valley landfill for refuse of solid waste generated by the project. The City of Moorpark uses the Simi landfill. The Simi landfill is owned and operated by Waste Management Inc. (WMI). The landfill is located approximately two miles from the central portion of the Specific Plan site, north of SR -118 in between Alamos Canyon and Madera Road, in the City of Simi Valley. As of late 1991, the available capacity of the landfill was approximately 12.6 million tons, based on the approval of a landfill June 25, 1998 3 -26 . ............... ZONE A� IV, SEE PANEL 0815 ciiy.r 31 16 is HIDDEN CREEK RANCH Ulm- ZONt KslZi.T MTE$M%5ER FLOOD INSURANCE RATE MAP PANEL #825 CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT #45 jft INVESTMENT MESSENGER COMPANY [[Y TO YY HICDEN CREEK RANCH SPEC)F16 PLAN / ^..•.• —r—. S. 28 \ . 27`% :oNEC X26 25 / 30 —._— ➢'r,O.:E T Bd UNDARVw 'a '- 33 4 — 35 i'A p 31 „ IONEC t �s •. Y .m E a - — �irc ZONE cE ' ZONF,?E ZONE e • y. ZONf C ..^.... .... •..••.• 4 City of Moorpark I � • / L Grp .....- .Y....... — AREA NOT INCLUDED I ZONfC -- - - - -.' I I, - R A N C H O \!° 11 12 I 7 TICROA u % i POGO — ZONEN l \ 7 � 71 20NE • T 1 Llo ZONE 0 ! 1 w NeiE - 16 roREe 15 E 140 / —cc \-.13 18 ZO[Ec y ing FielO —cc as ZONE i ° °ZOREI' ZONCC • Q •pY J' ..,..., ,....w. Imo__ HIDDEN CREEK RANCH CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA IjftI MESS ENGER FLOOD INSURANCE RATE MAP PANEL #815 EXHIBIT #46 SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES expansion in 1989. The average daily disposal rate is approximately 750 to 800 tons. The landfill has a permit maximum daily tonnage of 3,000 tons. The actual amount of project generated solid waste will be approximately 10,000 to 12,000 tons per year, upon reaching build out in the year 2015. In order to comply with county and state mandated requirements for the reduction of solid waste, the project will incorporate many mitigation factors into the plan in order to reduce waste. Most notable in the waste reduction mandates is the California Integrated Waste Management Act of 1989, which requires that net solid waste disposal be reduce by 25 percent by 1995, and 50 percent by the year 2000. While this is a jurisdictional mandate, the project is planning to incorporate the following into the Specific Plan in order reduce solid waste generation as much as possible: 1. Comply with the provisions of the City of Moorpark's curbside recycling program. 2. Provide a Solid Waste Management Program at the time of tentative mapping and/or planned development permit issuance. The Plan will include measures on how to do household recycling, composting, and refuse reduction. 3. Providing a program for recycling and composting of landscape materials from the public components of the plan. Grass recycling, portable chipping, on -site reuse of trimmings, drip irrigation systems, and use of efficient fertilizers and other landscape components are typical of this type of program. 4. Where feasible, use recycled building materials (such as fences, wheel block, benches, roofing, and siding materials) in the construction of commercial and public facilities buildings in the Specific Plan site 5. Provision of educational materials to residents and schools (at the time of unit or lot sale within the Specific Plan site) demonstrating refuse reduction and reuse techniques. The form of the educational material will be defined at the time of tentative mapping and/or planned development permitting. 6. Construct residential units with built -in recycling and trash separation areas. June 25, 1998 3 -29 SPECIFIC PLAN HIDDEN CREEK RANCH 3.2.6 UTILITIES Utility purveyors PUBLIC SERVICES & FACILITIES Purveyors of utilities for the Specific Plan site are as follows: Electrical service: Southern California Edison Company Gas service: Southern California Gas Company Phone service: Pacific Bell Cable television service: To be determined The above mentioned services will all be placed underground. An investigation of facilities was done with each purveyor and the utilities have been plotted on the attached exhibit showing their locations. Also, the development area of Specific Plan site is relatively free of any utility improvements, thus major relocation of facilities or improvements is not expected as a consequence of development. Groundwater and Existing Wells Within the Specific Plan site, data is known for one of the active well sites. The well is located at the far western end of the site, adjacent to Happy Camp Canyon Regional Park. It is owned and operated by the owner of that property, for irrigation purposes. Data from the well, obtained from the property owner, is as follows: Depth: 755' Well Size: 10" Casing Width Static Water Elevation: 575' above sea level Flow: Approx. 350 gpm No other wells are active in the Specific Plan site, where agricultural improvements are found. Oil Wells Within the Specific Plan site, there are approximately seven active oil wells, operated by the Nuevo Energy Company. All of the well sites are located in the southern portion of the Specific Plan site. The locations of the wells are noted on the Utilities Exhibit. Nuevo Energy Company currently operates approximately seven active oil wells and some oil extraction facilities in the southeastern portion of the property. Most of the facilities are located on top of the southern mesa across the lower canyon, with over a 1,000 foot horizontal and a 100 foot vertical separation from June 25, 1998 3 -30 SPECIFIC PLAN HIDDEN CREEK RANCH PUBLIC SERVICES & FACILITIES any future development. There is one well facility near Planning Unit 3 that is across an arroyo, separated by a minimum of 400 feet. The above data is noted on Exhibit No. 47 - Existing Utilities. June 25, 1998 3 -31 HIDDEN CREEK RANCH SPECIFIC PLAN 4.0 PUBLIC SAFETY PUBLIC SAFETY Public safety is one of the most important issues in the planning process. Existing natural and man-made hazards must be identified and mitigated. This section addresses noise attenuation. Other existing and natural hazards are addressed in the Hidden Creek Ranch Specific Plan final EIR that accompanies this Specific Plan. 4.1 NOISE ATTENUATION The Specific Plan site would be subject to traffic noise from the new roadway segments proposed in the project area. Existing offsite residences would also be subject to increased traffic noise levels due to higher traffic volumes projected. Site design techniques will be employedto minimize Dotential noise imnw. -te Construction noise, especially diesel- powered equipment, including earth movers, material handlers, and portable generators, can reach high levels. The Environmental Protection Agency has found that the noisiest equipment types operating at construction sites typically range from 88 dBA to 91 dBA at 50 feet. Noise levels can vary from 79 dBA.to 88 dBA at 50 feet. The loudest construction -type activities may require more than 1,000 feet of distance between a source and a nearby receiver to reduce the average 91 dBA source strength to a generally acceptable 6d dBA exterior exposure level (from stationary equipment). Since noise from localized sources (such as noise from construction equipment) typically falls off by about 6 dBA with each doubling of distance from source to receptor, outdoor receptors at a distance of 1,000 feet from the Specific Plan site that have an uninterrupted view of the construction activities would have noise reduction of approximately 26 dBA. As such, noise generated by construction activities would drop to 65 dBA from 91 dBA at 50 feet. This level of construction noise would not cause any significant annoyance. Noise receptors further away would experience even lower noise levels. Measures to reduce construction noise are as follows: • Construction activities shall ibe limited to between the following hours: 7 am. and 7 p.m. Monday through Saturday. No work.is to be accomplished on Sunday and federal holidays. (Source: Hidden Creek Ranch Specific Plan final '`ER Noise Mitigation Measure 1) • Construction equipment shall be fitted with modem' sound- reduction equipment (Source: Hidden Creek Ranch Specific'Plan final EIR, Noise Mitigation Measure 2). • Temporary perimeter barriers shall be used when construction activities are within 200_ feet of any noise- sensitive uses, such as residences or schools, if the noise level Petty is above 65 dBA at the 'property line. Source: Hidden Creek Ranch Specific Plan final EIR, Noise Mitigation Measure 3). June 24, 1998 d_1 HIDDEN CREEK RANCH SPECIFIC PLAN PUBLIC SAFETY Long -term noise levels are considered significant where they exceed the city's exterior noise criteria: in excess of CNEL of 65 dBA for residential uses or 70 dBA for commercial uses. Noise levels are generally not significant if no noise - sensitive sites are located in -the project area, ; or if increases in community noise level with the implementation of the project are expected to be 3 dBA or less at noise sensitive locations, and the project will not result in violations of local ordinances or standards. If the increase is greater than 3 dBA, the 'need for noise mitigation depends on the ambient noise level and the presence of noise - sensitive sites. Increases in noise levels will need mitigation is the;project cause noise standards or ordinances to be exceeded, or increases in "the community noise levels by '6, to 10 dBA in built -up areas or increases by 10 dBA'or more in rural areas. Table 8 lists the calculated distance :from the roadway centerline to the projected CNEL levels (in dbA) at these segments of the roadway and the CNEL value at 50 feet from the centerline of the near travel lane for-roadways in the project vicinity. TABLE8 YEAR 2010 ROADWAY NOISE, LEVELS WITH PROJECT June 24, 1998 4 -2 Distance From Roadway Centerline CNEL: 50 to CNEL (in feet)' Feet from Centerline of Increase Over the Near Baseline Roadway Segment 70 CNEL 65 CNEL 60 CNEL Travel Lane Level dbA Walnut Canyon Road, Broadway to SR-1 18 < 506 1 77 1 237 65.6 0.4 Moorpark Avenue, SR-1 18 to' Casey Road < 50b 70 216 65.2 0.5 Collins Drive, north of Campus Park Drive Campus Park Drive to SR -118 <50, 84 84 259 259 818 66A 71.0 -0.3 1.1 Princeton Avenue, Campus Par)cDrive to SR -' 118 south of SR -118 <50b < 506 64 < 50° 195 67 64.7 59 -9 =0.5 0.0 Campus Park Drive, Collins Drive to Campus Road Princeton Avenue to Collins Drive west of Princeton Avenue <55 < 506 < 506 164 70 < 506 517 216 <506 69.0 65.1 59.2 2 1 0.0 00 Spring, Road, Los Angeles Avenue to New Los Angeles Avenue Los Angeles Avenue to SR 118 SR -118 to C Street C Street to Broadway <'S0b <50b < 50b < 506 144 84 131 I 104 452 259 409 323 b8.4 66.0 68.0 66.9 0.9 2.4 5.8 n!a June 24, 1998 4 -2 HIDDEN CREEK RANCH SPECIFIC PLAN PUBLIC SAFETY SR -118,` Walnut Canyon Road to Spring Road 80 247 779 70.8 0.6 Spring Road to Princeton Avenue 91 288 894 71.4 1.0 east of Collins Drive 445 957 2,061 82.0 0.6 Princeton Avenue to Collins Drive 449 965 2,079 82.1 0.5 Broadway, Walnut Canyon Road to Spring Road < 50b < 50b 63 60.5 n/a east of Spring Road < 50, 97 302 66.6 n/a east of Campus Park Drive < 5ob 90 280 66.3 n/a Does not consider any natural or man -made obstructions in the noise path'. b Noise levels (CNEL) within 50 fed of roadway centerline require site - specific analysis. Assuming soft site propagation for the freeway portion. Source: Michael Brandman Associates 1994. Some of the site design measures to reduce noise at the residential lots onsite over the long. -term will include: Prior to occupancy, all multi- family dwelling units shall contain at a minimum the following additional sound attenuation over and above the minimum required by the Uniform Building Code. The construction drawings showing the 'attenuation measures shall be submitted to the Department of Community Development for review and approval. A. STC (Sound Transmission Class) 50 between adjoining dwelling units B. STC 45 within` individual living areas Note: The appropriate IIC (Impact Isolation Class) ratings shall apply for each of the above.(Source: Hidden Creek Ranch Specific Plan No. 8 final EIR, Noise Mitigation Measure 5) Prior to the approval of any subdivision, planned residential permit, or conditional use permit, residential units, schools, parks, or similar noise - sensitive receptors, shall be located outside of the 65 dBA CNEL zone, or noise attenuation shall be provided, as recommended in a noise study, prepared by 'a licensed acoustical engineer. Said determination shall be made prior to the issuance of a building permit for each planning unit or development within a planning unit. (Source: Hidden Creek Ranch Specific Plan final EIR, Noise Mitigation Measure 7). Measures to reduce noise adjacent to the onsite commercial uses over the long -term area as follows: • During operation of all commercial uses, no repair or maintenance of trucks or any other vehicle shall occur outside of any commercial building., (Source: Hidden Creek Ranch Specific Plan final EIR, Noise Mitigation Measure 4) • Loading and unloading operations at commercial facilities shall not be conducted between the 'hours of 10 p.m. and 6 a.m. unless approved by the Director of June 24, 1998 4 -3 HIDDEN CREEK RANCH SPECIFIC PLAN PUBLIC SAFETY Community Development. (Source: Hidden Creek Ranch Specific Plan final EIR, Noise Mitigation Measure 5) During the site plan review for all commercial uses, roof - mounted equipment shall be prohibited. Exceptions to this requirement shall be subject to approval of the Director of Community Development. Any roof - mounted equipment and other noise generation sources approved by the Director of Community Development 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 occupancy. 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 onsite noise generation sources would be mitigated to the required level. The noise study shall be prepared by a licensed acoustical engineer mi accordance` with accepted engineering standards. (Source: Hidden Creek Ranch Specific Plan final EIR, Noise Mitigation Measure 6). June 24, 1998 4-4 HIDDEN CREEK RANCH SPECIFIC PLAN 5.0 DEVELOPMENT REGULATIONS 5.1 PURPOSE AND INTENT DEVELOPMENT REGULATIONS The development regulations contained herein have been established to provide criteria for the development of the planning areas within the Hidden Creek Ranch Specific Plan and are intended to be adopted as a new chapter in Title 17, Zoning, of the Municipal Code. Implementation of the regulations set forth in this section is intended to ensure that future development is coordinated and consistent with the goals and policies of the Specific Plan and the City's General Plan. The following regulations provide ! for the arrangement, development, and use of residential, open space, commercial, public /institutional, golf course, and equestrian zoned areas within the Specific Plan area, while insuring substantial compliance with the intent and provisions of the City's ordinances. Application of these regulations is intended to encourage the most _appropriate use of the land, create a harmonious relationship among land uses, and protect the health, safety, and general welfare of the community. Certain development requirements generally are included as conditions of approval for subdivisions and development permits, and may not be contained in the Development Regulations for the Hidden Creek Ranch Specific Plan or in the City's Municipal Code and Subdivision Ordinance. Such development requirements include, but are not limited to; 'On -site lighting standards, fixtures, lumen levels, coverage mounting and pole height; street lighting standards; front yard landscaping private recreation area requirements for single - family and multi- family development; bus shelters; quantities and sizing of trees and shrubs; general review /approval of landscaping and irrigation plans; review and approval of conditions, covenants and restrictions; requirements for homeowner/property- owner associations; rain gutters; yard drains; trash and recycling enclosures; slough wall for slopes adjacent to street rights -of -way; and concrete driveways. The City may, at its discretion, condition any subdivision and/or development permit on all such matters. 5.2 DEFINITIONS Words and terms used in the Hidden Creek Ranch Specific Plan Development Regulations shall have the same definitions as given in the City of Moorpark Municipal Code, including Title 17, Zoning. 5.3 GENERAL PROVISIONS These Development Regulations regulate all development within the Hidden Creek Ranch Specific Plan area. The following general provisions apply to all zone districts within the Specific Plan area. 1. The City Municipal Code shall regulate development in the Specific Plan, except as modified by the regulations contained herein. In such cases where the Specific Plan June 24, 1998 5.1 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT RF.f;TTT . A TT(lNC development regulations conflict with those in other Chapters of Title 17 of the City Municipal Code, the Specific Plan development standards shall apply. Any future amendments to the City Municipal Code, which are not addressed by the Hidden Creek Ranch Specific Plan, shall also apply to the Specific Plan area, as applicable. 2. The establishment and changes of the zone district classification on land in the Specific Plan area shall be as described in this Chapter and shall be adopted by an ordinance amending the City zoning map in the manner set forth in Chapter 17.60, Title 17, of the City Municipal Code. The zone districts for the Hidden Creek Ranch Specific Plan shall be consistent with the Specific Plan Land Use Plan, Exhibit 7. 3. All land use entitlements and permits issued within the Hidden Creek Ranch Specific Plan area shall be consistent with the Specific Plan and the City's General Plan. 4. Because it is infeasible to compose legislative language which encompasses all conceivable land -use situations, the Director of Community' Development shall have the power to interpret the regulations contained in this Specific Plan when such interpretation is necessitated by a lack of specificity in such regulations. 5.4 ENTITLEMENT PROCESS AND PROCEDURES Procedures for the processing of land use entitlement, including permits and variances, for the Hidden Creek Ranch Specific Plan area, shall be the same as defined in Chapter 17.44 of Title 17 of the Moorpark Municipal Code. 5.5 RESIDENTIAL DEVELOPMENT REGULATIONS The purpose of these regulations is to provide assurances that residential development conforms to the City of Moorpark General Plan requirements for Specific Plan No. 8. These standards also provide for a variety of single - family detached, attached and multi- family dwellings units with development standards and regulations specifically applicable to Hidden Creek Ranch. 5.5.1 Rural High Residential (RH) Proposed Density: 0 - 07 du /ac. The purpose of the RH designation is to provide for very low density single family detached dwelling units in hillside areas. Development in keeping with the natural amenities of these areas is encouraged through the preservation of unique scenic resources as community assets. A density of up to one dwelling unit per two gross acres is permitted within this zone. The standards of the City of Moorpark's R -P -D Zone shall apply except as otherwise noted below. June 24, 1998 5_2 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT REGULATIONS A. Permitted/Administrative/Planned Development Permit/Conditional Uses For the purposes of this Specific Plan, the list of permitted uses, planned development, administrative, and conditional uses as defined in Table 9 herein shall apply. B. Site Develo ment Standards 1. Minimum lot area: one acre. 2. Minimum building setbacks: a. Front: Minimum of 25 feet. The front setbacks of the dwelling units shall be varied so as to provide visual variety. b. Side: 10 feet per side for buildings of less than 25 feet in height, and 15 feet per side for buildings higher than 25 feet in height. c. Rear: 20 feet d. Side street: 10 feet Accessory Structures (excluding detached garages, and second dwelling units, which shall conform to the standards under item 2, above): a. Front: 25 feet, however, any structure in front of the primary residence shall have architectural treatment and materials similar to the primary residence. b. Sides: 10 feet c. Rear: 15 feet 3. Projections into required setbacks: Cornices, canopies, chimneys, eaves or other similar architectural features may extend two feet into the required side yards and four feet into the required frontand rear yards. Such elements shall not be closer than two feet to a line mid -way between the exterior walls of buildings located on the same lot. 4. Maximum building height (excluding accessory buildings): Thirty -five (35) feet, as averaged from adjacent grade to the top of the structure. Maximum height of accessory structures shall be 15 feet, except barns and stables which may be up to 35 feet. June 24, 1998 5 -3 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENTREGULATIONS PERMITTED LAND USES Purpose: The purpose of this section is to list in matrix form the land uses permitted within each of the Land Use Districts shown on the Land Use Plan. The City Zoning Code should be referenced for uses not listed (Section 17.20.030) and for Exemptions from Zoning Clearances (Section 17.20.040). Permitted uses in parks, open space and residential zones. Permitted uses in parks, open space and residential zones are set out in Table 9. Note: An approved residential planned development permit is required for five (5) or more lots in the RK L, ML, M, K VHl and V112 Zones. The key for Table 9 is as follows: [Blank] Not permitted 0 Permitted by zone clearance ■ Administrative permit ♦ Planning commission- approved planned development permit ❑ City council- approved planned development permit 0 Planning commission - approved conditional use permit O City council - approved conditional use permit Table 9 PERMITTED USES IN PARKS, OPEN SPACE AND RESIDENTIAL ZONES Agriculture and agricultural operations (no retail except as indicated). Animal husbandry: Without structures',6 With structures: total GFA per lot: Up to 1,000 sq. ft. Over 1,000 to 5,000 sq. ft. Over 5,000 to 20,000 sq. ft. Over 20,000 to 100,000 sq. ft. Over 100,000 sq. & Apiculture2,6 More animals than are permitted by Section 17.28.030C of the Moorpark Zoning Code Barns and Stables Contractors' service and storage yards and buildings Crop production' Wholesale nursery Firewood operations Greenhouse, hothouses and the like: total GFA per lot:' Up to 1,000 sq. ft. 1,000 to over 100,000 sq. ft. Offices6 Produce stands, retail' Accessory uses to crop production, Fuel storage' Insecticides for pest control Packing, storage or prelim. processing of crops: Without structure' .6 Animals, nonagricultural (see also Dwellings, accessory uses and structures)' Boardinghouses and bed - and - breakfast inns Care facilities' (see also H&SC and W &IC) June 25, 1998 RH L ML M H VH1 V112 GC OS V v V V v' V VI v [V1 V o ■ ■ ■ O O O 0 ■ SEE ANIMAL HUSBANDRY HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENTREGULATIONS RH L ML M H VHI VH2 GC OS Day: Care of 12 or fewer persons (State law requirement related to day care facilities for 7 -12) V V V V V V V Care of 13 or more persons 0 0 0 0 0 0 0 Intermediate: Care of 7 or more persons 0 0 0 0 0 0 0 Residential: Care of 6 or fewer persons V V V V V Care of 7 or more persons 0 0 0 0 0 0 0 Cemeteries 0 0 0 0 Churches, synagogue and other buildings used for religious worship 0 0 0 0 0 O 0 Clubhouses (no alcoholic beverages) (with alcoholic beverages) O Communications facilities 0 0 0 0 0 0 0 0 0 Drilling, temporary geologic (testing only) 0 0 0 0 0 0 0 0 0 Dwelling, single - family° (including Z, zero, and cluster lots) ♦ ♦ ♦ ♦ ♦ Affordable or elderly, built pursuant to Chapter 17.64 ❑ ❑ ❑ ❑ ❑ ❑ Dwellings, multifamily Affordable or elderly, built pursuant to Chapter 17.64 ❑ ❑ ❑ Dwellings, accessory structures For human habitation: Mobilehome/RV as temporary dwelling during construction V V V V V Second dwelling' ■ ■ ■ ■ ■ Room additions ■ ■ ■ ■ ■ ■ ■ Not for human habitation (with or without bathroom): Second story patio /deck ■ ■ ■ ■ ■ ■ ■ Accessory structure over 120 sq. ft. ■ ■ ■ ■ ■ ■ ■ Over 1,000 sq. ft. per structure; or over 2,000 sq. ft. per lot ♦ ♦ ♦ ♦ Antenna, ground- mounted (noncommercial), above 40 ft.2 0 0 0 0 0 0 0 Dwellings, accessory uses Aviaries 0 0 Farm anij a 2 (other than horses /ponies) V V 0 Horses/pomes' V V 0 Pet animals' V V V V V V V More animals than are permitted by Section 17.28.030C 0 0 0 0 0 0 0 Home occupation V V V V V V V Storage, open'.' V V V V V V V Education and training Schools, elementary and secondary (boarding and nonboarding) 0 0 0 0 0 0 0 Festivals and similar events, temporary outdoor (less than three in one year) 0 Government buildings 0 0 0 0 0 0 0 Fire stations 0 0 0 0 0 0 0 Law enforcement facilities 0 0 0 0 0 0 0 Gradingl's V V V V V V V V V Within an overlay zone SEE SECTION 17.36 OF MOORPARK ZONING CODE Libraries 0 0 0 0 0 0 Mineral resource development 0 0 Mining and accessory uses' 0 0 Less than 9 months in duration 0 0 June 25, 1998 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENTREGULATTONS Oil and gas exploration and production' RH L 0 ML M H VH1 VH2 GC OS Model homes/lot sales' ■ ■ ■ ■ n i ■ 0 0 Motion picture and TV production, and related activities and structures 0 0 0 0 0 0 0 0 Temporary (max. 42 days in any 180 -day period)',46 V V V V V V V V V Parking Lots ■ ■ ■ ■ ■ ■ ■ Pastures and training areas ■ ■ Pipelines and transmission lines, aboveground' 0 0 0 0 0 0 0 0 0 Public utility facilities, excluding offices and service yards' 0 0 0 0 0 0 0 0 0 Recreational Vehicle Storage' 0 0 0 0 0 0 0 Recreational sport and athletic facilities Community centers/clubhouses (serving surrounding neighborhood) Fields, athletic (to serve surrounding neighborhood) Golf courses, except miniature golf2 ♦ Parks (to serve the neighborhood) ♦ ♦ ♦ ♦ ♦ ♦ ♦ V 0 With buildings ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ 0 Swimming/tennis facilities, basketball/volleyball courts, tot lots, picnic tables/barbecue Recreation projects, city- initiated6 V V V V V V V V Riding stables 0 With accessory lodging facilities With outdoor arenas /accessory structures Shade structures ■ ■ ■ ■ ■ ■ ■ ■ Storage of building materials, temporary',' V V V V V V V Uses and structures, accessory (other than to agric. animals or dwellings) V V V V V V V V Dwelling, caretaker SEE SECTION 17.44.080A MOORPARK ZONING CODE Water production, storage and distribution facilities: Private purveyors 1,5 0 0 0 0 0 0 0 0 0 Notes for Table 9; 1. See also Section 17.20.040 of the Moorpark Zoning Code. 2. There are specific regulations for this use; see Chapter 17.28 of the Moorpark Zoning Code. 3. This use is only permitted in association with a residential planned development permit, and the intended purpose is to provide storage area for resident owned recreational vehicles only. 4. See Chapter 17.32 for parking standard of the Moorpark Zoning Code. 5. Most public water facilities are exempt from these regulations. 6. Only pemfitted ifthe, applicant can provide evidence to the Director of Community Development that there wrll not be significant impact recorded archaeological sites, sensitive biological habitat, mature trees, and all native oak trees. 7 Small domestic animals only. June 25, 1998 SPECIFIC PLAN HIDDEN CREEK RANCH DEVELOPMENT REGULATIONS NATURAL AREA (where lots abut open space) P. L. _1 P. L. FUEL MODIFICATION AREA - 100' FROM BUILDING SITE SLOPE AREA 20' MIN. REAR SETBACK P.L. RESIDENCE MIN. LOT AREA: 43,560 s.f.; one acre PROPERTY LM CLFS TYPICAL PLOT PLAN: RURAL HIGH DENSITY F2 10, ® MIN. SIDE :SETBACK 25, • ' : - _ MIN. alternate - FRONT SETBACK driveway `r configurat MIN. LOT AREA: 43,560 s.f.; one acre PROPERTY LM CLFS TYPICAL PLOT PLAN: RURAL HIGH DENSITY HIDDEN CREEK RANCH SPECIFIC PLAN 5. Fences and walls: DEVELOPMENT REGULATIONS All fences and walls shall comply with the provisions of the Moorpark Zoning Code, except that sound attenuation walls may be built to a height as required by a City approved Noise Study. 6. Parking: Parking shall comply with Chapter 17.32 of the City of Moorpark Zoning Code, except as modified herein: 5.5.2 Low Density Residential (L) Proposed Density: 0.7 -1.0 du /ae. The purpose of the Low Density Residential designation is to provide for low density single family detached residential units along with associated amenities. The density permitted in this zone is up to one dwelling unit per gross acre. The standards of the City of Moorpark's R -P -D zone shall apply except as otherwise noted below. A. Permitted/Administrative/Planned Development Permit/Conditional Uses For the purposes of this Specific Plan, the list of permitted uses, planned development, administrative, and conditional uses as defined in Table 9 herein shall apply. B. Site Development Standards 1. Minimum lot area: 20,000 square feet; with an average of one acre within individual Planning Units. 2. Minimum building setbacks: a. Front: 25 feet. The front setbacks of dwelling units shall be varied so as to provide visual variety. b. Side: 10 feet per side for buildings with heights of less than 25 feet, and 15 feet per side for buildings with heights over 25 feet. c. Rear: 20 feet d. Side Street: 10 feet June 24, 1998 5-8 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT REGULATIONIS Accessory Structures (excluding detached garages, and second dwelling units, which shall conform to the standards under item 2, above): a. Front: 25 feet, however, any structure in front of the primary residence shall have architectural treatment and materials similar to the primary residence. b. Sides: 10 feet c. Rear: 15 feet 3. Projections into required setbacks: Cornices, canopies, chimneys, eaves or other similar architectural features may extend two feet into the required side yards and four feet into the required front and rear yards. Such elements shall not be closer than 2 feet to a line mid -way between the exterior walls of buildings located on the same lot. 4. Maximum building height (excluding accessory buildings): Thirty -five (35) feet, as averaged from adjacent grade to the top of the structure. Maximum height of accessory buildings shall be 15 feet, except for barns and stables which may be up to 35 feet. 5. Fences and walls: All fences and walls shall comply with the provisions of City Codes, except that screen walls may be built to a height as required by a City approved Noise Study. 6. Parking: Parking shall comply with Chapter 17.32 of the City of Moorpark Zoning Code, except as modified herein: 5.5.3. Medium Low Density (ML) Proposed Density: 1.0 - 2.0 du /ac. The purpose of the ML designation is to promote low density single family dwelling units on varied large size lots. A density of up to two dwelling units per gross acre is permitted in this zone. The standards of the City of Moorpark's R -P -D Zone shall apply except as otherwise noted below. June 25, 1998 5 -9 SPECIFIC PLAN HIDDEN CREEK RANCH DEVELOPMENT REGULATIONS NATURAL AREA (where lots abut open space) P. L. \ 1 P. L. FUEL MODIFICATION AREA - 100' FROM BUILDING SITE SLOPEIAREA I J RESZENCE Il alternate - driveway configurat o, ' MIN. LOT AREA: 20,000 S.f. N OR 15' MIN. REAR SETBACK P.L. 10' MIN. SIDE :SETBACK 25' I MIN. FRONT SETBACK PROPERTY LINE CURB TYPICAL PLOT PLAN: LOW DENSITY SPECIFIC PLAN HIDDEN CREEK RANCH DEVELOPMENT REGULATIONS NATURAL AREA (where lots abut open space) FUEL MODIFICATION AREA - 100' FROM BUILDING SITE P.L. SLOPE AREA P.L. I REWENCE alternate drivevvaY - configurat MIN. LOT AREA: 15,000 S.f. 01 10' MIN. REAR SETBACK P.L. _MIN. SIDE :SETBACK 10' WITH WINDOWS r 25' MIN. 1 FRONT SETBACK PROPERTY LIME CURB TYPICAL PLOT PLAN: MEDIUM LOW DENSITY HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT REGULATIONS A. Permitted/Administrative/Planned Development Permit/Conditional Uses For the purposes of this Specific Plan, the list of permitted uses, planned development, administrative, and conditional uses as defined in Table 9 herein shall apply. B. Site Development Standards 1. Minimum lot area: 15,000 square feet. 2. Minimum building setbacks: a. Front: 20 feet. The front setbacks of dwelling units shall be varied so as to provide visual variety. b. Side: 10 feet per side facing a public street and 5 feet per side for interior lots where buildings are less than 25 feet in height, or 2 story; (second story with windows adjacent to side shall be 10 feet clear to side lot line) and 15 feet per side where buildings exceed 25 feet in height. c. Rear: 20 feet d. Side Street: 10 feet Accessory Structures (including detached garages and second dwelling units): a. Front: 25 feet, however, any structure in front of the primary residence shall have architectural treatment and materials similar to the primary residence. b. Sides: 5 feet c. Rear: 10 feet 3. Projections into required setbacks: Cornices, canopies, chimneys, eaves or other similar architectural features may extend two feet into the required side yards and four feet into the required front and rear yards. Such elements shall not be closer than two feet to a line mid -way between the exterior walls of buildings located on the same lot. 4. Maximum building height (excluding accessory buildings): Thirty -five (35) feet, as averaged from adjacent grade to the top of the structure. Maximum height of accessory buildings shall be 15 feet, except for barns and stables which may be 35 feet. June 25, 1998 5 -12 HIDDEN CREEK RANCH SPECIFIC PLAN 5. Fences and walls: DEVELOPMENT REGULATIONS All fences and walls shall comply with the provisions of the Moorpark Zoning Code, except that sound attenuation walls to a height as required by a City approved Noise Study. 6. Parking: Parking shall comply with Title 17, Chapter 17.32 of the City of Moorpark Zoning Code, except as modified herein: 5.5.4 Medium Density Residential (M) Proposed Density: 2.0 - 4.0 du /ac. The purpose of the M designation is to allow single family detached homes on moderate sized lots. A density of up to four (4) dwelling units per gross acre is permitted in this zone. The standards of the City of Moorpark's R -P -D Zone shall apply except as provided below. A. Permitted/Administrative/Planned Development Permit/Conditional Uses For the purposes of this Specific Plan, the list of permitted uses, planned development, administrative, and conditional uses as defined in Table 9 herein shall apply. B. Site Development Standards 1. Minimum lot area: 5,500 square feet. 2. Minimum building setbacks: a. Front: 20 feet to the building. The front setbacks for street frontages shall be varied so as to provide visual variety. b. Side: 5 feet per side and 10 feet per second story with windows facing side. c. Rear: 15 feet d. Side Street: 1.0 feet Accessory Structures: a. Front: 20 feet, however, any structure in front of the primary residence shall have architectural treatment and materials similar to the primary residence. b. Sides: 5 feet c. Rear: 10 feet d. Side Street: 10 feet June 25, 1998 5 -14 HIDDEN CREEK RANCH SPECIFIC PLAN 3. Projections into required setbacks: DEVELOPMENT REGULATIONS Cornices, canopies, chimneys, eaves or other similar architectural features may extend two feet into the required side yards and two feet into the required front and rear yards. Such elements shall not be closer than two feet to a line mid -way between the exterior walls of buildings located on the same lot. 4. Maximum building height: Thirty-five (3 5) feet, main residence; fifteen (15) feet for any accessory structures, as averaged from adjacent grade to the top of the structure. 5. Fences and walls: All fences and walls shall comply with the provisions of City Codes, except that screen walls may be built to a maximum height as required by a City approved Noise Study. 6. Parking: Parking shall comply with Chapter 17.32 of the City of Moorpark Zoning Code. 5.5.5 High Density Residential (H) Proposed Density: 4.0 - 7.0 du/ac. The H designation is intended to permit development of a range of residential units including single - family detached homes, zero or z -lot line homes, single - family attached homes, cluster housing, and housing for senior citizens. A density of up to seven dwelling units per gross acre is permitted in Planning Units with this designation. The standards of the City of Moorpark's R -P -D Zone shall apply except as otherwise noted below. A. Permitted/Administrative/Planned Development Permit/Conditional Uses For the purposes of this Specific Plan, the list of permitted uses, planned development, administrative, and conditional uses as defined in Table 9 herein shall apply. June 25, 1998 5 -15 SPECIFIC PLAN HIDDEN CREEK RANCH DEVELOPMENT REGULATIONS NATURAL AREA (where lots abut open space) FUEL MODIFICATION AREA - 100' FROM BUILDING SITE P. L. SLO:PEjAREA 15' MIN. REAR SETBACK P. L. RESIDENCE I P.L. 5' ® MIN. SIDE SETBACK 10' WITH WINDOWS I ��- 20' MIN. alternate FRONT SETBACK driveway configurat ri' MIN. LOT AREA: 5,500 s.f. PROPERTY LINE CURB TYPICAL PLOT PLAN: MEDIUM DENSITY HIDDEN CREEK RANCH SPECIFIC PLAN B. Site Development Standards Single Family Detached DEVELOPMENT REGULATIONS 1. Minimum lot area: 4,000 square feet. 2. Minimum lot width: 40 feet; as measured from the minimum front building setback line. 3. Minimum building setbacks: a. Front: 20 feet to the building. The front setbacks shall be varied so as to provide visual variety. b. Side: 5 feet per side and 10 feet per side facing a public street. Zero lot lines shall also be permitted, in which case, a minimum 10 foot separation shall be maintained between structures. c. Rear: 10 feet, except where 2 story residences with windows face the adjacent property line, the rear setback shall be 15 feet for the main building. Two story buildings shall be setback 10 feet. Single Family Attached 4. Minimum site area per dwelling unit: 3,000 square feet 5. Minimum lot width: Not applicable 6. Minimum building setbacks: a. A minimum landscaped setback of 20 feet for any arterial street shall be maintained, and 15 feet from any collector. b. On residential roads, loop or cul -de -sac streets setbacks shall be maintained as follows: 10 feet to the building. c. A minimum building separation of 6 feet shall be maintained between buildings on the same lot, except that no detached dwelling unit shall be closer than 10 feet to another detached unit. Single Family Detached /Attached 7. Projections into required setbacks: Cornices, canopies, chimneys, eaves or other similar architectural features may extend two feet into the required side yards and two feet into the required front and rear yards. Such elements shall not be closer than two feet to a line mid -way between the exterior walls of buildings located on the same lot. June 25, 1998 5 -17 SPECIFIC PLAN HIDDEN CREEK RANCH DEVELOPMENT REGULATIONS NATURAL AREA FUEL MODIFICATION AREA (where lots abut open space) 100' FROM BUILDING SITE P.L. P.L. SLOPE AREA RESIDENCE `I OR 40 min. lot width alternate driveway configurat MIN. LOT AREA: 4,000 S.f. 10'(3) MIN. REAR SETBACK (3) - 15' for adjacent two story residences P.L. . 5'(1)(2) `MIN. SIDE 'SETBACK (1) - unless zero lot line; then 10' building separatior required (2) - 10' facing public stree 20' MIN. FRONT SETBACK PROPERTY U E CURB TYPICAL PLOT PLAN: HIGH DENSITY 40 min. lot width alternate driveway configurat MIN. LOT AREA: 4,000 S.f. 10'(3) MIN. REAR SETBACK (3) - 15' for adjacent two story residences P.L. . 5'(1)(2) `MIN. SIDE 'SETBACK (1) - unless zero lot line; then 10' building separatior required (2) - 10' facing public stree 20' MIN. FRONT SETBACK PROPERTY U E CURB TYPICAL PLOT PLAN: HIGH DENSITY HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT REGULATIONS 8. Maximum building height: Thirty -five (3 5) feet, 3 story; fifteen (15) feet for accessory structures, as averaged from adjacent grade to the top of the structure. 9. Fences and walls: All fences and walls shall comply with the provisions of City Codes, except that screen walls may be built to a height as required by a City approved Noise Study. 10. Parking: Parking shall comply with Chapter 17.32 of the City of Moorpark Zoning Code. 5.5.6 Very High Residential - 1 (VH -1) Proposed Density: 7.0 -10.0 du /ac. This density designation of VH -1 is intended to permit development of a range of residential units including single family detached homes, zero or z -lot line homes, single - family attached homes, and cluster housing. The Very High designation allows densities of up to ten dwelling units per gross acre within Specific Plan Planning Units. The standards of the City of Moorpark's R -P -D Zone shall apply except as provided below. A. Permitted /Administrative/Planned Development Permit/Conditional Uses For the purposes of this Specific Plan, the list of permitted uses, planned development, administrative, and conditional uses as defined in Table 9 herein shall apply. B. Site Development Standards Single Family Detached 1. Minimum lot area: 3,500 square feet. 2. Minimum lot width: 40 feet; as measured from the front setback line. 3. Minimum building setbacks: a. Front: 10 feet when 'V' shaped garage entry, 20 feet to the garage when straight in, or 15 feet otherwise. (5 feet is permitted on private streets, if the garage is equipped with an automatic garage door opener.) June 25, 1998 5 -19 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT REGULATIONS The setbacks shall be varied so as to provide visual variety along the streetscape. b. Side: 5 feet per side and 10 feet per side facing a public street. c. Rear: 10 feet. Single Family Attached 4. Minimum site area per dwelling unit: 3,000 square feet 5. Minimum lot width: Not applicable 6. Minimum building setbacks: a. A minimum landscaped setback of 20 feet for any arterial street shall be maintained, and 15 feet from any collector. b. On residential roads, loop or cul -de -sac streets, setbacks shall be maintained as follows: 10 feet to the building, 20 feet to the garage (5 feet is permitted on private streets, if the garage is equipped with an automatic garage door opener.) The setbacks shall be varied so as to provide visual variety along the streetscape. c. A minimum separation of 6 feet between buildings on the same lot, except that no detached dwelling units shall be closer than 10 feet to another detached unit. The minimum setback from any interior lot line shall be 10 feet. Single Family Detached /Attached 7. Projections into required setbacks: Cornices, canopies, chimneys, eaves or other similar architectural features may extend two feet into the required side yards and two feet into the required front and rear yards. Such elements shall not be closer than two feet to a line mid -way between the exterior walls of buildings located on the same lot. 8. Maximum building height (as averaged from adjacent grade to the top of structure): Thirty five (35) feet (3 story). Accessory Structures: Fifteen (15) feet. 9. Fences and walls: All fences and walls shall comply with the provisions of City Codes, except that screen walls may be built to a height as required by a City approved Noise Study. June 25, 1998 5 -20 HIDDEN CREEK RANCH SPECIFIC PLAN 10. Parking: DEVELOPMENT REGULATIONS Parking shall comply with the City of Moorpark Zoning Code. 11. Landscape Coverage /Screening a. Minimum landscape coverage: 20 percent of overall lot area. b. Minimum parking lot landscaping: At least 10 percent of any parking lot shall be landscaped, and such landscaping shall be considered as part of the required twenty percent (20 percent) overall lot landscaping. c. Parking lots located adjacent to public streets shall be screened from view through the use of a fence, wall, berm, or landscaped planting strip utilizing shrubs and/or trees or any combination thereof. Such fence or wall shall conform to the height requirements specified herein and by the City of Moorpark Zoning Code. 5.5.7 Very High Residential - 2 (VH -2) Proposed Density: 10.0 - 20.0 du /ac. The VH -2 designation is intended to permit development of a range of residential units including single family attached homes and multi - family dwellings. The Community Residential allows densities of up to 15 dwelling units per gross acre. Densities may increased up to a density approved by the City Council for affordable housing. The standards of the City of Moorpark's R -P -D Zone shall apply except as provided below. A. Permitted/Administrative/Planned Development Permit /Conditional Uses For the purposes of this Specific Plan, the list of permitted uses, planned development, administrative, and conditional uses as defined in Table 9 herein shall apply. B. Site Development Standards Single Family Attached 1. Minimum site area per dwelling unit: 2,500 square feet 2. Minimum lot width: No minimum Multi- Family Dwelling Units I Minimum site area per dwelling unit: 2,000 square feet June 25, 1998 5 -21 SPECIFIC PLAN HIDDEN CREEK RANCH DEVELOPMENT REGULATIONS T' CL T1 • • .a.. o.l... l'.1(J(YI�Iy .r j�� a I4p41 .YC•. y.�� yi TGYI iIMIi� 1 .fir TYPICAL'COURT—TECHNICAL SITE PLAN HIDDEN CREEK RANCH SPECIFIC PLAN Single/Multi- Family Dwelling Units 4. Minimum building setbacks: DEVELOPMENT REGULATIONS a. A minimum landscaped setback of 24 feet for any arterial street shall be maintained and 20 feet from any collector. b. On residential roads, loops or cul -de -sac streets, setbacks shall be maintained as follows: 10 feet to the building, 20 feet to the garage (5 feet is permitted on private streets, if the garage is equipped with an automatic garage door opener.) The setbacks shall be varied so as to provide visual variety along the street edge. c. A minimum separation of 6 feet between buildings on the same lot, except that no detached dwelling units shall be closer than 10 feet to another detached unit. The minimum setback from any interior lot line shall be 10 feet. 5. Projections into required setbacks: Cornices, canopies, chimneys, eaves or other similar architectural features may extend two feet into the required side yards and two feet into the required front and rear yards. Such elements shall not be closer than two feet to a line mid -way between the exterior walls of buildings located on the same lot. 6. Maximum building height (as averaged from adjacent grade to the top of the structure): Thirty five (35) feet (3 story). Accessory Structures: Fifteen (15) feet. 7. Fences and walls: All fences and walls shall comply with the provisions of the City of Moorpark Zoning Code, except that screen walls may be built to a maximum height of eight feet and sound attenuation walls to a height as required by a City approved Noise Study. 8. Parking: Parking shall comply with the City of Moorpark Zoning Code. 9. Landscape Coverage /Screening a. Minimum landscape coverage: 20 percent of overall lot area. b. Minimum parking lot landscaping: At least 10 percent of any parking lot shall be landscaped, and such landscaping shall be considered as part of the required twenty percent (20 percent) overall lot landscaping. June 25, 1998 5 -23 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT REGULATIONS c. Parking lots located adjacent to public streets shall be screened from view through the use of a fence, wall, berm, or landscaped planting strip utilizing shrubs and/or trees or any combination thereof. Such fence or wall shall conform to the height requirements specified herein and by the City of Moorpark Zoning Code. 5.6 GENERAL COMMERCIAL - COMMUNITY CENTER (GC -CC) Within the Hidden Creek Specific Plan, a community center area has been incorporated into the land use plan to encourage the development of an attractive, innovative, and efficient mixed use center. The development standards accommodate a broad range of retail, office, business, educational, and community service uses. The community center site is tailored specifically to the Hidden Creek Ranch and the needs of off -site areas as well. The development standards of the City of Moorpark's C -P -D Zone shall apply except as otherwise noted below in Table 10. A. Permitted/Administrative/Planned Development Permit/Conditional Uses For the purposes of this Specific Plan, the list of permitted uses, planned development, administrative, and conditional uses as defined in Table 10 herein shall apply. June 25, 1998 5 -24 HIDDEN CREEK RANCH SPECIFIC PLAN PERMITTED LAND USES DEVELOPMENTREGULATIONS Purpose: The purpose of this section is to list in matrix form the land uses permitted within each of the Land Use Districts shown on the Land Use Plan. The City Zoning Code should be referenced for uses not listed (Section 17.20.030) and for Exemptions from Zoning Clearances (Section 17.20.040). Permitted uses in commercial and institutional zones. Permitted uses in commercial and institutional zones are set out in Table 10. The key for Table 10 is as follows: [Blank] Not permitted O Permitted by zone clearance ♦ Planning commission- approved planned development permit ❑ City council- approved planned development permit 0 Planning commission - approved conditional use permit City council- approved conditional use permit Table 10 PERMITTED USES IN COMMERCIAL AND INSTITUTIONAL ZONES GC-CC PUBLJINST E,2 Amusement and recreational facilities Amusement parks and carnivals 0 0 Arcades 0 Bicycle racing tracks, outdoor 0 Health club /gymnasium Martial arts and dance studios Art galleries, museums and botanical gardens ♦ 0 Automobile service stations Banks and related financial offices and institutions Bars, taverns and nightclubs' 0 Benches, shade structures O Q Q Care facilities: For 7 or more persons' (see also H &SC and W &IC) DayZ3 Intermediate and residential 0 Car washes, self - service or automatic 0 Churches, synagogues and other buildings used for religious worships ♦ 0 Clubhouses ♦ 0 0 With alcoholic beverages 0 O O Club projects, temporary outdoor ❑ ❑ Communications facilities 0 0 Radio and television broadcasting stations 0 0 Community center Conference center /convention center 0 Convenience stores Dog and cat grooming Drainage improvements, detention basins, desilting , debris basins, etc. Q O 0 Drilling, temporary geologic (testing only) 0 0 0 Education and training Colleges and universities Schools: Elementary and secondary (nonboarding only) 2,3 Schools: Professional, vocational, art, craft and self - improvement Festivals and similar events, temporary outdoor 0 0 0 Government buildings, excluding correctional institutions Police stations Fire stations June 25, 1998 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENTREGULATIONS Grading ` GC -CC PUBL/INST EQ Health services such as professional offices and outpatient clinics v ♦ v 0 v Ambulance services 0 0 Hospitals 0 0 Pharmacy, accessory retail, for prescription pharmaceuticals only Hotels, motels and boarding houses Laboratories: research and scientific Medical and dental ♦ 0 Library and information center ♦ Motion picture and TV production, and related activities and structures 0 0 0 Temporary (maximum 47 days in any 180 -day period)',' v V V Offices: business, professional, admin., except health and veterinary Parking lots Pipelines and transmission lines, aboveground 0 0 0 Public utility facilities' 0 0 0 Offices only ♦ Recording studios and sound stages 0 Rental and leasing of durable goods Bicycle rental Repair and reconditioning services 0 Automobile body work and painting 0 Automobile repair, including component repair 0 Repair of personal goods such as jewelry, shoes and saddlery Restaurants, cafes and cafeterias6 temporary outside eating, fast food Retail trade Christmas tree sales' Feed stores 0 Lumber and building materials sales yards 0 Mail order houses (nonstore) Motor vehicle, mobilehome, recreational vehicle and boat dealers' 0 Nurseries 0 Uses and structures, accessory SEE PRINCIPAL USE Outdoor sales and services, temporary' p Repair of products retailed p Recreational sport and athletic facilities Community centers (serving surrounding neighborhood) Fields, athletic (to serve surrounding neighborhood) Golf courses, except miniature golfs Parks (to serve the neighborhood) Q With buildings Swimming/tennis facilities, basketball/volleyball courts, tot lots, picnic tables/barbecue Recreation projects, city- initiated p Riding stables With accessory lodging facilities 0 With outdoor arenas /accessory structures 0 Service establishments Business ♦ Sign painting and lettering shops ♦ Personal Shade structures ♦ v v Signs (See Section 17.20.040 & Chapter 17.40, Moorpark Zoning Code) v p p Taxidermy ♦ Trails, equestrian, hiking, biking trails, trailheads, viewing areas p p p June 25, 1998 HIDDEN CREEK RANCH SPECIFIC PLAN Underground transmission lines /access roads Uses and structures, accessory Game machines: three or fewer Temporary buildings during construction' Vaccination clinics, temporary, for pet animals' Veterinary clinics, pet animals only' Recreational vehicle storage Storage of building materials, temporary' Waste treatment and disposal facilities Recycling facilities and centers Water production, storage and distribution facilities: Priv. purveyors',' Zoological gardens, animal exhibits and commercial aquariums Notes for Table 10: DEVELOPMENTREGULATIONS GC -CC PUBLANST V v SEE PRINCIPAL USE V V v C U C V o EQ V V OT 0 0 0 0 0 0 1. There are specific regulations for this use; see Chapter 17.28 of the City of Moorpark Zoning Code. 2. If there is an existing planned development permit for the site, the school facility could be permitted by approval of a modification to the existing permit. 3. For commercial zones, a school facility would only be permitted where sponsored by or permitted within a commercial use on the same site. 4. See also Section 17.20.040 of the City of Moorpark Zoning Code. 5. Churches located in existing buildings with an approved planned development permit will require a modification to that permit. 6. Restaurants with temporary outside eating facilities shall receive a modification to the planned development permit. 7. Most public water facilities are exempt from these regulations. June 25, 1998 HIDDEN CREEK RANCH SPECIFIC PLAN B. Site Development Standards 1. Landscape Coverage: DEVELOPMENT REGULATIONS Minimum landscape coverage: 10 percent of the overall lot area; pursuant to Chapter 1732.100 of the Moorpark Zoning Code. Other landscaping criteria for the commercial areas of the Hidden Creek Specific Plan shall comply with this section of the Moorpark Zoning Code. 2. Setbacks: a. From arterials: 20 feet front and 20 feet side b. From collectors: 15 feet front and 10 feet side c. All other streets: 10 feet d. Adjacent to residential zones: 15 feet Said setbacks shall be landscaped, except for walkways and front -to -back driveways, and shall not be used for parking area aisles or parking. 3. Structure height Maximum height (as averaged from adjacent grade to the top of structure): 35 feet; or 60 feet with Planning Commission PDP approval pursuant to Moorpark Zoning Code, Section 17.24.020, Table 17.24.020B 4. Fences and walls: All fences and walls shall comply with the provisions of the City of Moorpark Zoning Code, except that screen walls may be built to a height as may be required by a City approved Noise Study. 5. Off - street parking: Off - street parking shall comply with Chapter 17.32 of the Moorpark Zoning Code, except as modified herein: a. Community Center: 1 space per 250 square feet of gross floor area; b. Restaurants: including fastfood restaurants: 1 space per 100 'square feet of gross floor area. 6. Lighting: Exterior lighting for all commercial parking areas shall consist of decorative low - profile lighting fixtures not to exceed a height of twenty (20') feet. However, those parking areas which abut residential Planning June 25, 1998 5-28 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT REGULATIONC Units shall not exceed a height of eighteen (18') feet in height. The design and location of fixtures shall be in such a manner to prevent any illumination of adjoining properties or streets which might be considered either objectionable by adjacent property owners or hazardous to motorists. The use of lower freestanding fixtures and bollard type lighting may be used in pedestrian walkways, stairways and ramps located in outside common areas. Freestanding light fixtures shall not be located on any landscape finger directly adjacent to the side of a parking stall, and shall be set back a minimum of three feet (3') from curb face, subject to grading and site plan review by the City. 7. Loading: All loading shall be performed on the individual commercial site. Unless otherwise specified in an individual project's conditions, loading area(s) shall be provided adjacent to any proposed buildings. The loading/service area(s) shall be screened from public view by walls and landscaping unless obscured by a building or slope area. The location and design shall be subject to the review of the city, and shall otherwise comply with the provisions contained in Section 17.32.090 of the Moorpark Zoning Code. 8. Trash and storage areas: All storage, including cartons, containers or trash, shall be shielded from view by containment within a building or in an area enclosed by a wall. 9. Screening: Screening shall be installed and maintained subject to the following: a. All building mechanical equipment shall be screened from view. b. An opaque screen shall be installed along all exterior boundaries, other than streets, where the commercial parcel abuts areas designated for residential use. Said screen shall consist of a solid wood or masonry wall or fence, earthen berm, or dense evergreen plant material, or a combination thereof, and have a total height of not less than 6 feet. c. Screening for commercial uses within the Specific Plan shall be in compliance with Section 17.24.090.D (Sight Triangle) and Section 17.24.090.E (Sight Distance) of the Moorpark Zoning Code. 5.7 PUBLIC AND INSTITUTIONAL The purpose of these regulations is to allow for a variety of public and institutional uses including storm water drainage, domestic and reclaimed water facilities, wastewater facilities, and other related public infrastructure. Adjacent to Moorpark College, educational, and college- related use are allowed. June 25, 1998 5 -29 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT REGULATIONS A. Permitted/Administrative /Planned Development Permit/Conditional Uses For the purposes of this Specific Plan, the list of permitted uses, planned development, administrative, and conditional uses as defined in Table 10 herein shall apply. B. Site Development Standards 1. Landscape Coverage: Minimum landscape coverage: 10 percent of the overall lot area; pursuant to Section 17.32.100 of the Moorpark Zoning Code. Other landscaping criteria for the commercial areas of the Hidden Creek Specific Plan shall comply with this section of the Moorpark Zoning Code. 2. Setbacks: a. From arterials: 15 feet, front; 10 feet, side. b. From collectors, residential and loop streets: 10 feet. c. Adjacent to residential zones: 15 feet Said setbacks shall be landscaped, except for walkways and front -to -back driveways, and shall not be used for parking area aisles or parking. 3. Structure height Maximum height (as averaged from adjacent grade to the top of structure): 35 feet; or 45 feet with Planning Commission PDP approval pursuant to Moorpark Zoning Code, Section 17.24.020, Table 17.24.020B. 4. Fences and walls: All fences and walls shall comply with the provisions of the City of Moorpark Zoning Code, except that screen walls may be built to a height as may be required by a City approved Noise Study. 5. Off - street parking: Off - street parking shall comply with Chapter 17.32 of the Moorpark Zoning Code. 5.8 PARKS AND OPEN SPACE REGULATIONS It is the intent of this section to provide guidelines to encourage the appropriate use of the parks and open space areas within Hidden Creek Ranch. The regulations contained herein June 25, 1998 5 -30 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT REGULATIONS are intended to promote active and passive activities which accommodate access and use, while still enhancing the natural value of the open space areas. 5.8.1 Equestrian Center A. Permitted /Administrative/Planned Development Permit /Conditional Uses For the purposes of this Specific Plan, the list of permitted uses, planned development, administrative, and conditional uses as defined in Table 10 herein shall apply. B. Site Development Standards 1. Setbacks: a. From arterials: 15 feet, front; 10 feet, side. b. From collectors, residential and loop streets: 10 feet. c. Adjacent to residential zones: 15 feet Said setbacks shall be landscaped, except for walkways and front -to -back driveways, and shall not be used for parking area aisles or parking. 2. Structure height Maximum height (as averaged from adjacent grade to the top of structure): 35 feet; or 45 feet with Planning Commission PDP approval. 3. Fences and walls: All fences and walls shall comply with the provisions of the City of Moorpark Zoning Code, except that screen walls may be built to a height as may be required by a City approved Noise Study. 4. Off - street parking: Off - street parking shall comply with Chapter 17.32 of the Moorpark Zoning Code. 5.8.2 Golf Course The purpose of this zone is to accommodate golf courses and related uses within the Hidden Creek Ranch Specific Plan. June 25, 1998 5 -31 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT REGULATIONS A. Permitted / Administrative /Planned_ Development Permit /Conditional Uses For the purposes of this Specific Plan, the list of permitted uses, planned development, administrative, and conditional uses as defined in Table 9 herein shall apply. B. Site Development Standards 1. Setbacks: a. From arterials: 15 feet, front; 10 feet, side. b. From collectors, residential and loop streets: 10 feet. c. Adjacent to residential zones: 15 feet. Said setbacks shall be landscaped, except for walkways and front -to -back driveways and shall not be used for parking area aisles or parking. 2. Structure Height: Maximum Height(as averaged from adjacent grade to the top of structure): 35 feet; or 45 feet with a Planning Commission PDP approval. 3. Fences and Walls: All fences and walls shall comply with the provisions of the City of Moorpark Zoning Code, except that screen walls may be built to a height required by a City approved Noise Study. 4. Off -street Parking: Off - street parking shall comply with Chapter 17.32 of the City of Moorpark Zoning Code. 5.8.3 Open Space It is the intent of this zone to promote the preservation of the natural landforms of the Hidden Creek Ranch Specific Plan area. This will enhance the character of Hidden Creek Ranch while providing for passive recreational opportunities. A. Permitted/Administrative/Planned Development Permit/Conditional Uses For the purposes of this Specific Plan, the list of permitted uses, planned development, administrative, and conditional uses as defined in Table 9 herein shall apply. June 25, 1998 5 -32 HIDDEN CREEK RANCH SPECIFIC PLAN B. Site Development Standards 1. Setbacks: DEVELOPMENT REGULATIONS a. From arterials: 15 feet, front; 10 feet, side. b. From collectors, residential and loop streets: 10 feet. c. Adjacent to residential zones: 15 feet. Said setbacks shall be landscaped, except for walkways and front -to -back driveways and shall not be used for parking area aisles or parking. 2. Fences and Walls: All fences and walls shall comply with the provisions of the City of Moorpark Zoning Code, except that screen walls may be built to a height required by a City approved Noise Study. 3. Off -street Parking: Off - street parking shall comply with Chapter 17.32 of the City of Moorpark Zoning Code. 5.9 SIGN REGULATIONS The purpose of this section is to set standards to ensure the development of guidelines for the future use of signs which are compatible with the community character of Hidden Creek Ranch. Signage is an important element within a community and provides a sense of identity and cohesiveness through the use of consistent visual linkages. These sign regulations will ensure the signage consists of materials, forms, colors, and type styles which complement architectural and landscape features in the community. The signage program will be designed to effectively direct persons to various locations and activities throughout the community, reducing potential traffic and safety hazards to motorists and pedestrians. The provisions of the City of Moorpark Zoning Code, Chapter 17.40, Sign Requirements shall apply, except as modified herein. 5.9.1 Definitions For the purposes of this Specific Plan, the definition section contained in Chapter 17.40, Sign Definitions of the Moorpark Zoning Code, shall apply. June 25, 1998 5 -33 HIDDEN CREEK RANCH SPECIFIC PLAN 5.9.2 Permitted Signs DEVELOPMENT REGULATIONS Signs are permitted, subject to city approval of a sign permit, as follows: A. Permanent Signs 1. Major Community Entry Signs Large -scale monumentation signage identifying major entries to the Hidden Creek community will be located at the two main entrances, one on the western end and one on the southeastern entry. Signage may be permitted on both sides of each entry. Community entry signage may be provided as an element of a screen wall, in which case, such wall shall not exceed a vertical height of 4 feet from grade, nor a total area of 30 square feet. Such sign may be provided as a freestanding monument or as a part of a screen wall. 2. Residential Neighborhood Entry Signs Two monument signs providing identification of entry into individual neighborhoods or project areas may be located at each individual project entrance. Such signage shall not exceed a vertical height of 4 feet from grade, or a total area of 30 square feet and may be provided as part of a screen wall or as a freestanding monument sign. 3. Model Tract Pole Signs Model tract pole signs shall be permitted per the City of Moorpark Zoning Code. 4. For Rent, For Lease and For Exchange Signs in Residential Zones For rent, for lease, and for exchange signs shall be permitted in the multi- family residential zones per the City of Moorpark Zoning Code. 5. Commercial Identification Signs Community Center: One entry sign at each entrance to the Community Center site. If provided as an element of a wall, such signage shall not exceed a vertical height of 4 feet from grade, nor a total area of 30 square feet. Such signage may be provided as a freestanding monument or as part of a screen wall. June 25, 1998 5 -34 HIDDEN CREEK RANCH SPECIFIC PLAN B. Temporarya Signs DEVELOPMENT REGULATIONS Temporary signs denoting the architect, engineer, contractor, and/or lender may be placed on the premises where construction is in progress. Such signs shall not exceed a height of 4 feet, nor a total of 36 square feet. 2. Temporary Directional Signage Temporary directional signs advertising homes for sale in the current phase shall conform with the Section 17.40.120 of the City of Moorpark Zoning Code. 3. Future Development Signs Temporary signs denoting future development of sites, (using general terms for residential or commercial development in the description of the future land use on the site upon which the sign is to be located) shall not exceed a vertical height of 4 feet, and a horizontal length of 6 feet, nor a total area of 24 square feet. Signs shall be consistent in size, color, material, and design as approved by the City of Moorpark and shall provide an identifiable element to the community. C. General Requirements No free - standing sign or structure shall be permitted closer than five feet to any ultimate street right -of -way line. 2. Other general sign requirements and characteristics shall be governed by those provisions contained in Chapter 17.40 of the Moorpark Zoning Code. D. Master Sign Programs A master sign program for a planning unit or community or village center may be submitted to the Department of Community Development for review and approval as a part of the Planned Development Permit process. Should a master sign program be submitted and approved, the approved sign program shall constitute the sign requirements for that planning unit or center. The sign requirements of master sign program will then supersede the provisions of this chapter and Chapter 17.40 of the Moorpark Zoning Code. 5.10 PARKING REGULATIONS For the purposes of this Specific Plan, required off - street parking for residential, commercial, institutional, and recreational uses shall comply with the provisions contained in Chapter 17.32 of the Moorpark Zoning Code, unless otherwise noted in this document. June 25, 1998 5 -35 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT REGULATIONS Parking requirements for uses that may occur in the Specific Plan that are not specifically listed in the Parking Code shall be provided in the quantities specified by the Director of Community Development, based on the requirements for the most comparable use specified therein. Joint -use or Shared Parking - within commercial developments where two land uses have parking demands with different peak use characteristics (i.e. office versus retail etc.), reduction in the aggregate total of otherwise required parking spaces for individual permitted uses shall be permitted up to 20 percent (for either joint -use or shared parking) upon approval of detailed parking plan. This plan shall be prepared by a qualified traffic engineer, be acted upon in conjunction with a Planned Development Permit and/or Conditional Use Permit and may cover two or more land uses. 5.11 HISTORIC, NATIVE OAK AND MATURE TREES The Hidden Creek Ranch Specific Plan has been designed to preserve the most important landforms and more sensitive areas that contain these historic, native oak and other mature trees. These areas, the arroyos and northern open space preserve, will not contain residential development, thereby preserving as many trees as possible. These areas will contain several storm water detention and desilting facilities, and necessary public infrastructure, and every effort will be made to place these facilities with minimum impact to existing trees and other sensitive vegetation areas. In addition, a large stand of trees in the eastern portion of the residential development area has been preserved as an open space area. The far eastern portion of the Ranch has been designated as a separate, distinct open space area which may in the future contain a golf course. If any development is proposed in the east mesa area, further analysis of the impacts to biological and archaeological resources, prior to development, will be required. Historic, native oak, and mature trees within the Hidden Creek Ranch will be preserved, wherever possible, on the east mesa. The removal of historic, native oak and mature trees shall be subject to the provisions of the City of Moorpark Municipal Code, Chapter 12.12 and the mitigation measures included in the Specific Plan Environmental Impact Report, which identify avoidance and replacement requirements. 5.12 OUTDOOR LIGHTING CONTROL The purpose of this section is to provide standards for outdoor lighting so that its use does not unreasonably interfere with astronomical observations. It is the intent of this section to encourage, through the regulation of the types, kinds, construction, installation, and uses of outdoor electrically powered illuminating devices, lighting practices and systems to conserve energy without decreasing safety, utility, security, and productivity while enhancing nighttime enjoyment of property within the jurisdiction. June 25, 1998 5 -36 HIDDEN CREEK RANCH SPECIFIC PLAN DEVELOPMENT REGULATIONS All outdoor electrically powered illuminating devices shall be installed in conformance with the provisions of these development regulations, the City of Moorpark Building Code. as applicable and under appropriate permit and inspection. 5.12.1 Definitions As used in this Specific Plan section, unless the context clearly indicates, certain words and phrases used in this chapter shall mean the following: A. Installed - means the attachment, or assembly fixed in place, whether or not connected to a power source, or any outdoor light fixture. B. Outdoor light fixture - means outdoor electrically powered illuminating devices, outdoor lighting or reflective surfaces, lamps and similar devices, permanently installed or portable, used for illumination or advertisement. Such devices shall include, but are not limited to search, spot, and flood lights for: 1. Buildings and structures; 2. Recreational areas; 3. Parking lot lighting; 4. Landscape lighting; 5. Signs (advertising or other); 6. Street lighting; 7. Product display area lighting; 8. Building overhangs and open canopies. 5.12.2 Shielding All nonexempt outdoor lighting fixtures shall have shielding as required by Table A. of this section. A. Fully shielded - means outdoor light fixtures shielded or constructed so that no light rays are emitted by the installed fixture at angles above the horizontal plane as certified by a photometric test report. June 25, 1998 5 -37 HIDDEN CREEK RANCH SPECIFIC PLAN C. Disapproval, Appeal DEVELOPMENT REGULATIONS If the request for temporary exemption is disapproved, the person making the request will have the appeal rights provided in Section 13. 5.12.8 Nonconformance A. Fossil Fuel Light All outdoor light fixtures producing light directly by the combustion of natural gas or other fossil fuels are exempt from all requirements of this Ordinance. B. State and Federal Facilities Outdoor lighting fixtures installed on, and in connection with those facilities and land owned or operated by the federal government, or the state of California, or any department, division, agency or instrumentally thereof, are exempt from all requirements of this Ordinance. Voluntary compliance with the intent of this Ordinance at those facilities is encouraged. 5.11.9 Appeals Any person substantially aggrieved by any decision of the Community Development Director made in the administration of these sign regulations has the right and responsibilities of appeal to the Moorpark City Council, as provided for in Title 17 of the Municipal Code. 5.12.10 Law Governing Conflicts Where any provision of federal, state, county, or city statutes, codes or laws conflict with any provision of this ordinance, the most restrictive shall govern unless otherwise regulated by law. June 25, 1998 5-42 HIDDEN CREEK RANCH SPECIFIC PLAN 6.0 DESIGN GUIDELINES 6.1 INTRODUCTION A. Design Philosophy DESIGN GUIDELINES Hidden Creek Ranch is envisioned to become the premier master planned community in eastern Ventura County. Located on 4,322 acres of the Santa Rosa foothills, Hidden Creek Ranch will encompass a diversity of land uses unified through thoughtful planning for the future. Hidden Creek Ranch's design has been guided by a number principles which are intended to reflect the surrounding community's character and priorities. Design Guidelines will ensure that the Hidden Creek Ranch built environment reflects the vision embodied in the following ideas: • Develop a community that is visually attractive, as a result of an exceptional approach to landform preservation, capturing the essence of the many interesting landforms found on Hidden Creek Ranch. • Through designing in concert with the land, provide more open space than is provided in nearby developments, providing a community planned around open space. • Design a planned community which complements existing development within the City of Moorpark, which is also compatible with the surrounding natural environment. • Establish low densities overall, with clustering of development, to minimize the potential impact on adjacent properties. • Recognize the unique nature of the Hidden Creek Ranch as an independent community, meeting the needs of future Hidden Creek Ranch residents for essential services, retail facilities, living areas, educational facilities, and areas for the pursuit of leisure time activities within the larger community of Moorpark. • Develop a high quality, cohesive design concept to create a strong community image for the Hidden Creek Ranch. It is this strong community image that will set this master planned community apart from more conventional subdivisions within the area. • Establish development standards that ensure lasting value for the residential neighborhoods and activity centers. • Draw upon historical elements of the region to establish the overall community design. June 25, 1998;HCR6 6 -1 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES • Provide a broad range of housing types and styles to meet the varied housing needs of the community. Assure that this range is represented within each of the four villages. The Hidden Creek Ranch land use plan has been developed with a vision for superior design to create a community that will endure long into the future. The land use plan incorporates land uses which relate to modern needs, while retaining the considerable assets of the existing environment. In pursuit of this vision, the land use plan has been designed to correspond with the natural landscape, establishing a sense of harmony with the Hidden Creek Ranch's surroundings. The community will foster a relationship with the history of the valley, building on its agricultural, ranching, and mission heritage. Other traditional architectural styles found in the region will be drawn upon to enrich the community character. This respect for the region will create a feeling of timelessness for the community and an immediacy of belonging for area residents. Hidden Creek Ranch will encompass a diversity of land uses including a wide range of housing types, two golf courses and clubhouse, a public equestrian center, extensive recreational facilities, 60.5 acres of community parkland, approximately 2,220 acres of natural open space, a 21!.5 -acre community commercial center, and hiking and riding trails. This broad array of land uses will be configured in a highly desirable "village- like" design with four Village Areas surrounding the community centerpiece, the golf course. Each village will have its own unique identity primarily established by its landscape architectural theme and will be anchored by a special distinguishing feature such as a school /park site or a recreational amenity. Community -wide facilities will serve the village areas. These include the community center, a retail site to be located at the southeast entrance to Hidden Creek Ranch, the golf course, the equestrian facility, and the extensive open space system. The entire community will be woven together through a network of open space corridors, trails and community roadways providing linkages between community facilities, neighborhoods, parks, schools, and the open space reserve. The character established for these facilities will define the overall character of the Hidden Creek Ranch. These ideas are illustrated on Exhibit 48, Concept Design. B. Purpose of Design Guidelines Design control will be accomplished through the coordinated application of appropriate planning, architectural, and landscape elements. This set of design guidelines has been developed to guide the development of the Village Areas and, at the same time, maintain an overall sense of continuity within the community. The guidelines are founded upon the following goals: • Establish a high quality appearance for the development. June 25, 1998;HCR6 6.2 LEGEND IE DEVELOPMENT AREAS ��] COMMUNITY ARTERIAL ARROYOS- PUBLIC OPEN SPACE PRIVATE OPEN SPACE PUBLIC OPEN SPACE PRESERVE -ijDDEN CREEK RANCH CITY OF MOORPARK, VENTURA COUNTY, CALTFORNTA CONCEPT DESIGN E XH IBIT #48 r,.v.e HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES • Ensure continuity within the overall community elements. • Direct the quality and compatibility of the homes while allowing variety within the planning units. • Enhance the community's overall value. • Remain flexible to respond to evolving conditions, including changes in lifestyles, buyer tastes, economic conditions, community desires, and the market place. The Design Guidelines have been prepared specifically to assist and guide the City of Moorpark and the design consultants by supplying answers to the frequently raised questions that may arise during the planning and construction phases of residential and commercial development. The Design Guidelines address a wide variety of design components which collectively contribute to the goal of achieving the community character for the Hidden Creek Ranch. Each design component establishes a broad framework providing a full range of design opportunities and creativity. The common thread to each component is the desire to maintain design excellence. The intent of the guidelines is to allow each planning unit in Hidden Creek Ranch to establish an individual identity, yet blend in with the overall Hidden Creek Ranch community theme. To that end, builders, designers, and others are required to review the entire document to examine the relationship of each site to the entire community and to incorporate the guidelines in their project submittal, so that approval by the city is not impeded. The Design Guidelines are based on site development, a variety of architectural styles and landscape criteria that provide direction for development as it occurs. To ensure implementation of the Design Guidelines presented here, proposed improvements to residential and commercial sites must be reviewed and approved by the City of Moorpark through a two step review process. When a developer or builder begins design for a planning unit and/or village area, he /she will be required to submit a conceptual design for the overall village area (and planning unit, if such is submitted concurrently) compatible with the architectural styles and landscape theme as defined in these guidelines and other portions of the Specific Plan (such as Section 2.2, Conceptual Community Design and Section 5.0, Development Regulations). After determination of consistency with the Specific Plan/Design Guidelines by the approving authority, a full submittal including a final landscape plan, site plan, wall and fencing plan, floor plans, and building elevations will be required. This process is further described under the submittal section of these guidelines. June 23, 1998;HCR6 6-4 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES The Design Guidelines are to be used in conjunction with other portions of this Specific Plan, along with Planned Development Permits and Tentative Tract Maps which may be issued for the site under consideration. This document does not modify the applicability of any federal, state, or City of Moorpark codes and ordinances which would otherwise pertain to the applicability of the development of the Hidden Creek Ranch. 6.2 COMMUNITY CHARACTER The setting for Hidden Creek Ranch provides a unique opportunity to create an image reflecting the natural character of the land. This character will be captured through carefully integrating the natural assets of the landscape (such as the rolling hills, the arroyos, and the oak woodlands) into the community design. The character of Hidden Creek Ranch will draw from these assets and will also be founded upon the heritage of the historical aspects of the surrounding region. The theme is meant to be a simple, yet bold statement, which creates a community identity reminiscent of early California history. The community character will be expressed through the combination of thematic elements established for the non - residential components of Hidden Creek Ranch, the landscape architecture utilized for community arterials and collectors, and compatible designs for main community entryways, community walls and fencing. These components will work in concert to create an overall image for the Hidden Creek Ranch. The four villages will have their own identity which will work together with the overall theme of Hidden Creek Ranch. The character of each village area will be defined through implementation of the landscape theme in conjunction with a number of architectural styles. Landscape themes are addressed in Section 2.2 of this Specific Plan and included in this section; the architectural styles are defined in these guidelines. Proposed architecture will use key design elements that characterize historical styles which may then be used by builders to design contemporary versions of these styles. By allowing a range of styles, monotony and repetitiveness will be avoided. This variety will accommodate a multiplicity of lifestyles and market desires, creating a rich fabric to the community character. A. Landscape Concept The Hidden Creek Ranch landscape concept will establish the community theme by unifying the various elements which comprise this community. The landscape concept includes the use of drought tolerant and indigenous, naturalized plant material. Consistent theme walls, fences, monumentation, signage, parkways, and open space areas will begin at the project entries and continue throughout the entire community on the community arterial and collector system. June 23, 1998;HCR6 6 -5 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES The landscape theme for the Hidden Creek Ranch has been drawn from the historical aspects of the surrounding region. The landscape theme is also intended to draw upon the site's natural setting with its mature oaks in the eastern part of the Ranch and the citrus and avocado groves found in the western part of the Ranch. Eucalyptus will provide the basic framework within the overall community areas. California peppers will recall the community history and the tradition of the "Mission Spanish" era. The riparian plant community found in the arroyos will be used or reintroduced to accentuate this unique environment. Other historic and indigenous plant materials will add richness and variety to the landscape. Careful attention has been given to the types of plant material to be used within the Hidden Creek Ranch. The primary goal is to incorporate species that are already well established in the Moorpark area including a variety of traditional trees and shrubs historically found in the area. In addition, species will be used that have naturalized to this specific region along with a vast array of native plant material which has been proven to thrive in this area. By combining these types of plant materials, as well as by introducing new varieties of plant material used historically throughout this region, Hidden Creek Ranch will be assimilated into its natural setting. The proposed plant species have been carefully evaluated with respect to compatibility with soils, the local micro and macro climates, and their ability to merge into the existing community and natural environment. The landscape concept for the Hidden Creek Ranch is defined by planting zones and is shown on the Master Landscape Concept Plan, Exhibit 49. These zones are linked together by landscaped corridors along primary roadways and in the open space areas. Each of the project's individual landscape zones and the Master Plant List are listed in the appendix to Section 6.0 of this Specific Plan. The proposed plant palette will allow for the creation of a wide variety of color, texture, size, and plant characteristics. Conceptual landscape treatments for these zones are described in greater detail in the following zone -by -zone definitions. 1. Community Arterial. Collectors. and Residential Roadways The Community Arterial (called Hidden Creek Drive) will run continuously in an east -west direction through the project creating an opportunity to design a linear park system unifying the diverse elements of this community. Hidden Creek Drive is planned as a four -lane parkway with a center median as depicted on Exhibit 50. It will serve as a major design theme parkway connecting village areas and open space /recreational areas. Hidden Creek Drive will have meandering walkways and landscaping flanking the street edge. The roadway cross section depicts a median, parkway plants along either side, and a detached meandering sidewalk on the south side. An off -street multi -use trail /Class I bike path is planned along the north side of Hidden Creek Drive from the entrance at Campus Park Drive (east) to the western project boundary. A separated June 25, 1998;HCR6 6 -6 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES equestrian trail will be provided as a part of the multi -use trail along the north side of Hidden Creek Drive from the equestrian center to the Specific Plan boundary. By incorporating a combination of tall, vertical trees and large canopy trees in the landscaped areas adjoining the roadway, a park -like setting will be created. The primary trees will include large masses of informally grouped eucalyptus species complimented by peppers, oaks, and pines. Strategically placed plant material will be used to frame the spectacular views to the adjacent hillsides, arroyos, and golf course. The roadway will be similar to the more established parkways reminiscent of California communities of the past. Collectors and residential streets will apply the same landscaping concepts and techniques, but will take on the character of each specific village area which they traverse. The landscape character for village collectors is shown on Exhibit 51 and 52. 2. Community/Village Centers Entry Features and Significant Intersections These areas will provide an introduction to and the first impression of the Hidden Creek Ranch. Therefore, they will be an important element of the overall landscape concept. Special plant materials will be used to denote each of these areas. Tall vertical trees, visible from a distance, will identify key areas of interest throughout the Specific Plan development. Large masses of colorful trees and shrubs will be used as accents to highlight these special areas. The primary plant material in these locations will include sycamores, cedars, poplars, and pines. I The Villa 2e Areas There are four distinct villages. Each village area will have its own identity created by its architecture, housing mix, amenities, and actual location within Hidden Creek Ranch. The landscape concept for each village area will further reinforce the particular environment of each village (Exhibit 49, Master Landscape Concept). Eucalyptus Village Area The Eucalyptus Village will serve as the gateway for Hidden Creek Ranch. A water feature may be incorporated into the Specific Plan entrance to establish a distinctive landmark upon entry. Because of this village area's important location, tall Eucalyptus will be used to create a majestic environment. Complimentary trees will include Jacarandas and Sumacs. June 25, 1998;HCR6 6 -7 -.j"1iy f. - � �r a`cl�'"'t' t. �.."k,.• i "'•u _ � �, + r�ti f' FLr''- a.a3��i�� V� ,c��15 _l. !'•^�� °'°P' =PPOP9 � , �c � ,7., a r dHn •s,# Pe�ot•� � �. �� Y , MIR I 440k k \��? / /yq$,t iPtioP >ema ►a >o mar' y ,...,� .,JV' `�'�+. �o'D f `,� I � . u\, !i ..)Ufi% 1��' {.�o , ads e� a -� J s•. Y �i ,��' '�i� .. . ��oo ®tri coin �- ns " .-�. 4 �•. i � � �� r t M c,.0 HweP d w war w.w`..►t -�w:Q �' r _ tJ�'JM" LEGEND �On MAJOR ENTRY O/ NODEE/INNTERSECTION $ SCHOOL PARK SITE ® GOLF COURSE EQUESTRIAN CENTER_ C COMMUNITY CENTER (COMMERCIAL) 'Y VILLAGE AREA CONIFEROUS FORESTS MAJOR PARKWAY VILLAGE PARKWAYS/ COLLECTORS °oVJ'6 CITRUS /AVACADO ORCHARDS OPEN SPACE ENHANCEMENT/ �`' `"' REVEGETATION - -- - 100' BRUSH CLEARANCE (MIN.) DEVELOPMENT AREA BOUNDARIES NOTE: FOR TRAM SEE TRAM PLAN ' MASTER LANDSCAPE HIDDEN CREEK RANCH CONCEPT PLAN CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT #49 MESSENGER 11 MEANDERING MEANDERING PEDESTRIAN MULTI -USE TRAII. /CLASS I SIDEWALK LANDSCAPED BIDE PATH PARKWAY - LANDSCAPED MEDIAN 2% 25� mmm smim 5' 161 8' 12' 12' 12' 12' 8' S' 10' MIN LO' AVERAG 32' 20' MIN. 32' 20' AVERAG !LANDSCAPED MEDIAN Vi= LANDSCAPED (WPARKWAY VARIES PARKWAY IDTH VARIES) (WIDTH VARIES) 1 124' MIN. R.O.W. R.O.W. WIDTH VARIES R/W COMMUNITY ARTERIAL (SECTION A) MEANDERING PEDESTRIAN SIDEWALK HEIGHT OF SPLIT VAREI 2% MEANDERING 17P`.i MULT -USE TRAIL/ CLASS I LANDSCAPED BIKE PATH PARKWAY LANDSCAPED MEDIAN I 5' 6' 1 8' 12' 2- Z' 12' MIN 20' AVERAGE 32' 20' MIN. 32' LANDSCAPED MEDIAN WIDTIV PARKWAY VARIES IDTH VARIES) 124' MIN. R.O.W. 8' 5' 10' O'AVERAG ANDSCAPE .PARKWAY (WIDTH VARIES a.v. n. n aa.r a n nnar,� R/W R/W COMMUNITY ARTERIAL (SECTION A -1) (ABOVE SECTIONS REFER TO HIDDEN CREEK DRIVE FROM CAMPUS PARK E. TO ENTRANCE OF P.U. 24) HIDDEN CREEK RANCH COMMUNITY ARTERIAL CITY OF MOORPARK. VENTURA COUNTY, CALIFORNIA EXHIBIT -t 50 MESSENGER BIKELANE LANDSCAPED MEDIAN auntt(:NT TOLERANT LANDSCAPING ACCENT TREES 92' R.O.W. LANDSCAPE CONCEPT STREET TREES �TIVE TO EACH E BUMLANE SIDEWALK OPENINGS IN TREE CLUSTERS �-- COMMUNITY THEME FENCE GIVEIG-PMODIC VIEWS ' M"EANDERIN&SIDEWAL-K OF HII,LS - sY� 1; Z. I iG NATIVE SHRUBS AND BIKE LANE GR0L`NDC9v7ER MASSES F' --'NT TREES PLANTED IN GROVE BIKE LANE -- — — — — — — — — — — — — — — — — — — -- — — — — ;AT►JRAL —1— — ....,...., PLAN VIEW HIDDEN CREEK RANCH VILLAGE COLLECTOR (ALT A) CITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT #51 MaN, THEME STREET TREES DISTINCTIVE TO EACH VILLAGE i DROUGHT TOLERANT LANDSCAPING iN PARKWAYS SIDEWALK SIDEWA.L K �� y LANDSCAPED SLOPES •- NEIGHBORHOOD THEME STREET TREES PLANTED 'FENCE/WALL IN NATURAL FORMED MASSES PLAN VIEW HIDDEN CREEK RANCH VILLAGE COLLECTOR (ALT. B) CTTY OF MOORPARK, VENTURA COUNTY. CALIFORNIA EXHIBIT #52 1 12 8 16'15 16' 40' 16' 72' ROLLED CURBS LANDSCAPE CONCEPT �,. X q� SIDEWA.L K �� y LANDSCAPED SLOPES •- NEIGHBORHOOD THEME STREET TREES PLANTED 'FENCE/WALL IN NATURAL FORMED MASSES PLAN VIEW HIDDEN CREEK RANCH VILLAGE COLLECTOR (ALT. B) CTTY OF MOORPARK, VENTURA COUNTY. CALIFORNIA EXHIBIT #52 HIDDEN CREEK RANCH SPECIFIC PLAN Sycamore Village Area DESIGN GUIDELINES Sycamore Village is located in the more low lying portions of the site. Scenic arroyos are located on either side of this village. A riparian plant community dominated by Sycamores is planned for this area. Complimentary trees will include camphors, redwoods, oaks, and elms. Plantings within the arroyos will be coordinated with habitat enhancement/replacement completed pursuant to mitigation requirements of the Hidden Creek Ranch Specific Plan final Environmental Impact Report. Pine Village Area Pine Village is located in the higher elevations of the Specific Plan site. Pine and complementary evergreen species, along with Ash and Crape Myrtle, will be used to develop a strong hillside theme singular to this village. Pepper /Citrus Village Area The Pepper /Citrus Village is planned for Very- Low - Density housing in a ranch - like setting. The Pepper tree is a majestic naturalized species common to the ranch type environment which will be used here along with Magnolias. It is also proposed that citrus orchards be planted in public open space areas. Citrus will follow existing contours to help maintain the integrity of the existing landforms. Portions of existing citrus and avocado orchards. will also be preserved to further enhance the historical character of the area. 4. Golf Course The golf course in Planning Unit 40 will be designed to be in harmony with the surrounding natural environment. The use of native species will be emphasized. Traditional plantings will serve as accents in key areas such as around the club house and at the entryways. Primary trees will include maples, alders, ashes, sycamores, cottonwoods, and oaks. A "links" type golf course is characterized by minimal amounts of fairway located at strategic landing areas surrounded by natural open space. This type of golf course is also called a "target" or "Scottish type" golf course. State -of -the -art technology will be used to conserve water and control the use of chemicals. The end result will be an environment complimentary to the surrounding villages, yet also compatible with the natural terrain. 5. ,Open Space Linkages Open space areas will be developed to encourage pedestrian circulation throughout the entire site. Efforts will be made to preserve the character of the natural landscape, whenever possible. Native plant material will be used, similar to that used on the golf course. Revegetation techniques will be used to restore June 25, 1998;HCR6 6 -12 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES and enhance the natural habitat for humans and animals. Primary plant material used will include maples, alders, ash, sycamores, cottonwood, and oaks. 6. Parks and Recreation Facilities These facilities will play a pivotal role in the overall open space system. Parks and recreation facilities will be widely used by community residents. Historical plant materials such as eucalyptus, oaks, and sycamores will be used to develop a singular character for these parks. Distinguishing, large- scaled plant material, along with distinctive architecture, will create strong community landmarks that develop character overtime as plant materials mature. In most instances, parks are located proximate to natural open space. Trees and grasses will be used to make a smooth transition between the improved parks and the natural areas. Large masses of trees will be used to define park areas and delineate development areas. Shrubs will be situated primarily adjacent to architectural features /structures to soften and accent these more intensively used areas. 7. Schools Two of the three school sites are purposely planned adjacent to park sites. Although some separation is needed, it is intended that these facilities be integrated with the surrounding land uses. The same type of plant materials will be used here as will be used for the park sites (e.g., sycamores and oaks). Planting concepts will become more refined as they relate to both buildings and parking areas. 8. Equestrian Center The equestrian center will be designed to be compatible with the adjacent natural habitat using plant materials found in the golf course and open space areas. B. Irrigation/Planting Guidelines To promote low water use and improve plant survival rates, the following objectives have been established to direct irrigation and planting techniques during project implementation. • Choose plants adapted to existing onsite climatic conditions. • Locate plants with similar water requirements together and consider their total cultivation needs in their placement. June 23, 1998;HCR6 6 -13 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES • Plant during the most opportune season to take advantage of natural rainfall (October through March). • Use irrigation systems with the latest technology to ensure system efficiency. • Use mulch to retain soil moisture. • Use permeable paving material such as turf block, where possible, to allow the penetration of natural rainfall into the soil. • Limit lawn areas. Place turf areas prudently where needed for sports activities, exercising, and seating areas. • Ensure compliance with the City of Moorpark requirements for low water usage. • Design grading to minimize runoff. C. Sustainable Development Guidelines The following project development objectives will result in an improved landscape design. • Use contour grading sensitive to the existing topography. • Employ landform grading techniques, blending cuts with existing landforms. • Use reclaimed water, if available, for proposed lakes and streams, irrigation of the golf course, and of common areas such as open space and landscaped areas within multi - family development areas, landscaped medians, and similar areas. • Revegetate disturbed natural areas. • Recycle removed vegetation and top soil; use for revegetation and mulching. • Use permeable paving, such as turf block, in park areas where feasible. • Maintain wildlife corridors, wherever possible. D. Fuel Modification Zones Three planting zones will be established to ensure the successful integration of Hidden Creek Ranch with the adjacent natural environment. Each zone will vary to accommodate the specific needs of the landscaped areas. The three zones include the Irrigated Zone, Transition Zone, and Native Zone. (See Exhibit 14, Fuel Modification Cross Section in Section 2.0). June 23, 1998;HCR6 6 -14 HIDDEN CREEK RANCH SPECIFIC PLAN 1. Irrigated Zone DESIGN GUIDELINES Zone "A" is the "irrigated zone" which will abut structures and roadways. This zone will allow for traditional planting and irrigation; however, drought tolerant and xeriscape landscape materials will be emphasized. 2. Transition Zone Zone "B" is the "transition zone." This zone will be a transition area between the "irrigated zone" and the "native zone." Native plants, in combination with compatible ornamental plants, will be used here. Permanent irrigation systems will be used only where necessary. 3. Native Zone The opportunity exists here to restore the ecosystem of native areas. This is a peripheral design solution. Therefore, this zone will be located at the top of slopes, at the outermost parts of the project, away from buildings and roadways, and generally away from close -in views. The total fuel modification zone will be a minimum of 100 feet wide (from the back of the building lot to the outer edge of the zone). Fuel modification is further described in Section 3.1.3, Fire Protection, of the Specific Plan. E. Walls and Fences In addition to providing screening, sound attenuation, security, and containment, walls and fences located throughout Hidden Creek Ranch will serve as an important component of the community theme. The character of the walls and fences will be consistent with the overall Hidden Creek Ranch design theme (rural style and providing a sense of heritage reminiscent of early California). This theme will be carried throughout the wall /fencing system. However, materials will change somewhat depending on the function of the wall. The various types of walls and fences planned for Hidden Creek Ranch are shown on Exhibit 53. The "community wall" design will be located along community arterials and along village collectors where single - family residences adjoin the collector. Community walls will be solid and made of concrete block with a grooved stucco finish. This grooved surface will serve as an anchor for vines and other plant material creating a natural, rural feeling. These walls will be broken at appropriate spots, where the arterial crosses the golf course, to allow views from the roadway into the golf course. These view windows will either be left open or view walls may also be used. In addition, view walls will be located adjacent to natural open space areas and along the golf course where residential uses are adjacent to the course. View walls will be designed to provide enclosure, yet allow views to be preserved. These walls will be June 25, 1998;HCR6 6 -15 EOUESTRIAN FENCE i SOLID WALL CONCRETE BLOCK.WALL WITH STUCCO FINISH ANTI - GRAFFITI COATING ON STREET SIDE WALL STEP AT COLUMN �—�►/ MINOR WALL STEP (8) WALL STEP SOLID SLOPE WALL CONCRETE BLOCK WALL WITH STUCCO FINISH ANTI - GRAFFITI I COATING ON STREET SIDE SOLID WALL (CONIIviUNITY WALL) CONCRETE BLOCK WALL WITH GROOVED STUCCO FINISH USED AS VEGETATION ANCHOR ANTI - GRAFFITI COATING ON PILASTER ON STREET SIDE �o i LOCATE PILASTER AT EACH INTERSECTING LOT LINE wl VIEW WALL TUBULAR STEEL FENCE WITH CONCRETE BLOCK PILASTER. ANTI- GRAFFITI COATING ON PILASTER ON OPEN SPACE SIDE. WALL (TYP.) PLAN VIEW OF SOLID PATIO WALL RELATIONSHIP TO TYPICAL STREET SOLID PATIO WALL CONCRETE BLOCK WALL WITH STUCCO FINISH ANTI - GRAFFITI COATING ON STREET SIDE COMMUNITY WALLS AND FENCES DDEN CREEK RANCH EXHIBIT #53 OF MOORPARK, VENTURA COUNTY. CALIFORNIA HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES made of tubular steel, with concrete block pilasters at appropriate intervals. Walls may also be placed between planning units or portions thereof (neighborhoods) where different land uses or builder projects abut each other, such as between the community commercial center and residential uses or between two different builder parcels. These walls will generally not be visible from public areas. These walls will be solid and constructed of concrete block with a stucco finish, stone, or brick (Exhibit 53). Equestrian fencing will also be consistent with the rural ranch nature of the Hidden Creek Ranch. Fencing will be provided where a separate equestrian trail occurs within the multi -use trail (along the north side of Hidden Creek Drive from the equestrian center to the western site boundary). This fencing will have a split rail appearance, but will be made of man-made materials (polymers and/or recyclable materials) to reduce the costs of maintenance. Where multi - family uses are located along collectors, walls will be provided to encompass patio areas. This will allow open space around multi - family areas to blend into the streetscape, rather than presenting a collector with a continuous wall edge. These walls will be concrete block with a stucco finish. Stone and brick may also be used on walls and pilasters. All walls and fences should have the same finish materials on both sides of the wall and/or pilaster. The detailed design of walls and fences will be reviewed by the city during the Planned Development Permit and/or Tentative Map review process when more detailed landscape plans are submitted. F. Community Entrances Community entry points provide an introduction to, and first impression of, Hidden Creek Ranch. They are also a key element of the overall landscape concept. As previously discussed, tall vertical trees visible from a distance will identify key areas of interest throughout the Specific Plan site. Large masses of colorful trees and shrubs will be used as accents to highlight these special areas. The primary plant materials will include sycamores, cedars, poplars, and pines. The location of community entrances and key intersections are shown on the Master Landscape Concept Plan. Community entrances are planned at the western entrance to Hidden Creek Ranch, the connection of Spring Road to Hidden Creek Drive, and at the southeastern entry point at the connection to Campus Park Drive (east). These locations are shown on the Master Landscape Design Concept as Major Entries; please also refer to Exhibits 54, 55, and 56. June 25, 1998;HCR6 6-17 HIDDEN CREEK RANCH QPFriFlr PLAN DESIGN GUIDELINES The design for these entries will reflect the rural ranch theme (Exhibits 54 and 55). Slopes adjacent to the arterial will be contour graded to enhance the existing natural landform. At both entrances, masses of eucalyptus, sycamores, poplars, cedars, and pines will be used to create an informal setting. Community monumentation should use pilasters, walls, and fencing made of materials compatible with the those used for the community and equestrian walls and fences found along the community arterials; materials should emphasize natural materials such as stone and wood. Entrances from collector streets (shown as key intersections on the Master Landscape Concept) will have a similar treatment to the community entries but will be designed at a smaller scale (Exhibit 56). Entrances to planning units and individual neighborhoods may also have entry treatments distinctive to that particular area. These entrances should be compatible with the established landscape theme for that village and/or planning unit and will be designed during submittal of detailed design plans for that planning unit or neighborhood. The specific design of entrances will be reviewed during the Planned Development Permit and/or Tentative Map review process, when more detailed landscape plans are submitted. 6.3 ARCHITECTURAL THEMES Architectural Design Guidelines have been developed in order to achieve a high quality, cohesive design theme for Hidden Creek Ranch while allowing variety in architectural expression. The design theme is envisioned to create a rich community character weaving together a number of design themes reminiscent of designs popular in southern California in the early part of this century. It is intended that homes within the planning units express their own individual character reflecting the influence of the styles of architecture chosen while maintaining compatibility with the overall community character. A variety of architectural themes or styles will be used in Hidden Creek Ranch to create a community that looks as if it has been developed over time, rather than all at once. Several architectural styles are suggested as models for development at Hidden Creek Ranch. Each style represents ideas from which a contemporary version may be derived. These styles are intended to provide direction to the architect, while allowing broad latitude in the interpretation of the style through use of the component style elements (shown here as labels on the various style drawings). The styles represented are not intended to be prescriptive, but are intended to provide inspiration and encouragement to the architect. Contemporary versions of these styles may appear different from the styles shown. However, contemporary interpretations should use some of the style elements illustrated to create buildings that contain the characteristics of the chosen style. June 25, 1998;HCR6 6 -18 l J` 1■ i EQUESTRIAN TRAIL - - �r- NATURAL STONE WALL AND PILASTERS MONUMENTATION /. ¢f iJ I GRADE EDGE SYCAMORE, POPLAR, CEDARS AND PINES EUCALYPTUS MASSING CONTOUR GRADE EDGE MEANDERING WOODEN FENCE WESTERN ENTRANCE AT CONBRJNITY ARTERIAL HIDDEN CREEK RANCH cE CITY-OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXH BIT # 54 \ r GRADE EDGE SYCAMORE, POPLAR, CEDARS AND PINES EUCALYPTUS MASSING CONTOUR GRADE EDGE MEANDERING WOODEN FENCE WESTERN ENTRANCE AT CONBRJNITY ARTERIAL HIDDEN CREEK RANCH cE CITY-OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXH BIT # 54 NATURAL STONE WALL AND PILASTERS MONUMENTATION .MORE, POPLAR, SRS AND PINES EUCALYPTUS MASSING MEANDERING WOODEN FENCE EASTERN ENTRANCE AT CAMPUS DRIVE HIDDEN CREEK RANCH CO EN'T'RANCE CITY OF MOORPARK. VENTURA COUNTY, CALIFORNIA EXHIBIT #55 TYPICAL TREE TYPES: EUCALYPTUS, PEPPER, w OAKS AND PINES A 5' WALK Ull VILLAGE COLLECTOR TYPICLAL CORNER CONDITION x w i z w I RESIDENTTAL COLLECTOR TYPICLAL CORNER CONDITION MIN. TYPICAL TREE TYPES: EUCALYPTUS, PEPPER, OAKS. AND PINES a 93 5' WALK COLLECTOR ENTRY AIDDEN CREEK RANCH PLAN VIEW ITY OF MOORPARK, VENTURA COUNTY, CALIFORNIA EXHIBIT # 5( HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES The community commercial center's elements are intended to create a strong neighborhood and community identity. This should be accomplished by use of building forms, shapes, and mass that are regional in nature and relate to the historical "ranch- like" tradition. Elements used in the community center should have variety to evoke a tradition and create the feeling that the buildings evolved over time. Y, J� Spaces in the center should be created to: a) provide separation between cars and people; b) enhance outdoor activity; and, c) provide identity for shops and stores that is integrated into the architecture. Courtyards and plazas should be used to create transition areas and paths between internal and external spaces, at the same time encouraging sidewalk cafes, kiosks, and similar uses. Familiar elements such as street lamps, park benches, ponds, fountains, and sculpture should be used to enhance the public space experience. Following are several representative illustrations of possible "ranch- like" non - residential facilities. SIMPLE BUILDING SHAPES WITH DORMERS TO REDUCE SCALE 'J'STREET' LAMPS - "TOWER" IDENTITY FOR PLAZA I \ S�rVfl "ARCADE" STOREFRONTS MULTI LEVEL PLAZA WITH ARCHED OPENINGS AREAS TO CREATE MORE INTIMATE PLACES OUTDOOR DINING /CAFE SPACES TO ENCOURAGE PUBLIC ACTIVITY June 23, 1998;HCR6 6 -23 HIDDEN CREEK RANCH SPECIFIC PLAN TWO STORY STRUCTURES FOR LARGER CIVIC ACTIVITIES GROUPED WITH SMALLER STRUCTURES TO PROVIDE VARIETY IN COMPOSITION GENEROUS LANDSCAPING TREE BUFFERS BETWEEN VEHICLE AND PEDESTRIAN TRAFFIC TRELLIS ELEMENTS TO TIE BUILDINGS TOGETHER/ PROVIDE SUN PROTECTION DESIGN GUIDELINES SMALLER SIMPLE BARN - RURAL "VERNACULAR" BUILDING SHAPES AMPLE SPACES FOR PEOPLE TO SIT IN PLAZA SPACES June 23, 1998;HCR6 6 -24 HIDDEN CREEK RANCH SPECIFIC PLAN B. Residential Uses —Type 2 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 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. TWO STORIES WITH ONE -STORY PROCHES LOW PITCHED ROOF DETAIL EMPHASIZING OR _WINGS WITH WIf)FIY 1.1- June 23, 1998;HCR6 6 -25 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES Residential Uses —Type 3 The Craftsman style of architecture is described as resulting in natural, warm, livable buildings characterized by long horizontal forms and simple shapes. This style generally uses natural materials, such as redwood, tile and stone, and earth colors. Roofs are gently pitched gables (occasionally hipped) with wide, unenclosed eave overhangs. Exposed, extended, or elaborated roof rafters may also be used. Dormers are often gabled or shed. Porches may be used, either full or partial- width, with the roof supported by square columns; these may contain decorative beams or braces under gables. Extra stick work may be used in gables or porches. When columns or pedestals are used, they frequently extend to the ground level (without a break at the porch level). Stone exterior chimneys may be found. Transomed windows are often used. Triangular braced supports may be used for the eaves. Window boxes and balconies may also be found. EXTRA STICKWORK IN GABLES OR PORCH FOUNDATION EACH SIDE OF CHIMNEY .. "" _' _11- ---' -1 11 June 23, 1998;HCR6 6 -26 HIDDEN CREEK RANCH SPECIFIC PLAN Residential Uses —Type 4 DESIGN GUIDELINES The Bungalow style of architecture is an outgrowth of the Craftsman style. It is characterized by cottage -like dwellings and informal plan, elevation, and detail. It has a human scale and friendliness to it. Its lines are low and simple. At most, it has two stories, but usually one, and may have a large porch. Single -story plate lines are often incorporated such that the second -story plate lines are set back from the first story elevations to break up building mass. Distinguishing architectural features include low shed dormers for additional space and light, tapered porch posts, a gable roof, bungalow porch stoops, and gently pitched, projecting roofs. The overall massing of each home is organized as a whole unit and does not appear as a mixture of unrelated forms. Wall materials may include wood, stucco, block, shingles, brick, or stone of earthtone colors. Windows may contain geometric patterns of small -pane window glazing. Mullions may be used to break up the windows. Doors may contain detailing such as paneling. A variety of roof forms and materials are often used including rolling profile or flat concrete tiles or S- tiles. The entry is often articulated as a focal point of the front elevation through the use of roof elements, columns, porches, pilasters, or windows. Ceramic tile or masonry accents may be used around window or door openings. LOW - PITCHED GABLED ROOF (OCCASIONALLY HIPPED) WITH WIDE DECORATIVE (FALSE) UNENCLOSED EAVE BEAMS OR BRACES OVERHANG UNDER GABLES ROOF RAFTERS USUALLY EXPOSED .• .•. • ..��I II II IIIiTh PORCHES, EITHER FULL - OR PARTIAL -WIDTH WITH ROOF SUPPORTED BY SQUARE COLUMNS i COLUMNS OR COLUMN BASES FREQUENTLY CONTINUE TO GROUND LEVEL (WITHOUT BREAK AT LEVEL OF PORCH FLOOR June 23, 1998;HCR6 6 -27 HIDDEN CREEK RANCH SPECIFIC PLAN TWO STORIES Residential Uses —Type 5 DESIGN GUIDELINES Monterey -style architectural structures are 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 shingles or ceramic tiles. Wall materials are 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 occur. Door and window surrounds may be absent or of simple style. Full length windows may open onto the balcony form. LOW PITCHED GABLED ROOF SECOND BALCONY, CANTILEVERED AND COVERED BY PRINCIPAL •• .1llflllllll }1111111111 __ __ _ _ `1f , June 23, 1998;HCR6 6 -28 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES Residential Uses —Type 6 The derivative for this style, Folk Victorian, is characterized by decorative detailing on simple folk house forms. Porch supports often have turned spindles or square posts with beveled corners. Lace -like spandrels may be found along with turned balusters in porch railings and in friezes suspended from the porch ceiling. The roof - wall junction may be boxed or open. When boxed, brackets are often used along the cornice. Centered gables may be added to side - gabled and pyramidal examples. Window surrounds are generally simple or may have a simple pediment above. Most Folk Victorian houses have some spindle work detailing or flat jigsaw cut trim with symmetrical facades. FORM June 23, 1998;HCR6 6 -29 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES Residential Uses —Type 7 Features which characterize Spanish Eclectic architecture include a low- pitched roof, usually little or no eave overhang, and red tile roof covering. One or more prominent arches may be placed above a door or a principal window or beneath a porch roof. Wall material is usually stucco, and the facade is normally asymmetrical. Several roof tile styles 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 may be 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. ELABORATE CHIMNEY TOPS TOWERS ROUND OR SQUARE OFTEN WITH SMALL TILED ROOF BALCONIES, OPEN OR ROOFED, WITH WOOD OR IRON RAILINGS in STUCCO OR TILE DECORATIVE VENTS June 23, 1998;HCR6 6 -30 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES Residential Uses —Type 8 HA 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 -wall 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 used. 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 WITH BRICK) WINDCWS June 23, 1998;HCR6 6 -31 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES EXTENSIVE PORE (MAY BE SMALL ABSENT IN URBf Residential Uses —Tyke 9 The primary features of Shingle architecture are exterior wall materials and roofing which may be of continuous wood shingles (shingled walls may also be placed on parts of the second story only; in Hidden 'Creek Ranch, treated or composition shingles would be used instead of the original wooden roofing). Shingled walls may be continuous without interruption at corners (no corner boards). The facade is usually asymmetrical and irregular. The roof line is commonly steeply pitched. Roofs usually have intersecting cross gables and multi -level eaves. Porches are often a distinguishing characteristic. Shingle architecture tries to create the overall effect of a complex shape enclosed within a smooth surface which ties together the irregular outline of the house. Most details are designed to enhance either the irregularity of the shape or the uniformity of its surface. Decorative detailing, if found, is minimal. Porch supports usually consist of slender, unadorned wooden posts or massive piers of stone or shingles. Window surrounds are simple. Bay windows, multiple windows, and walls curving into windows may be used. Palladian windows and simple classical columns are the most common decorative details. IRREGULAR, STEEPLY PORTIONS OF WALL PITCHED ROOF LINE, AND ROOF MAY BE OF USUALLY WITH CROSS CONTINUOUS WOOD June 25, 1998;HCR6 6 -32 HIDDEN CREEK RANCH SPECIFIC PLAN Residential Uses —Type 10 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; roofs may be of clay tile. Other details may include windows banded with continuous trim, ornamental railings, and deeply recessed doors to indicate more mass. SLAT/LOUVRE SHUTTERS DEEP WALL RECESS AT DOORS TO INDICATE MORE MASS CLAY TILE HIP ROOFFORMS V 0 0 t]t]D- na0 "TOWER -LIKE' ENTRY WITH ORNAMENTAL RAILING CONTINUOUS TRIM BAND AT WINDOWS e? ti June 23, 1998;HCR6 6 -33 HIDDEN CREEK RANCH SPECIFIC PLAN Residential Uses —Type 11 DESIGN GUIDELINES The "Tuscan" cottage style is related to the traditional Mediterranean style found throughout southern California in recent years. It is characterized as having one or two stories, 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. Architectural 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 building facades. Garage doors may have 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. ORNAMENTAL /GEOMETRIC/ SHAPED WINDOWS •1 WOOD /HEAVY TIMBER - LIKE GARAGE DOORS WOOD SLAB - TYPE SHUTTERS ORNATMENTAL BALCONY AND PROJECTED WALL ON �Itl�j�sli i� �'� liar r........�.• DOUBLE ARCH ARCADE ENTRY WITH GATES ``tS •�.._M�... EXPRESSED BUILDING BASE June 23, 1998;HCR6 6 -34 HIDDEN CREEK RANCH SPECIFIC PLAN Residential Uses —Type 12 DESIGN GUIDELINES This style is based upon the traditional early California ranch houses found on farms and ranches throughout the state at the turn of the century. It is characterized by the following elements: the use of long, low front porches usually in a single floor plan or with a second floor added in the roof framing structure. These upper floor spaces usually receive light through dormers (either gable type or shed type). Homes usually have stucco walls and tile roofs associated with Spanish Colonial architecture. Variations in siding and roofing materials evolved with the settlement of the west by groups from the east coast. House forms are typically simple rectangular shapes, with an occasional projecting wing in an asymmetrical position. Roofs usually consist of a low pitch roof form, either hip or gable. LONG FRONT LOW PITCH ROOF ni AV T11 no PORCH FORM - HIP OR GABLE �ty,rts�faKU aivu�� June 23, 1998;HCR6 6 -35 HIDDEN CREEK RANCH SPECIFIC PLAN 6.4 ARCHITECTURAL COMPONENTS A. Building Massing and Scale 1. Overall Massing DESIGN GUIDELINES The overall massing of each home should be organized as a whole unit. It should not appear as a mixture of unrelated forms. Both single- and two -story homes may be provided. Two -story homes on comer lots are discouraged except where additional setbacks from the street are provided to the second story. 2. Plate Lines Single story plate lines should be incorporated along some of the front yards, where possible, to provide for a reduced scale along the street. A single story plate line should be encouraged on the rear facade elevation allowing for greater light and air penetration, where possible. It is recommended that second story plate lines be setback from first story elevations to effectively break up building mass and increase the perceived front yard setback, where possible. Where more than one architectural style or theme is used in a neighborhood, plate lines should be kept at the same level to create consistency among the homes. SECOND STORY ACKl>'� SINGLE STORY FRONT YARD SETBACK PLATE LINE W SECOND STORY - =�INISH PIA?E LINE ADE SINGLE STORY PLATE UNE X Q PLATE LINES SECOND STORY PLATE LINES 3. View Windows Primary second story view windows should be oriented to the front and rear of the homes to minimize views into adjacent rear and side yards, wherever possible. Secondary second story view windows may have views into the side yards. June 23, 1998;HCR6 6 -36 HIDDEN CREEK RANCH SPECIFIC PLAN B. Articulation of Elements DESIGN GUIDELINES Articulation of architectural elements should be incorporated into the design of houses through the treatment of windows, doors, entries, porches, balconies, railings, columns, and chimneys. 1. Windows and Doors Deep set or pop -out windows and doors along with other architectural projections and recesses may be used to achieve articulation through shadowing effects. Large flat wall planes should be avoided. The use of wood windows is highly encouraged, while the use of painted aluminum should be minimized. Natural aluminum is not permitted. 2. Rear and Side Elevations Architectural articulation of the rear and side elevations which are highly visible from roadway arterials should be treated in a similar manner to the front elevation. FTI n � WINDOW EXAMPLES C®E LJ° ni n I DOOR EXAMPLES 3. Roofs Variation in roof materials should be used to create a sense of individuality and diversity. A wide variety of roof pitches (3.5: to 8:12) and forms are permitted to encourage individual architectural expression. Use of natural finish roofs is also permitted. Roof colors should be compatible with others within the planning unit. Areas of flat roof for terrace covers and trellises are acceptable if designed as architectural extensions of the house. Roof materials on such areas should June 23, 1998;HCR6 6 -37 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES blend in color with the main roof. If wood roofs are used. they must be Class C Roof Shakes which are fire retardant, or they may be concrete or composition roof tiles made to look like wood. Concrete or composition roof tiles should be used instead of wood in all areas where dwelling units adjoin natural open space areas. 4. Entries The entry should be articulated as a focal point of the front elevation through the appropriate use of roof elements, columns, recesses or pop -outs, windows, or other architectural features. 5. Garages PORCH DETAIL EXAMPLES Garage doors should be simple in design so as not to detract from the architectural elevation of the residence. Garage doors should be recessed, where possible, to create depth and shadow patterns. When garages are adjacent to one another along interior lot lines, a three -foot minimum difference in setbacks should be provided, wherever possible. 3' GFFScT GARAGE SETBACKS June 23, 1998;HCR6 6 -38 HIDDEN CREEK RANCH SPECIFIC PLAN PLANTING POCKETS BETWEEN GARAGES DESIGN GUIDELINES or 17 y Curvilinear local streets are encouraged with staggered garage setbacks to soften the streetscape. Where narrow zero lot line or single family lots are planned, shared drives or alternating front and rear (alley) garage access is encouraged to provide on- street guest parking. —J STAGGERED GARAGE SETBACKS Materials, colors, and roof forms of detached garages and carports should be consistent in design with the adjacent residential buildings. The integration of carports with patio and project walls is encouraged to add variety and relief to the streetscape. Carports may be attached to project boundary walls, but roofs should not be visible from major arterials. Prefabricated metal carports are prohibited. June 23, 1998;HCR6 6 -39 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES All street frontages containing row garages should have planting pockets with a four -foot minimum dimension spaced at a minimum of every two cars apart. Appropriate tree wells should be located to allow for clearance from building overhangs. 6. Second Stories Two -story units should incorporate second story architectural elements above the garage such as special window treatments or decorative balconies, wherever possible. C. Miscellaneous Design Elements 1. Gutters Gutters and down spouts must be concealed unless designed as continuous architectural features. Copper gutters and downspouts are permitted. Downspouts in commercial areas should be internalized within the structure. Exposed gutters, (other than copper) used as an architectural feature, are to be colored to match the surface to which they are attached. All gutters and downspouts must be connected to a yard storm drain system. 2. Chimneys The maximum height to the top of the spark arrestor should be four feet above the ridgeline. Chimney caps should be painted and designed to complement the major architectural elements of the house and should screen the spark arrestor. 3. Skylights /Solar Panels When skylights are used, they are to be designed as an integral part of the roof. Skylight glazing should be clear, solar bronze, or white. Reflective glazing is prohibited. Skylight framing material should be anodized bronze or colored to match the roof. Natural aluminum framing is prohibited. Solar panels are not permitted on the front elevation of dwelling units. Panels must be screened so as not to be seen from a public street. 4. Flashing and Sheet Metal All flashing and sheet metal should be colored to match attached material. 5. Balconies Trellises. Patio Covers Sun Shades Structures and Gazebos All appurtenant structures should be compatible to the main structure and designed to be consistent with the home's architectural character. June 25, 1998;HCR6 6-40 4_. HIDDEN CREEK RANCH SPECIFIC PLAN 6. Trash Containers DESIGN GUIDELINES Trash containers should be screened from the view of neighbors and the street. Such area cannot be within the front yard setback. 7. Recycling Bins WALL 5FT. CONCEPTUAL TRASH ENCLOSURE DESIGN Recycling bins should be provided within the garages or pantries of dwelling units and shall be consistent with the City of Moorpark Municipal Code requirements as they may be amended from time to time. 8. Exterior Li hg ting Exterior lighting on any structure should be aimed generally downward and shaded by opaque receptacles. The light source should not be unreasonably visible from another home or the common area. 9. Vents All vent stacks and pipes should be colored to match the adjacent roof or wall material. Vent stacks should be grouped on the side or rear of the roofs and should not extend above the roof ridgeline. Vents are not permitted on the roof on the front of the house. 10. Antennas Owners may not install, or cause to be installed, any television, radio, or citizen band (CB) antenna, satellite dish, or other similar electronic receiving or broadcasting device on the exterior of any house unless it is less than two feet in diameter or in linear dimension. June 23, 1998;HCR6 6 -41 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES 11. Walls and Fences Long perimeter walls are to be variegated with areas of visual penetration and landscaped recesses. View fencing should be provided along areas where public views orient toward open space. Where retaining walls are located next to sidewalks and/or bike paths, and there is potential for seepage, a planting area should be located at the base of the wall. The planting area should be wide enough to absorb the potential seepage. 6.5 SITE PLANNING A. Setbacks Varied front yard setbacks should be used, wherever possible, to provide visual interest to the street scene. Buildings should be arranged in a staggered and variable setback fashion, wherever possible, to provide visual interest, allow views between adjacent buildings, and avoid a repetitive appearance. Rear setbacks for all structures facing public arterial highways should be perceptively varied. VARIED FRONT YARD SETBACKS Side yard setbacks should also be varied, where possible. Increased side yard separation is encouraged to allow pass- though views and create view corridors. June 23, 1998;HCR6 6-42 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES VIEW CORMOR 1 I I� `I II/ 1 00 VIEW CORRIDORS Where cluster court designs are used with single - family detached dwelling units, courts should contain a maximum of 12 dwelling units with a combination of long and short driveways (five -foot minimum and 18 -foot maximum driveway length), and one- and two -story elements. Such units may be accessed from a private drive of 24 feet in width. LONG DRIVES PROM GUEST PARKING COMBINATION LO AND SHORT DRIVEV (50°h MAXIMUM SHORT DRIVEWAYS) DETACHED CLUSTER COURT COMBINATION OF )NE AND TWO STORIES TO PROVIDE VARIETY TO MASSING T PARKING ALONG ADJOINING STREET FRONTAGE June 23, 1998;HCR6 6 -43 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES 24• 24' PRIVATE DRIVE B. Floor Plans Floor plans should be altered and reversed to avoid monotonous elevations. The overall street scene should be arranged to ensure that identical units do no align directly across the street or adjacent to each other. C. Massing Where one -story units occur, they should be situated between two -story units, where possible, to maximize their low mass effect on the street scene. Two -story architectural elements should be varied between placement in the front of the lot and to the rear of the lot, as viewed from interior streets and adjacent arterial highways, where possible. D. Mechanical Equipment All mechanical equipment should be ground mounted and screened from view by walls or fences similar in design to the building architecture or by plant material adequate in size to provide proper screening. E. General A combination of side - entering and front - entering garages is encouraged to promote variety in street frontage. Driveway location should be varied, and curvilinear streets should be used to emphasize changes in the street scene. June 23, 1998;HCR6 644 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES \ ' VARY DRIVEWAY LOCATION VARY SIDEWALK LOCATION The siting and design of structures and landscaping should ensure that they blend into the terrain and do not dominate the landform as seen from lower elevations. In areas adjacent to natural open space, the location of structures and fencing in rear yards should be controlled to prevent the location of structures or fences on down slopes in areas adjacent to natural open space. Landscaping adjacent to natural open space should sensitively transition from natural to ornamental vegetation. These requirements should become a part of the covenants, conditions, and restrictions for these areas. F. Views Street views into open space should be maintained, wherever possible, to enhance the street scene and lower the density character. Development edges between natural open space and improved recreation areas should maximize view potential and allow easy access between these areas. Project entries should be punctuated by a strong open view of significant green space, wherever possible, and preferably relate directly to a common recreation facility. June 23, 1998;HCR6 6-45 HIDDEN CREEK RANCH SPECIFIC PLAN VIEW INTO OPEN SPACE 6.6 SINGLE - FAMILY ATTACHED AND MULTI - FAMILY DESIGN GUIDELINES The guidelines established for single - family detached residences generally apply to single - family attached and multi - family residences as well. In addition, the following guidelines also apply to single - family attached and multi- family dwelling units: 1. Massing Building mass and scale are prominent design features of an attached or multi - family project. Long, unbroken building facades are not permitted. Offsets should be an integral part of the building design. Building massing that incorporates a combination of one -story elements and two -story elements with varied floor setbacks and cantilevered architecture at the second story is encouraged. 2. Common Open Space Where common open space is provided as part of multi - family or cluster housing, private open space should be linked to public open space, wherever possible. Common areas in multi - family projects should be located to maximize accessibility by residents. Common and recreation areas in multi - family neighborhoods should be located in visible points of entry to provide a lower density appearance and to feature open space areas. June 23, 1998;HCR6 6-46 HIDDEN CREEK RANCH SPECIFIC PLAN DESIGN GUIDELINES Major slopes located next to recreation areas should be graded to transition gradually into the landscaped and usable areas to maximize the effectiveness of the adjacent open space. 3. General Multi- family structures should be cluster -sited to provide for maximum open space, when possible. Private outdoor spaces, such as patios or balconies, are encouraged for each unit in multi - family projects. Provide spacious views by varying side yard and front yard setbacks, where possible. Solid walls or fences not to exceed six feet in height should be provided along property lines adjoining single - family detached areas. PROVIDE VIEWS BY VARYING SETBACKS 6.7 PARKING A. Off -street parking facilities should be designed so that a car within a facility will not have to enter a street to move from one location to any other location within the same parking facility. Common parking facilities should be constructed in such a manner so that any vehicle on the property will be able to maneuver so that it may exit from the property traveling in a forward direction. B. Curbs or wheel stops should be provided in all parking lot areas abutting a sidewalk, street, building, or alley so that car bumpers do not overhang. June 23, 1998;HCR6 6-47 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY • The Hidden Creek Ranch will provide a broad range of housing types to meet the varied housing needs within the community. • Hidden Creek Ranch will provide housing opportunities which are compatible with the rural nature of Moorpark. Community design is compatible with surrounding onsite and offsite land uses as discussed in the Specific Plan Design Guidelines. Land Use Element Specific Plan Area Goals Goal 6 Encourage the use of Specific Plans in the undeveloped areas of the community. Hidden Creek Ranch Implementation • The site is designated as Specific Plan No. 8 in the Moorpark General Plan. The Hidden Creek Ranch Specific Plan has been prepared in conformance with the provisions of the General Plan. Land Use Element Commercial Development Goals Goal 7 Provide for a variety of commercial facilities which serve community residents and meet regional needs. Goal 8 Provide for new commercial development which is compatible with surrounding uses. Hidden Creek Ranch Implementation • The Hidden Creek Ranch includes a 21.5 -acre community commercial center near the eastern entrance of the site on:Hidden Creek Drive. The commercial center can include retail, office, business, education, and community service uses. • The commercial development planned for Hidden Creek Ranch will be compatible with surrounding uses. The community commercial center is near Moorpark Community College and existing residential developments. It is planned with access to these existing uses. Land Use Element Agricultural Goals Goal 11 Identify and encourage the preservation of viable agricultural resources in the City and its Area of Interest. June 25, 1998; HCR8 84 SPECIFIC PLAN HIDDEN CREEK RANCH Hidden Creek Ranch Implementation GENERAL PLAN CONSISTENCY Goal 11 The southwest portion of the Hidden Creek Ranch site is presently used for avocado and citrus orchards; however, the productivity of these orchards, along with the feasibility of continued agricultural use, has been declining in recent years due to high costs of production versus return. There are no properties, on the Specific Plan site under the Williamson Act. The County of Ventura Agricultural Policy Advisory Committee determined that those properties in agricultural production could be developed. Their recommendation was based on the high cost of imported water, winds and chill conditions, quality of soils, topography, and location of the farmland in proximity to existing and proposed development (meeting of the County Agricultural Policy Advisory Committee, December 4, 1997). Land Use Element Public Facility and Service Goals Goal 12 Ensure that a full range of public facilities and services are provided to meet the needs of the community. Hidden Creek Ranch Implementation A full range of public facilities and services will be provided compatible with the nature of growth within the City of Moorpark. Development will be phased consistent with the availability of essential services as set forth in -the Hidden Creek Ranch Circulation, Phasing, 'Public Services and Facilities Implementation and Financing Program. Land Use Element Economic Development and Employment Goals Goal 13 Achieve a well- balanced and diversified economy within the City which provides a variety of economic and employment opportunities. Hidden Creek Ranch Implementation Hidden Creek Ranch will provide a variety of housing options, commercial services, educational, recreational, and community facilities. The planned community will contribute to the economic well -being of the City of Moorpark through its balance of land uses and tax base. Land Use Element Preservation of Environmental Quality Goals Goal 14 Establish land uses and development intensities which are compatible with scenic and natural resources and which encourage environmental preservation. June 25, 1998; HCR8 8-5 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY Goal 15 Maintain a high quality environment that contributes to and enhances the quality of life and protects public health, safety and welfare. Hidden Creek Ranch Implementation • The Hidden Creek Ranch land use plan clusters development in the southern portion of the site in order to preserve, to the degree feasible, natural features such as the deep arroyos and steep hillside areas, natural and rural landscape areas, and biological resources. • The high quality of the natural and scenic environment will be maintained through the adoption of development standards. Land Use Element Community Appearance Goals Goal 16 Enhance and maintain the suburban/rural identity of the community. Goal 17 Enhance the physical and visual image of the community. Hidden Creek Ranch Implementation • Hidden Creek Ranch's land use plan and architectural character design is intended to be compatible with the rural/suburban nature of Moorpark. The gross residential'density of the project is 0.75, with primarily low density development. Hidden Creek Ranch is ;intended to be one of the forest master- planned, mixed -use communities in Ventura County. The site will have a wide range of housing options, recreation facilities, schools; a commercial center, community services, and natural, preserved open space. The Specific Plan Design Guidelines will provide a plan to integrate the design character; of the project. 8.2.2 Specific Plan Study Area The City of Moorpark General Plan designates certain portions of the city as specific plan areas; the Hidden Creek Ranch site is designated Specific Plan No. 8. The Moorpark General Plan Land Use Element states, pertaining to Specific Plan No. 8 (Moorpark General Plan Land Use Element, May 13, 1992, pages 36 to 38): Specific Plan No. 8 consists of approximately 4,322 acres; it is generally vacant open space characterized by steep hillside terrain currently designated as open space. June 25, 1998; HCR8 8-6 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY The City identified a number of development issues which are to be addressed during the Specific Plan process; these include: • Topography —An analysis of the existing steep hillsides should be conducted, and grading on steeper slopes should be evaluated in relation to the City's grading policy for slopes greater than 20 percent. The Hidden Creek Ranch Specific Plan final EIR evaluated the effects of project implementation on the existing topography of the Hidden Creek Ranch site. Section 3.1, Earth Resources, Section 3.4, Land Use and Related Planning Programs, and Section 3.5, Aesthetics addressed these issues and determined thatall potential geological constraints could be remediated such that implementation of the project could occur. The final EIR identifies that implementation of the Specific Plan would result in topographical changes to the site that would be considered an unavoidable impact. The project applicant requested relief from the City of Moorpark Hillside Management Ordinance because of significant public benefits provided to the community as a part of the project. Hydrology —An evaluation of existing drainage courses, surface runoff, potential flood hazards, and other hydrological constraints should be conducted. Section 3.2, Water Resources, of the final EIR addresses surface and groundwater issues. As a part of the project, changes to the existing drainage courses will occur. The project will require the diversion of runoff from the Strathearn watershed to the No. 2 Canyon watershed. Changes to the drainage courses and increases in impervious 'surfaces will require a drainage system consisting of catch basins, storm drains, culverts, detention and debris basins, and energy dissipating. devices. Historic rates of peak flows will not be increased I with project implementation. No impacts to downstream developments will occur. No urban development will occur within the 100 - year flood zone; therefore, no flooding impacts are expected. Viewshed —The visual importance of hillside horizon lines /prominent ridge lines within Specific Plan No. 8, which can be seen from surrounding areas, should be evaluated. Section 3.5; Aesthetics of the final 'EIR identifies that existing views off of the Specific Plan site onto the :site as well as views within the site will be altered due to topographical changes and the introduction of urban land uses into a predominately vacant site. These changes are considered significant and unavoidable. • Biological Resources —The significance of biological resources which may occur on -site should be assessed. June 25, 1998; HCR8 8-7 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY Section 3.3, Biological Resources of the final EIR identifies existing biological resources on or expected to be found on the Hidden Creek Ranch site. There are no known state- or federally- listed plant or wildlife species on the site (including the Spring Road connector across Happy Camp Canyon Regional Park). The Specific Plan site supports sensitive habitats including coast live oak woodland, mulefat scrub, vernal pool, southern coast live oak riparian forest, Venturan coastal sage scrub, and alluvial scrub. The mitigation program set forth in the final EIR will mitigate most biological impacts to a level that is considered less than significant. The loss of wildlife habitat, coast live oak woodland, and Venturan coastal sage scrub is considered significant and unavoidable. • Archaeolog�—Archaeological resources which may exist within the Specific Plan area should be analyzed. Section 3.9, Cultural Resources of the final EIR identifies that the Specific Plan site contained several archaeological sites. The mitigation program for archaeological and paleontological resources will fully mitigate significant impacts'. Agriculture— Viability of the limited "Prime" and "Statewide Significance" farmlands on the site should be addressed. Section3.4, Land Use and Related Planning Programs of the final EIR notes that Hidden Creek Ranch contains approximately 118 acres of Prime Farmland. In accordance with the 'California Environmental Quality Act (CEQA) Guidelines, the loss of Prime Farmland is considered an unavoidable impact. However, it should be noted that the County of Ventura Agricultural Policy Advisory Committee determined that those properties in agricultural production could be developed. Their recommendation was based on the high cost of imported water, winds and chill conditions, quality of soils, topography, and location of the farmland in proximity to existing and proposed development (meeting of the County Agricultural Policy Advisory Committee, December 4,1997). Public Services /Infrastructure Provisions for water, sewer, gas, and electric service and other community services such as fire stations, libraries, and schools should be made during the Specific Plan process. Section 3. 10, Public Services and Utilities of the final EIR evaluated the need for the provision of services/utilities at Hidden Creek Ranch and determined that all necessary services/utilities can be provided. • Parks An evaluation of required park land dedication, consistent with the City Municipal Code and General Plan requirements, should be conducted. June 25, 1998; HCR8 8 -8 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY Section 3.4, Land Use and Related Planning Programs of the final EIR discusses the provision of park land. The Hidden Creek Ranch Specific Plan project would need to provide 47 acres of park land; the project will provide 60.5 acres of parkland as well as park improvements, one and possibly two 18 -hole golf courses, a 9.6 -acre equestrian facility, and approximately 2,220 acres of natural open space with a public trail system. Circulation — Relationships to topography and viewsheds should be considered in the design of the circulation system and provisions made for roadway connections identified in the City's Circulation Plan. The provision of an onsite and connections to the offsite circulation system are addressed in Section 36, Transportation and Circulation of the final EIR. The circulation system is in general conformance to the City of Moorpark General Plan Circulation !Element with the exception of the Spring Road connector through Happy Camp Canyon Regional Park. This roadway connector will replace a Broadway Road extension through the regional park. The conceptual roadway system has been designed to minimize topographical changes. However, as discussed above, changes to the topography of the site are considered significant and unavoidable. Proposed Land Uses —The number of dwelling units for Specific Plan No. 8 is identified as 2,400. The number of units may be increased when public improvements, public services andlor financial contributions which are of substantial public benefit to the community are made. The maximum number of dwelling units may then be increased to 3,221. Hidden Creek Ranch Implementation • The Hidden Creek Ranch Specific Plan and Hidden Creek Ranch Specific Plan final EIR address all of the above - stated issues. • The Hidden Creek Ranch Specific Plan project would allow for the development of 3,221 dwelling units. Substantial public benefits are provided to the City of Moorpark as a part of the project. These benefits include: Dedication of Natural Open Space: The proposed project includes the offering for dedication of approximately 2,220 acres of natural open space for public use to be permanently preserved in its current state. The plan provides 24 miles of multipurpose trails for public use. Without the plan, these areas would be left in private ownership and could be developed pursuant to existing development standards which offer less protection of open space resources. June 25, 1998; HCR8 8 -9 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY Public Parks: Three public parks consisting of one community scale and two neighborhood -scale parks within the project planning areas will be developed for active open space and recreational uses. A total of 60.5 acres is being offered by the applicant for park use, which is 13.5 acres in excess of the adopted city park standards. Park improvements: For each commercial institutional and golf course use within the Specific Plan boundaries, the applicant shall pay an in lieu fee for park or trail ;system improvements. The fee will be paid annually until all improvements have been paid for. Each park site will be developed with full street and utility improvements and equipment. Parks development will be commensurate with` the: phasing plan of project and will correspond to the number of dwelling units developed. Equestrian Center: An equestrian center will be developed on 9.6 acres to serve the needs of the residents of the project and the community as a whole. Educational Facilities: The project will provide two elementary schools and one high school site within the boundary of the Specific Plan site. Commercial Uses: A total of approximately 21.5 acres of commercial uses will be provided within the development. The northern area of the city in which the project lies is not adequately served with retail opportunities. This project will reduce the gap in retail services in this area of the city. The project helps the city to achieve, in part, one of its goals to obtain economic balance and to reduce lost revenues. • Employment Opportunities: In 'a city wheremost residents travel out of the city for employment, this project will offer residents additional job opportunities close to their home, as well as further the move toward a balance in job employment and housing opportunities in the area. • Circulation Opportunities: The project is providing the city with an additional arterial, Hidden Creek Drive, which will provide an east -west access route connecting to a Spring Road connector through Happy Camp Canyon. Regional Park. • Conservation Easement: A conservation easement is planned to retain the Natural Open Space and Habitat areas in their natural state. • Golf Course Development: Two golf courses, open to the public, are proposed within the project. These facilities will offer public recreational opportunities and serve as wildlife corridors to enhance species migration and foraging. June 25, 1998; HCR8 8 -10 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY Additional Public Services: A fire station site has been - offered to the Ventura County Fire Protection District and a station will be developed from their accumulated resources within the project boundary. This will provide a higher degree of response and protection not presently afforded to the northern areas of the community. Affordable Housing: Within the framework of the plan, an expected approval of 3,221 units will occur. The development sites and standards within the plan offer opportunities,for supplying additional affordable housing units, thereby aiding the city in meeting its regional fair share requirements, and locally adopted Housing Element goals. It is anticipated that these units will include rental and for -sale units for very low and low income households and housing for seniors. Aesthetics: The project provides for the maintenance of critical view corridors and protects ridgelines, thereby preserving the backdrop of the community. 8.2.3 Appendix A— Specific Plan Development Requirements Land Use Plan The City of Moorpark requires: That a detailed land use plan be prepared indicating specific land use locations, type, intensities, and other site characteristics and describing residential areas, commercial areas, recreation area, open space areas, (minimum 25%), agricultural areas, community facilities (including public school facilities), and any other proposed uses consistent with the standard range and mix of land uses assigned to each Specific Plan area. Project statistical analysis should also be included which tabulates and summarizes land uses, acreage, and square footage. The Hidden Creek Ranch Specific Plan provides all of the above referenced information. Public open space accounts for approxim Rely 51 percent of the site or 2,220 acres. This information is provided in Section 2.0 of the Specific Plan. June 25, 1998; HCR8 8 -11 SPECIFIC PLAN HIDDEN CREEK RANCH Circulation Plan The City requires: GENERAL PLAN CONSISTENCY Circulation components of Land Use Plan (vehicular, pedestrian, bicycle, and equestrian) to be prepared addressing hierarchy, required improvements, and development standards. This information is provided in Section 2.4, Circulation Plan, of this Specific Plan. Infrastructure Plan The City requires that: Infrastructure system plans necessary to support the Land Use Plan be prepared to address improvement requirements for water facilities, wastewater facilities, drainage facilities, and other utilities. These items are addressed in Section 3.2, Public Facilities, of this Specific Plan. They are addressed in greater detail in the Circulation, Phasing, Public Services and Facilities Implementation Program. Community Design The City requires that: A community design plan be prepared to illustrate the techniques proposed to enhance the overall community character. Community design plan components will include a conceptual landscape plan, architectural design guidelines (including architectural style, materials, colors, fencing, and walls, etc.) And a conceptual mass grading plan. Conceptual community design and landscape plans are included in Section 2.2, Conceptual Community Design, of this Specific Plan. Architectural design guidelines are contained in Section 6.0, Design Guidelines and the Grading Plan is found in Section 2.3, Conceptual Grading, of this Specific Plan. Implementation Plan The City requires that: An implementation plan be prepared which identifies site development standards (including permitted uses, setbacks, height limitations, etc), administrative procedures for plan modifications, and fiscal impact analysis. June 25, 1998; HCR8 8-12 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY These elements are contained in Section 5.0, Development Regulations, Section 7.0, Administration and Implementation and in a separate Fiscal Impact Report. The final EIR and Fiscal Impact Report are on file with the City of Moorpark and are available during regular business hours. Phasing Plan The City requires that: A phasing plan be prepared which identifies development stages and major infrastructure improvements required to service the stages of development and landscape improvement timing. The phasing plan is included in Section 2.5, Phasing Plan, of this Specific Plan. Consistency Analysis The City requires that: A determination of consistency analysis between the general plan elements and proposed development activities be prepared. Section 8.0, General Plan Consistency, of this Specific Plan addresses this subject. Conformance With Evaluation Criteria A. Land Use Considerations • Compatibility of development with surrounding area and land uses. This is addressed in Section 2.1, Development Concept. • Conformance with all adopted general plan elements. This is addressed in Section 8.0, General Plan Consistency. • Relationship of land uses within the specific plan area. This is addressed by Section 2.1, Development Concept. • Circulation, utilities, and other infrastructure and public service needs. This is addressed by Section 2.4, Circulation, Section 3.2, Public Facilities, and Section 3. 1, Public Services. June 25, 1998; HCR8 8 -13 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY B. Natural Resource /Topographic Considerations These topics are addressed in Section 2.3, Conceptual Grading and Section 3.2, Public Facilities, as well as the Hidden Creek Ranch Specific Plan final Environmental Impact Report. C. Environmental Considerations These topics are addressed in the Hidden Creek Ranch Specific Plan final Environmental Impact Report. D. Economic Considerations This topic is addressed by the separate Fiscal Impact Report that is on file with the City of Moorpark and available during regular business hours. 8.2.4 Moorpark General Plan Circulation Element The main purpose of this element is to designate a safe and efficient circulation system which promotes the movement of people and goods in and around the City. The Circulation Element is also concerned with establishing goals, policies, and implementation measures which will ensure that all components of the system will meet the future transportation needs of the City. Items of particular concern to the City of Moorpark include: • Streets, highways and freeways; • Truck traffic; • Public transit; • Bicycle, pedestrian, and equestrian facilities; • Transportation demand management (e.g. car pooling, van pooling) The Circulation Element addresses the circulation facilities needed to provide adequate roadway capacity, public transit services, and opportunities for other modes of transportation. Goals of the Circulation Element applicable to Hidden Creek Ranch are as follows: Goal l Provide a transportation system that supports the land use plan in the General Plan and provides for the safe and efficient movement of people, goods, and services within, out of, and through the City of Moorpark. June 25, 1998; HCR8 8 -14 SPECIFIC PLAN HIDDEN CREEK RANCH Hidden Creek Ranch Implementation GENERAL PLAN CONSISTENCY The transportation system for Hidden Creek Ranch is designed to accommodate the need for safe and efficient transportation of future residents within the site, as well as for movement through the city and surrounding region . General Plan Circulation Element Level of Service Goal Goal 2 Provide a circulation system which supports existing, approved and planned uses throughout the City, while maintaining a desired level of service on all streets and at all intersections. Hidden Creek Ranch Implementation • The onsite circulation system for Hidden Creek Ranch as well as the offsite roadway improvements as set forth in the Hidden Creek Ranch Specific Plan final EIR will mitigate traffic impacts below significance thresholds identified by the City of Moorpark and County of Ventura. Circulation Element Transit System Goal Goal 4 Provide a public transportation system which serves the needs of persons living in and/or working in the City of Moorpark. Hidden Creek Ranch Implementation • Hidden Creek Ranch will provide facilities for bus service to link the community with other parts of Moorpark and the region. Circulation Element Bicycle and Pedestrian Facility Goal Goal 5 Provide a citywide system of safe, efficient and attractive bicycle and pedestrian routes for commuter, school, and recreational uses. Hidden Creek Ranch Implementation Hidden Creek Ranch is designed with a series of planning units tied together by an open space system including pedestrian sidewalks and bicycle, equestrian, and hiking trails. Higher density residential areas will be located adjacent to parks, schools, etc.) to encourage pedestrian access to these services and uses. June 25, 1998; HCR8 8 -15 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY Circulation Element Equestrian Facilities Goal Goal 6 Provide equestrian trails for recreational use. Hidden Creek Ranch Implementation Hidden Creek Ranch will have an equestrian facility (Planning Unit 43) and hiking and riding trails which will connect into the county trail system. Circulation Element Transportation Demand Management Goal Goal 7 Develop and encourage a transportation demand management system to assist in mitigating traffic impacts and in maintaining a desired level of service on the circulation system. Hidden Creek Ranch Implementation • Transportation Demand Management requirements are included in the City of Moorpark Zoning Code and have been incorporated by reference as Specific Plan requirements. 8.2.5 Moorpark General Plan Open Space, Conservation, & Recreation Element The purpose of the Moorpark Open Space, Conservation, and Recreation (OSCAR) Element is to maintain the overall quality of life for Moorpark residents through rational management of natural resources and open space lands. The goals, policies and implementation programs for the OSCAR Element provide guidelines to community actions. Goals of the OSCAR Element applicable to Hidden Creek Ranch are as follows: Goal 1 Preserve and enhance the unique aesthetic and visual qualities of Moorpark as a city with scenic topographic features and elements that promote the quality of life that Moorpark citizens pursue. Hidden Creek Ranch Implementation The Hidden Creek Ranch Land Use plan preserves the dominant foothill backdrop which can be seen from lower elevations south of the site. Mesa will be developed while maintaining the canyons as open space corridors and preserving approximately 2,220 acres (approximately 51 percent of the site) as a natural open space. Goal 2 Acquire, provide, and maintain public parkland for both passive and active use that is equally accessible to the community on a neighborhood, community, and regional basis. June 25, 1998; HCR8 8 -16 SPECIFIC PLAN HIDDEN CREEK RANCH Hidden Creek Ranch Implementation GENERAL PLAN CONSISTENCY Hidden Creek Ranch will have three parks (Planning Units 42A, 42C, and 42D) totaling 60.5 acres and a 9.6 -acre equestrian facility (Planning Unit 43). These facilities, as well as the natural open space areas and the 18 -hole golf course, will be available to residents of Moorpark and Hidden Creek Ranch. Residents of Hidden Creek Ranch will also have access to the private open space and recreational facilities planned for each of the village areas. These private open space and recreational areas will contain active uses such as tennis, swimming, volleyball, and basketball as well as passive open space areas for hiking and relaxing. Goal 3 Ensure the health, safety and general welfare of the public through designating land uses that will minimize the risk of danger to the public. Hidden Creek Ranch Implementation The project has been designed to minimize the risk of danger to residents and visitors of Hidden Creek Ranch. For example, in areas of existing flood hazard, these areas are designated as open space with use limited' to passive recreation, such as hiking. The project incorporates measures identified by the Ventura County Fire 'Protection 'District with respect to building construction, fuel modification zones, etc. Goal 4 Preserve and maintain the physical and biological environment from future growth- related degradation. In those areas where degradation is inevitable, ensure the restoration of affected areas. Hidden Creek Ranch Implementation The Hidden Creek Ranch Specific Plan project' includes an extensive mitigation program which includes the a biological Resource Management Plan which requires the full mitigation of significant biological resources. The project land use plan preserves sensitive areas of the site including canyons and steeper slopes, and limits public access to areas containing sensitive resources. Goal 6 Maintain and enhance the open space and designated non - growth areas for conservation, agriculture, ranching, recreation, leisure and aesthetic purposes. Hidden Creek Ranch Implementation • Hidden Creek Ranch Specific Plan is within the amended Moorpark Growth Area as designated by the County of Ventura in its General Plan {amended by the Ventura Council of Governments [VCOG] in 1993). The City of June 25, 1998; HCR8 8 -17 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY Moorpark General Plan (Land Use Element adopted May 13, 1992) designates the site "Specific Plan," which would allow up to 3,221 dwelling units upon ,demonstration of public benefits to be realized from project development. Hidden Creek Ranch includes approximately 2,220 acres of land as natural open space which abuts existing open space to the west, east, and north. Goal 7 Protect scenic and recreational resources from adverse impacts resulting from oil exploration or oil drilling. Hidden Creek Ranch Implementation The Oak Park Field oil wells that were developed by Unocal and are now owned. by Nuevo Energy Company are within a blanket easement along the southern boundary of the Specific Plan site. Oil wells on property owned' by Messenger Investment Company are outside of areas of Hidden Creek Ranch where development would occur. Well No. 8, located on property under the ownership of Unocal, and the injection well, on Moorpark College property, are the only wells located within areas proposed for development. Nuevo Energy Company owns mineral rights to property under the ownership of Messenger Investment Company, the majority property owner of Specific Plan No. 8. In accordance with state law, the City of Moorpark cannot allow any interference with current oil operations or on future oil operations on the Specific Plan site. 8.2.6 Moorpark General Plan Housing Element The need for housing is one which is shared by all citizens of Moorpark. The fundamental importance of having an adequate supply of available housing is also recognized by the State Legislature. State law is very specific concerning the preparation and content of Housing Element. It is the only general plan element which must be reviewed by the state for completeness and compliance with the law before it is adopted. In conformance with state law, the Moorpark General Plan Housing Element contains a Housing Needs Assessment, a Resources and Constraints Analysis, a Progress Report, and a Housing Plan and Program. Goals of the Housing Element applicable to the Specific Plan project are to ensure the: Adequate provision of decent, safe housing for all Moorpark residents without regard to race, age, sex, marital status, ethnic background or other arbitrary consideration. • Adequate provision of housing allowing maximum choice by type, tenure and location with particular attention to the provision of housing for the elderly, June 25, 1998; HCR8 8 -18 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY low and moderate income families, handicapped, and other households identified as having special housing needs. • Encourage growth within the City through the identification of suitable parcels for residential development, changes in land use patterns and conscientious recycling of property to the highest and best use. • Developing a balanced residential community which is accessible to employment, transportation, shopping, medical services, governmental agencies and any other services needed for a well-founded community. Hidden Creek Ranch Implementation • Hidden Creek Ranch will provide a broad range of housing types which will be available to all persons without discrimination. • Hidden Creek Ranch will provide 365 dwelling units of affordable housing for qualifying individuals of Very Low and Lower income and senior housing. • Hidden Creek Ranch is designated as Specific Plan No. 8 in the Moorpark General Plan Land' Use Element which allows up to 3,221 dwelling units upon demonstration of public benefits to be realized from project development. • Hidden Creek Ranch is designed to be a balanced community containing public facilities, recreational amenities, retail services, and linkages to regional transportation systems. Housing Element Housing Improvement and Maintenance Goals • Assure the quality, safety, and habitability of housing within the City of Moorpark, and assure the continued high quality and integrity of residential neighborhoods. • Meet the needs of the current residents of the City of Moorpark by upgrading affordable, low and moderate income units through improvement of existing housing units and promoting greater housing affordability. Hidden Creek Ranch Implementation • The Hidden Creek Ranch Design Guidelines will be used to ensure that the landscape design and building architectural consistency for the overall site as well individual village areas. The guidelines will direct quality in addition to style. June 25,1998; HCR8 8 -19 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY • Hidden Creek Ranch will assist the City of Moorpark in meeting its affordable housing needs by providing affordable dwelling units. Housing Element Housing Production and Assistance Goals. Policies, and Objectives Assure that housing production maintains the integrity of its residential community and also meets its existing and projected housing needs. • Assist in the development of adequate housing to meet the needs of low and moderate income households. Hidden Creek Ranch Implementation Hidden Creek Ranch will aid the city in meeting its projected housing needs. The project will maintain the integrity of nearby residential areas with special attention to compatibility between adjoining uses. Development densities at the edges of Hidden Creek Ranch are consistent with residential development densities of adjacent housing projects. • Hidden Creek Ranch will include 365 units of affordable housing. Housing Element Promotion of Equal Housing Opportunities Goals, Policies, and Objectives • Promote equal housing opportunities. Hidden Creek Ranch Implementation • Hidden Creek Ranch will provide a variety of housing options available without discrimination. 8.2.7 Moorpark General Plan Safety Element In accordance with state Government Code Section 65302(8), safety elements are for: the protection of the communityfrom any unreasonable risk associated with the effects of seismically, induced surface rupture, groundshaking, ground failure, tsunami, seiche, and dam failure; slope instability leading to mudslides and landslides, subsidence and other geologic hazards —known to the legislative body; flooding; and wildland and urban fires. The following safety components are addressed in the Safety Element: fault displacement, earthquakes and ground shaking, liquefaction, flooding, landslide /mudslide, expansive soils, dam inundation, and fire hazards. June 25, 1998; HCR8 8 -20 SPECIFIC PLAN HIDDEN CREEK RANCH GENERAL PLAN CONSISTENCY The Safety Element includes an evaluation of hazards and a range of response options. Because the element does not include specific goals and policies like the other general plan elements, conformance with this element is addressed in a general way in this section. • Flooding potential is evaluated in the drainage study prepared as a part of the Hidden Creek Ranch Specific Plan; it is covered in the Drainage and Public Safety sections (3.2 and 4.1) of this document. • Fire hazards are discussed in Section 4. 1, Public Safety, of this Specific Plan. • Geological investigations were prepared for the Hidden Creek Ranch project and are included in the Hidden Creek Ranch Specific Plan final Environmental Impact Report. • The Hidden Creek Ranch development will be designed in accordance with all applicable government codes relative to flooding, fire, and geologic hazards. 8.2.8 Moorpark General Plan Noise Element The Moorpark General Plan Noise Element is used "to establish uniformity of policy and direction within the City, concerning actions to minimize or eliminate excessive noise and for making decisions regarding proposals with may have an impact on the City's environment." Noise Element Goals To ensure that the health and well -being of the citizens of Moorpark are not compromised by exposure to excessive and possibly harmful levels of noise. This will serve to provide a quality environment in which the citizens of Moorpark may live and have assurance of continued health and well- being. Hidden Creek Ranch Implementation • Hidden Creek Ranch will be developed in conformance with city noise standards and the mitigation program set forth in the Hidden Creek Ranch Specific Plan final Environmental Impact Report'. Policies of the Noise Element applicable to Hidden Creek Ranch are as follows: Policy I Noise barriers or other noise mitigation techniques should be required in new subdivisions if developed along state highways, city streets, or railroads where a significant impact exists or is projected at nearby noise - sensitive locations. June 25, 1998; HCR8 8 -21 SPECIFIC PLAN HIDDEN CREEK RANCH Hidden Creek Ranch Response GENERAL PLAN CONSISTENCY • Hidden Creek Ranch will be developed in conformance with city requirements for noise reduction, as indicated above. Policy 5 Future projects within the City should reflect a consciousness on the part of the City regarding the reduction of unnecessary noise near existing noise - sensitive areas such as residences, parks, hospitals, libraries, convalescent homes, etc. Hidden Creek Ranch Implementation • The Hidden Creek Ranch site is predominately vacant. Compatible uses will be placed adjacent to residential areas which adjoin the site. Within the project site where the community arterial adjoins residential neighborhoods, noise mitigation will be undertaken in conformance with city noise reduction requirements. Policy 7 The city should encourage the reduction of noise throughout Moorpark. Hidden Creek Ranch Implementation • Noise mitigation measures will be undertaken to ensure that acceptable noise levels. June 25, 1998; HCR8 8 -22