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RES CC 2002 1935 FINAL EIR
FINAL ENVIRONMENTAL IMPACT REPORT (City Council Version) West Pointe Homes 250 Unit Residential Project In Walnut Canyon City of Moorpark (State Clearinghouse No. 94081075) Vesting Tentative Tract No. 5187 Residential PD Permit No. 99-02 General Plan Amendment No. 99-01 Zone Change No. 99-01 Development Agreement Prepared for: THE CITY OF MOORPARK 799 Moorpark Avenue Moorpark, California 93021 Debbie Traffenstedt Interim Community Development Director (805) 529-6864 Prepared by: THE PLANNING CORPORATION P.O. Box 20250 Santa Barbara, California 93120 (805) 472-2266 (land) (805) 680-6166 (cell) (805) 957-4342 (fax) Email: Plan n inqcorp Ca) rn indsp ri nq.corn December 2001 TABLE OF CONTENTS Chapter Title Paqe 1. Introduction.................................................................................. ..............................1 Subjectand Scope ....................................................................... ..............................2 ImpactClassifications ................................................................. ..............................2 Initial Study and EIR Determination ............................................. ..............................3 Use of the Document by the City of Moorpark .............................. ..............................4 Standards of Analysis and Technical Appendices ........................ ..............................4 Use of Incorporation by Reference .............................................. ..............................5 Document Forman and Issue Orientation .................................... ..............................5 EIR Availability- Review Copies, Purchase, and Email Submissions of Comments ..... 6 2. Summary Table of Impacts and Mitigation Measures Significant Unavoidable Impacts (Class 1) ..................................... ..............................1 Significant Environmental Impacts (Class II) ................................. ..............................6 Mitigation Measures Proposed by the Applicant Into the Project Description ............................................................... .............................38 Environmental Impact Summary of Project Alternatives Analysis .............................40 3. Narrative Summary of the EIR ProjectDescription ...................................................................... ..............................1 Land Use Consistency with the City's General Plan ..................... ..............................6 Environmental Consequences of the Proposed Project .............. .............................15 AlternativesAnalysis ................................................................ ............................... 21 4. Project Description Application Filed and Actions Requested .............................. ..............................2 Project Application History .................................................... ..............................2 Requested Approvals and Entitlements ............................... ..............................4 West Pointe Homes Property: General Physical Description .............................. 5 Project Goals, Objectives and Components ......................... ..............................9 Infrastructure Development for the Project .......................... .............................16 Project Synopsis and Statistical Description ........................ .............................18 Cumulative Developments: Data Base for Impact Analysis . .............................21 Mitigation Measures Incorporated Into the Project Description .........................22 5. Land Use and Planning Considerations Land Use Issues: General Considerations .......................... ..............................1 Unresolved Issues Concerning the Proposed Project .......... ..............................2 Project Compatibility with Surrounding Land Uses .............. .............................10 Agricultural - Residential Incompatibilities ............................ .............................11 Project Consistency with the City's General Plan ................ .............................12 General Plan Consistency Issues Related to Circulation Planning .................... 32 Other City Planning and Resource Management Concerns ............................. 37 Project Consistency with Regional and County Genera Plan Programs and Policies ....................................................... ............................... 39 Land Use and General Plan Consistency Mitigation Measures .........................42 6. Geologic and Seismic Hazards ExistingConditions .............................................................. ..............................1 Significance Thresholds ....................................................... ..................•...........1 Impacts................................................................................ ..............................2 Mitigation Measures ............................................................ ..............................8 References and Technical Data .......................................... .............................11 7. Air Quality ExistingConditions .............................................................. ..............................1 Significance Thresholds ....................................................... ..............................2 Impacts................................................................................ ..............................4 Mitigation Measures ........................................................... .............................13 References and Technical Data .......................................... .............................15 References......................................................................... .............................19 8. Groundwater Supplies and Surface Water Quality ExistingConditions .............................................................. ..............................1 Significance Thresholds ...................................................... ............................... 3 Impacts................................................................................ ..............................4 Mitigation Measures ........................................................... ...•.........................10 9. Drainage, Hydrology and Flood Control Facility Planning ExistingConditions .............................................................. ..............................1 Significance Thresholds ....................................................... ..............................2 Impacts................................................................................ ..............................4 Mitigation Measures ............................................................ ..............................6 References and Technical Data ............................................ ..............................7 Drainage Area Tributaries ..................................................... ..............................9 DetentionRequirements ...................................................... ..............................9 Flood Hazard Zones and Bank Protection ............................ .............................10 Summary of Net Changes Resulting From Development .... .............................10 10. Biological Resources ExistingConditions .............................................................. ..............................1 SignificanceThresholds ...................................................... .............................11 Impacts............................................................................... .............................16 Mitigation Measures ........................................................... .............................31 References and Technical Data ........................................ ............................... 38 11. Noise ExistingConditions .............................................................. ..............................1 Significance Thresholds ....................................................... ..............................2 Impacts................................................................................ ..............................4 Mitigation Measures ........................................................... .............................10 12. Fire Hazards and Fire Suppression ExistingConditions .............................................................. ..............................1 SignificanceThresholds ...................................................... ..............................2 Impacts.............................................. ............................... .. ............................... 2 MitigationMeasures ............................................................ ..............................6 Technical Data and References ......................................... ............................... 9 References......................................................................... .............................12 13. Growth Inducement and Impacts on City Jobs: Housing Balance ExistingConditions .............................................................. ..............................1 Significance Thresholds ...................................................... ..............................2 Impacts............................................................................... ............................... 3 MitigationMeasures ............................................................ ..............................8 References and Technical Data ........................................ ............................... 9 14. Transportation and Circulation ExistingConditions .............................................................. ..............................1 Significance Thresholds ...................................................... ..............................7 Impacts............................................................................... ............................... 8 Mitigation Measures ........................................................... .............................25 15. Public Services and Utilities Domestic Water Services and Facilities .............................. ..............................1 Wastewater and Reclaimed Water Services and Facilities . ............................... 2 Educational Facilities and School Facilities .......................... ..............................3 Police and Emergency Services .......................................... ..............................6 Solid Waste Facilities and Planning ..................................... ............................... 7 Impacts........................ ............................... •................. ............................... •..... 9 Mitigation Measures ........................................................... .............................11 16. Aesthetics and Visual Resources ExistingConditions .............................................................. ..............................1 Significance Thresholds ...................................................... ..............................6 Impacts............................................................................... ............................... 8 Mitigation Measures ........................................................... .............................18 17. Cultural and Heritage Resources ExistingConditions .............................................................. ..............................1 Significance Thresholds ...................................................... ..............................4 Impacts............................................................................... ............................... 5 MitigationMeasures ............................................................ ..............................8 -iw 18. Insignificant Effects Issue 1: Agricultural Resources .................................. ..............................1 Issue2: Light and Glare ............................................. ..............................4 19. Alternatives LegalBackground ........................................................................ ..............................1 Summary of Significant Project Specific and Cumulative Impacts ..............................2 Alternative 1: No Project ............................................. ..............................3 Alternative 2: Five Acre Estate Homes (Existing Project Design ( and Density) .............................................................. ..............................4 Alternative 3: Modified Infrastructure and Phasing Plan .............................9 Alternative 4 and 5: Reduced Project Size and Cluster Housing .............17 Alternative 6: Alternative Locations .......................... ............................... 24 Alternative 7: Applicant Analysis of Reduced Project Alternatives ........... 25 Conclusions and Recommendations .......................................... .............................28 Consultant Recommendations ................................................... .............................30 20. Mitigation Monitoring Program Mitigation Measures Incorporated Into the Project Description ..... ..............................1 Geologic and Seismic Hazards ................................................... ................•.............4 AirQuality .................................................................................. ............................... 8 Groundwater Supplies, Reclaimed and Domestic Water Systems and SurfaceWater Quality ................................................................ .............................11 Drainage, Sediment Transport, and Flood Control Planning ....... .............................15 Biological and Botanical Resources ........................................... .............................18 Noise.................................................................................. .............................30 Fire Hazards and Fire Suppression ............................................. .............................32 Growth Inducement and Impacts on City Jobs: Housing Balance ............................. 39 Traffic and Transportation .......................................................... .............................40 Public Services and Utilities ....................................................... .............................47 Aesthetics and Visual Resources ............................................. ............................... 51 CulturalResources .................................................................... .......•.....................57 InsignificantEffects .................................................................... .............................58 21. Response to Comments on the Draft E I R Part1: Topical Responses .......................................................... ..............................1 Topical Responses 1: Traffic Improvement Planning Along State Route 23 (Walnut Canyon) ........................................................ ............................... 2 Topical Responses 2: Revisions to the Traffic Report for the Project ......... 4 Topical Responses 3: Land Use Effects Related to Street System and Dual Access Planning ................................................ ..............................5 Topical Responses 4: Applicant Reponses to Unresolved Planning Issues Outlined in Chapter 5 of the EIR (Land Use) ................ ..............................7 Part 11: Responses to Written Comments From Public Agencies, Responsibility And Trustee Agencies and Members of the Public ..................... ............................... 9 Appendices: Appendix 1 Project Applications, Notice of Preparation, Initial Study, and Responses to the Notice of Preparation Appendix 2 Soils and Geology Technical Report (Geolabs, May 1999) Appendix 3 Air Quality Computations (Impact Sciences, March 1999) Appendix 4 Project Summary, Hillside Ordinance Conformance Report, and Alternatives Proposed by the Applicant Appendix 5 Drainage, Hydrology, and Flood Control Planning Technical Report (Crosby Mead Benton and Associates, February 1999) Appendix 6 Biological Resources Technical Report/Jurisdictional Delineation (Impact Sciences, March 1999) Appendix 7 Noise Generation Technical Memorandum (impact Sciences, 1999) Appendix 8 Transportation and Circulation Technical Report (Associated Transportation Engineers, November 1999) Appendix 9 Phase I and 11 Cultural Resources Inventory (Stephen Home, PhD., April, August and November 1998) Appendix 10 Applicant Submittals (Alternatives Analysis, Preliminary RPD Submittal, Conservation Easement Documention, Relevant Correspondence) -%A- List of Tables Chapter Title Page 2. Summary of Environmental Impacts, Mitigation Measures, Alternatives and Cumulative Effects ................................................................ ..............................1 Significant Unavoidable Impacts (Class 1) ..................................... ..............................1 Significant Environmental Impacts (Class II and 111) ...................... ..............................6 Mitigation Measures Proposed by the Applicant Incorporated Into the ProjectDescription ................................................................... ............................... 38 Environmental Impact Summary of Project Alternatives .............. .............................40 4. Ornamental Plants to be Prohibited from the Wet Pointe Homes Project ..................24 5. Project Consistency with the Land Use Table Element ................ .............................15 Project Consistency with the Open Space, Conservation and Recreation Element ... 22 Project Consistency with the Circulation Element ........................ .............................24 Project Consistency with the Safety Element Policies .................. .............................29 Project Consistency with the Noise Element .............................. ............................... 31 7. Ambient Pollutant Concentrations Registered at the Simi Valley MonitoringStation ........................................................................ ..............................5 Existing Carbon Monoxide Concentrations ................................... ..............................6 Construction Emissions ................................................................ ..............................8 Estimated Project Average Daily Emissions .............................. ............................... 10 Existing + Project Year (Year 2001) Carbon Monoxide Concentrations .....................10 Year 2005 + Project Carbon Monoxide Concentrations ............... .............................13 Air Quality Fee Offset Contribution Schedule .............................. .............................15 8. Existing Waterworks District No. 1 Wells Extracting from the North Las Posas Groundwater Basin ........................................... ..............................4 Historic and Project Groundwater Extractions from the North Las Posas Groundwater Basin ..................................................... ..............................5 -%Ai- 9. Summary of 100 -Year Peak Discharges for the West Pointe Project .........................4 Ventura County Public Works Agency ........................................ ............................... 8 10. Approximate Acreage of On -Site Plan Communities ..................... ..............................4 City of Moorpark Protected Trees present on the West Pointe HomesProject Site ..................................................................... .............................11 Biological Resource Values of Plan Communities — West Point HomesProperty .......................................................................... .............................18 Summary of Impacts to Plan Communities .................................. .............................19 City of Moorpark Protected Trees That will be Removed During Project Implementation ............................................................. ............................... 22 11. Typical Outside to Inside Noise Attenuation for Structures in Califomia ......................2 Exterior Existing Off -Site Roadway Noise Levels at Noise —Sensitive Locations ......... 5 Typical Construction Equipment Noise Levels Before and After Mitigation ..................7 Predicted Future Roadway Noise Levels Adjacent to the Project Site .........................8 Project Traffic Noise Level Increases .......................................... ............................... 9 Year 2005 Cumulative Noise Level Impacts ................................ .............................11 Year 2015 Cumulative Noise Level Impacts ................................ .............................12 12 13. Ventura County Fire Protection Services Serving the West Point Homes Project ........ 2 1993 Ventura Council of Governments: Historic, Current and Future Population and Housing Figures ........................ ............................... 14. Existing (1998 Count Data) Levels of Service ........... ............................... Project Trip Generation ............................................ ............................... Year 200 Plus Project Levels of Service on the Walnut Canyon Corridor. Year 2005 Levels of Service along the Walnut Canyon Corridor ............. Year 2015 Levels of Service with Completion of State Route 118 Bypass Year 2015 Levels of Service without the State Route 118 Bypass ........... Year 2005 Levels of Service with Specific Plan 2 Improvements and Additional Recommended Mitigation ........................ ............................... -viii- ........... 7 .........10 .........13 .........15 .........18 .........19 ........ 27 15. Moorpark School District Facilities Serving the West Pointe Homes Project ................4 Estimated Student Generation for the West Pointe Homes Project ............................ 5 SolidWaste Generation .............................................................. ............................... 9 Project Annual Electrical Demand for the West Pointe Homes Project ......................10 Project Annual Natural Gas Demand for the West Pointe Homes Project .................11 18. On -Site Soil Types Within the West Pointe Homes Project Boundary 19. Estimated Average Daily Emissions ............ Trip Generation Projects ............................. Alternative Densities: Levels of Service....... -ix- ................. 2 ...... 26 ...... 26 ...... 27 List of Figures Chapter Title Page 4. Regional Setting .......................................................................... ..............................6 LocalSetting .............................................................................. ............................... 7 Ridgelines and Topography within the Project Boundary .......... ............................... 10 Revised Vesting Tentative Map No. 5187 ................................. ............................... 11 Development Area, Preserved Ridgelines and Proposed Debris Basin Location.................................................................................. .............................12 10. Overhead Riparian Corridors ...................................................... ..............................2 TreeLocation Map .................................................................... ............................... 10 Preliminary Jurisdictional Delineation ........................................ ............................... 26 14. Street System in the Project Vicinity ............................................ ............................... 3 Existing Traffic Volumes (Year 2000 Traffic Counts) ................... ............................... 6 Project Added Traffic Volumes .................................................... ............................... 9 Street System with Spring Road Connection ............................... .............................11 Project Plus Existing Traffic Volumes ......................................... .............................12 Year 2005 Traffic Volumes (Including Project and Existing Traffic ) ...........................15 Year 2015 Traffic Volumes with State Route 118 Bypass ............ .............................16 Year 2015 Cumulative Traffic Volumes Including Project .......... ............................... 20 16. Overview of Project Vicinity ............ ............................... Southern Portion of the Development Area ................... Overview of Interior Valley System . ............................... Proposed Upper Terraces within the Subdivision .......... Simulation from the Walnut Canyon View Corridor......... x ......... ............................... 2 ......... ............................... 4 ......... ............................... 5 ......... ............................... 7 ......... ............................... 9 CHAPTER 1 1.1 Purpose Environmental Impact Reports (EIRs) are required under the California Environmental Quality Act (CEQA) when developments such as the proposed West Pointe Homes Project are anticipated to have potentially significant effects on the environment. Site specific as " well as regional and cumulative impacts are considered in the impact evaluation process. The purposes of an EIR are: (1) to identify the significant impacts of a project on the environment, (2) to decide which of these significant effects can be mitigated or avoided, and (3) to evaluate the alternatives to a project which reduce significant effects identified during the impact evaluation process. An EIR is intended to serve as an informational document for decision makers and the general public regarding the environmental consequences of a project. The report writers have made maximum use of pertinent policies, guidelines, and existing reports and documentation to perform the impact assessment and to design mitigation measures. Primary planning documents referred to include: • the City of Moorpark General Plan including the Draft Updates to the Land Use Element and OSCAR Element; • the Ventura County General Plan and related Technical Appendices; • technical reports concerning the resources and constraints of the subject property completed by the applicant's environmental consultant, Impact Sciences; • a Draft Initial Study prepared by Impact Sciences (March 1999); • preliminary engineering data (traffic, geology, hydrology, flood control and related studies) supplied by the applicant; • the Certified Final EIR and Addenda on the Moorpark Country Club Estates property which was prepared for the property immediately adjacent to the West Pointe Homes project; • the Moorpark Highlands (Specific Plan 2) Certified Final EIR (this property is located to the northeast of the West Pointe Homes project); • the City's Zoning Ordinance and development code, and • technical reports pertaining to the study area commissioned by CalTrans, the County of Ventura, and the Southern California Association of Governments (SCAG). Chapter 1: Introduction Page 1 1.2 Subject and Scope The scope of the EIR was defined by the City after preparation of an Initial Study which is contained in Appendix 1. Responses to the Notice of Preparation are also contained in this Appendix. Based on the Initial Study and NOP responses, the EIR was focused on the following potentially significant issues: ➢ Geologic and Seismic Hazards, ➢ Air Quality Impacts, ➢ Groundwater Supplies and Surface Water Quality, ➢ Drainage, Hydrology, and Flood Control, ➢ Biological Resources, ➢ Noise, ➢ Fire Hazards, ➢ Population, Housing and Jobs /Housing Balance, ➢ Transportation and Circulation, ➢ Public Services and Private Utilities, ➢ Aesthetics, Visual Resources, Community Design, and ➢ Cultural Resources Other required CEQA sections in the EIR include: ➢ a summary of impacts found to be not significant ➢ a detailed discussion of various alternatives to the project as proposed , and ➢ a Mitigation Monitoring Program. 1.3 Impact Classifications Different categories of impact significance require various administrative actions by the decision makers at the time a project is approved. Conclusions in each Chapter of the EIR about the significance of an impact are provided. In the analysis to follow, several impact evaluation distinctions have been made. The different types of impacts that have been distinguished (which are itemized by class in the summary table comprising Chapter 3 include): Class I: Significant adverse impacts that cannot be mitigated or avoided are identified as Class I impacts in the Initial Study Analysis. A significant unmitigable adverse impact is a problem for which the City has been unable to find a complete or acceptable solution. These impacts require decision- makers to make findings of overriding consideration before the project is approved. If such impacts are identified, as they have been in this case, then an EIR must be prepared. These impacts are identified as a Potentially Significant Impacts on the attached initial Study Checklist analysis contained in Appendix 1. Chapter 1: Introduction Page 2 • Class I1: Potentially significant impacts that can feasibly be mitigated are identified as Class II impacts in the Initial Study Checklist analysis. I'n these cases, the consequences of a project are considered sufficiently serious that some form of mitigation planning is needed. These mitigations can involve modifications to the project, changing the project design to avoid conflicts with environmental values, or performing data collection procedures prior to construction (such as archaeological salvage programs). A significant mitigabe impact is a problem for which a solution can be conceived and feasibly implemented. Decision - makers are required to make findings that impacts have been mitigated before a project is approved. The Mitigation Measures section of this document contains a list of measures that, when adopted, reduce most of the project impacts to less than significant levels. These impacts are identified as Potentially Significant Unless Mitigated on the Initial Study Checklist contained in Appendix 1. • Class III: Impacts that are not significant are classified as Class III effects. Not significant impacts describe the consequences of a project that are not sufficiently disruptive to require mitigation measures. Modest changes in the environment that have no serious consequences on the abundance or diversity of plant or animal life, for example, are usually classified as adverse but not significant. These impacts are identified as a Less Than Significant Impact on the Initial Study Checklist in Appendix 1. Class IV: Project effects that have no impacts on the environment are identified on the attached Initial Study checklist as No Impact on the Initial Study Checklist in Appendix 1. Environmental consequences with the potential to improve habitats, solve environmental problems, or generate substantial public benefits are classified as beneficial effects or as effects that have no impact. There are factual tests recommended in the Appendices to CEQA that aid in this classification process. 1.4 Initial Study and EIR Determination A preliminary Initial Study Checklist for this project was prepared by the applicant's consultant, Impact Sciences, in March of 1999. The intent of this applicant prepared checklist was to present an argument that the impacts of the project could be fully offset by mitigation measures and that no overriding considerations were necessary to approve the project. City planning staff determined that not all of the impacts of the project could effectively be mitigated and therefore preparation of an EIR was required. At the time of this determination, the major impacts thought not to be subject to effective mitigation included biology, air quality, traffic, circulation and dual access issues, and impacts on some public services. In addition, at the time the City Council and Ad Hoc Committee approved proceeding with consideration of this General Plan Amendment and Zone Change, the Ad Hoc Committee and City Council considered it essential that an alternatives analysis be prepared which would compare the impacts of reduced density residential projects on the West Pointe site (in addition to the applicant proposal). Preparation of a Mitigated Negative Declaration and Expanded Initial Study would not provide either a legal or practical method for Council consideration of reduced project size alternatives. Chapter 1: Introduction Page 3 The applicant decided to appeal the City staff determination that an EIR should be prepared. An appeal of the staff determination was filed in the summer of 1999. This appeal was subsequently withdrawn by the applicant and a Notice of Preparation (NOP) was circulated in August of 1999. Responses to the Notice were received by the City through the end of September of 1999. An EIR preparation scope of work and contract were negotiated in the fall of 1999 and preparation of the document was initiated after the close of the NOP period. The Draft Initial Study (excerpts) has been included in Appendix 1 of the EIR. While preparation of an Initial Study is not required when the determination to prepare an EIR has been made by the Lead Agency, the Initial Study is included for general reference. 1.5 Use of the Document by the City of Moorpark: Screen check Final EIR This is a Final environmental document. Because the EIR will be used to generate a comprehensive planning analysis to be prepared by City staff, it is essential that the information presented be accurate, complete, and timely. To achieve this objective, the draft document was offered to the public, the applicant, and staff as a preliminary statement about the environmental consequences of the project. The publication of the EIR on August 21, 2000 initiated a 45 day review period (for public agencies) that terminated on October 4, 2000. Comments received after this cutoff date were considered in the preparation of the Final EIR. In addition, four Planning Commission hearings were held in October, November and December of 2000 during which time additional comment on the document was received. In response to these comments and inputs from City staff, the document was substantially revised. Major changes to the project description proposed by the applicant resulted in the need to reanalyze issues related to traffic, circulation, fire access, urban design, aesthetics, and biology. Portions of the Draft EIR that have been substantially modified are indicated in italic print. in some cases, where a mitigation measure or text change has resulted in the deletion of text, eversh*e has been used to indicate what has been deleted. The amendments to the project description are presented in the Introduction to Chapter 4. Several alternatives considered in the Draft EiR have been deleted or modified significantly. Many impacts originally classified as unavoidably significant (Class 1— impacts requiring a statement of overriding considerations) have been reclassified as mitigated (Class 11) due to the addition of mitigation measures or modifications to the Project Description. Once this screen check Final EIR is approved by the Planning Commission and recommended for certification, a Final EIR including all corrections and modifications approved by the Planning Commission will be forwarded to the City Council for certification. 1.6 Standards of Analysis and Technical Appendices A substantial amount of engineering, environmental, fiscal, and planning analysis was required to accurately describe the environmental effects of the project. The source materials consulted and analysis performed for each issue of concern have been summarized briefly in individual chapters of the EIR. However, an EIR is not intended to be analytically, or informationally exhaustive. Rather, as an informational document used in decision - making, the purposes of an EIR are to present only sufficient information to define probable project specific and cumulative environmental impacts and to develop adequate mitigation measures to minimize these impacts. Chapter 1: Introduction Page 4 A substantial amount of technical data was consulted in preparing this document; technical appendices containing some of the information prepared in support of the EIR are included in a separately bound document which is available for review at the City of Moorpark (West Pointe Homes Draft EIR Technical Appendices). Copies of this technical document can be obtained upon request from the City. The EIR appendices include: Appendix 1 Project Applications, Notice of Preparation, Initial Study, and Responses to the Notice of Preparation Appendix 2 Soils and Geology Technical Report (Geolabs, May 1999) Appendix 3 Air Quality Computations (Impact Sciences, March 1999, Ocotber 2000) Appendix 4 Project Description Supplemental Information (Project Summary and Hillside Ordinance Conformance Report) Appendix 5 Drainage, Hydrology, and Flood Control Planning Technical Report (Crosby Mead Benton and Associates, February 1999 and November 2000) Appendix 6 Biological Resources Technical Report/Jurisdictional Delineation (Impact Sciences, March 1999) Appendix 7 Noise Generation Technical Memorandum (Impact Sciences, 1999) Appendix 8 Transportation and Circulation Technical Report (Associated Transportation Engineers, Amended., October 2000) Appendix 9 Phase I and II Cultural Resources Inventory (Stephen Horne, PhD., April, August and November 1998) Appendix 10 Supplemental Applicant Submittals Received during the EIR Preparation Process (Preliminary RPD Submittal, Alternatives Analysis, Conservation Easement Documentation, Relevant Correspondence) While not an exhaustive compendium of the information consulted in preparing the EIR, these Technical Appendices provide substantially more information about specific environmental issues than the EIR text. The standards of evaluation used in individual chapters of the EIR are conventional to each of the scientific, engineering, planning, or management disciplines contributing to the analysis of the project's impacts. The thresholds of significance used in determining how individual impacts have been classified are identified in each chapter of the EIR. In some cases, these standards and thresholds are related to numerical values derived from summary statistics (e.g., tolerable pollutant emission levels defined by the state or federal government, volume: capacity ratios calculated for intersections by traffic engineers, etc.); in other cases, the thresholds of significance are based on qualitative judgments or expert opinion (e.g., biological or cultural resource effects, aesthetic impacts etc.). In all cases, the standards of evaluation for significance determination have been disclosed for public consideration. 1.7 Use of Incorporation by Reference CEQA Guidelines permit the use of relevant data generated while preparing related environmental documents, a procedure termed incorporation by reference (Guidelines, Section 15150). Both EIRs and Negative Declaration may incorporate any portion of relevant documents that are both a matter of Chapter 1: Introduction Page 5 public record and generally available to the public. "Incorporation by reference is most appropriate for including long, descriptive, or technical materials that provide general background but do not contribute directly to the analysis at hand." (Guidelines, section 15150, subd. (f).) Typical examples of material that may properly be incorporated by reference include a description of a proposed project's environmental setting from another EIR or a description of the City or County General Plan applicable to the project's location (Guidelines, section 15150, subd. (e).). All documents whose contents are incorporated by reference must be made available for public inspection at the lead agency's office at the City (in this case, the City of Moorpark Community Development Department). Copies of documents used in the preparation of this EIR are available for review at the City. 1.8 Document Format and Issue Orientation To assist the decision- makers in evaluating whether the proposed project should be approved, the consultants have endeavored to simplify the environmental analysis and make the document more useful for decision - making. In achieving this objective, technical data has been simplified to the degree feasible; compared to documents typically prepared for projects of this scale, less scientific information has been included in the impact analysis summary within each EIR chapter. Furthermore, whenever feasible, environmental effects have been converted to the language of planning issues. Therefore, this document has been organized around planning issues rather than by technical or scientific disciplines or the subject matter typically considered by the various scientific specialists contributing to the document. Selected scientific data supporting the impact analysis and mitigation planning is presented in a References and Technical Data section included at the end of each EIR chapter. Additional technical information is provided in the EIR Appendices. The intent of this format is to focus the community and decision - makers on the planning and design issues posed by the proposed project rather than on the type of evidence gathered in performing the impact analysis. 1.9 EIR Availability— Review Copies, Purchase, and Email Submission of Comments The review period for this document was provided on the attached Notice of Completion distributed with the Draft EIR. The document was available for review at the City of Moorpark or at the Moorpark Public Library adjacent to City Hall. Several `loan copies" of the document were also made available at the Planning Counter in the City Community Development Department. Bound copies of the document were offered for purchase from the City of Moorpark . Comments on the EIR were requested to be sent to (1) the City of Moorpark at 799 Moorpark Avenue, Moorpark, California, 93021, (2) or were to be presented at the public hearing on the adequacy of the EIR held at the City at the time noticed in the Public Hearing Notice, or (3) could be hand delivered to the City. Chapter 1: Introduction Page 6 CHAPTER 2: Summary of Environmental Impacts, Mitigation Measures, Cumulative Effects, and Alternatives StGI�I'I ICANT UNA�I }Ii ABI*I IMPA,CT8 (P1ass i) for which the decision makers must issue a Statement cif O cirridintg Considerations unt eeSWO CEQA Guidelines if'the project i etipre red. ; Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Biological and Issue 1: Destruction of Class 1 (1) Prior to the issuance of building permits and coincident Prior Significant — This Botanical Botanical Resources issuance of building permits and coincident with grading impact could be Resources and Sensitive Habitats activities, the proposed conservation easement/conservation reduced to a Class 11 dedication area shall be fenced with wire (or other fencing as effect without approved by the Director of Community Development) to significant residual minimize intrusions by non - residents. A minimal designated effects if the proposed trail system shall be devised for the easement area which, to Conservation the extent feasible, avoids or minimizes impacts to stands of Easement area were native vegetation. The design of the trail system shall to be dedicated to a preserve, to the extent feasible, large tracts of Venturan public land Coastal Sage Scrub to enhance the potential value of this management agency dedication for wildlife. The trail system shall be posted or to the City. indicating penalties for damage to or destruction of wildlife. All motorized vehicles shall be prohibited from entering the conservation area. Prior to the approval of the Final Vesting Map the site plan shall be revised to include the dedicated trail alignment across the open space. The trail system shall be constructed as a minor multi -use trail and access to the area shall otherwise be restricted. The trail system shall be completed prior to occupancy of the first dwelling unit.. (2) Disturbed (ruderal) vegetation zones within the conservation easement/conservation dedication area shall be cleaned up and, to the degree feasible, restored prior to dominant surrounding native habitats. Chapter 2: Summary of Impacts and Mitigation Page 1 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Class 1 (3) Prior to issuance of grading permits, a proposed habitat restoration plan shall be developed to ensure compensation Significant — (See Note Above) Biological and Issue 1: Destruction of Botanical Botanical Resources for the loss of native habitats that will occur as a result of Resources (continued) and Sensitive Habitats project development. The habitat restoration plan shall (continued) emphasize the selective use of purple needle grass (Stipa pulchra) and other native grasses in the landscape plan for the property. The plan shall also require, subject to approval of the Fire Department, the use of native plants common to Venturan Coastal Sage Scrub (e.g., Salvia apiana, Salvia leucophylla, Artemisia californica, Rhus integrifolia, Eriogonum fasciculatum, Encelia californica) in upland areas surrounding the project that are disturbed as a result of project development (geologic remediation, construction of fire access roads, etc.). The applicant shall also fund a program to provide an enhanced riparian canopy along the Walnut Canyon drainage consistent with requirements of the Department of Fish and Game and Army Corps of Engineers. The restoration shall be performed in accord with current best available restoration procedures. The applicant (or a designee) shall be responsible for maintaining the restoration areas for a period of three years or until the native grasses, riparian corridor, and perimeter plantings are successfully established. Chapter 2: Summary of Impacts and Mitigation Page 2 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects (4) The applicant/developer shall deposit with the City funds to be Biological and Issue 1: Destruction of Class I held in trust for open space acquisition and maintenance the Significant — (See Botanical Resources Botanical sum of funds recommended in the EIR as an offset to impacts Note Above) Resources and Sensitive Habitats related to rare plant communities the sum of $25,000. This (continued) (continued) trust fund deposit shall be used at the discretion of the City for purposes consistent with the intents of the biological resources mitigation measures in the EIR addressing impacts to rare plants, restoration of Valley Needle Grassland, and impacts to endangered species. The payment of this fee shall be recognized by the City as full compliance with fee deposits for these purposes identified in the EIR. The Open Space Conservation and Maintenance Trust Fund shall be used to protect and restore native habitat within the City (5) Native plants shall be used in the restoration of areas disturbed by the construction of the project. The City shall monitor the use of native plants through review and approval of all project landscape plans. Chapter 2: Summary of Impacts and Mitigation Page 3 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Biological and Issue 1: Destruction of Class 1 (6) The permanent removal of 10 California walnut trees that are Significant — (See Botanical located within the California walnut woodland community, shall Note Above) Botanical Resources Resources and Sensitive Habitats be replaced at a 10:1 mitigation ratio by planting 100 California (continued) (continued) walnut trees on the site or in the adjacent Conservation Easement/Conservation Dedication area. The trees should be planted dominantly within the upland areas above the detention basin, in upland areas within restored riparian corridors, and in other upland areas within the Conservation Easement/Conservation Dedication area. Field research shall be conducted by a qualified biologist to determine whether soils, drainage, and compaction of the soil are suitable for survival of the species in all areas where restoration is planned. To ensure maximum survival rates, these replacement trees shall be limited to one gallon specimens. If possible, replacement plantings should be derived from locally harvested native walnuts in the upper reaches of Walnut Canyon. Otherwise, if nursery stock is used for restoration, no grafted stock shall be permitted. (7) A Tree Removal Permit shall be obtained from the City prior to removal of trees that meet the native oak and mature tree criteria within the City's tree ordinance (no. 101). Permits for tree removal shall not be issued until (or unless) the project has been approved by the City. The loss of 30 non - native Peruvian pepper trees, 3 native blue elderberry 5 non - native blue gum, and 12 non - native tamarisk shall be replaced consistent with the City of Moorpark tree ordinance guidelines. (8) The single native oak tree which will be impacted by the project shall be preserved on the site and shall be protected from any adjacent grading or construction operations. The measures that shall be taken to protect this oak tree, and the other remaining protected trees on the site, are provided in the Biological Resources Mitigation Plan outlined in the Project Description (Chapter 4). Chapter 2: Summary of Impacts and Mitigation Page 4 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Biological and Botanical Issue 6: Cumulative Loss of Habitat, Plant Class 1 (1) If development of the project proceeds as proposed, the entire project area would have degraded wildlife value compared to Significant — (See Note Above) Communities, and Resources existing levels of significance. A typical partial mitigation for loss (continued) Effects on Wildlife of habitat and open space would be setting aside essential Corridors. habitat and open space at a ratio of at least 1 acre open space to 1 acre developed land. Provisions for such a set -aside have been made in the Project Description. However, final details concerning this conservation program need to be negotiated and should be a portion of the development agreement for the project. The restoration of the riparian area may provide some offset for the loss of essential native habitats within the project boundary. The research programs suggested above may also contribute to the long term preservation of remaining sensitive native habitats in the Moorpark area. Nonetheless and despite the efforts made to preserve and enhance habitat quality within remaining areas of native habitat in the northern perimeter of the City, the development of urban uses will gradually largely replace the existing habitat values and displace an ever increasing number of native fauna. Therefore, no effective mitigation is available for fully offsetting the impacts of cumulative development on native habitat. Traffic and Transportation Issue 3: The Effects of Class 1 (1) No mitigation is feasible to restore levels of service to acceptable General Plan standards Significant Proiect Added Traffic on Future 2015 Intersection and Corridor Conditions (Long Term Cumulative Effects) Without Completion of the State Route 118 Arterial By- pass Chapter 2: Summary of Impacts and Mitigation Page 5 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Land Use and Planning/ General Plan Consistency Issue 1: Walnut Canyon Class II Class II (1) To mitigate impacts related to the multi- function use of Walnut Canyon both as a through state highway and local City street, to improve the traffic operations and to provide for an orderly and well engineered set of recommended improvements to this corridor,_ the City should consider undertaking preparation of a Streetscape Improvement Plan for the Walnut Canyon Corridor between Broadway and Los Angeles Avenue. This plan should consider traffic operations, street tree usage, lighting, pedestrian amenities and related streetscape issues to ensure that the state highway design functions and local streetscape improvements are properly balanced. Developers with proposals which plan to add traffic to this corridor should be responsible for funding this program in conjunction with Caltrans and the sand and gravel quarry operators who use the corridor so extensively. Not Significant — Drnicnt redesign Feq uirod to anh*eye General -RlaR Gensisteney Not Significant Prejest Streetscape Improvement Program Issue 2: Street System Planning, Dual Access, Community Gating, and �� "`���� General Pl'� Seas+sterasy Street Interconnections The be Fequired to fund this, exteRSiGR RaAGh). app"Gant shall be revised eitheF to be an upgated system ef the projeGt should the 6ysteFn should be revised so the neighbeFheed eF GiFG61lation to the s-n-i-Ith. Planned and etheF planned neig-beFheeds the developmeRt of this intern-m-nner-,tion shall be aG6GGiated with t the of the City — Engineer °A bGRdor estimated Chapter 2: Summary of Impacts and Mitigation Page 6 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Air Quality Issue 1: Construction Class II The project applicant has agreed to incorporate an Air Emissions Potentially significant Effects Mitigation Plan into the Project Description. The 13 mitigation for a short duration for measures in this Plan are presented in the Project Description PM,o emissions and (Chapter 4), will offset the air quality effects of the project to a other particulate considerable degree. However, because emissions of ROC, NOx matter only (not ROC and dust during construction grading would be significant, the and NO,. following additional construction mitigation measures are recommended: (1) Equipment not in use for more than ten minutes should be turned off. (2) The fuel injection grading of all diesel engines used in construction equipment should be retarded two degrees from the manufacturer's recommendation. (3) All diesel engines used in construction equipment should use high pressure injectors. (4) All diesel engines used in construction equipment should use reformulated diesel fuel. (5) Construction grading should be discontinued on days forecasted for first stage ozone alerts (concentration of 0.20 ppm) as indicated at the Ventura County APCD air quality monitoring station closest to the City of Moorpark. Grading and excavation operations should not resume until the first stage smog alert expires. (6) All clearing and grading activities shall cease during periods of high winds (i.e., greater than 15 miles per hour averaged over one hour) to prevent excessive amounts of fugitive dust. (7) All material transported off -site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. (8) All active portions of the site shall be either periodically watered or treated with environmentally -safe dust suppressants to prevent excessive amounts of dust. Chapter 2: Summary of Impacts and Mitigation Page 7 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Air Quality Issue 1: Construction Class II (9) Facilities shall be constructed and operated in accordance with Potentially significant (continued) Effects (continued) the Rules and Regulations of the Ventura County Air Pollution for a short duration for Control District. PM,o emissions and other particulate (10) Large scale construction vehicles and trucks exiting the project matter only (not ROC site during the mass grading period shall be required to have and NO, tire wash -downs to minimize the dispersion of dust onto local streets. Geologic and Issue 1: Landslide and Class II (1) Prior to recordation of the Final Map, initiation of rough Not significant Seismic Slope Stability grading, or issuance of any subsequent development permits, Hazards the applicant or subsequent developers shall contract with an engineering geologist and geotechnical engineer to quantify the engineering properties of the on -site soil materials, to assess the potential for weak soils or bedding layers which may affect cut and /or natural slopes, and to verify that grading planned within landslide areas will be remediated to result in an increase in landslide stability consistent with factors of safety approved by the City's consulting Geotechnical engineers. This geotechnical study shall, as deemed necessary by the City Engineer and consulting City geologist and geotechnical engineer, further assess slopes within or adjacent to proposed residential development areas (depending on the final configuration of proposed individual residential parcels). Further assessment must also address stability and mitigation measures for slopes within residential areas, basins, and the water tank site and access road, as well as potential off -site impacts along access corridors. The findings and recommendations of the geotechnical assessment shall be incorporated into the final design for both the residential and nonresidential components of the project. Chapter 2: Summary of Impacts and Mitigation Page 8 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Geologic and Class II (2) Unless subsequent geotechnical studies direct otherwise, Not Significant Seismic landslides shall be removed and recompacted during grading. Hazards Alternatively, landslides or unstable slopes can potentially be (continued) stabilized by constructing buttress or stabilization fill slopes to reduce their potential for future downslope movement. All cut and fill slopes, foundations and structures, shall be designed and constructed to comply with Chapter 70 of the Uniform Building Code (UBC) and applicable City and /or Country Grading Ordinances. Modifications to these standards shall be permitted only with the written concurrence of the City Engineer and the City's consulting geologist. Issue Class II (1) The applicant or subsequent developers shall contract with an Not significant 2: Seismic Hazards engineering geologist to study any unanticipated faults exposed during grading to detect any evidence of possible recent activity. No structure should be placed within 50 feet of any fault trace which exhibits recent activity. Final grading requirements for residential and recreational facilities shall be defined by an engineering geologist. All geological recommendations shall be reviewed and approved by the City Engineer and the City's consulting geologist. Foundation designs in areas where fault traces were identified that have been deemed inactive should address enhancing the stability of homes in the event minor movement occurs as a secondary effect of ground shaking. (2) All habitable structures shall be designed to accommodate structural impacts from 0.12g ground acceleration and a maximum credible earthquake event of magnitude 7.6 (Richter) or to another standard factor of safety if other standards are deemed applicable to this project by the City Engineer and City geotechnical engineer. Chapter 2: Summary of Impacts and Mitigation Page 9 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Geologic and Issue 3: Liquefaction Class III (1) No mitigation measures are required. If subsequent Not significant Seismic geotechnical studies result in the identification of liquefaction Potential Concerns related problems, then appropriate mitigation measures shall be (continued) required by the City Engineer as a condition of obtaining a grading permit. Issue 4: Construction Class II (1) Prior to the recordation of the Final Map, initiation of rough Not Significant Suitability, Site Design, grading, or issuance of any subsequent development permits, and Gradinq Concepts the applicant or subsequent developers shall contract with an engineering geologist to prepare grading recommendations, foundation design criteria, and other recommendations regarding detailed project design. A soils engineer shall evaluate the condition of alluvium and unconsolidated soils. Relatively loose soils or alluvium shall be densified or removed and recompacted prior to placement of structures upon such soils. Other mitigation measures shall be incorporated into the final project design as required by the geological assessment. All geological recommendations shall be reviewed and approved by the City Engineer and the City's consulting geologist. (2) Prior to issuance of grading permits, the Director of Community Development shall review the project's conformance with contour grading concept design consistent with recommendations in the City's Hillside Management Ordinance. Grading permits shall not be issued until 40 scale grading plans have been developed that incorporated contour grading techniques. The project shall be constructed in accord with the Director approved grading plans. Chapter 2: Summary of Impacts and Mitigation Page 10 Resource acts Anticipated Impacts p p Significance Classification Mitigation Residual Effects Geologic and Issue 5: Geological Class II (1) A paleontological mitigation plan outlining procedures for Not significant Seismic Features and paleontological data recovery shall be prepared and submitted to Hazards Paleontological Potential the Director of Community Development for review and approval (continued) prior to issuance of a grading permit for the project. The development and implementation of this program shall include consultations with the applicant's engineering geologist. The monitoring and data recovery should include periodic inspections of excavations to recover exposed fossil materials. The cost of this data recovery shall be limited to the discovery of a reasonable sample of available material. The interpretation of reasonableness shall rest with the Director of Community Development. Air Quality Issue 2: Long Term Class II (1) The applicant shall be required to make a contribution to the Not significant Emissions Resulting reduction of local and regional air quality impacts through the From Residential payment of an air quality impact fee to the Moorpark Traffic Occupancy Systems Management Fund consistent with the fee recommendations for residential projects contained in the Ventura County Guidelines to Air Quality Impact Analysis. Fees shall be paid for emissions in excess of the 25- pound - per -day ROC /NO,, significance threshold. Fees shall be paid prior to the issuance of building permits for each phase of residential construction. The project applicant's contribution to the referenced air quality fee offset program is estimated to be approximately $360,915. The fee calculations required to implement this measure are summarized in Table 7 -7of the EIR. The annual cost of reducing ROC is compared to the annual cost of reducing NO,. The contribution is based on the higher of the two costs as off -site TDM funding would result in programs that reduce both pollutants. As shown, a total of $377,987 or $13,093 per pound of NO, would be required to reduce the operational air quality impacts generated by the proposed project to acceptable levels. Chapter 2: Summary of Impacts and Mitigation Page 11 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Groundwater Issue 5: Reclaimed Class II (1) Prior to approval of the final Vesting Tentative Map, the Not significant Supplies, Water Planning and proposed infrastructure plan for the project shall be designed to Domestic and Effects on Surface place all required water and sewer facilities within the Walnut Reclaimed Water Quality Canyon Road right -of -way. The applicant shall obtain all Water necessary right -of -way and easements to install the required Systems and infrastructure in this alignment. The City may assist with the Surface Water acquisition of such easements. Quality Issue 6: Water Quality Class II (1) An Erosion and Sediment Control Plan shall be prepared by the Not significant Impacts applicant and approved by the City Engineer prior to issuance of any bulk or mass grading permit for the project. Sedimentation basins and devices for controlling storm water flows and reducing erosion shall be constructed by the applicant or subsequent developers as required by the City and the County Flood Control District. Provisions for the construction of the sedimentation basins and erosion control devices shall be incorporated into the project Erosion and Sediment Control Plan. If clear and grub operations are to proceed independently of and prior to the issuance of a mass grading permit, adequate temporary erosion control devices will need to be installed prior to initiating clear and grub. Chapter 2: Summary of Impacts and Mitigation Page 12 Resource Anticipated Impacts p p Significance Classification Mitigation Residual Effects Groundwater Issue 6: Water Quality Class II (2) Temporary erosion control measures shall be used during the Not significant Impacts Supplies, construction process to minimize water quality effects. Specific Domestic and (continued) measures to be applied shall be identified in the project Erosion Reclaimed and Sediment Control Plan. The following water quality Water assurance techniques shall be included as necessary: Systems and ■ Minimize removal of existing vegetation. Surface Water Quality ■ Provide temporary soil cover, such as hydro seeding, mulch /binder and erosion control blankets, (continued) to protect exposed soil from wind and rain. ■ Incorporate silt fencing, berms, and dikes to protect storm drain inlets and drainage courses. ■ Rough grade contours to reduce flow concentrations and velocities. ■ Divert runoff from graded areas, using straw bale, earth, and sandbag dikes. ■ Phase grading to minimize soil exposure during the October through April storm period. ■ Install sediment traps or basins. ■ Maintain and monitor erosion /sediment controls. (3) To minimize the water quality effects of permanent erosion sources, the following design features shall be incorporated into the project grading plan to the degree determined necessary by the project civil engineer. The City Engineer shall review and approve the grading plan to verify compliance with water quality enhancement features including: • drainage swales, subsurface drains, slope drains, storm drain inlet/outlet protection, and sediment traps; • check dams to reduce flow velocities; • permanent desilting basins; • permanent vegetation, including grass -lined swales; • design of drainage courses and storm drain outlets to reduce scour. Chapter 2: Summary of Impacts and Mitigation Page 13 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Groundwater Issue 6: Water Quality Class II (4) The applicant shall prepare and submit to the City for review and Not significant Impacts Supplies, approval an Urban Runoff Management Plan to address water Domestic and (continued) quality impacts of the project. The management regime Reclaimed recommended in this Plan shall be the governing document for Water the long term maintenance of water quality features included in Systems and the project (e.g., first flush basins and other facilities). The City Surface Water shall periodically monitor adherence to the plans and Quality management guidelines contained in the Plan. The Plan should (continued require periodic analysis of the nutrients in the reclaimed water and the nutrient and moisture requirements of the grass and other landscaping within any turf areas in excess of two acres. (5) Runoff from developed areas should be diverted to detention basins, or underground oil and grease traps or other Best Management Practices, as determined by the City Engineer. These devices should be designed by a registered civil engineer as part of the drainage improvement plans for the project. Because the retention basins within the project boundary could contain pollutants that may be harmful to wildlife, their design and location should be reviewed by a concerned conservation agency such as the California Department of Fish and Game or an independent biologist, prior to approval of the improvement plans by the City Engineer and Director of Community Development. The basins and traps would require periodic maintenance by the property owner, homeowners association, or other entities. Provisions shall be made by the applicant to provide for maintenance in perpetuity prior to Final Vesting Map approval. (6) The grading permits issued for the development shall require maintenance schedules for earthmoving equipment and documentation of proper disposal of used oil and other lubricants. The applicant shall obtain all necessary NPDES related permits prior to City issuance of the initial grading permit for the project. Chapter 2: Summary of Impacts and Mitigation Page 14 Resource acts Anticipated Impacts p p Significance Classification Mitigation Residual Effects Drainage, Issue 1: Change to Class II (1) A Master Drainage and Flood Control Improvement Plan shall be Not significant Sediment Drainage Patterns and prepared which identifies all required drainage and flood control Transport, Flow Volumes improvements necessary to implement the proposed project. and Flood This plan shall be prepared in consultation with the Moorpark Control City Engineer and the Ventura County Flood Control District to Planning facilitate required interagency coordination. The plan shall identify all major improvements and typical drainage facilities for the project. The capacity, location, and size of all culverts, collection devices, energy dissipaters, and related improvements shall be designed to the satisfaction of the City Engineer and Ventura County Flood Control District. Capacity details for the construction of the on -site private detention basins and the regional flood control basin in Walnut Canyon shall be included in the Master Improvement Plan. All necessary permits required to implement the Improvement Plan shall be obtained from the County Flood Control District prior to City issuance of a permit for mass grading. No mass grading permit shall be issued until the Master Plan is completed and approved. The Master Plan shall identify improvements that must be completed coincident with the initiation of mass grading. All improvements shall be constructed consistent with approved plans. Issue 2: Debris Class II (1) Sediment yields in the watersheds within the project boundary Not significant Production and shall be computed for pre - development and post - development Transport conditions in accord with methods outlined in Erosion and Sediment Yields in the Transverse Ranges Southern California (United States Geological Survey, 1978). These estimates of sediment yield shall be completed prior to initiating final design of the regional flood control debris /detention basin facility situated in the Walnut Canyon Drainage along the easterly project boundary. Chapter 2: Summary of Impacts and Mitigation Page 15 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Drainage, Issue 2: Debris Class II (2) The applicant or subsequent developers shall prepare an Erosion Not significant Sediment Production and and Sediment Control Plan to address construction impacts and Transport, Transport long term operational effects on downstream environments and and Flood (continued) watersheds. This plan shall be prepared by a Certified Erosion Control and Sediment Control Professional or a qualified Civil Engineer. Planning Proposed management efforts shall include (but not be limited (continued) to) provisions for the use of vegetative filtering enhanced by creek bed reconstruction, preparation of detailed erosion control plans, appropriate use of temporary debris basins, silt fences, sediment traps and other erosion control practices. The proposed plan shall also address all relevant NPDES requirements and recommendations for the use of best available technology. The erosion control plan shall be reviewed and approved by the Community Development Department Director and City Engineer prior to issuance of Issue 3: Cumulative Class II (1) The applicant shall make a pro -rata contribution to the mitigation Not significant Impacts on Regional of cumulative regional drainage deficiencies consistent with the Flood Control Facilities remediation programs proposed in the Drainage Deficiency Study and adopted by the City. If a formal fee program to implement required drainage improvements is not adopted at the time of project approval, the applicant's pro -rata contribution to funding required regional improvements shall be included in the project Development Agreement. Payment of negotiated drainage improvement fees shall be required prior to issuance of building permits. If the applicant builds the needed regional detention basins, they may be reimbursed once a funding mechanism is in place to provide such reimbursement. Chapter 2: Summary of Impacts and Mitigation Page 16 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Biological and Issue 2: Impacts to Rare Class II (1) Prior to recordation of the final map the proposed voluntary Not significant or Endangered Plant Botanical Conservation Easement/Conservation Dedication shall be Resources Populations secured by, at a minimum, (1) an irrevocable conservation easement and (2) by a deed restriction. A separate parcel shall be created for transfer of the dedicated open space to conservation status. Although the parcel shall be deed restricted to prevent any future development, a reserved right for the development of a minimal trail system shall be reserved. The subject parcel shall be designated as permanent open space on the City's General Plan Land Use Map. Issue 3: Impacts to Class II (1) The applicant shall be required to obtain all Clean Water Act 401 Riparian Habitats and 404 permits and clearances as administered by the Army Corps of Engineers and the Regional Water Quality Control Board /State Water Resource Board. These permits shall be obtained prior to initiating any grading or clear and grub activities not covered under the City's grading ordinance. All conditions of the permits and certifications from these agencies that are designed to minimize impacts to biological resources and all measures to mitigate for the loss of jurisdictional habitats shall be implemented. Implementation of mitigation designed to offset impacts to areas of federal jurisdiction shall be monitored by the relevant federal agencies and by the City (under the Environmental Quality Assurance Program) for the project. (2) A Streambed Alteration Agreement shall be executed with California Department of Fish and Game under provisions of Section 1603 of the California Fish and Game Code prior to issuance of grading permits. All conditions of this agreement designed to minimize impacts to biological resources and all measures to mitigate for the loss of jurisdictional habitats shall be implemented. Implementation of mitigation designed to offset impacts to areas of state jurisdiction shall be monitored by the Department of Fish and Game and by the City (under the Environmental Quality Assurance Program) for the project. Chapter 2: Summary of Impacts and Mitigation Page 17 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Biological and Botanical Issue 3: Impacts to Class II (3) Prior to issuance a grading plan, two artificial freshwater spring Not significant Resources Riparian Habitats shall be established within the Conservation (continued) (continued) Easement/Conservation Dedication area in a location that will provide maximum potential for long -term use by native wildlife. These springs are designed to replace regionally available water sources that have been destroyed by cumulative development. The springs are designed to contribute to the provision of habitat refuges for local mammals, birds, and potentially endangered species as well. Since the water sources for these springs would be artificial, riparian plantings within these restoration areas would not qualify for mitigation under federal or state permit procedures. A qualified vertebrate biologist and botanist shall designate the location of these artificial springs. These artificial springs shall be maintained to provide year round low flows of appropriate water volumes (similar to existing springs in the region). The created spring systems shall be designed to reproduce the conditions present at the existing natural springs in the Walnut Canyon area. The springs shall be appropriately revegetated with native plants and other streamside plants common in similar settings. The springs shall not be developed within 700 feet of any proposed trail system. Trees shall not exceed 5 gallon container specimens (except for willows) or shall be bare root at the time of planting (for appropriate species). A supply of fresh (or reclaimed) water shall be provided to assure the perpetuity of the plants. Adequate root guard protection shall be provided to reduce mortality from rodent activity. The project HOA shall be responsible for the long term maintenance of these two artificial springs as a component of the Conservation Easement/Conservation Dedication maintenance program. Chapter 2: Summary of Impacts and Mitigation Page 18 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Biological and Issue 4: Indirect Class II (1) Perimeter fencing shall be provided in areas where future Not significant Botanical Impacts and the residents could obtain access to surrounding private lands. Resources Disruption to the (continued) Ecology of Surrounding (2) Off road vehicle use on property within the project boundary shall Open Space be prohibited. The covenants and restrictions on the property shall specify fines for unauthorized use of off road vehicles. (3) The trail system designed to serve the project shall be developed consistent with the recommendations contained in the Project Description (Chapter 4). The trail system shall provide links with surrounding subdivisions and the regional trail system shall be properly designated and shall prohibit the use of motorized vehicles. (4) Landscaping, lighting, construction practices and management of the Conservation Easement/Conservation Dedication area consistent with best management practices for open space preservation shall be required for this project. These design, construction, and post- construction efforts shall be consistent with the applicant proposed Biological Resources Management Plan outlined in the Project Description (Chapter 4). Issue 5: Construction Class II (1) The applicant shall contribute $30,000 to funding endangered Not significant Related Vertebrate wildlife species breeding, predator trapping, or other support Mortality and Impacts to programs undertaken by the US Fish and Wildlife Service or by Faunal Resources appropriate private conservation institutions actively seeking to restore the status, range, or abundance of any of the rare, special interest, or endangered species that have occurred or have the potential to occur within the project boundary. This contribution shall be coordinated with the US Fish and Wildlife Service. Evidence of contribution approved by the Service shall be presented to the City prior to the issuance of building permits. Funding shall be established by preparation of a research design in consultation with the Fish and Wildlife Service and the City. (Note: this mitigation measure concerns offsets to state and federal species of concern or rare plants and animals and is an independent mitigation requirement from the City related issues concerning open space programs). Chapter 2: Summary of Impacts and Mitigation Page 19 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Biological and Issue 5: Construction Class II (2) The applicant shall contribute $15,000 towards the City's sensitive Not significant Botanical Related Vertebrate species research program (established as a component of the Resources Mortality and Impacts to Open Space Trust Fund previously referenced). The purposes of Faunal Resources (continued) this program are to study how best to assist in providing adequate (continued) marginalized habitats in areas of urban encroachment for sensitive species that are predicted to occur within the West Pointe Homes property and surrounding area. The program shall include an updated inventory of sensitive species occurring in the project area. Recommendations shall be made to provide modifications to the Moorpark General Plan Open Space, Conservation, and Recreation Element to improve the accuracy of the existing inventory of native fauna. Management suggestions designed to permit at least the marginal survival of native wildlife shall be provided. The study shall also provide management advice on native fauna for agencies and private individuals. Provision must be made for disseminating the results of the study. Research programs shall be performed only by qualified professional botanists, wildlife biologists, or other relevant researchers. (3) No earlier than 45 days and no sooner than 20 days prior to construction or site preparation activities that would occur during the nesting /breeding season of native bird species potentially nesting on the site (typically February through August), the applicant shall have a field survey conducted by a qualified biologist to determine if active nests of bird species protected by the Migratory Bird Treaty Act and /or the California Fish and Game Code are present in the construction zone or within 100 feet (200 feet for raptors) of the construction zone. If active nests are found, a minimum 50 -foot (this distance may be greater depending on the bird species and construction activity, as determined by the biologist) fence barrier shall be erected around the nest site and clearing and construction within the fenced area shall be postponed or halted, at the discretion of the biological monitor, until the nest is vacated and juveniles have fledged, as determined by the biologist, and there is no evidence of a second attempt at nesting. The biologist shall serve as a construction monitor during those periods when construction activities will occur near active nest areas to ensure that no inadvertent impacts on these nests will occur. Chapter 2: Summary of Impacts and Mitigation Page 20 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Noise Issue 1: Short-Term Class II (1) No construction activities shall be permitted before 7:00 a.m. or Not significant Construction Noise after 7:00 p.m., Monday through Friday. Saturday construction would be permitted with more restrictive hours if complaints from adjacent neighborhoods occur. Construction shall not permitted on Sunday or on holidays. (2) Stationary noise sources that exceed 70 dBA of continuous noise generation (at 50 feet) shall be shielded with temporary barriers if existing residences are within 350 feet of the noise source. (3) Designated parking areas for construction worker vehicles and for materials storage and assembly shall be provided. These areas shall be set back as far as possible from or otherwise shielded from existing surrounding rural residential neighborhoods. (4) Immediately surrounding property owners shall be notified in writing on a monthly basis of construction schedules involving major grading. (5) A construction effects mitigation program shall be prepared and submitted to the City after completion and occupancy of the first phase of project buildout. This program shall protect, to the degree feasible, new residents from the impacts of sustained construction on new neighborhoods. Chapter 2: Summary of Impacts and Mitigation Page 21 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Fire Hazard Issue 1: Fire Potential in Class II (1) Prior to the recordation of the Final Map, the applicant shall Not significant the Project Vicinity: and Fire retain a certified fire management professional to prepare a Fire Suppression Topography and Fuels Hazard Reduction Program; this program shall be prepared in consultation with the County Fire Protection District and shall be approved by the City Community Development Director. The certified fire management professional shall be familiar with the objectives of fuel management in wildland -urban interface. A native plant specialist shall participate in the development of the fuel management program. The program shall apply to all lands within 200 feet of the proposed residences comprising the project (or as amended by the certified fire professional based on fuel modification factors acceptable to the County Fire Protection District). (2) The vegetation management requirements of the Fire Hazard Reduction Program shall be clearly defined. The proposed West Pointe HOA shall be responsible for implementing this program in perpetuity. Fuel modification zones are proposed to be retained in as natural a state as safety and fire regulations will permit. The zones will be designed by and planted under the supervision of a landscape architect with expertise in native plant materials and habitat restoration, with the approval of the City Community Development Director, to appear as a transition between the built environment and natural open space. Final approval of this Program by the County Fire Prevention District and City Community Development Director shall be required prior to the recordation of the Final Map. Language shall be included on the Final Map indicating the boundary of all areas of fuel modification hazard zones. Chapter 2: Summary of Impacts and Mitigation Page 22 Resource Anticipated Impacts p p Significance Classification Mitigation Residual Effects Fire Hazards Issue 1: Fire Potential in Class II (3) All structures adjacent to open space around the perimeter of the Not significant the Project Vicinity: and Fire project shall be designed to satisfy at least a one -hour fire - Suppression Topography and Fuels resistant rating. Such structures shall incorporate fire retardant (continued) Jcontinued) features including boxed -in eaves, reduced overhangs, double paned windows, convection resistant roof design, non- combustible roofing material, and related design features. Building permits shall not be issued until review of fire retarding architectural features has been completed by the County Fire Protection District. Alternatively, design standards meeting Fire Department criteria could be included in the Fire Hazard Reduction Program and incorporated into the RPD Design Guidelines for the residential units. (4) If required by the Fire Protection District, Interior fire sprinkler systems and /or roof sprinkler systems shall be included in the homes constructed on Lots 156 to 207 (or any lot adjacent to the unmodified open space west of the project if these lots are renumbered prior to recordation of the Final Map). (5) The applicant shall be required to comply with all County Fire Protection District design requirements regarding hydrant locations, fire ratings for building materials, fuel modification requirements, fee payments for pro -rata cumulative impacts and other standard fire safety requirements prior to issuance of building permits. The City shall not issue building permits until plan review and approval has been obtained from the County Fire Protection District. Issue 3: Adequacy of Class If (1) Prior to recordation of the Final Map, the proposed interim Not Potentially Dual Access secondary fire access road which extends onto adjacent private significant on an property shall be recorded as a revocable easement benefiting Interim basis UR eS6 a the West Pointe Homes subdivision. The terms of revocation of phasing -plan this easement shall be limited to a condition that adequate dual access to the site be provided developing a southern connector envirsnnnentalty public street which shall link the West Pointe Homes project to the proposed State Route 118 arterial or other linkage to the dessr+bed in Shapter p U 4 +he GHQ ;s public street system to be developed by the Moorpark Highlands Specific Plan. adopted as the pfejes� Chapter 2: Summary of Impacts and Mitigation Page 23 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Fire Hazards, Class II (2) Buildout of the project shall be consistent with an approved Not significant and Fire Phasing Plan adopted by the City Council. This phasing plan Suppression (continued) shall be recorded at the time the Final Map is approved. The Plan shall be consistent with requirements to provide adequate dual access to the proposed subdivision. Issue 4: Construction Class II (1) During all grading and site clearance activities, earth moving equipment shall be equipped with spark arrestors and at least Related Fire Hazards two fire extinguishers. All equipment used in the vegetation clearance phase shall be equipped with spark arrestors and best available fire safety technology. The vegetation clearance activities shall be coordinated with and approved by the County Fire Protection Division. (2) All equipment and material staging activities shall be coordinated with the County Fire Prevention Division. Fire prone construction activities shall be prohibited during "Santa Ana" wind conditions. Issue 5: Cumulative Class II (1) The applicant shall be required to make a pro -rata fee Not significant Impacts on Fire contribution to the provision of fire protection services. This fee Protection Services shall be established prior to certification of the Final EIR and shall be used to fund the construction, operation, or maintenance of fire suppression facilities in the project vicinity. (2) Approved turn around areas for fire apparatus shall be provided where any access road is 150 feet or more from the main project collector. (3) If deemed necessary by the District, the project shall include a helispot and associated fire suppression equipment storage. Any heliport facilities shall be indicated on the Final Map for the project. (4) Any gates to control vehicle access are to be located to allow a vehicle waiting for entrance to be completely off the public roadway. The method of gate control shall be subject to review by the Bureau Fire Prevention. A minimum clear open width of 15 feet in each direction shall be provided. If gates are to be locked, a Knox System shall be installed. Chapter 2: Summary of Impacts and Mitigation Page 24 Resource Anticipated Impacts Significance Classification Mitigation g Residual Effects Fire Hazards Issue 5: Cumulative Class II (5) Prior to recordation of street names, proposed names shall be Not Significant and Fire Impacts on Fire submitted to the Fire Department Communication Center for Suppression Protection Services review and comment. (continued) (continued) (6) Street signs consistent with County Road and Fire District Standards shall be installed prior to occupancy. (7) Prior to construction, the applicant shall submit plans to the Ventura County Fire Prevention Division for the approval of the location of fire hydrants; all hydrants shall be shown on the plan that are situated within 500 feet of the perimeter of the residential development. (8) A minimum fire flow of 1,000 gallons per minute shall be provided. The location and capacity of all water storage and conveyance facilities shall be reviewed and approved by the District prior to the recordation of the Final Map and prior to the issuance of building permits. (9) Fire hydrants shall be installed and in service prior to combustible construction and shall conform to the minimum standards of the County Water Works Manual. These standards specify: ➢ Each hydrant shall be a 6 inch wet barrel design, and shall have one 4 inch and one 2 1/2 inch outlet. ➢ The required fire flow shall be achieved at no less than 20 psi residual pressure. ➢ Fire hydrants shall be spaced 500 feet on center, and so located that no structure will be farther than 250 feet from any one hydrant. ➢ Fire hydrants shall be 24 inch on center, recessed in from the curb face. (10) Grass or brush exposing any structures to fire hazards shall be cleared for a distance of 100 feet prior to framing. (11) An approved spark arrester shall be installed on all chimneys. Chapter 2: Summary of Impacts and Mitigation Page 25 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Fire Hazards Issue 5: Cumulative Class II (12) Address numbers, a minimum of 4 inches high, shall be Not Significant and Fire Impacts on Fire installed prior to occupancy, shall be of contrasting color to the Suppression Protection Services background, and shall be readily visible at night. Where (continued) (continued) structures are set back more than 150 feet from the street, larger numbers will be required so that they are distinguishable from the street. In the event the structure(s) is not visible from the street, the address number(s) shall be posed adjacent to the driveway entrance. (13) Portions of this development within a designated hazardous fire area shall meet hazardous fire area building code requirements. Growth Issue 3: Infrastructure Class II (1) The potable water, reclaimed water, and wastewater disposal Not Significant Extensions Which Could Inducement facilities and conveyance lines required for the project should Impacts on Facilitate the be designed to accommodate, to the extent possible, the the City Jobs: Development of dwelling units together with the limited development permitted Housing Surrounding Properties under the existing General Plan for lands along the conveyance Balance lines. The computation of future buildout should be reviewed and approved by the City Community Development Director prior to determining final line sizing. Building permits shall not be issued until this computation is provided and verified by service providers. Oversizing of lines by providers (beyond General Plan buildout) should not be permitted by the City. All facilities shall be designed to accommodate peak rather than average demand. Chapter 2: Summary of Impacts and Mitigation Page 26 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Traffic and Circulation Issue 1: The Effects of Class II Not Significant since adequate funding is flet available to fully implement this mitigation measure Project Traffic on Future Fequired irnpFevements to MeeFpaFk Read and High Street to Year 2005 Intersections eRGUre that pFejeGt PIUS ReaF teFM GUmulative traffiG does not and Street Corridors (Near Term Cumulative impFevernelltG to thus wideniRg approarher, Effects) te aR additional thFaugh lane, provide Fe6triping, pFeviding SigRal High, GempletiRg neFth and south bound lane appFeaGhes, and Street it ReadNigh Street 'ntersestien This imprevement am r, r rcc —be to the Gity -and to the applicant Terms the of. -re+n 69ment Gempletion of this imprevement by the is in appl' ant ^Gels ocf GEQ baser) h.+ been into- rata requirements pre and entered voluntarilyy by the_aPppliGant This imprevement be shall fli Gernpleted te- ;.,.;,.;,-,.PnGe of building prier permits rpsiripptial r^Irerell;ng unit in the The imprevement pFeJest shall tJa building permit for the prGjeGt-. (1) The applicant will fund capacity improvements at the intersection of Moorpark Road and High Street under a reimbursement agreement program which will require that all future development contributing traffic to this location will fund a pro - rata share of the costs of this improvement and provide reimbursement to West Pointe Homes commensurate with estimate trip generation impacts. The design objective for this improvement will be to complete the intersection reconstruction referenced as "Option A" in the project traffic report included in the EIR Technical Appendix. This improvement will provide for increased capacity at this location consistent with General Plan Standards. The improvement shall be initiated prior to issuance of building permits for the project. Chapter 2: Summary of Impacts and Mitigation Page 27 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Traffic and Transportation (continued) Issue 1: The Effects of Project Traffic on Future Class II (2) The applicant has agreed to fund the full cost of required improvements to the intersection of High Street and Spring Street. Anticipated improvements to this intersection necessary to ensure operations are maintained at Level of Service C to include restriping Not Significant since adequate funding is +yet available to fully implement this Year 24A5 2015 Intersections and Street of lane approaches to provide an additional east bound lane. Based mitigation measure Corridors on present information, no widening is required to complete this improvement. This improvement shall be completed under a reimbursement agreement both to the City and to the applicant. Terms of reimbursement shall be defined in the Development Agreement for the project. Completion of this improvement by the applicant is in excess of CEQA based pro -rata requirements and has been entered into voluntarily by the applicant. This improvement shall be completed prior to issuance of building permits for the 1st residential dwelling unity in the project. Issue 2: Impacts of Project Traffic on Year Class II (1) The applicant shall contribute to any cumulative traffic fee program adopted by the City prior to issuance of the first residential building permit for the project. At this time, relevant fee programs exist only for the Los Angeles Avenue Area of Contribution (AOC). Fees shall be paid in accord with AOC Not significant 2015 Conditions (With Completion of Specific Plan 2 Traffic Improvements and procedures in effect at the time of building permit issuance. In Cumulative Development addition to the AOC fee (which only addresses improvements with completion of the SR along the Los Angeles Avenue Corridor), the developer shall be 118 bypass) required to make similar pro -rata contributions to any other traffic mitigation related pre- construction impact fees approved by the City Council to offset the long term effects on the City's street system. If the residential portion of the project is constructed prior to the adoption of any such additional mitigation fee programs being adopted, then, for impacts to intersections outside of the Los Angeles Avenue Area of Contribution, a proportionate share of future improvement costs shall be collected for locations where project traffic has a measurable effect on cumulative traffic volumes. The City Traffic Engineer and Community Development Department Director shall determine the required contributions prior to issuance of. building permits; fees shall be paid prior to the issuance of these permits. Chapter 2: Summary of Impacts and Mitigation Page 28 Resource Anticipated Impacts p p Significance Classification Mitigation Residual Effects Traffic and Issue 4: State Route 23 Class II (1) The following traffic calming devices /techniques shall be Not Significant Operational Conditions Transportation incorporated into the street improvements within the Caltrans (continued) frontage adjacent to the West Pointe project: • rumble strips could be placed on both the north and southbound approaches to the project entrance intersection; • intersection warning signage shall be placed on both north and southbound approaches to this intersection as well; • the project entrance design shall be refined to include landscape transitions which parallel left turn and deceleration /acceleration lanes since an organized and patterned street tree planting program influences travel speeds; • speed limits should be clearly and sufficiently posted above and below the project entrance and ; • advance signal and intersection notification should be provided on the approach to the project intersection if it is signalized in the future. (2) The approaches to Moorpark Avenue /High Street shall be widened and re- striped to provide additional turning and through lanes consistent with the mitigation measures recommended by the EIR consulting traffic engineer; (3) The Charles Street intersection with Walnut Canyon shall be restriped to provide proper pedestrian crossings and to maintain clearance for northbound left turn movements; (4) Appropriate traffic calming devices acceptable to the City Engineer shall be installed along approaches to intersections between Casey Road and Moorpark/High; Chapter 2: Summary of Impacts and Mitigation Page 29 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Traffic and Issue 4: State Route 23 Class II (5) Subject to restrictions imposed by Caltrans and the acquisition Not significant Operation Conditions Circulation of a Caltrans Encroachment permit, the frontage improvements (continued) (Continued) associated with the project shall include completing shoulder widening and shoulder safety improvements along reverse curves immediately north and south of the project. The scope of this improvement shall be negotiated in the Development Agreement for the project. The extent of improvement should be commensurate and proportional to the ultimate number of units developed. Issue 5: Street System Class II (1) The primary project collector street intersection with Walnut Not Significant Canyon Road (State Route 23) shall be designed in consultation Planning with Caltrans to ensure that acceptable turning radii, lane widths, shoulders, lane tapers, and adequate acceleration and deceleration improvements are incorporated into the project entrance improvement program. Modifications to State Route 23 required by Caltrans shall be constructed prior to issuance of first residential dwelling unit. An encroachment permit shall be obtained from Caltrans prior to construction of any proposed roadway improvements. Any additional right -of -way required to implement the Caltrans approved design for this entrance intersection shall be acquired by the applicant and dedicated to the State in a manner acceptable to Caltrans. All required dedications shall be illustrated on the Final Vesting Map. (2) Entry monumentation that does not interfere with sight- distance or turning movements shall be incorporated into the project entrance planning. Landscaping shall be provided appropriate to the entry that will not interfere with sight- distance or turning movement operations. To the degree feasible, the entrance landscaping shall extend along the full frontage of the project to provide traffic calming consistent with current landscape design practice. The final design for the project entrance shall be reviewed and approved by the City Director of Community Development Department Director prior to the issuance of building permits. In accord with Caltrans requirements, the turning and acceleration lanes provided along Route 23 at the project entrance shall be 12 feet wide. Chapter 2: Summary of Impacts and Mitigation Page 30 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Public Issue 3: Educational Class II (1) Prior to issuance of building permits for either the residential or Services and Quality and School recreational components of the project, all legally mandated Not Significant Utilities Facilities school impact fees applicable at the time of Final Map Recordation shall be paid to the Moorpark Unified School District. Issue 4: Police and Class II (1) Prior to issuance of building permits for either the residential or Emergency Services recreational components of the project, the Moorpark Police Not significant Department shall review development plans for the incorporation of defensible space concepts to reduce demands on police services. To the degree feasible, public safety planning recommendations shall be incorporated into project plans. The applicant shall prepare of list of project features and design components that demonstrate responsiveness to defensible space design concepts. The City Community Development Director shall be responsible for review and approval of all defensible space design features incorporated into the project. This review shall occur prior to initiation of the plan check process for either residential or commercial buildings. (2) The applicant shall prepare and submit to the Community Development Department Director for review and approval a security plan for that portion of the project that is ultimately approved to be gated. This plan shall be oriented to reducing potential service demands on police or emergency service providers. The plan shall be approved prior to the issuance of building permits for the recreational component of the project. Issue 5: Solid Waste Class 11 (1) Prior to approval of the Vesting Final Map or issuance of building Facilities and Planning permits for the residential or recreational components of the Not significant project, a Solid Waste Management Plan shall be prepared and submitted to the Director of Community Development for review and approval. This plan, which shall include specific measures to reduce the amount of refuse generated by the proposed project, shall be developed in consultation with the Ventura County Sold Waste Management District and the City of Moorpark to meet waste reduction requirements established by the California Integrated Waste Management Act of 1989. Chapter 2: Summary of Impacts and Mitigation Page 31 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Public Issue 5: Solid Waste Class II (2) The Solid Waste Mitigation Plan shall include a green waste Services and Facilities and Planning reduction program for the proposed project. Green waste related Not significant Utilities (continued) to open space maintenance and neighborhood yard (continued) maintenance shall not be deposited in landfills. Grass recycling, portable chipping, on -site reuse of trimmings, drip irrigation systems, and use of efficient fertilizers and other landscape management recommendations shall be included in this program. (3) The Solid Waste Mitigation Plan shall require the integration of waste reduction and household hazardous waste management concepts into the residential project CC & R's. The Plan will include measures on how to do household recycling, composting, and refuse reduction. Educational materials shall be provided to residents demonstrating refuse reduction and reuse techniques. (4) Where feasible, the use of recycled building materials shall be included in the construction of both the residential and recreational components of the project. Language shall be included in the CC &R's to encourage such use. (5) Residential units shall include "built -in" recycling and trash separation areas. Aesthetics Issue 1: Project Visibility Class II (1) The entrance to the proposed project shall be modified to and Visual Along Public Street View provide residential community entry monumentation and gate Not significant Resources Corridors architecture, appropriate landscaping at the entry point, and appropriate signage. An orderly and consistent tree planting program shall be established for both entrance roads to provide a landscaping pattern along the entranceways that resembles a rural ranch entry road design. All entry roads shall be planted so trees are spaced at equal intervals. Recommended tree plantings for these entry points shall include the non - natives typically used in ranch settings for entryways in the City of Moorpark including olive trees, poplars, eucalyptus, and other native or naturalized trees. The use of xeriscape accent features (agave, yucca, and local types of cactus [Opuntia sp.] shall be encouraged in the entry design. Chapter 2: Summary of Impacts and Mitigation Page 32 Resource Anticipated Impacts Significance Classification Mitigation g Residual Effects Aesthetics Issue 1: Project Visibility Class II (2) The eastern perimeter of the project shall be designed to provide Along Public Street View and Visual a substantial restoration of riparian landscape features within the Not significant Corridors (continued) Resources Walnut Canyon drainage situated between Walnut Canyon Road (Continued) and the project. The drainage /detention facility slopes within both the public and private debris /detention facilities within the development shall be landscaped with native riparian woodland plants (such as valley oak, live oak, sycamore, poplar, and willow). Similar landscaping shall be provided in the central drainage located central to the project. (3) Restoration landscaping along Walnut Canyon Road shall emphasize reestablishment of existing native and non - native habitat. The landscaping program for areas visible from Walnut Canyon Road shall emphasize restoration of the existing vegetation and the use of tiered, tree lined streets to minimize the adverse effects of the urban design planned along this perimeter. Issue 3: Transformation Class II (1) Low intensity night lighting shall be required within the of the Rural Landscape streetscape and at intersections. Lighting standards shall be Not significant and Quality of Life rural in nature, low in profile, and shall be minimized along street Impacts on Surrounding corridors. More intensive lighting is appropriate at intersections Properties within the project boundary but this lighting shall be only sufficiently intensive to provide for vehicle and pedestrian safety. The project entrance lighting should emphasize low intensity landscape feature uplighting of accent landscaping plants. Standard approach lighting within the Walnut Canyon Road Corridor shall comply with Caltrans design standards. Front and rear yard lighting restrictions shall be included in the project CC and R's and Planned Development Permit conditions. Chapter 2: Summary of Impacts and Mitigation Page 33 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Aesthetics Issue 3: Transformation Class II (2) The proposed trail system for the project shall be designed to and Visual retain the integrity of the proposed open space preserve. The Not significant of the Rural Landscape Resources and Quality of Life preserve area shall be fenced (consistent with biological (continued) Impacts on Surrounding mitigation recommendations) to prevent unauthorized use or Properties (continued) intrusion. Trail systems developed within the project shall not be illuminated. A north -south trail alignment shall be developed which links the east -west trail system along "C" street in the Moorpark Country Club Estates project. This north - south connection should traverse the Walnut Canyon drainage and connect to the Hitch Ranch and other areas south of the West Pointe project. The applicant shall be responsible for developing this trail linkage. (3) Appropriate management and use guidelines for a proposed recreational facility to be developed within the project boundary shall emphasize protecting the quality of life of immediately surrounding residents with rear or front yards facing or adjacent to this facility. Issue 4: Community Class II (1) The design of the project streetscape shall minimize street Design and Urban Form widths, provide differentiated streetscape patterns within the Not significant various street tiers within the development and shall provide for minimal neighborhood lighting consistent with traffic and pedestrian safety. A parkway concept for the project should be created to assure a decidedly rural aesthetic - -this modification may involve using rolled curbs, a narrower street section, low intensity decorative lighting, a parkway street section (rather than a typical subdivision pattern), the use of decorative, rural boundary fencing along streets, and other features. The design of the streetscape, lighting and landscaping for the project shall be reviewed and approved in concept by the Community Development Director prior to preparation of final landscape plans. Final plans shall be prepared consistent with Director approved design concepts. (2) The streetscape within each neighborhood shall be fully landscaped and treated with rural design features typical of the immediate project vicinity. Chapter 2: Summary of Impacts and Mitigation Page 34 Resource Anticipated Impacts p p Significance Classification Mitigation Residual Effects Aesthetics Issue 4: Community Class II (3) The estate homes along the northern perimeter of the project and Visual Design and Urban Form shall be planned as single story structures with relatively low roof Not significant continued Resources profiles and reduced massing to protect the viewsheds and (continued) quality of life attributes of surrounding residential properties; (4) Homes situated on higher elevation landforms within the upper tiers of the project shall be designed to have reduced massing and lower roof profiles to minimize their visual dominance; (5) To the degree feasible from an engineering and slope stability standpoint, the post - grading slope remediation areas along the northern and southern ridgelines should better reflect contour grading design to diminish the visual effects of slope modifications; (6) The street widths, streetscape patterns, lighting, and parkway concept for the project shall be created to assure a rural aesthetic - -this modification may involve providing for rolled curbs, a narrower street section, low intensity decorative lighting, a parkway street section (rather than a typical subdivision pattern), the use of decorative, rural boundary fencing along streets, and other features; (7) A dedicated location, perhaps adjacent to the proposed HOA meeting hall, shall be set aside for landscape maintenance tools and equipment; (8) The streetscape within the various tiers of the neighborhood should be fully landscaped and treated with rural design features typical of the immediate neighborhood. (9) An area dedicated to neighborhood use, congregation and recreation should be incorporated to enhance the sense of community and quality of life of future residents and to reduce impacts upon other public facilities. Recommended components for this area include: a. tennis courts, b. a neighborhood swimming pool, Chapter 2: Summary of Impacts and Mitigation Page 35 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Aesthetics Class II c. a small office and assembly room which would serve as and Visual an HOA office and community meeting area, and Not significant Resources (continued) d. a small landscaped park/picnic and outdoor congregation area. Issue 5: Lot Placement, Class II (1) Detailed information about residential project design features House Design, shall be incorporated into the Project Description or included in Not significant Neighborhood the recommended Development Agreement for this project. Aesthetics -- Hillside This detailed information shall comply, to the extent feasible, Management with the design guidelines and development standards Considerations contained in the City's Hillside Management Ordinance. Final details concerning landscaping, streetscape, and the architecture of residential units shall be provided to the City Community Development Director for review and approval prior to certification of the Final EIR. Issue 6: Entry Class II (1) Detailed information about the landscape, entry Monumentation, monumentation, and gate and signage design features of the Not significant Landscape Design and project shall be incorporated into the Project Description or Si na e included in the recommended Development Agreement for this project. This detailed information shall comply with the design guidelines and development standards contained in the City's Hillside Management Ordinance. The framework for applicable Planned Development Permit requirements shall be provided by the applicant prior to final action on the project. Details concerning landscaping, streetscape, and the architecture of residential units shall be provided to the City Community Development Director for review and approval prior to certification of the Final EIR. Chapter 2: Summary of Impacts and Mitigation Page 36 Resource Anticipated Impacts Significance Classification Mitigation Residual Effects Cultural and Issue 1: Cultural Class II (1) A cultural resource monitoring program shall be instituted during Heritage Resources the initial vegetation clearance for the project. The purpose of Not significant Resources this monitoring program is to determine if any significant deposits not identified during the Phase I survey exist within the project boundary. The monitoring shall be limited to the initial vegetation clearance phase of the grading program. If cultural deposits meeting the significance criteria defined in CEQA Guidelines are encountered, limited data recovery shall be conducted. The costs of this data recovery shall be limited as defined in Appendices to CEQA Guidelines. Chumash representatives shall be actively involved in the monitoring and any subsequent phases of the project mitigation program. Participation shall include monitoring of archaeological investigations, construction monitoring, and data analysis. Chapter 2: Summary of Impacts and Mitigation Page 37 Mitlgbtton�Me cures Proposel by the Applicant lncorpc�tated lrto the Projbt Description Mitigation Measure Subject (1) Prior to issuance of grading permits, the Director of Community Development shall approve a Habitat Enhancement Plan which shall be integrated into the Landscape Plan for the project. The intent of the Plan would be to protect on -site natural systems, trees and resources and to devise methods for integrating planting suitable for recreational activities into the Landscape Plan. The Plan shall also provide guidance regarding revegetation of wetland /riparian areas that will be disturbed by construction. The advice provided in this Plan should apply to all existing or created on -site oak woodlands, riparian areas, detention basins and fuel modification zones. The purpose of this plan shall be to increase the biological carrying capacity of these areas. Issue 1: Habitat Enhancement Plan Issue 2: Impacts (1) Pets and other domestic animals shall be prohibited from the remaining open space areas and in any revegetation areas on the project site unless restrained by leash and accompanied at all times by the owner or responsible party. Fencing of sufficient height and design shall be constructed between the edge of the fuel modification zone and the natural areas to prevent humans and domestic animals from entering open space habitat areas. The fencing could consist of a thick native brush line consisting of such native shrubs as laurel sumac, California coffeeberry, toyon, and coast prickly -pear. Final fence design shall be approved by CDFG and the City. Fencing will not be placed within the jurisdictional areas of the site. of Project Occupancy on the Proposed Open Space Dedication Area Impacts of Project (2) Human access into the open space areas shall only occur in designated locations (i.e., existing trails). All motorized vehicles are prohibited from entering the preserved natural open space areas. Prohibitions against human, domestic animal, and motorized vehicle use in preserved natural open space areas shall be established by ordinance and /or CC &R's. The CC &R's shall also state that tree houses shall not be constructed in remaining trees within the natural open space areas of the site. Interpretative signs shall be constructed and placed in appropriate areas, as determined by a qualified biologist, that explain the sensitivity of natural habitats and the need to minimize impacts on these natural areas. The signs will state that they are entering a protected natural area and that all pedestrians must remain on designated trails, all pets are restrained on a leash, and that it is illegal to harm, remove, and /or collect plants and /or animals. The project applicant shall be responsible for installation of interpretive signs and fencing. Occupancy on the Proposed Open Space Dedication Area Issue 3: Introduction of Non - Native Plant (1) Certain ornamental plants are known to escape from planted areas and invade into native plant communities. In order to protect the native plant communities that are located within the natural open space areas of the site, the plants listed in Table 4 -2 will not be planted within the common landscaped areas of the proposed site plan. This table shall be included within the CC &R's to notify and educate homeowners. In addition, the landscaping plans within common areas of the project shall be reviewed by a qualified botanist, who shall recommend appropriate provisions to prevent other invasive plant species from colonizing remaining natural areas. These provisions may include the following: (a) review and screening of proposed plant palette and planting plans to identify and avoid the use of invasive species; (b) weed removal during the initial planting of landscaped areas; and (c) the monitoring for and removal of weeds and other invasive plant species as part of ongoing landscape maintenance activities. The frequency and Species method of monitoring for invasive species shall be determined by a qualified botanist. Summary of Impacts and Mitigation Page 38 Based on the analysis presented in the EIR (Chapter 19), alternatives identified . Alternative 3: Modified Infrastructure Plan with Project Phasing, that would result in environmental preservation equal to or greater than the project as proposed include: The other alternative with the potential to reduce environmental effects includes: . Alternative 4: Reduced Project Size with 1 Acre Lots Alternatives deemed to be less environmentally sensitive than the project or . Alternative 2: Five Acre Estate Homes (Existing Entitlements) Alternative 3 include: • Alternative 5: Cluster Housing (Special Needs Uses only) Unacceptable alternatives include: • Alternative 5: Cluster Housing (Small Lot Subdivision) • Alternative 6 Alternative Locations. Aspects of the proposed project which have been developed cooperatively with ➢ The agreement to donate a several hundred acre conservation the applicant and applicant's engineer that provide substantial environmental easement area for habitat protection benefits over all alternatives include the following features of the project as proposed that are not included in any of the project alternatives at this time. ➢ The development of a loop trail system which connects in a north -south These features include: orientation to the Toll Brothers Moorpark Country Club Estates project; ➢ An agreement with the City to improve at substantial private expense the intersection of Moorpark/High street to restore level of service to C (this improvement includes a lane addition, signal coordination, and restriping); ➢ An agreement with the City to improve the intersection of Spring /High Streets; Summary of Impacts and Mitigation Page 40 Aspects of the proposed project which have been developed cooperatively with the applicant and applicant's engineer that provide substantial environmental benefits over all alternatives include the following features of the project as proposed that are not included in any of the project alternatives at this time. (Continued) Recommended Alternative to the Project as Proposed The Environmentally Superior Project, as conceived by the consultant, would involve the following: ➢ An agreement with the Corps of Engineers and County of Ventura to develop a substantial and important regional detention basin to contribute to the resolution of drainage deficiency issues in the lower lying portions of the City adjacent to the Arroyo Simi; ➢ Progress redesign efforts to reduce the grading envelope of the project which resulted in reduced impacts to interior ridge systems within the project boundary and elimination of ridgeline impacts when viewed from the central view corridor along New Los Angeles Avenue; ➢ Agreement to participate in habitat enhancement, air quality construction mitigation plans, and related environmental protection measures; and ➢ Acceptance of a range of mitigation measures for natural and cultural resources that will result in unusual and unique protection of resources and habitats (as described in the EIR) including participation in implementing an interim corridor plan for Walnut Canyon. 1. Finalization of infrastructure plans for the project with the Corps of Engineers and County Flood Control —these consultations may require a reduction in the number of units within the mass graded pad area; Approval of a tentative map and related entitlements which needs to occur to eliminate the environmentally destructive current approval; 3. Voluntary dedication of the approximately 200 acre conservation easement comprising the western two- thirds of property acreage coincident with recordation of a first phase of the Vesting Tentative Map (which will place the developed and undeveloped portions of the property into two separate parcels); Summary of Impacts and Mitigation Page 41 Recommended Alternative to the Project as Proposed (Continued) 4. Redesign of the project grading plan to incorporate changes to the project which will likely be required by the Corps of Engineers and other public agencies —this redesign will need to include working out the details of a trail linkage along Walnut Canyon between the Moorpark Country Club Estates project and Hitch Ranch to the south; 5. Approval of final RPD and Vesting Map development phases and recordation of the residential portions of the Vesting Map, in phases, with staged grading to minimize environmental effects; 6. Implementation of off -site traffic improvements coincident with the initiation of residential construction; 7. Residential construction to be limited to about 160 to 180 units (at the City's discretion) until a connection is provided in completed and accessible form through the Hitch Ranch "Moorpark Highlands" project. Alternatively, the applicant could develop an interim secondary access to Casey Road if full buildout of the project prior to the development of Hitch Ranch. In this case, the applicant would bear the expense both of the interim connection and permanent connection. Such a permanent connection would require a bond or credit letter which would need to cover connection costs (estimated to be about $700,000). In addition to the foregoing project amendments, the following urban design modifications should be made to the design of the project to ensure that the development is consistent with urban design objectives for neighborhoods in the hillside areas in the northern perimeter of the City: Summary of Impacts and Mitigation Page 42 Recommended Alternative to the Project as Proposed (Continued) (1) The design of the project streetscape shall minimize street widths, provide differentiated streetscape patterns within the various street tiers within the development and shall provide for minimal neighborhood lighting consistent with traffic and pedestrian safety. A parkway concept for the project should be created to assure a decidedly rural aesthetic- -this modification may involve using rolled curbs, a narrower street section, low intensity decorative lighting, a parkway street section (rather than a typical subdivision pattern), the use of decorative, rural boundary fencing along streets, and other features. The design of the streetscape, lighting and landscaping for the project shall be reviewed and approved in concept by the Community Development Director prior to preparation of final landscape plans. Final plans shall be prepared consistent with Director approved design concepts. (2) The streetscape within each neighborhood shall be fully landscaped and treated with rural design features typical of the immediate project vicinity. (3) The estate homes along the northern perimeter of the project shall be planned as single story structures with relatively low roof profiles and reduced massing to protect the viewsheds and quality of life attributes of surrounding residential properties; (4) Homes situated on higher elevation landforms within the upper tiers of the project shall be designed to have reduced massing and lower roof profiles to minimize their visual dominance; (5) To the degree feasible from an engineering and slope stability standpoint, the post - grading slope remediation areas along the northern and southern ridgelines should better reflect contour grading design to diminish the visual effects of slope modifications; Summary of Impacts and Mitigation Page 43 Recommended Alternative to the Project as Proposed (Continued) (6) The street widths, streetscape patterns, lighting, and parkway concept for the project shall be created to assure a rural aesthetic--this modification may involve providing for rolled curbs, a narrower street section, low intensity decorative lighting, a parkway street section (rather than a typical subdivision pattern), the use of decorative, rural boundary fencing along streets, and other features; (7) A dedicated location, perhaps adjacent to the proposed HOA meeting hall, shall be set aside for landscape maintenance tools and equipment; (8) the streetscape within the various tiers of the neighborhood should be fully landscaped and treated with rural design features typical of the immediate neighborhood. (9) An area dedicated to neighborhood use, congregation and recreation should be incorporated to enhance the sense of community and quality of life of future residents and to reduce impacts upon other public facilities. Recommended components for this area include: a. tennis courts, b. a neighborhood swimming pool, c. a small office and assembly room which would serve as an HOA office and community meeting area, and d. a small landscaped park/picnic and outdoor congregation area. Summary of Impacts and Mitigation Page 44 CHAPTER 3 NARRATIVE SUMMARY OF THE EIR The purpose of the Narrative Summary Chapter is to provide a brief overview of the conclusions in the EIR. A full summary of all impacts and mitigation measures is included in the Summary Table (Chapter 2). The purpose of this summary is to provide sufficient information about the content of the EIR, project description, land use analysis, and description of environmental effects to permit review of the entire contents of the EIR. Individuals with an interest in the analyses that resulted in the conclusions contained in this section can refer to individual chapters of the EIR. Modifications to the text of the EIR made in response to comments or as a result of project modifications made by the applicant during the public review period are indicated in italic print. Project Description (Chapter 4 of the EiR) Introduction Significant modifications to the Project Description were made in response to comments on the Draft EIR and as a result of negotiations between the applicant, City Planning Staff and the EIR consultant. These revisions were formalized during the Planning Commission hearings for this project which were held in October and November of the year 2000. Final changes to the Project Description were made between January and December of 2001. The proiect has been amended to include the following maior modifications to the original site 2!9a: 1. A through connection between Specific Plan 1 and Walnut Canyon will be provided, 2. This through connection will be a public street. 3. Three private gated entries intersecting with this public street will provide gated access to nearly the entire proposed community, 4. The project will be constructed in phases (phasing is still being negotiated with City Start); 5. The applicant will complete frontage improvements along Walnut Canyon related to the project's entry requirements consistent with Caltrans standards. These improvements will include a street section with eight foot shoulders on the west side of Walnut Canyon, two twelve foot travel lanes, and shoulder improvements on the east side of Walnut Canyon ranging from four to eight feet. This final design will be consistent with the Walnut Canyon Improvement Plan. 6. The applicant will provide pedestrian linkage along the public street connecting Walnut Canyon to Specific Plan No. 1; 7. The applicant has redesigned the project to provide public street dual access consistent with County Fire Department Standards. 8. The applicant has agreed to fund, under a reimbursement agreement, improvements to the intersection of Moorpark Avenue and High Street that will restore projected after development Levels of Service to acceptable levels at this location. The improvement will be generally consistent with the schematic Option A presented in the revised project traffic report. Chapter 3: Narrative Summary Page 1 9. The applicant will provide a multi - purpose trail linking the Moorpark Country Club Estates and the West Pointe Homes project to a future connection with Specific Plan No. 1. The alignment of this trail system is still being negotiated but will generally follow the western perimeter of the proposed open space preserve west of the residential portion of the project. Detailed information was prepared by the applicant between January and December of 2001 to implement these significant changes to the project. The revised information submitted by the applicant during this time period included a revised Vesting Map, trail plan, roadway improvement plan, striping plan, and additional RPD related information. This information has now been incorporated into the text of the Project Description. Project Background and Application History On January 9, 1991, the Moorpark City Council approved Vesting Tentative Tract Map No. 4620 which created a set of related entitlements on the West Pointe property which would permit construction of up to 66 large lot "ranchette" type homes situated on parcels with a minimum size of five acres. These five acre lots were proposed to be distributed over the entire 350 -acre parcel which would have resulted in substantial ridgeline modifications and extensive damage to rare or sensitive plant communities. This proposal required the development of an extensive road and infrastructure network across the entire property, with no significant open space retention proposed, with all portions of the property under (presumably) separate private ownership. Development would have been permitted on each of the ridgelines on the property including substantial grading that would lower the dominant east -west trending ridgeline by approximately 90 feet. This approved tentative map and grading plan is not consistent with the City's adopted Hillside Management Ordinance (which was approved by the City Council subsequent to approval of Tentative Map 4620. Although Tract Map No. 4620 has not been recorded, a recordation extension was granted by the City Council which extends the validity of the map until January 9, 2001. No correlative Residential Planned Development Permit (RPD) has been approved that is consistent with the development concept for the approved tentative map and therefore the ability of the landowner to develop the property as approved is uncertain even if this previously approved map were to be recorded. Present Application and Planning for a Revised Entitlement Since March of 1997, the applicant has submitted four alternative development proposals to the City all of which seek to increase the number of residential lots included within the subdivision. In addition to these increases, the applicant has also proposed to concentrate all development impacts to an area constituting about one -third of the entire ownership. This use of clustering or density shifting has enabled four very important design improvements: (1) the potential for a significant dedication of rare native habitat, (2) the potential for the dedication of over 200 acres of permanent open space, (3) the potential for the preservation of the dominant east -west ridgeline on the property which is identified in the City's Hillside Management Ordinance as a significant visual resource, and (4) the development of a design concept consistent with that ordinance. The initial alternate development concept (considered in May of 1997 by the City's Affordable Housing /Community Development Committee) included a combination of estate lots and conventionally sized lots for a total of 450 units on the 350 -acre site. A second development concept was presented to the City Council on March 4, 1998 that proposed a reduction in the number of units to 350 clustered in the eastern portion of the site and the addition of an open space reserve area. This plan was referred to the City's Affordable Housing /Community Development Committee for further review. Prior to final review by the Committee the applicant further reduced the overall unit count to 250 homes. On April 22, 1998, the Ad Hoc Committee recommended that the City Council authorize the processing of a project with a maximum of 250 Chapter 3: Narrative Summary Page 2 residential units concurrent with a General Plan Amendment and Zone Change. This concept was approved by the City Council under Pre - Application 97 -1 on June 17, 1998. As a result of the June 1998 City Council Actions, planning staff was authorized to initiate processing the following entitlements and permits: Vesting Tentative Tract No. 5187 Residential PD Permit No. 99 -02 General Plan Amendment No. 99 -01 Zone Change No. 99 -01 Development Agreement After reviewing the environmental documentation submitted by the applicant and after considering the potential significance of the requested General Plan Amendments to the City's long term circulation and public facilities planning, a determination was made that an EIR should be prepared. The rationale for this decision was based on the environmental record assembled by the applicant which suggested that impacts on biological resources, wetlands and riparian resources, traffic, and land use issues would exceed established thresholds of significance or conflict with policy in the City's General Plan. In addition, since the General Plan Amendment proposed by the applicant would result in development in excess of the planned infrastructure capacity in the existing General Plan, both findings and overriding considerations could be required to approve the project. Therefore, a Notice of Preparation, Initial Study, Project Description, and EIR scope of work was released for public review in August of 1999. Comments received by the public were considered in preparing a scope of work for the EIR. Between February and March of 1999, the applicant's environmental consultant prepared a series of proposed mitigation measures to be incorporated into the Project Description. These measures addressed surface and ground water quality, habitat management for biological resource preservation, landscaping and lighting, community design, and related concerns. Between November of 1999 and June of 2000, the City's EIR consultant reviewed and modified these proposals for mitigation to be incorporated into the Project Description. In addition, clarification was obtained as to specific applicant offers made regarding the permanent preservation of on -site open space. Requested Approvals and Entitlements The applicant is requesting that the City and other trustee and responsible agencies take the following related actions: Approval ➢ Recommendation to Approve the CEQA ➢ Document ➢ Certification of the CEQA Document ➢ General Plan Amendment/Zone Change ➢ Vesting Map ➢ Residential Planned Development A enc Planning Commission City Council Planning Commission & City Council Planning Commission & City Council Planning Commission & City Council Chapter 3: Narrative Summary Page 3 Approval ➢ (RPD) Permit ➢ Project EIR Certification ➢ 1603 Agreement/401 and 404 Permits A enc Planning Commission & City Council City Council Department of Fish and Game U.S. Army Corps of Engineers U.S. Fish and Wildlife Service State Water Resource Board Regional Water Quality Control Board Other permits, approvals, and conditions that must be satisfied to obtain final ministerial development permits are summarized in Chapter 20 of the EIR (Mitigation Monitoring Program). Specific requests related to General Plan and Zoning modifications for the property are: ➢ To amend the General Plan Designation for the property from RL (Rural Low Density) to RH (Rural High Density) and OS (Open Space and rezoning of the property to RPD) ➢ To amend the applicable zoning from RE -5 acre minimum lot size to RPD 1.78 dwelling units per acre [residential portion of the project], OS (Open Space) [conservation easement and open space dedication], and I (Institutional use) [flood control facilities] The proposed project is a request to construct 250 residential units, an increase of 114 units over the theoretical maximum permitted under present designations. This increase would be enabled by redesignating the property as Rural High Density (1 DU /acre) and rezoning the property to Residential Planned Development (1.78 DU per gross acre). The Open Space designation would be placed on the dedicated Conservation Easement area (encompassing an area of about 250 acres). In the present version of the Vesting Tentative Map, the average proposed lot size is about .80 acres with lot sizes ranging from about .75 acre to about 2 acres (for the two estate lots). Proiect Goals. Objectives and Components The applicant's goal is to obtain entitlement permits necessary to develop a combined residential, recreational and open space development in the northern part of the City of Moorpark. The residential design concept proposes creation of a rural residential neighborhood in a small valley system descending towards Walnut Canyon Road. This neighborhood would be developed with a street grid consisting of a main internal collector street with a series of relatively short cul -de- sac tributary streets. The proposed lot layout would result in the construction of 250 homes on lots averaging about 13,000 square feet (approximate range 7,500 to 50,000 square feet). Lot sizes would range from about 8,000 to 14,000 square feet. The recreational component includes a proposal to develop a trail system and common open space with limited recreational amenities. The western two- thirds of the project area would be placed into an irrevocable open space /conservation easement to preserve ridgelines, open space, and rare plant communities. Each component of the project is described in more detail below. Private gated streets serving the residences within the project boundary would be accessed via the dedicated public street passing through the center of the project. Compared to the original submittal, the project open space boundary has been amended slightly to reflect changes in the street system and the proposal to create a trail system linking the Moorpark Country Club Estates project to the north and neighborhoods of Specific Plan No. 1. Chapter 3: Narrative Summary Page 4 A 1.5 million gallon water tank would be constructed in the north- central portion of the site to serve the homes. Space within the water tank pad would also be provided for the construction, by Ventura County Public Works District No. 1, of a second water tank for future development within the pressure zones surrounding the project. Two National Pollution Discharge Elimination Systems (NPDES) /detention basins would be constructed near the proposed homes. A Ventura County Flood Control District regional debris /detention facility is also proposed to be constructed on the site adjacent to Walnut Canyon Road. This debris /detention facility would conform with the Gabbert and Walnut Canyon Channels Flood Control Deficiency Study prepared for the City of Moorpark by Robert Bein, William Frost & Associates (March 1997). A road culvert and trapezoidal channel would be constructed to pass off -site drainage from north of the site, through the developed portion of the project, where it will be returned to the natural watercourse before leaving the site. No grading, home construction, or changes are proposed for the prominent east - west ridgeline that is visible from other areas with Moorpark. The north -south ridgeline in the eastern portion of the site would be subject to grading and construction. A 200 to 300 -foot buffer would be provided between to nearest homes and Walnut Canyon Road. A trail would be along Walnut Canyon that would connect with the trail network provided by the Moorpark County Club Estates Project and Hitch Ranch Specific Plan No. 1. This would allow increased public use of the site for recreation purposes. An additional trail system may be developed along the alignment of the existing utility access road that proceeds westerly from the West Pointe Homes residential component into the proposed conservation easement area. An improved potential trail alignment already exists as a maintained access road. Any use of this utility maintenance corridor for trail purposes should be limited to non - motorized uses (pedestrians, bicycles and equestrians). Trail planning has not been finalized. Issues related to trail construction have not been fully resolved with the applicant. This issue will be resolved prior to City Council Certification of the Final EiR. Construction of the project is proposed to begin in the year 2001. The development area would be mass graded in one phase with all backbone major, improvements to Walnut Canyon Road, on -site water tank, and biological resource mitigation occurring during this first phase. Based on absorption rates typical of homes in the local market area similar to the home types proposed for this project, a more realistic completion date for buildout would be 2003 to 2005. This phasing appears to be unacceptable to the City planning staff because no arrangements for direct connections to future street systems to the south in Specific Plan No. 1 have been incorporated into the phasing plan. The applicant is proposing an open space plan that will incorporate the western two- thirds of the property into a Conservation Easement/Conservation Dedication and internal open space within the development boundary. None of the proposed open space would be transferred at this time to a public land management agency. Within the proposed development boundary where the residential development will occur, open space will be either maintained, landscaped open space (flood conveyance areas, drainage structures, open space lots, slope maintenance areas, fuel modification zones) or unmodified open space (the area between the outer perimeter of the fuel modification zones and the eastern boundary of the dedicated approximately 250 acre conservation area). Infrastructure Development for the Project Ingress and egress to the project site would be via Walnut Canyon Road (State Highway 23). Pending completion of a through public street linking future residential neighborhoods proposed to the south of this project, a single public access to the proposed private street system and two private emergency access points have been proposed. Both emergency access corridors are illustrated on the Vesting Tentative Map. The first emergency access descends northeasterly from one of the private streets in the project and intersects Walnut Canyon just north of the proposed detention basin. This emergency evacuation route is about 600 feet long and is only 800 feet north of the main entrance intersection with Walnut Canyon. Chapter 3: Narrative Summary Page 5 The second emergency access is situated in the north western corner of the project and links a cul -de -sac between the proposed water tanks for the development (to the northwest) and the proposed estate lots (to the north east. According to the Fire District (personal communication, July 2000), an emergency access arrangement with dual access using public or private streets oriented at least two different cardinal directions is preferred. The applicant is also proposing that the central street in the project be a public street with intersecting gated private streets providing access to neighborhoods north and south of this central, public collector which would link Walnut Canyon Road with Specific Plan No. 1. This modification to the project was made in response to comments and staff input. With revisions to the project proposed by the applicant, formal provision has been made for dual public or bonafide emergency access to the south. Therefore, as outlined in the land use analysis (Chapter 5) and the Alternatives Section (Chapter 19), provisions need to be made to plan a southern extension of the street grid within the West Pointe Homes project boundary to connect either with the State Route 118 Arterial (Bypass) or the street system proposed as part of Specific Plan 1 to provide for improved long term emergency access. This change in circulation planning would render the project consistent with Ventura County Fire Protection District dual access requirements. There are a number of related reasons why the creation of such a connection to the south would be both proper and beneficial both from an emergency access and land use standpoints. The consultant, in consultation with City staff, is recommending that at least that portion of the proposed street system in the project which would connect Specific Plan No. 1 to Walnut Canyon Road be a public street. Gated private streets could be planned to intersect with this through connection. Issues related to circulation planning and Circulation Element General Plan policy consistency are discussed in the Land Use section of the EIR (Chapter 5). In summary, despite some negotiations with the applicant regarding connecting a public or private street to the south through the Hitch Ranch (Specific Plan 1), as of the date of EIR publication, this issue has not yet been resolved. Road segment and intersection capacity improvements will be required; the scope of these improvements and alternative circulation improvement plans are discussed in Chapters 14 (Transportation /Circulation) and 19 (Alternatives) of the EIR. In addition, water, power, and sewer line extensions will be required to serve the project. No Master Infrastructure Plan has been developed for the project. Available information about infrastructure development is provided in Appendix 4 of the EIR, and in Chapters 8 (Groundwater Supply and Water Quality), 13 (Growth Inducement) and 15 (Public Services and Private Utilities). Downstream hydraulic and flooding related impacts will be offset by developing sufficient retention basin capacity within the project boundary to prevent any increase in water flow from pre - development conditions. Chapter 9 of the EIR describes proposed drainage improvements and the environmental consequences of these improvements. Land Use and Consistency with the City's General Plan (Chapter 5 of the EIR) Unresolved Planning Issues Concerning the Proposed Proiect There were eleven (11) unresolved planning issues that were outstanding and in need of resolution at the time the Planning Commission reviewed this project. Now, all of these planning concerns have been resolved to the satisfaction of the City. During the process of completing the final EIR and preparing mitigation measures and conditions of approval for the project, City Planning staff, the applicant, the applicant's engineer, City staff, and the consultant negotiated a successful resolution to each concern. Chapter 3: Narrative Summary Page 6 Chapter 5 of the EIR contains a record of the gradual process of amending the project in response to these concerns. The various planning issues that should now be considered as resolved include: (1) Required Vesting Tentative Map Modifications and Project Amendments (2) Infrastructure Planning and Commitments (3) Right -of -Way Requirements and Caltrans Conditions on State Route 23 Modifications (4) The Feasibility of the Proposed Project Design Under the Individual Permit 4011404 Process Should be Resolved (5) Public versus Private Street Design: Access Concerns and Neighborhood Integration (6) Dual Emergency Access Complying with Fire Department Standards Should be Developed for this Project (7) State Route 118 Arterial Bypass (8) A Development Agreement Should be Prepared for this Project (9) Further Analysis of the Environmentally Superior Alternative Should be Completed Prior to Certification of the Final EIR The Environmentally Superior Alternative in Chapter 19 of the EIR outlines conceptual modifications to the project design and grading plan that staff and the EIR consultant thought needed to be addressed by formally amending the project description. The concerns that prompted these revisions included providing for enhanced ridgeline protection and other substantial design improvements (from the standpoint of urban design and circulation planning). The project alternative that was eventually adopted as the project by the applicant involved: • Finalization of infrastructure plans for the project with the Corps of Engineers and County Flood ControF —these consultations may require a reduction in the number of units within the mass graded pad area; • Approval of a new tentative map and related entitlements which needs to occur to eliminate the environmentally destructive current approval (the 66 unit project); • Voluntary dedication of the approximately 200 acre conservation easement comprising the western two- thirds of property acreage coincident with recordation of a first phase of the Vesting Tentative Map (which will place the developed and undeveloped portions of the property into two separate parcels); • Redesign of the project grading plan to incorporate changes to the project which will likely be required by the Corps of Engineers and other public agencies —this redesign will need to include working out the details of a trail linkages along Walnut Canyon between the Moorpark Country Club Estates project and Hitch Ranch to the south; ■ Approval of final RPD and Vesting Map development phases and recordation of the residential portions of the Vesting Map, in phases, with staged grading to minimize environmental effects; Chapter 3: Narrative Summary Page 7 ■ Implementation of off -site traffic improvements coincident with the initiation of residential construction (full funding of improvements needed at Moorpark Avenue and High Street and High Street at Spring Road); Residential construction to be limited to 160 or 180 units (at the City's discretion) until a connection is provided in completed and accessible form through the Hitch Ranch project. Alternatively, the applicant could develop an interim secondary access to Casey Road if full buildout of the project is to occur prior to the development of Hitch Ranch. In this case, the applicant would bear the expense of the interim connection and permanent connection. Such a permanent connection would require a bond or credit letter which would need to cover connection costs (estimated to be about $700,000); and ■ Redesign of the roadway system within the project either to eliminate private street gating or to provide a single through public street linking Walnut Canyon to the future development of Specific Plan No. 1, or a combination of public street collector connection with gated neighborhoods provided off this public street. This alternative resulted in changes to the average parcel size for the project and other modifications that changed the economics of the development. Adoption of this superior project was the City's preferred option. The effects of this option are described in pertinent sections of the Final EIR. (10) Federal and State Consultations for Sensitive Habitat, Rare and Endangered Species, and Riparian Restoration (11) Planned Development Permit Details and Standards Consistency with the Land Use Element Circulation Element and Open Space Conservation and Recreation Element Chapter 5 of the EIR contains a detailed discussion of the project's consistency with the City's General Plan. The compatibility analysis indicates that as redesigned, the project is now consistent with the General Plan's basic objectives, design features, and resource protection measures. With modification of the project as recommended in the Alternatives analysis (Chapter 19) and with adoption of all required mitigation measures, including Land Use Mitigation Measures included in Chapter 5, the project has been redesigned to be consistent with the City's General Plan. The project was determined to be consistent with most applicable General Plan policies; however, consistency with some policies required the adoption of mitigation measures. The policy consistency summary table in Chapter 5 outlines what mitigation was required to ensure consistency. The project as redesigned has been determined to be consistent with: ■ Land Use Element Policy 1.1 (Orderly development consistent with planned facilities) • Land Use Element Policy 1.4 (Coordinate development with planned capacity) • Land Use Element Policy 12.1 (Development permitted only with adequate public facilities) ■ Land Use Element Policy 12.1 (ensure financing of infrastructure) Chapter 3: Narrative Summary Page 8 • Land Use Element Policy 14.3 (New development cannot contribute to hazardous conditions) • Land Use Element Policy 15.8 (Development in hazard areas) • Circulation Element Policy 1.2 (construction of arterial roadways) • Circulation Element Policy 1.7 (rural roadways and safe passage between neighborhoods) As designed, the project is also consistent with the following policies: ■ Circulation Element Policy 2.2 (coordinate project phasing with infrastructure development) • Circulation Element Policy 2.3 (mitigate impacts on circulation to the maximum extent feasible) • Circulation Element Policy 5.2 (gap closures in bike paths and sidewalk networks) • Circulation Element Policy 5.3 (include bikeways in circulation plans) • Circulation Element Policy 5.5 (provision of bike paths) Inconsistencies were resolved through design changes to the project to provide proper circulation connections to surrounding properties and to incorporate through public access as an element of the street system in the project. Land Use Compatibility Determination Based on the information contained in the EIR [Chapters 13 (Growth Inducement), 8 (Groundwater Supplies and Water Quality), Chapter 9 (Flood Control Facility Planning), and Chapter 15 (Public Services and Private Utilities)], a determination of the project's compatibility with surrounding land uses was made. The project was determined to be consistent with surrounding land uses because: (1) the project not result in systematic, significant direct or indirect conversion of surrounding uses to more intense development; (2) the project will not convert agricultural lands that would otherwise likely be committed to cultivated use in the near future; and (3) the project will not result in infrastructure extensions likely to be detrimental to surrounding neighborhoods. Street System Circulation Planning Concerns and the Proposed Project Regional Arterial Planning The Project traffic and cumulative development within the City cannot be accommodated without substantial declines in Levels of Service at major City intersections without completion of the arterial bypass (often referred to as the State Route 118 bypass). Source area intersections decline to LOS D or E in either the AM or PM peak hours. The City Council reviews long -term street grid planning issues and requirements related to new developments which contribute to Walnut Canyon Road impacts (and in other portions of the City). The two principal solutions Chapter 3: Narrative Summary Page 9 considered for existing traffic and transportation problems within the City include the creation of a hillside arterial that would serve potentially as a bypass route for truck traffic currently using State Route 118 and creation of an official and redesignated State Route 118 alignment (in which case Caltrans would assume maintenance and likely participate in construction). Funding for either a full service State Highway realignment or for the less ambitious local arterial option is unsecured although right -of -way is being reserved and dedicated by development proposals located along the presumed alignment of this roadway. Local Street Planning: Integration of Adjacent Neighborhoods Given the present uncertainty about how these circulation issues will ultimately be resolved and recognizing that funding these diversion solutions (particularly the 118 Bypass) may be unachievable, it was deemed to be important to define interim solutions to ensure connectivity between neighborhoods and to provide for an adequate street system for the City under the assumption that such an arterial bypass may not be constructed in the future. The West Pointe Homes project was therefore redesigned to provide a local street connection to future developments to the south (primarily to Hitch Ranch, Specific Plan No. 1). The project as proposed originally did not provide for adequate integration of the new development with the existing or planned street system projected for construction in surrounding neighborhoods. Without a southerly connection either to Casey Road (as a temporary solution) or a permanent connection through the Hitch Ranch Specific Plan, the proposed project would have been isolated from the surrounding street system and street grid. Street, roadway, pedestrian and sidewalk interconnectivity between adjacent neighborhoods is required by a number of General Plan policies; most of these policies emphasize trail and sidewalk linkage. Planning for the interconnection of streets is embedded in the Circulation Element of the General Plan as a review of selected policies in Chapter 5 demonstrates. The proposed project was not originally designed to be consistent with the underlying design objectives of good planning policy relating to providing a City that has integrated and connected neighborhoods which provide direct pedestrian and automobile access. Redesign and or redesign and phasing of the project so only part of the development proceeds until proper neighborhood integration is achieved would have addressed these concerns. Mitigation measures have been conceived in various Chapters of the EIR to address these design and connectivity issues. The project has now been amended to incorporate required changes to address transportation mitigation measures. Gated Community Design Issues As originally designed, the proposed project would have been an isolated, gated community that had no specific or definitively proposed plans for street, pedestrian way, equestrian, bicycle, electric vehicle (bicycle cart) or trail linkage to surrounding developments to the north (Moorpark Country Club Estates) or proposed developments to the south (Hitch Ranch Specific Plan No. 1). Tentative discussion of trail linkages were eventually finalized in 2001 (after two years of planning efforts) and a formal connection was proposed to provide adequate linkage between adjacent neighborhoods. yl Unlike Moorpark Country Club Estates to the north, the proposed West Pointe Homes gated community was not originally designed to have through public circulation off of which private gated neighborhoods were to be developed. This type of dual public private system is the preferred method of designing gated neighborhoods so regional and local circulation needs can be accommodated while still retaining the privacy sought through gating. Without connections between neighborhoods to the north and south, children would be exposed to walking or riding bicycles along Walnut Canyon Road to visit acquaintances in immediately adjacent subdivisions and substantial driving would be necessary to reach adjacent neighborhoods. This lack of planned street integration was a significant problem which took months to resolve. Moreover, since it is uncertain whether the State Route 118 bypass will ever be funded and constructed, it is Chapter 3: Narrative Summary Page 10 important to plan the local street system in all developments along Walnut Canyon Road under the assumption that local streets will serve as major cross -City arterials in the future. The project was eventually redesigned as outlined in the Environmentally Superior Alternative (Chapter 19) to provide for. (1) pedestrian, equestrian, and bicycle trail integration between neighborhoods to the north (Moorpark Country Club Estates) and future neighborhoods planned to the south (Hitch Ranch). The internal roadway system for the project was redesigned to provide for a through public road connecting Walnut Canyon and the future street system of Specific Plan No. 1 (Hitch Ranch). Single Public Access versus Dual Public Access The provision of a single access point for a development generating 2,400 daily trips and 190 A.M. and 150 P.M. trips is a less than optimal urban design solution for linking the project to the adjacent City street system. Given the concerns enumerated above along the Walnut Canyon Corridor (turning movement conflicts, vehicle delays, vehicle speed, train delays, declining levels of service at intersections in the City along the corridor, truck diversion and gravel truck traffic), concern for a single access point which distributes traffic along this corridor is reasonable. The City Engineer has continually expressed concern about the number of residential units to be served by the project with a single point of access. This concern extended in time from the initial review of the revised project conducted in early 1999 through modification of the project to provide dual access and a public street which occurred in 2001. Moreover, the proposed project was not originally designed to be consistent with dual access requirements established by the Ventura County Fire District. Further, the City Engineer has expressed concern over the single daily use access point to serve this project (emergency secondary access adjacent to the primary access is proposed). From an urban design standpoint, dual access generally involves: (1) two points of non - emergency street system access; (2) at least two (or more) connections to the adjacent street system; and (3) this access should be oriented to two different cardinal directions (e.g., northerly and westerly). The dual access proposed by the developer did not originally satisfy any of these criteria. The applicant argued that the Fire Department had accepted a compromise fire safety plan (which involves fuel modification setbacks, additional private road emergency access using a road alignment immediately north of the project and other measures). However, such measures did not address the design deficiencies of the project as proposed. The proposed project was eventually redesigned to be consistent with Ventura County standards or approved with phasing that provides for increments of development related to the creation of adequate dual access. Redesign and phasing of the project so that legitimate dual access is provided to this new residential community eventually eliminated inconsistencies with Fire District guidelines, eliminated design and capacity concerns expressed by the City Engineer and ensured that the urban design of the development is consistent with good planning practice. The Need for a Corridor Plan for Walnut Canyon Resolving many of the concerns described above concerning the Walnut Canyon Corridor were accomplished through a staff coordinated but applicant devised Streetscape Improvement Plan for the Walnut Canyon Corridor. A number of months were consumed in the preparation of this plan and in integrating the proposed improvements associated with all of the various developments proposed along this Corridor. Chapter 3: Narrative Summary Page 11 Hillside Management Ordinance To minimize any inconsistency with this Ordinance and the General Plan, the applicant's engineers modified the project to comply, to the degree feasible, with the performance standards in the Ordinance. The record of the efforts made in this regard are summarized in detail in the Hillside Conformance Report in Appendix 4 of the EIR. The Ordinance does set forth a procedure for permitting non - complying developments to receive entitlements. This process involves the creation of a Development Agreement which assures implementation of offsets or mitigation measures which rationalize non - compliance with certain aspects of the Ordinance. As previously recommended, a Development Agreement should be prepared for this project. However, with the exception of some discrepancies with staff regarding the degree of compliance achieved with contour grading standards in the Ordinance, the development as proposed represents a reasonable effort to comply with all applicable performance standards. With the implementation of minor design recommendations contained in Chapter 16 (Aesthetics and Visual Resources) and partial redesign of the project to conform with the recommendations contained in the Environmentally Superior Alternative (in the Alternatives Analysis -- Chapter 19), the project would still be generally consistent (subject to review of revised circulation system, detention basin, trail, and roadway interconnection plans) with the Hillside Management Ordinance. Environmental Consequences of the Proposed Development Geologic and Seismic Hazards (Chapter 6) The proposed grading plan configuration for the project will result in the creation of tied mass graded pads which will be oriented generally easterly (towards Walnut Canyon Road). While grading quantities are considered preliminary, over 1,300,000 cubic yards of cut and fill will be required to develop this project. This geologic work will focus on cutting minor internal ridges within the central perimeter ridge system on the property (these larger ridgelines are all proposed to be preserved) and filling lower lying small valleys and riparian areas. Substantial geologic testing was completed to evaluate whether existing faults within the property boundary were capable of resulting in ground rupture. Based on this testing, a determination was made that the faults within the property boundary were of sufficient antiquity that any potential for fault rupture was judged to very remote. Existing minor landslide and slope instability areas were similarly tested. The proposed slope stability for cut and fill slopes was also evaluated. All geologic evaluation completed by the applicant's geologists and geotechnical engineers was reviewed by the City's geotechnical consultants. In response to City Council inputs, additional exploration of geologic concerns was performed during the Final EIR preparation period. The Final EIR includes two new exhibits designed to illustrate and explain the fault hazard issues pertinent to the project. Based on this review, all geologic, slope stability, and geotechnical issues were determined to be subject to effective mitigation. Chapter 6 of the EIR contains an issue by issue review of all major geologic constraints. Air Quality (Chapter 7) The air quality impacts of the project were estimated using currently accepted modeling techniques for all ozone precursors, construction emissions, and areas of potential carbon monoxide concentration. Based on this analysis, the impacts of the project construction and operational (new vehicle trips associated with proposed housing) were both determined to be significant but subject to effective mitigation. The long term impacts of the project would exceed thresholds established by the Air Pollution Control District. Mitigation of these impacts can be offset through the payment of air quality mitigation fees. Construction impacts would be reduced Chapter 3: Narrative Summary Page 12 to acceptable levels through the imposition of standard construction related measures. The applicant prepared an air quality mitigation plan (included in the Project Description) which has been designed to reduce emissions to the maximum extent feasible. Groundwater Supplies and Surface Water Quality (Chapter 8) The ground and surface water impacts of the project were evaluated by the consultants. The impacts considered included: 1. Impacts on Local Groundwater Supplies and Extraction Systems 2. Water Works District No. 1 Facility Modifications 3. Adequacy of Potable Water, Review of Water Demands, and Domestic Water System Planning 4. Adequacy of Wastewater Treatment Planning 5. Reclaimed Water Planning and Effects on Surface Water Quality 6. Water Quality Impacts Based on the evaluation of each of these issues, the impacts of the project were determined to be subject to effective mitigation. Reclaimed water service is not available for this project since prior Water District commitments to other projects will consume all available capacity. The project will be required to provide connections to existing water mains, water storage facilities, and other facilities. The water quality impacts of the project were also evaluated (changes to water chemistry, urban runoff, first flush contaminants and related issues typically addressed in storm water pollution prevention plans). Mitigation measures were required to offset impacts to water quality. Drainage, Hydrology and Flood Control Facility Planning Corporation (Chapter 9) This portion of the EIR addressed three issues including changes to drainage patterns and flow volumes, debris transport and production, and cumulative impacts on flood control facilities. The impact analysis concluded that the effects of the project would be significant and substantial flood control facility construction within riparian zones on the project would be required. Construction of these facilities will require permits from state, federal and local agencies. Because the flood control planning for the project will need to be approved by the County Flood Control District, the hydrology study prepared by the applicant's engineer was reviewed and revised several times to achieve compliance with the District's design, management, and policy objectives. Further review was completed during preparation of the Final EIR. In compliance with the District's guidance, the basic intent of the design work completed by the applicant's engineers was: ■ to identify detention improvements that need to be constructed to prevent an increase in runoff after development of the project is completed (post - development conditions); • to determine what other improvements are required to accommodate storm water flows within the project boundary; • to outline programs and /or improvements required to assure that no net change in sediment transport occurs compared to sediment flows presently discharging the watersheds (under pre - development conditions); and • to ensure that all facilities are designed and constructed with the overall water conveyance management strategies and facilities planning contained in the Drainage Deficiency Study. Chapter 3: Narrative Summary Page 13 In addition to these design standards, City of Moorpark and Ventura County General Plan policies both require that erosion potential and sedimentation resulting from development be minimized. Based on this policy guidance and Flood Control District policy, in cases where project generated erosion or sedimentation effects downstream properties, a finding of significant effect is required. Policies also indicate the need for protection of disturbed watersheds to prevent excessive erosion and sediment transport during grading, construction and after construction is completed. In March 1997, the "Gabbert and Walnut Canyon Channels Flood Control Deficiency Study" was prepared by Robert Bein, William Frost & Associates for the Ventura County Flood Control District. The purpose of this study was to identify the existing channel hydraulic deficiencies and develop a conceptual recommended "watershed plan" which would provide the desired level of Flood protection. This study identified a series of regional drainage improvements, one of which was proposed to be located within the project site along Walnut Canyon Road. The proposed improvement is a large detention /debris basin along Walnut Creek. This study identified the amount of debris storage and the amount of detention to be provided by the basin and identified a maximum allowable discharge, based upon the capacity of downstream storm drain systems. The project has been designed to be consistent with the City's adopted master plan of drainage for this area. Whether the present plan for drainage control and flood control basin construction will be approved by state and federal agencies has not been determined. Biological Resources (Chapter 10) The biological impact analysis of the project included a detailed evaluation of the resources within both the proposed open space conservation area and the proposed development envelope. These field surveys included activities such as vegetation mapping, endangered species evaluations, and wetland delineations for all riparian areas within the property boundary. Based on this inventory program, an evaluation was completed of the following issues: 1. destruction of plant communities and sensitive habitats 2. impacts to rare or endangered plant populations 3. impacts to riparian habitats 4. Indirect impacts and disruption to surrounding open space 5. construction related vertebrate and faunal impacts and effects on rare, endangered and special interest mammals and birds 6. cumulative loss of habitat, plant communities and effects on wildlife corridors. The impact analysis concluded that significant impacts would occur to plant communities, fauna, riparian areas, and open space habitat values. All of the contributing biological consultants concluded that significant effects would result from implementation of the project. Cumulative impacts resulting from loss of habitat were determined to be only partially subject to feasible mitigation. A number of mitigation measures were proposed to reduced effects on biological resources and wildlife to the maximum extent feasible. The applicant has proposed several broad and constructive habitat conservation efforts, including donation of a substantial conservation easement, which are described in the Project Description. Implementation of the project will require approval of selected biological mitigation measures by state and federal agencies. Chapter 3: Narrative Summary Page 14 Noise (Chapter 111 The West Pointe project site is located to the west of Walnut Canyon Road. Vehicular traffic on this roadway is the dominant continuous source of noise present in the vicinity of the project site. Existing noise levels adjacent to this roadway, based on recent measurements, range from a CNEL of 65.6 at 75 feet from the centerline of the roadway to 60 dB(A) CNEL at 177 feet from the centerline (reference Table N -1 in Appendix 7 of the EIR). Other sources of noise audible on the project site are relatively low level impulse noises associated with human and motor vehicle activity on adjacent properties. Noise - sensitive receptors located in close proximity to these roadways include single family residences, apartment units, and an elementary school. Vehicular traffic noise levels were calculated in order to characterize the existing ambient noise environment at these locations and similar calculations were performed to determine the impacts of the project. Based on this analysis, because the project is set back significantly from Walnut Canyon Road, noise impacts on the project were determined to be insignificant. The contribution of the project generated traffic to noise along City streets adjacent to the project were also calculated to be insignificant. The impact analysis also evaluated construction noise impacts. Based on this analysis, mitigation measures were developed to reduce construction related impacts to the degree feasible. Fire Hazards and Fire Suppression (Chapter 12) The proposed project is situated in a designated City High Fire Hazard Area and Ventura County High Fire Hazard area. County standards and guidelines are relevant for this project since the County Fire Protection District is the primary fire service provider for the proposed project. Existing policy designed to minimize loss of life, injury, and property destruction in hazardous fire areas. In addition, the County Fire Protection District establishes standards and conditions for all developments proposed in the County and recommends conditions for developments within the City. These conditions are designed to minimize the incidence, rate, severity of wild land fires and to afford adequate protection to homes and other structures located in high fire hazard areas. The impact analysis for this issue addressed the following concerns: 1. fire potential in the project vicinity (topography, fuels, fire history) 2. adequacy of planned responses to wild land and structure fires 3. adequacy of dual access 4. construction related fire hazards and 5. cumulative impacts on fire services. Based on the analysis conducted for the EIR, project impacts relative to each of these concerns were determined to be significant. The two most important issue relative to fire planning included the lack of dual access consistent with Fire District standards and the completeness of fuel modification planning. The access issue is addressed in more detail in the summary of land use issues (above) and in Chapter 5 (Land Use) of the EIR. Mitigation measures were required for all of the issues identified as potentially significant consequences of project implementation. Further planning and study of the proposed circulation system for the project will likely eliminate the most significant fire hazard concern, lack of dual access that meets Fire District standards. Chapter 3: Narrative Summary Page 15 Growth Inducement and Impacts on the City Jobs:Housinq Balance Growth inducement is attributable to those aspects of a project that tend to encourage population and /or economic growth. Economic inducements to growth include (1) short -term construction employment opportunities, (2) permanent professional and support service employment opportunities in the local economy, (3) infrastructure extensions which could facilitate the development of surrounding properties, (4) indirect growth inducement related to service demands, (5) ancillary or secondary growth which may result from the synergy created by quality additional housing and recreational opportunities in the City, and (5) project effects on the existing relationships between work opportunities in the City and housing. Each of these sources of future growth effects were considered briefly in the EIR. Based on this analysis, all impacts related to growth inducement were determined to be insignificant except concerns related to sizing of infrastructure extensions. A mitigation measure was conceived to reduce this impact to insignificance. Transportation and Circulation (Chapter 14) A traffic study for the project was completed in consultation with City Planning Staff, the City Traffic Engineer and the City Engineer. The impacts of the project on local and regional circulation were considered in this analysis. Several future impact scenarios were evaluated including: (1) project effects on existing conditions, (2) impacts anticipated for near term cumulative development (year 2005), (3) project impacts projected through the year 2015 (long term cumulative impacts); and project effects on future conditions without completion of the regional arterial (State Route 118 bypass). Based on this analysis, the specific effects of project added traffic were determined to be significant at Moorpark Avenue and High Street and Spring Road at High Street. Effective mitigation is feasible at both locations but improvements at Moorpark Avenue /High Street would be very extensive and costly. The applicant's pro -rata contribution to these areas of impact would not fully fund mitigation and therefore the impacts at these locations are considered significant and unavoidable. Cumulative effects were also judged to be significant and unavoidable at a number of intersections in the City unless the hillside arterial (State Route 118 bypass) is constructed. Traffic impacts on the Walnut Canyon Corridor were evaluated from three perspectives: traffic engineering, land use planning (streetscape improvement concerns) and General Plan consistency. Of these three perspectives, impacts related to General Plan consistency and land use planning were of greatest concern. From an engineering standpoint, the capacity of Walnut Canyon Road given the present two lane section, should be sufficient to accommodate project and cumulative traffic. However, with implementation of the West Pointe Homes project, the Moorpark Country Club Estates and (potentially) the SunCa/ project, volumes along Walnut Canyon will roughly double compared to existing conditions. About one year of planning and study was required to determine how to equitably improve Walnut Canyon by distributing improvement costs among developers participating in the Walnut Canyon improvement program Finally, the EIR considered access and circulation planning issues. Impacts related to these concerns were determined to be significant and, at present, unavoidable. However, with redesign of the proposed internal circulation system for the project to include a public street connection between Walnut Canyon Road and developments to the south (including Specific Plan No. 1), these impacts can be mitigated. Public Services and Utilities (Chapter 15) The EIR considered all required assessment of the impacts of the project on municipal services and infrastructure. The issues considered included potential project effects on domestic water services and facilities, wastewater and reclaimed water facilities, educational quality and schools, police and emergency services, solid waste facilities and planning and effects on utilities and Chapter 3: Narrative Summary Page 16 utility service providers. Impacts were determined to be potentially significant on educational quality and school facilities, police and emergency services, and solid waste facilities and planning. Mitigation measures were conceived for these three impact areas. With implementation of these measures, project impacts could be offset to acceptable levels. Aesthetics and Visual (Chapter 16) Resources The aesthetic and visual resource impacts of the project were evaluated from both an impact assessment standpoint and from the perspective of project consistency with the General Plan and Hillside Management Ordinance conformance. This section of the EIR examined: 1. project visibility along public street view corridors, 2. modifications to open space perception, 3. transformation of the rural landscape and quality of life impacts on surrounding properties, 4. community design and urban form, 5. lot placement, house design and neighborhood aesthetics — hillside management considerations, and 6. project entry monumentation, landscape design and other design issues. Of these issues, impacts were determined to be significant for visibility of the project, transformation of the rural landscape, community design and urban form, lot placement and entry monumentation and landscape design. Mitigation measures were conceived to reduce these sources of impact to acceptable levels. In addition, changes to the project related to redesign of circulation improvements and potentially modifications to present detention basin plans may result in the need to reconsider the visual resource effects of the project. Cultural Resources (Chapter 17) A Phase I (survey) and II (testing) evaluation of the West Pointe Homes property was completed by a cultural resource consultant. This evaluation involved (1) a review of published reports and studies to establish the cultural history of the region and anticipated types of archaeological deposits that may exist within the property boundary; (2) an examination of historical reports and sources to determine the history of the property; (3) review of existing archaeological site records and documentation to identify known cultural resources within or adjacent to the property, and (4) a field survey and subsurface testing assessment designed to identify previously unknown or unreported archaeological sites within the project boundary. Based on this review, a single very low density site (Ven -1573) was identified within the project boundary. The existence of very low density surface deposits in areas with Venturan Coastal Sage Scrub vegetation appears to be a pattern in the project vicinity. Similar deposits, as well as single event hearth and food processing sites were identified during grading of the nearby Special Devices Incorporated property located in this vegetation community (several miles to the east). In addition to the confirmed absence of a subsurface deposit, there is no remaining intact surface deposit of any archeological significance. While further research at Ven -1573 is not warranted, there is a potential for the existence of such deposits within the project boundary. Without clear and grub vegetation removal, it is very unlikely that such sites will be found given the density of surface vegetation and small quantity of archaeological material present. Therefore, mitigation requirements related to resurvey after completion of clear and grub (and Phase III data recovery at any sites discovered in this manner) was required. Implementation of this mitigation planning would reduce cultural resource impacts to insignificance. Chapter 3: Narrative Summary Page 17 Alternatives Analysis (Chapter 19 of the EIR) The California Environmental Quality Act requires that an EIR present reasonable and feasible alternatives to a proposed project, including the "no project' alternative. The purpose of the following discussion is to ascertain whether an "environmentally superior" alternative to the proposed project can be conceived. Section 15126(d) of CEQA Guidelines recommends that the discussion of alternatives should focus on revisions to a proposed project that can either eliminate a significant effect or reduce the severity of an impact. The alternatives evaluated for the West Pointe Homes Project included the following options: Alternative 1: No Project Alternative 2: 5 Acre Estate Homes (Existing Project Design and Density) Alternative 3: Modified Infrastructure Plan with Project Phasing Alternative 4: Alternative Project Designs: Revised Project Design 1 Acre Estate Lots) Alternative 5: Rural Neighborhood Plan (Cluster Housing or Special Needs Housing) Alternative 6: Alternative Locations Alternative 7: Reduced Density Alternatives (applicant analysis) Based on the analysis in this Chapter of the EIR, several alternatives were derived that would result in enhanced environmental preservation and improved community design compared to the proposal for the project originally developed and submitted by the applicant. Those alternatives that would result in environmental preservation equal to or greater than the project as proposed include: • Alternative 3: Modified Infrastructure Plan with Project Phasing The other alternative with the potential to reduce environmental effects includes: • Alternative 4: Reduced Project Size with 1 Acre Lots Alternatives deemed to be less environmentally sensitive than the project or Alternative 3 include: • Alternative 2: Five Acre Estate Homes (Existing Entitlements) • Alternative 5: Cluster Housing (Special Needs Uses only) Unacceptable alternatives include: • Alternative 5: Cluster Housing (Small Lot Subdivision) Alternative 6 Alternative Locations Chapter 3: Narrative Summary Page 18 An environmentally superior project that basically conforms with the applicant's objectives was conceived and discussed in Chapter 99. This alternative involved generally preserving the unit type and unit counts requested by the applicant with the understanding that the number of units developed needs to be carefully organized around achieving the conservation and infrastructure development goals outlined in the EIR. Optimally, the Environmentally Superior Project in this case involved some unit reduction but this is not necessary to achieve a well designed project. The Environmentally Superior Project, as conceived by the environmental consultant, involved the following sequence of activities: • Finalization of infrastructure plans for the project with the Corps of Engineers and County Flood Control —these consultations may require a reduction in the number of units within the mass graded pad area; • Approval of a new tentative map and related entitlements which needs to occur to eliminate the environmentally destructive current approval (the 66 unit project); • Voluntary dedication of the approximately 200 acre conservation easement comprising the western two - thirds of property acreage coincident with recordation of a first phase of the Vesting Tentative Map (which will place the developed and undeveloped portions of the property into two separate parcels); • Redesign of the project grading plan to incorporate changes to the project which will likely be required by the Corps of Engineers and other public agencies —this redesign will need to include working out the details of a trail linkages along Walnut Canyon between the Moorpark Country Club Estates project and Hitch Ranch to the south; • Approval of final RPD and Vesting Map development phases and recordation of the residential portions of the Vesting Map, in phases, with staged grading to minimize environmental effects; • Implementation of off -site traffic improvements coincident with the initiation of residential construction (full funding of improvements needed at Moorpark Avenue and High Street and High Street at Spring Road); • Residential construction to be limited to 160 or 180 units (at the City's discretion) until a connection is provided in completed and accessible form through the Hitch Ranch project. Alternatively, the applicant could develop an interim secondary access to Casey Road if full buildout of the project is to occur prior to the development of Hitch Ranch. In this case, the applicant would bear the expense of the interim connection and permanent connection. Such a permanent connection would require a bond or credit letter which would need to cover connection costs (estimated to be about $700,000); and Redesign of the roadway system within the project either to eliminate private street gating or to provide a single through public street linking Walnut Canyon to the future development of Specific Plan No. 1, or a combination of public street collector connection with gated neighborhoods provided off this public'street. Chapter 3: Narrative Summary Page 19 As conceived under this alternative, completion of residential construction would occur once the connection to the Hitch Ranch is installed. Units deleted as a result of ridgeline protection or Corps directives could be transferred to this alignment to provide a residence to residence transition along this southerly access to Hitch Ranch. Alternatively, the size of the mass graded pad within the development as proposed could be reduced to further minimize geologic remediation and to prevent internal ridgeline encroachments. Under such an arrangement, the mass graded pad would be reduced in size and scope and some of the 250 approved units would be developed at a future time along the connecting road between West Pointe Homes and the Hitch Ranch. The project as redesigned generally incorporated all of the significant revisions recommended by City planning staff and the environmental consultant. The project as now proposed generally conforms to the Environmentally Superior Alternative outlined in Chapter 99 of the Final EIR. Chapter 3: Narrative Summary Page 20 CHAPTER 4 PROJECT DESCRIPTION Introduction Significant modifications to the Project Description were made in response to comments on the Draft EIR and as a result of negotiations between the applicant, City Planning Staff and the EiR consultant. These revisions were formalized during the Planning Commission hearings for this project which were held in October and November of the year 2000. The project has been amended to include the following major modifications to the original site plan: 1. A through connection between Specific Plan 1 and Walnut Canyon will be provided, 2. This through connection will be a public street: 3. Three private gated entries intersecting with this public street will provide gated access to nearly the entire proposed community; 4. The project will be constructed in phases (phasing is still being negotiated with City Staff); 5. The applicant will complete the following minimum frontage improvements along Walnut Canyon related to the project's entry requirements consistent with Caltrans standards. These improvements will include a street section with eight foot shoulders on the west side of Walnut Canyon, two twelve foot travel lanes, eight foot shoulder improvements on the east side of Walnut Canyon (unless modified by Caltrans). This final design will be consistent with the Walnut Canyon Improvement Plan. 6. The applicant will provide pedestrian linkage along the public street connecting Walnut Canyon to Specific Plan No. 1; 7. The applicant has redesigned the project to provide public street dual access consistent with County Fire Department Standards. 8. The applicant has agreed to fund, under a reimbursement agreement, improvements to the intersection of Moorpark Avenue and High Street that will restore projected after development Levels of Service to acceptable levels at this location. The improvement will be generally consistent with the schematic Option A presented in the revised project traffic report. 9. The applicant will provide a multi- purpose trail linking the Moorpark Country Club Estates and the West Pointe Homes project to a future connection with Specific Plan No. 1. The alignment of this trail system is still being negotiated but will generally follow the western perimeter of the proposed open space preserve west of the residential portion of the project. Chapter 4: Project Description Page 1 4.1 Applications Filed and Actions Requested The purpose of this EIR is to study the environmental effects of a proposed set of related applications filed with the City of Moorpark which, if approved, would enable the construction of 250 single family residences in a new neighborhood located in the north- central portion of the City within Walnut Canyon. These applications include: Vesting Tentative Tract No. 5187 Residential PD Permit No. 99 -02 General Plan Amendment No. 99 -01 Zone Change No. 99 -01 Development Agreement A copy of each application is contained in the EIR Technical Appendix (Appendix 1). General information about the purpose of the EIR, standards of evidence used in the analysis, and an overview of the thresholds of significance used by the consultants to decide if a project effect was significant or insignificant are provided in the Introduction to the EIR (Chapter 1). 4.2 Project Application History Project Application History Existing Entitlements On January 9, 1991, the Moorpark City Council approved Vesting Tentative Tract Map No. 4620 which created a set of related entitlements on the West Pointe property which would permit construction of up to 66 large lot "ranchette" type homes situated on parcels with a minimum size of five acres. These five acre lots were proposed to be distributed over the entire 350 -acre parcel which would have resulted in substantial ridgeline modifications and extensive damage to rare or sensitive plant communities. This proposal required the development of an extensive road and infrastructure network across the entire property, with no significant open space retention proposed, with all portions of the property under the ownership of private individuals. Development would have been permitted on each of the ridgelines on the property including substantial grading that would lower the dominant east -west trending ridgeline by approximately 90 feet. This approved tentative map and grading plan is not consistent with the City's adopted Hillside Management Ordinance (which was approved by the City Council subsequent to approval of Tentative Map 4620. Although Tract Map No. 4620 has not been recorded, a recordation extension was granted by the City Council which extends the validity of the map until January 9, 2001. No correlative Residential Planned Development Permit (RPD) has been approved that is consistent with the development concept for the approved tentative map and therefore the ability of the landowner to develop the property as approved is uncertain even if this previously approved map were to be recorded. Recent Application and Development Concept Planning for a Revised Entitlement Since March of 1997, the applicant has submitted four alternative development proposals to the City all of which seek to increase the number of residential lots included within the subdivision. In addition to these increases, the applicant has also proposed to concentrate all development impacts to an area constituting about one -third of the entire ownership. This use of clustering or density shifting has enabled four very important design improvements: (1) the potential for a significant dedication of rare native habitat, (2) the potential for the dedication of over 200 acres of permanent open space, (3) the potential for the preservation of the dominant east -west ridgeline on the property which is identified in the City's Hillside Management Ordinance as a significant visual resource, and (4) the development of a design concept consistent with that ordinance. Chapter 4: Project Description Page 2 The initial alternate development concept (considered in May of 1997 by the City's Affordable Housing /Community Development Committee) included a combination of estate lots and conventionally sized lots for a total of 450 units on the 350 -acre site. A second development concept was presented to the City Council on March 4, 1998 that proposed a reduction in the number of units to 350 clustered in the eastern portion of the site and the addition of an open space reserve area. This plan was referred to the City's Affordable Housing /Community Development Committee for further review. Prior to final review by the Committee the applicant further reduced the overall unit count to 250 homes. On April 22, 1998, the Ad Hoc Committee recommended that the City Council authorize the processing of a project with a maximum of 250 residential units concurrent with a General Plan Amendment and Zone Change. This concept was approved by the City Council under Pre - Application 97 -1 on June 17, 1998. As a result of the June 1998 City Council Actions, planning staff was authorized to initiate processing the following entitlements and permits: Vesting Tentative Tract No. 5187 Residential PD Permit No. 99 -02 General Plan Amendment No. 99 -01 Zone Change No. 99 -01 Development Agreement After reviewing the environmental documentation submitted by the applicant and after considering the potential significance of the requested General Plan Amendments to the City's long term circulation and public facilities planning, a determination was made that an EIR should be prepared. The rationale for this decision was based on the environmental record assembled by the applicant which suggested that impacts on biological resources, wetlands and riparian resources, traffic, and cumulative air quality may exceed established thresholds of significance. In addition, since the General Plan Amendment proposed by the applicant would result in development in excess of the planned infrastructure capacity in the existing General Plan, both findings and overriding considerations could be required to approve the project. Therefore, a Notice of Preparation, Initial Study, Project Description, and EIR scope of work was released for public review in August of 1999. Comments received by the public were considered in preparing a scope of work for the EIR. Between February and March of 1999, the applicant's environmental consultant prepared a series of proposed mitigation measures to be incorporated into the Project Description. These measures addressed surface and ground water quality, habitat management for biological resource preservation, landscaping and lighting, community design, and related concerns. Between November of 1999 and January of 2000, the City's EIR consultant reviewed and modified these proposals for mitigation to be incorporated into the Project Description. In addition, clarification was obtained as to specific applicant offers made regarding the permanent preservation of on -site open space. The resulting mitigation measures incorporated into the Project Description are summarized in Section 4.8 of this Chapter. Mitigation Measures Incorporated into the Protect Description in Response to Comments In response to comments on the Draft EIR, the applicant made the following amendments to the Project Description during Planning Commission hearings held in November of 2000. These changes included. 1. Amending the Project Description so the development would be connected to Specific Plan 1 (to the southwest); 2. Modifying the street system so the formerly private street system would be developed as a combined public street system with intersecting gated private streets; Chapter 4: Project Description Page 3 3. Changing the fire safety ingress- egress plan so access is planned to the east (to Walnut Canyon Road) and to the south (through Specific Plan No. 1) to Los Angeles Avenue; 4. Providing street improvements consistent with the Walnut Corridor Plan as interpreted by the City. These improvements include full Caltrans complying widening (12 foot travel lane and 8 foot shoulders) along frontage and improvement of the opposite side of the road with a partially complying Ca/trans design section (12 foot travel lane and a minimum of 4 to a maximum of 8 foot shoulders depending on existing shoulder width, the need for retaining walls in excess of 6 feet, and other variables); and 5. Funding the improvement of Moorpark and High Street to ensure Level of Service C operating capacity with buildout of the project and cumulative development through the year 2005 —this improvement would be made under a reimbursement agreement arrangement so future development would fund a pro -rata portion of the intersection reconstruction; 4.2 Requested Approvals and Entitlements The following approvals and permits are required to enable the development to proceed as proposed. These approvals are organized in order of priority (if all applications are not acted on concurrently). Approval Recommendation to Approve the CEQA Document Certification of the CEQA Document General Plan Amendment/Zone Change Vesting Map Residential Planned Development (RPD) Permit Project EIR Certification 1603 Agreement/401 and 404 Permits Agency Planning Commission City Council Planning Commission & City Council Planning Commission & City Council Planning Commission & City Council City Council Department of Fish and Game U.S. Army Corps of Engineers U.S. Fish and Wildlife Service State Water Resource Board Regional Water Quality Control Board Other permits, approvals, and conditions that must be satisfied to obtain final ministerial development permits are summarized in Chapter 20 of the EIR (Mitigation Monitoring Program). Specific requests related to General Plan and Zoning modifications for the property are: ➢ To amend the General Plan Designation for the property from RL (Rural Low Density) to RH (Rural High Density) and OS (Open Space) ➢ To amend the applicable zoning from RE -5 acre minimum lot size to RPD 1.78 dwelling units per acre [residential portion of the project], OS (Open Space) [conservation easement and open space dedication], and I (Institutional use) [flood control and water supply facilities]. Chapter 4: Project Description Page 4 4.3 The West Pointe Homes Property: General Physical Description The proposed project site is located in the northern portion of the City of Moorpark within Ventura County. The project location in relation to the surrounding region is illustrated in Figure 4 -1. The site is composed of nine parcels that, when assembled, comprise 350 acres of property which is configured into a relatively narrow east -west trending rectangular boundary. The primary site frontage is located adjacent to Walnut Canyon Road (State Route 23). All access (ingress, egress, and interim secondary fire access) is proposed to be served by Walnut Canyon Road. The property has approximately 1,700 feet of frontage along this state highway. The western two- thirds of the property (about 250 acres) is proposed to be placed into a conservation and open space easement. This portion of the project area is separated from the area of proposed cluster development by a north -south ridge. The western two- thirds of the property within this proposed easement area drains westerly towards Gabbert Canyon while the eastern third of the property where development is proposed drains towards the Walnut Canyon drainage adjacent to State Route 23. The western boundary of the property is over a mile (approximately 7,000 feet) west of Walnut Canyon Road. The project site and local setting are illustrated in Figure 4 -2. The West Pointe property consists of piedmont type foothills defined by two ridgelines trending from the northeast to the southwest across the site. There is a large internal valley system between these two ridgelines which is partitioned by a north -south trending ridgeline; the western valley is where the open space component of the project is proposed while the smaller eastern valley system adjacent to Walnut Canyon is proposed for cluster development. The southern ridgeline preserved as part of the Moorpark Country Club Estates project is part of the northerly ridge system in the West Pointe Homes development. All of these ridgelines are visible from other areas within the City such as the intersection of Los Angeles Avenue and Moorpark Road. The north -south ridgeline which partitions the property into an eastern and western valley system is the primary ridgeline visible from the segment of Walnut Canyon Road adjacent to the site. Consistent with the Hillside Management Ordinance mapping of primary ridgelines visible from the Los Angeles Avenue Corridor (the Little Simi Valley floor), the east -west trending scenic ridgelines have been proposed for preservation while the shorter north -south ridgeline, which is not mapped as a significant ridgeline in the City's Hillside Management Ordinance exhibit or General Plan Land Use Element, is offered for modification in a manner which is generally consistent with contour grading practices recommended in the Hillside Management Ordinance. None of the ridgelines to be impacted by mass grading are identified in the Open Space, Conservation and Recreation Element of the City of Moorpark General Plan as significant ridgelines nor are any of the ridgelines within the mass grading boundary identified as significant on the Ridgeline Exhibit attached to the City's adopted Hillside Management Ordinance. Chapter 4: Project Description Page 5 i• _i 14 I I I I :I 1= I' I I I : 4 i` WHEELER SPRINGS . MjP�A MO L LAKE -OF THE -WOOpS Kern C~ .� I •e•••�•sr•s>.••��••��••��••��•• FRAZIEF Viarury Crwnn a: PARK 1 Kerry Cnuur, L•, An ¢r'e, C, vary, 'LOCKWOOD VALLEY 1- ` 1 __i +,_. —_ IA LOS 1 PADRES ia't ,vAT101V4L �• FOREST V $ctiPr •_ Cund<�r OJAI $(lrtitm�r :- r. SUMMIT — •-••]__- -- --_.� BUCKHORN FILLMORE�'• ^+-- I�.r'��, ATIi VII tF_ST I _ J OAKVIEW PIRU � � LA CONCHITA '�✓ CASITAS SPRINGS BARDSDALE lake Cavuu SEA CLIFF FOSTER PARK 23:. SANTA PAULA PROJECT ` LOCATION MOORPAR ' VENTURA SATICOY - -� SOMIS 1!$ MOORPA• SIMI VALLEY SANTA ! ACRES SUSANA - - TALVO NYELANO ACRES a I CAMARILL NEWBURY 34 BARK I OXNARD HOUSAND OAKS ■_- –SEA• 1r•.•�.. �..r ■ ,. VENTU PARK z1 LAKE SHERWOOD• 221 _ PORT HUENEME e� POINT MUGU o' *[Regional Setting Figure West Pointe Homes 4.1 City Of Moorpark, California Crn graphics File Name: WP Exhibits - V (pg.1) / WP Regional Setting.scan C LOS ANGELES AVENUE w im. 26W 52W (+ mils; ■i::r SGALE Ni FEET Local Setting Figure West Pointe Homes 4 -2 City Of Moorpark, California cax9..phi-- File Name: WP Exhibits - V (pg.2) / WP Regional setting.scan It 23 a (j a 1, 0P� �• z �. o D y n ' a a i C � BROADWAY r J � � m z C7 C D -i LOS ANGELES AVENUE w im. 26W 52W (+ mils; ■i::r SGALE Ni FEET Local Setting Figure West Pointe Homes 4 -2 City Of Moorpark, California cax9..phi-- File Name: WP Exhibits - V (pg.2) / WP Regional setting.scan The project site has been previously disturbed, primarily due to agricultural activities (historic land clearance /grazing), grading for dirt roads and one equestrian arena, disking for weed abatement and fire management purposes, and debris dumping (cars, concrete, fill material, etc.). The vegetation communities on the site consist of Venturan coastal sage scrub, along with native and non - native grassland, coyote brush scrub, mule fat scrub, riparian (i.e., streamside vegetation) scrub, California walnut woodland, non - native woodland, and disturbed /ruderal (i.e., weedy) communities. Vegetation within the property boundary consists largely of scrub and grassland habitats. Venturan Coastal sage scrub is the dominant plant community, covering approximately sixty (60) percent of the hillsides on the site. Non - native and other disturbed grasslands dominate the lower portions of the site. Small areas of alluvial fan scrub are located within the eastern third of the property where development is proposed. An intermittent to ephemeral riparian system descends southerly within Walnut Canyon along the eastern perimeter of the project boundary. The western two - thirds of the property drains towards Gabbert Canyon Creek and flows through the western third of the site in a southwesterly direction, and is the main drainage tributary for the project. An unnamed tributary to Gabbert Canyon Creek flows from east to west through the western valley system. A short section of an unnamed drainage runs parallel to Walnut Canyon through the eastern portion of the site and intersects Walnut Canyon Creek south of the Tract boundary. The applicant is presently finalizing plans for the development of regional flood control, detention, and debris basins within these drainages. The construction of these improvements will require the acquisition of an Individual Permit from the Corps of Engineers and other permits and approvals from trustee state and federal agencies. The ultimate design of the roadway frontage along the project may require some modification of these basins as presently planned. The General Plan for the City presently designates the property for low density residential uses at an overall density of one dwelling unit per five acres (RL - Rural Low Density: 1 D.U. per 5 ac.). The zoning for the site is RE -Rural Exclusive -- with a 5 acre density requirement consistent with the General Plan. Surrounding land uses consist of citrus agriculture to the north and west, low density residential with some equestrian uses to the east, and undeveloped private low density residential property to the south. More detailed information about the environment comprising the property is presented in individual chapters of the EIR. The area immediately north of the project site contains the site of the approved 655 -acre Moorpark Country Club Estates project. This project, which is being developed by Toll Brothers, consists of 216 executive homes and two golf courses. This project is now under construction. Two existing single family residences and horse ranch are also situated north of and immediately adjacent to the West Pointe project. The large, undeveloped open area south of the West Pointe Homes project is within the boundary of Specific Plan Area No. 1. This Specific Plan includes a range of residential densities most of which are more urban in form and density than the West Pointe proposal. Other land uses to the south include a 10 -acre single family residence, and a vacant residential property. Walnut Canyon Road is located to the immediate east of the project site. Specific Plan No. 2 is situated across Walnut Canyon east of the project boundary. One single family residence and open space are located west of the site. Chapter 4: Project Description Page 8 4.4 Project Goals, Objectives and Components The applicant's goal is to obtain entitlement permits necessary to develop a combined residential, recreational and open space development in the northern part of the City of Moorpark. The residential design concept proposes creation of a rural residential neighborhood in a small valley system descending towards Walnut Canyon Road. This neighborhood would be developed with a street grid consisting of a main internal collector street with a series of relatively short cul -de -sac tributary streets. The proposed lot layout would result in the construction of 250 homes on lots averaging about 10,000 square feet. Lot sizes would range from about 8,000 to 14,000 square feet. The recreational component includes a proposal to develop a trail system and common open space with limited recreational amenities. The western two - thirds of the project area would be placed into an irrevocable open space /conservation easement to preserve ridgelines, open space, and rare plant communities. Each component of the project is described in more detail below. The general ridgeline configuration and topography of the development is illustrated in Figure 4 -3 and the Vesting Map and preliminary grading plan is displayed in Figure 4 -4. The ridgeline configuration exhibit illustrates that the most visible ridgelines within the project boundary, including all ridgelines visible from the Little Simi Valley flood along Los Angeles Avenue, will remain unmodified. Minor ridgelines within the project boundary which are visible from the Walnut Canyon Corridor will be modified. However, these changes, as proposed, would be consistent with the City's Hillside Management Ordinance. The major change made in the Vesting Map subsequent to review of the Draft EIR has been the inclusion of a through public roadway which will link Walnut Canyon Road and the street system of Specific Plan No. 1. Private gated streets provide access for residences within the project boundary. The project open space boundary has been amended to reflect changes in the street system and the proposal to create a trail system linking the Moorpark Country Club Estates project to the north and neighborhoods of Specific Plan No. 1. The general location of the proposed development and open space dedication and trail linkage corridor is displayed in Figure 4 -5. A 1.5 million gallon water tank would be constructed in the north- central portion of the site to serve the homes. Space within the water tank pad would also be provided for the construction, by Ventura County Public Works District No. 1, of a second water tank for future development within the pressure zones surrounding the project. Two National Pollution Discharge Elimination Systems (NPDES) /detention basins would be constructed near the proposed homes. A Ventura County Flood Control District regional debris/detention facility is also proposed to be constructed on the site adjacent to Walnut Canyon Road. This debris /detention facility would conform with the Gabbert and Walnut Canyon Channels Flood Control Deficiency Study prepared for the City of Moorpark by Robert Bein, William Frost & Associates (March 1997). A road culvert and trapezoidal channel would be constructed to pass off -site drainage from north of the site, through the developed portion of the project, where it will be returned to the natural watercourse before leaving the site. Chapter 4: Project Description Page 9 n m��� File Name: WP-H (pg.16) / scan WP simulation.before.scan .:7 404,. 1 irr .. j. ._.. . . . ,,,,, . • . . ...„ I ,, ... :,..„.;. --; ii;... qra • wd , - _ . _� ..- -�-...�...� _ ..... .,,pit ..T Ridgelines & Topography Within the Project Boundary Figure West Pointe Homes • City of Moorpark, California 4-3 c Ridgelines & Topography Within the Project Boundary West Pointe Homes • City of Moorpark, California Figure 4 -3 r'. -1 ■ f C2) I 1 A i VICINITK A4 DDOOKO sow fl-An l 1IF. ............& +r�x'ie,aroT "sue ,yy`a �a y s,, ar a y� �2q@a•¢ �P x�+*$7 }t` #pF _ > 61`f_st ,ag. 3a y t r ° `Jia {j if •;6 hE 10/129/01 IV GRAPHIC SCALE J Revised Vesting Tenative Tract and Phasing Map West Pointe Homes •City of Moorpark, California Filename: Final Vestinq Map / Scan: WPFinainnan rif Figure 4 -4 «x � w P E N zo 5**A P A e FUTURE CMNECTION POINT TO S�.P. No. *0 4 400WXMOWMW AW MW * w w wlw► '#I o 4 w Malf rM www TRAIL HEAD-FUTURE COMMON POINT TO NATURAL P I SPACE FUTURE T Sag , i FUTURE CONI TO WALNUT CAN Connection Map t Pointe Homes City of Moorpark, California f L � Figure 4 -5 No grading, home construction, or changes are proposed for the prominent east -west ridgeline that is visible from other areas with Moorpark. The north -south ridgeline in the eastern portion of the site would be subject to grading and construction. A 200 to 300 -foot buffer would be provided between to nearest homes and Walnut Canyon Road. A trail would be along Walnut Canyon that would connect with the trail network provided by the Moorpark County Club Estates Project and Hitch Ranch Specific Plan No. 1. This would allow increased public use of the site for recreation purposes. An additional trail system may be developed along the alignment of the existing utility access road that proceeds westerly from the West Pointe Homes residential component into the proposed conservation easement area. An improved potential trail alignment already exists as a maintained access road. Any use of this utility maintenance corridor for trail purposes should be limited to non - motorized uses (pedestrians, bicycles and equestrians). Construction of the project is proposed to begin in the year 2001. The development area would be mass graded with all backbone infrastructure, improvements to Walnut Canyon Road, on -site water tank, and biological resource mitigation occurring during this first phase. Based on absorption rates typical of homes in the local market area similar to the home types proposed for this project, a more realistic completion date for buildout would be 2003 to 2005. If the City adopts the environmentally superior alternative proposed by the consultant (in Chapter 19 of the EIR), buildout would occur in two phases which could be further partitioned into subphases. The two proposed phases of construction would preclude the development of about 1/3 of the requested unit count (85 homes) pending completion of a southerly roadway connection through the Hitch Ranch Specific Plan 2 property. In response to the request to develop more homes than are permitted under existing General Plan designations, the applicant is proposing to pay the City a $7,000 per unit impact fee, in addition to the normal impact fees imposed by the City, in order to mitigate potential impacts to City services. The applicant would also pay a unit based fee to the City to help offset affordable housing program requirements. These fees would be finalized and agreed upon in the Development Agreement for the project. The Residential Component: A New Executive Home Rural Residential Neighborhood in the City of Moorpark Development Concept The applicant is proposing to subdivide a 350 acre property in the northern part of the City of Moorpark into a residential development comprised of 250 homes on approximately 100 acres and creation of a single approximately 250 acre open space parcel. The residential properties would be situated in a clustered configuration on the lower elevation portions of the western third of the land assembled within the project boundary. A new residential collector street would be constructed as a meandering central access road which would serve a series of cul -de -sac streets. Project Configuration The configuration of the development has been planned in three major tiers as illustrated in Figure 4- 4. The lowest tier of homes would be placed adjacent to Walnut Canyon Road with the proposed drainage and detention improvements situated between this roadway and the first tier of homes. The second tier would be separated from the first tier by an enhanced open space riparian /drainage conveyance feature. The third tier of homes would be situated within higher elevation landforms in a Chapter 4: Project Description Page 13 small valley system below the dominant east -west ridgeline defining the northern perimeter of the project. If approved, the proposed project will result in more intensive residential occupancy of the property than would be permitted under the General Plan designation. The requested entitlements would increase the permitted number of dwelling units from 66 to 250, a net increase of 184 units (a 378% increase). This requires amending the General Plan Land Use designation from RL to RH (changing from rural low density to rural high density) and rezoning the property to RPD -1.78 dwelling units per acre. Chapter 5 of the EIR discusses in detail the land use and planning consequences of this General Plan Amendment and Zone Change. At the same time, the applicant is proposing to donate an open space conservation easement over an area of about 250 acres of the property and to provide for perpetual preservation of this portion of the property. Therefore, overall, while the density of the approved entitlement is proposed to be increase by 184 residential units, about 250 acres of prime native habitat and associated ridgelines would be retired from potential development and redesignated as permanent open space. This open space could be placed in a resource management open space designation if the City includes such a new designation in the revisions to the Open Space and Land Use Elements that are presently ongoing. Architectural Planning and Residential Planned Development Permit Details The residential design concept for the project will incorporate architectural planning, home size and styles, and lot sizes that are consistent with the proposed development to the immediate north (Moorpark Country Club Estates). Both of these projects are proposed to be relatively large lot single family private /semi- private residential subdivisions designed to serve the local and regional demand for executive style homes on large lots surrounded by open space. RPD permit details address prototype design standards for the proposed project including architectural restrictions, fencing details, landscaping requirements, finish grading guidelines, and property amenity restrictions. The applicant prepared guidelines to satisfy the City's Residential Planned Development Permit (RPD No. 94 -1) information requirements. Open Space Component Private Open Space to be Maintained by the Homeowners Association The applicant is proposing an open space plan that will incorporate the western two- thirds of the property into a Conservation Easement/Conservation Dedication and internal open space within the development boundary. None of the proposed open space would be transferred at this time to a public land management agency. Within the proposed development boundary where the residential development will occur, open space will be either maintained, landscaped open space (flood conveyance areas, drainage structures, open space lots, slope maintenance areas, fuel modification zones) or unmodified open space (the area between the outer perimeter of the fuel modification zones and the eastern boundary of the dedicated approximately 250 acre conservation area). Information about the legal and tax consequences of this donation as envisioned by the applicant is provided in Appendix 1 of the EIR. Private open space under the management of the project Homeowners Association will include: ➢ Landscaped entrance area and entry monument; ➢ Medians and parkways within the project; Chapter 4: Project Description Page 14 ➢ Landscaped riparian/flood conveyance features (primarily Lots 251, 252, 254) and ➢ Fuel Modification Zones and slope maintenance areas (dominantly Lot s 254, 256, and 258) Detailed planning regarding the configuration of these open space lots adjacent to some proposed residential lots may be required to ensure that all slope maintenance areas are included within areas of HOA rather than individual homeowner responsibility. Open Space Easement for Conservation and Ridgeline Protection The purposes of this approximately 250 acre easement are: • To provide long term preservation of the scenic and dominant ridgelines on the property; • To provide a permanent preserve within which a significant stand of Venturan Coastal Sage Scrub can be maintained in perpetuity; • To initiate riparian restoration within at least one portion of this preserve to ensure that birds and other fauna will have access to a permanent water supply within the dedication which may reduce home range requirements and provide a meaningful habitat refuge; • To eliminate potential ridgeline grading impacts associated with Vesting Tract Map 4620 and to minimize the complexity and cost of infrastructure extensions; • To provide essential habitat for the maintenance of populations of rare birds, plants, and other species of special interest; and • To ensure that in exchange for a density increase overall for the property, a significant area of open space is permanently preserved. The details of how this Conservation Easement will ultimately be made are presently being discussed by the City and landowner. The landowner will maintain fee ownership of the conservation area covered by the Conservation Easement that will: ■ Allow the placement of the property into an Open Space resource protection designation consistent with the City General Plan and Zoning Ordinance; ■ Have as a primary conservation purpose to maintain the quality of the native habitat within the donation area; and • Have as a primary open space purpose to ensure the perpetual preservation of open space buffer areas between adjacent master planned residential developments and to ensure protection of ridgelines. Refer to Section 4.8 of this Chapter for specific language proposed to satisfy these requirements. Chapter 4: Project Description Page 15 The Recreational Project Components: Common Recreational Facilities and Regional Trail System Connections Common Recreational Facilities Independent Homeowners Association recreational facilities have been formally proposed as part of the project. The applicant has developed a preliminary schematic that includes several recreational amenities. These facilities are described and illustrated in the Environmentally Superior Alternatives discussed in Chapter 19. A swimming pool, tennis courts and congregation and assembly buildings has been included in the plans. The applicant has been conditioned to comply with RPD requirements regarding provision of such facilities. Such facilities are essential to proper urban design, particularly for clustered residential neighborhoods. Regional Trail System Connections The applicant is proposing a regional trail system connection to existing and planned trail systems on adjacent properties as a component of the project. Early planning for this trail system suggested that existing equestrian associations in the area were seeking a second east -west connecting trail linking the Gabbert Canyon drainage and related equestrian trails to Walnut Canyon. Since the Moorpark Country Club Estates project has been required to provide such an east -west link, creating an additional system, parallel to the Country Club Estates trail, may be redundant. On the other hand, an existing utility access road along this east -west alignment already exists (which traverses the proposed conservation easement area) and therefore use of this previously dedicated maintenance road for a trail linkage should not be ruled out. However, one of the open space management recommendations in the biological resource chapter of this EIR is that the open space preservation area not be traversed centrally by a trail system to ensure the biological viability of the donated area. Therefore, the EIR consultant encouraged the applicant to provide a north -south link between the Country Club Estates trail system and potential trail connections to the south (which could be incorporated into the Specific Plan 1 project design) to provide a full loop trail through the City's northern foothills. The applicant has agreed to provide such a trail linkage along the corridor illustrated in Figure 4 -5. The modification of the existing Circulation, Equestrian and Bikeway maps are components of the General Plan Amendment Application submitted by West Pointe Homes. 4.5 Infrastructure Development for the Project Ingress and egress to the project site would be via Walnut Canyon Road (State Highway 23). A single public access and two emergency access points have been proposed by the applicant. Both accesses are illustrated on the Vesting Tentative Map. The first emergency access descends northeasterly from one of the private streets in the project and intersects Walnut Canyon just north of the proposed detention basin. This emergency evacuation route is about 600 feet long and is only 800 feet north of the main entrance intersection with Walnut Canyon. The second emergency access is situated in the north western corner of the project and links a cul -de -sac between the proposed water tanks for the development (to the northwest) and the proposed estate lots (to the north east). This emergency access proceeds off the property where it joins the alignment of a private driveway that traverses the adjacent property to the north (owned by P. Peterson); an easement agreement for the use of this driveway for emergency ingress and egress has been obtained by the applicant. This emergency route also intersects with Walnut Canyon Road. All three emergency access points are oriented easterly towards Walnut Canyon Road. According to the Fire District (personal communication, July 2000), an emergency access arrangement with dual access using public or private streets oriented at least two different cardinal directions is preferred. Chapter 4: Project Description Page 16 Road segment and intersection capacity improvements will be required; the scope of these improvements and alternative circulation improvement plans are discussed in Chapters 14 (Transportation /Circulation) and 19 (Alternatives) of the EIR. In addition, water, power, and sewer line extensions will be required to serve the project. No Master Infrastructure Plan has been developed for the project. Available information about infrastructure development is provided in Appendix 4 of the EIR, and in Chapters 8 (Groundwater Supply and Water Quality), 13 (Growth Inducement) and 15 (Public Services and Private Utilities). Downstream hydraulic and flooding related impacts will be offset by developing sufficient retention basin capacity within the project boundary to prevent any increase in water flow from pre - development conditions. Chapter 9 of the EIR (and correlative technical data in Appendix 5) describes proposed drainage improvements and the environmental consequences of these improvements. More detailed information about the project is provided in the following Project Synopsis and Statistical Description. Chapter 4: Project Description Page 17 4.6 Project Synopsis and Statistical Description Project Title: West Pointe Homes Entitlement Requests: Vesting Tentative Tract No. 5187 Residential PD Permit No. 99 -02 General Plan Amendment No. 99 -01 Zone Change No. 99 -01 Location: The project is situated in the northern portion of the City of Moorpark adjacent to Walnut Canyon (Highway 23) between the Moorpark Country Club Estates Project and Specific Plan 1 (Hitch Ranch). The location of the project in relation to the local and regional setting is displayed in Figure 4 -1. Acreage: 350 acres Applicant: West Pointe Homes 960 Westlake Boulevard Suite 204 Westlake Village, California 91361 (805) 370 -0075 Assessor's Parcel Numbers: 500 - 260 -025 500 - 260 -045 500 - 260 -075 500 - 260 -085 500 - 260 -095 500 - 270 -090 500 - 270 -140 500 - 270 -155 500 - 270 -165 Project Components: 250 single family executive homes (market rate) Conservation Easement (250 acres) Minor recreational amenities (trail connections and trail system) Debris and detention basins 1.5 million gallon potable water reservoir Completion of improvements specified in the Tract 4928/Tract 5187 Master Water and Sewer Plan Private open space to be maintained by the project HOA The project Vesting Tentative Map (Figure 4 -4) illustrates how these land uses have been integrated into a planned development community. The components comprising the project are also identified with correlative acreages in Table 4 -1: Land Use Summary. Chapter 4: Project Description Page 18 Utilities and Services: Cable: To be determined. Electric: Southern California Edison Company 3589 Foothill Drive Thousand Oaks, California 91360 (805) 494 -7040 Telephone: Pacific Bell 2130 Ward Avenue, Room 124 Simi Valley, California 93065 (805) 583 -6515 Gas: Southern California Gas Company 9400 Oakdale Avenue Chatsworth, California 91313 (818) 701 -3321 Water and Sewer: Ventura County Water Works District 1 7150 Walnut Canyon Road Moorpark, California 93021 (805) 584 -4831 Project Land Uses: The proposed project is comprised of residential units, open space dedications, and minor recreational amenities. Lot Configurations: Figure 44 displays the proposed lot, street, and recreational component configuration for the project. Typical lot coverage concepts have been developed for the residential portion of the project. The applicant is presently developing RPD development regulations including typical building placement and lot configuration concepts. The basic urban design concepts for the project will be subject to additional review (refer to Chapter 15 for additional discussion). Property Owner \Developer: West Pointe Homes, Inc. 960 Westlake Boulevard, Suite 204 Westlake Village, California 91361 Contact: Vince Daly Applicant's Engineer: Crosby Mead and Benton and Associates 6345 Balboa Boulevard Suite 140 Encino, California 91316 Estimated Population: 250 dwelling units x 3.13 persons per household = 783 persons Chapter 4: Project Description Page 19 Existing and Surroundin Land Uses: Existing land use within the property is open space. Limited agricultural activities, including grazing of cattle and horses, has occurred on the property historically. Surrounding land uses are summarized below: North: Moorpark Country Club Estates (residential, recreational, open space) South: vacant / grazing land and Specific Plan 1 East: vacant/low density residential, Specific Plan No. 2, and the proposed SunCal Project West: mixed agriculture / low density residential Vesting Map Configuration: The Vesting Tentative Map for this project is presented in Figure 4 -4 Phasing Plan & Grading: None provided. Presumably, buildout of the project would occur over about a five year period (assuming an absorption rate of about 50 houses per year). According to the applicant, mass grading, infrastructure development and installation, and improvements required for the street system within the project boundary would be completed in a single phase. Buildout of homes would occur under a phasing plan to be approved as part of the RPD. Planning Studies: Existing studies available for agency review pertaining to this project can be obtained from the Moorpark Community Development Department or from the City's EIR consultant. These reports include: • A draft Initial Study and environmental resources analysis prepared by Impact Sciences, Agoura Hills (Initial Study Checklist Form and Supporting Documentation, West Pointe Homes, Ventura County, 1999). Technical reports including environmental inventories, mitigation planning and constraints analyses addressed in this Expanded Initial Study included biological and cultural resources, noise, air quality. • A preliminary drainage report (Tentative Tract No. 5187, Preliminary Drainage Study and Hydrology Calculations, February 1999, Crosby Mead Benton and Associates • A Phase I and II cultural resources survey (Phase 1 and 11 Archaeological Survey and Cultural Resources Assessment for the West Pointe Homes Project, 1998 and 1999, Stephen Horne, Phd., Anthropological Consultation) • A geological evaluation of the property (Geotechnical Synopsis, Tentative Tract No. 5187, Walnut Canyon Road, City of Moorpark, February 1993, Geolabs - Westlake Village). • A Hillside Management Conformance Report prepared by Crosby Mead Benton and Associates, 1999 Chapter 4: Project Description Page 20 • A traffic impact assessment prepared by Associated Transportation Engineers (West Pointe Homes, Moorpark, California: Traffic Circulation Study), prepared by ATE, November 1999. A geological evaluation of the property (Geotechnical Synopsis, Tentative Tract No. 5187, Walnut Canyon Road, City of Moorpark, February 1993, Geolabs - Westlake Village). 4.7 Cumulative Developments: Data Base for Impact Analysis Legal Considerations An EIR must discuss "cumulative impacts" when they are significant. (Guidelines, section 15130, subd. (a).) CEQA Guidelines define cumulative impacts as "two or more individual effects which, when considered together, are considerable or which compound or increase other environmental impacts." (Guidelines, section 15355; see also section 21083, subd. (b).) The Guidelines state further that "[I]ndividual effects may be changes resulting from a single project or a number of separate projects." (Guidelines, section 15355, subd. (a).) "The cumulative impacts from several projects are [defined as] the change in the environment which results from the incremental impact of the project when added to other closely related past, present and reasonably foreseeable probable future projects. Cumulative impacts can result from individually minor but collectively significant projects taking place over a period of time." (Guidelines, section 15355, subd. (b)•) The requirement to discuss cumulative impacts is intended to prevent agencies from taking a "serial, one - plan -at -a -time' approach to environmental analysis. (Libeu v. Johnson (Ist Dist. 1987) 195 Cal.App.3d 517, 526 [240 Cal.Rptr. 776, 780].) Unless cumulative impacts are analyzed, resources can be committed to a course of action before an understanding long -term impacts can be evaluated. One court decision has described problems of approving projects without first preparing adequate cumulative impact analyses: The purpose of this requirement is obvious: consideration of the effects of a project or projects as if no others existed would encourage the piecemeal approval of several projects that, taken together, could overwhelm the natural environment and disastrously overburden the man -made infrastructure and vital community services. This would effectively defeat CEQA's mandate to review the actual effect of the projects upon the environment. Las Virgenes Homeowners Federation Inc v County of Los Angeles (2d Dist. 1986) 177 CalApp.3d 300,306 [223 Cal.Rptr. 18,23].) The discussion of cumulative impacts must reflect the severity of the impacts and their likelihood of occurrence; however, the discussion need not evaluate cumulative impacts to the degree of specificity required for project specific impact analysis. "The [cumulative impact] discussion should be guided by standards of practicality and reasonableness. " (Guidelines, section 15130, subd. (b).) The cumulative analysis of the project's traffic impacts was revised in response to comments. The amended findings in Chapter 14 of the EIR (Transportation and Circulation) reflect the revisions to the traffic report prepared for the project (included in the Technical Appendix). Refer to the cumulative project list contained in this appendix for detailed information about projects included in the 2005 and 2015 projections for City -wide buildout. Chapter 4: Project Description Page 21 To be adequate, a discussion of cumulative effects must include the following elements: Either (a) a list of past, present, and reasonably anticipated future projects, including those outside the agency's control, that have produced, or are likely to produce, related or cumulative impacts, or (b) a summary of projections contained in an adopted General Plan or related planning document that is designed to evaluate regional or area -wide conditions, provided that such documents are referenced and made available for public inspection at a specified location; A summary of the individual projects' expected environmental effects, with specific reference to additional information stating where such information is available; and A reasonable analysis of all of the relevant projects' cumulative impacts, with an examination of reasonable options for mitigating or avoiding such effects. (Guidelines, section 15130, subd. (b).) As used above, the terms "past, present, and reasonably anticipated future projects" include not only projects currently under construction, but also related "unapproved projects currently under environmental review." ( "Discussion" following Guidelines, section 15130.) In some instances, moreover, even projects that are not yet formally proposed may be "reasonably foreseeable" for purposes of a proper cumulative impacts analysis. In addition, some projects may be "reasonable foreseeable" even though they may never be built. The lead agency must use reasonable efforts to discover, disclose, and discuss" related past, present, and future projects, even if under review by other agencies. Such related projects must be analyzed, regardless of whether they each required EIRs, negative declarations, or were exempted from CEQA. (Discussion, following Guidelines section 15130.) For the proposed project, transportation and circulation, noise, seismic conditions and flooding, biological, cultural, air quality, and public service cumulative effects were analyzed through the use of (1) General Plan Buildout estimates contained in the cumulative project analysis prepared for the recent and on -going City General Plan Update process and (2) buildout projections associated with major Specific Plans presently being considered by the City. The use of the General Plan Update was deemed appropriate since few major land use changes or uncontemplated project developments have been approved in Moorpark since completion of the Update. Cumulative impacts are discussed as appropriate in various individual EIR chapters and in the relevant Technical Appendices (e.g., traffic, drainage and flood control planning, etc.). 4.8 Mitigation Measures Incorporated Into the Project Description As a result of the environmental analysis completed for this project, modifications and amendments have been recommended to the Project Description. In addition, several alternatives to the project as proposed (evaluated in Chapter 19) reduce the impacts of the project to greater or lesser degrees. The applicant has agreed in concept to modify the originally proposed Project Description to incorporate the following mitigation plans. Modifications to these mitigation plans may be made prior to certification of the Final EIR. Incorporation of these measures has substantially reduced the environmental effects of the project on groundwater supplies and surface water quality, air quality, biological habitats and communities, and issues related to aesthetics and preservation of the rural character of the surrounding neighborhood. Habitat Enhancement Plan Prior to issuance of grading permits, the Director of Community Development shall approve a Habitat Enhancement Plan which shall be integrated into the Landscape Plan for the project. The intent of Chapter 4: Project Description Page 22 the Plan would be to protect on -site natural systems, trees and resources and to devise methods for integrating planting suitable for recreational activities into the Landscape Plan. The Plan shall also provide guidance regarding revegetation of wetland /riparian areas that will be disturbed by construction. The advice provided in this Plan should apply to all existing or created on -site oak woodlands, riparian areas, detention basins and fuel modification zones. The purpose of this plan shall be to increase the biological carrying capacity of these areas. Impacts of Project Occupancy on the Proposed Open Space Dedication Area Pets and other domestic animals shall be prohibited from the remaining open space areas and in any revegetation areas on the project site unless restrained by leash and accompanied at all times by the owner or responsible party. Fencing of sufficient height and design shall be constructed between the edge of the fuel modification zone and the natural areas to prevent humans and domestic animals from entering open space habitat areas. Final fence design shall be approved by CDFG and the City. Fencing will not be placed within the jurisdictional areas of the site. Human access into the open space areas shall only occur in designated locations (i.e., existing trails). All motorized vehicles shall be prohibited from entering the preserved natural open space areas. Posted prohibitions against human, domestic animal, and motorized vehicle use in preserved natural open space areas shall be established by ordinance and /or CC &R's and installed in appropriate intervals along the open space /development and boundary. The CC &R's shall also state that tree houses shall not be constructed in remaining trees within the natural open space areas of the site. Interpretative signs shall, be constructed and placed in appropriate areas, as determined by a qualified biologist, that explain the sensitivity of natural habitats and the need to minimize impacts on these natural areas. The signs will state that they are entering a protected natural area and that all pedestrians must remain on designated trails, all pets are restrained on a leash, and that it is illegal to harm, remove, and /or collect plants and /or animals. The project applicant shall be responsible for installation of interpretive signs and fencing. Introduction of Non - native Plant Species Certain ornamental plants are known to escape from planted areas and invade into native plant communities. In order to protect the native plant communities that are located within the natural open space areas of the site, the plants listed in Table 4 -2 will not be planted within the common landscaped areas of the proposed site plan. This table shall be included within the CC &R's to notify and educate homeowners. In addition, the landscaping plans within common areas of the project shall be reviewed by a qualified botanist, who shall recommend appropriate provisions to prevent other invasive plant species from colonizing remaining natural areas. These provisions may include the following: (a) review and screening of proposed plant palette and planting plans to identify and avoid the use of invasive species; (b) weed removal during the initial planting of landscaped areas; and (c) the monitoring for and removal of weeds and other invasive plant species as part of ongoing landscape maintenance activities. The frequency and method of monitoring for invasive species shall be determined by a qualified botanist. Light and Glare All lighting along the perimeter of natural areas, particularly street lamps, shall be downcast luminaries and shall be shielded and oriented in a manner that will prevent spillage or glare into the remaining natural and open space areas. Final lighting orientation and design shall be approved by the City. All lighting proposed shall be consistent with Chapter 17.30 of the Municipal Code. Chapter 4: Project Description Page 23 Table 4 -2 Ornamental Plants to be Prohibited from the West Pointe Homes Project Landscaping Plan' Scientific Name Acacia spp. Acacia cyclops Acacia longifolia Acacia melanoxylon Ageratina adenophora Agrostis stolonifera Ailanthus altissima Ammophila arenaria Andropogon virginicus Anthriscus caucalis Aponogeton distachyon Aptenia cordifolia Arundo donax Atriplex sembiccata Avena barbata Avena fatua Berula erecta Brassica nigra Brassica rapa Brassica tournefortii Bromus diandrus Bromus hordeaceus Bromus madritensis Bromus tectorum Carderia chalapense Carderia draba Carderia pubescens Carduus pycnocephalus Carpobrotus edulis Catharanthus roseus Centaurea melitensis Centaurea solstitialis Ceratophyllum demersum Chenopodium album Chenopodium murale Chrysanthemum coronarium Cirsium arvense Cirsium vulgare Conicosia pugioniformis Conium maculatum Cortaderia jubata Cortaderia selloana Cotoneaster lacteus Cotoneaster pannosus Cotula coronopifolia Cynara cardunculus Cynodon dactylon Common Name Acacia Acacia Sydney golden or golden wattle Blackwood acacia Sticky eupatory Creeping bentgrass Tree of heaven European beachgrass Broomsedge bluestem Bur chervil Cape pondweed Baby sun rose Giant reed Australian saltbush Slender wild oat Wild oat Cutleaf water parsnip Black mustard Field mustard, Turnip Moroccan mustard Ripgut grass Soft chess Foxtail chess Cheatgrass Lens -pod Hoary cress White -top Italian thistle Hottentot -fig Madagascar periwinkle Tocalote Yellow star - thistle Aquatic hornwort Lamb's quarters, Pigweed Nettle- leaved goosefoot Garland or crown daisy Canada thistle Bull thistle Narrow - leaved ice plant Poison hemlock Andean pampas grass, jubatagrass Pampas grass Cotoneaster Cotoneaster Brass buttons Artichoke thistle, Cardoon Bermuda grass Chapter 4: Project Description Page 24 Cytisus scoparius Scotch broom Cytisus striatus Portuguese broom Datisca glomerata Durango root Delairia odorata (= Senecio milkanioides) Cape ivy (German ivy) Descurainia sophia Tansy mustard Egeria densa Brazilian waterweed Ehrharta calycina Veldt grass Eichhornia crassipes Water hyacinth Elaeagnus angustifolia Russian olive Elodea canadensis Common waterweed Erodium cicutarium Red - stemmed filaree Eucalyptus globulus Blue gum Euphorbia esula Leafy spurge Ficus carica Edible fig Foeniculum vulgare Fennel Genista monspessulana (= Cytisus French broom monspessulanus) Gunnera tinctoria Gunnera Hedera helix English ivy Hedera canariensis Algerian ivy Hippurus vulgaris Mare's tail Hirschfeldia incana Shortpod mustard Hordeum jubatum Foxtail barley Hydrilla verticillata Hydrilla Lactuca serriola Prickly lettuce Lepidium latifolium Perennial pepperweed Lobularia maritima Sweet alyssum Lupinus arboreus Bush lupine Lythrum spp. Loosestrife Lythrum hyssopifolium Loosestrife Lythrum salicaria Purple loosestrife Malva parviflora Cheeseweed, Little mallow Marrubium vulgare Horehound Melilotus alba White sweetclover Mentha pulegium Pennyroyal Mesembryanthemum crystallinum Crystalline iceplant Myoporum laetum Myoporum Myriophyllum aquaticum Parrot's feather Myriophyllum spicatum Eurasian milfoil Nerium oleander Oleander Nicotiana glauca Tree tobacco Ottelia alismoides Ottelia Oxalis pes- caprae Bermuda buttercup Parentucellia viscosa Parentucellia Pennisetum clandestinum Kikuyu grass Pennisetum setaceum Fountain grass Phalaris aquatica Harding grass Phoenix dactylifera Date palm Phragmites australis (= communis) Common reed Phyla (= Lippia) nodiflora Lippia Picris echioides Bristly ox- tongue Piptatherum miliaceum Smilo grass Pistia stratiotes Water lettuce Poa pratensis Kentucky bluegrass Raphanus sativus Radish Ranunculus aquatilus var. aquatilis Water buttercup Chapter 4: Project Description Page 25 Ranunculus muricatus Buttercup Rhus lances African Sumac Ricinus communis Castor bean Robinia pseudocacia Black locust Ronppa nasturtium - aquaticum Water cress Rubus procerus (= discolor) Himalayan blackberry Rumex conglomerates Whorled dock Rumex crispus Curly dock Salix Alba White willow Salsola spp. Tumbleweed Salsola soda Tumbleweed Salsola tragus Russian thistle, Tumbleweed Schinus molle Peruvian pepper tree Schinus terebinthifolius Brazilian pepper tree Scirpus spp. Bulrush, alkali bulrush Senecio mikanioides German -ivy Silybum marianum Milk thistle Sisymbrium irio London rocket Sisymbrium officinale Hedge mustard Sisymbrium orientale Oriental mustard Sonchus oleraceus Common sow thistle Sorghum halepense Johnsongrass Spartina alterniflora European /Atlantic cord grass Spartina densif/ora Cord grass Spartina patens Cord grass Spartium junceum Spanish broom Taeniatherum caput - medusae Medusa -head Tamarix aphylla Athel Tamarix ramosissima, T. chinensis, T. Salt cedar, tamarisk gallica, T. parvif/ora Taraxacum officinale Common dandelion Tribulus terrestris Puncture vine Tropaeolum majus Garden nasturtium Ulex europaeus Gorse Verbascum spp. Mullein Veronica spp. (incl. V. anagallis- aquatics, Speedwell, brooklime V. beccabunga, V. catenata) Vinca major Greater periwinkle Washingtonia filifera Fan palm Xanthium spinosum Spiny cocklebur Xanthium strumarium Cocklebur Zantedeschia aethiopica Calla lily Sources include: California Native Plant Society. 1992. Non - native invasive plants in the Santa Monica Mountains; Dudley, T. 1998. Exotic plant invasions in California riparian areas and wetlands. Fremontia 26(4): 24 -29; California Exotic Pest Plant Council. 1996. List of exotic pest plants of greatest ecological concern in California. Chapter 4: Project Description Page 26 Biological Impacts Resulting from Grading and Construction Activities To diminish impacts to biological resources, the following design and construction measures will be incorporated into either the Environmental Quality Assurance Program for the project (refer to Chapter 20 of the EIR, Mitigation Monitoring Program) or into the project design itself. Some of these measures should be incorporated into grading bid documents to ensure that contractors are aware of construction limitations proposed by the applicant. The construction documents will clearly delineate the limits of grading, and the location of remaining trees, remaining jurisdictional resources, and the preserved natural open space areas. • Limit of grading will be staked and flagged by a qualified surveyor in accordance with the final approved grading plan. Prior to surveying activities, the surveyor will be instructed to avoid driving on or immediately adjacent to sensitive biological resources, including remaining trees, remaining jurisdictional resources, and remaining natural habitats. The construction contractor will ensure that temporary chain -link fencing is installed at the limit of grading when the grading limit is close to natural habitat areas or to jurisdictional resources. The fencing will remain in place until grading and excavation work is complete, and will be removed under the direction of the biological inspector. Prior to fence installation, the fencing contractor will be instructed to avoid driving on or immediately adjacent to sensitive biological resources, including remaining trees, remaining jurisdictional resources, and remaining natural habitats. If the temporary fencing is damaged during construction, the construction contractor shall be responsible for repairing the damage within 48 hours. Signs, which state that access to the preserved natural open space areas is prohibited, will be attached to the temporary chain -link fencing. All California black walnut, native oak, and mature trees within 200 feet of grading and construction shall be inventoried and marked for protection prior to any construction activities. Trees to be removed shall be painted with a red "X" on the trunk. Trees to be preserved shall be flagged with yellow flagging visible from all directions. The flagging will not be nailed to any trees. • All California black walnut, native oak, and mature trees to be preserved in the vicinity of the limits of grading shall be protected with temporary fencing. Plastic snow - fencing, available in bright orange, is recommended for its high visibility and ease of installation. Where possible, the fencing will be no closer than 5 feet to the dripline of any tree. • Where necessary, erosion control measures shall be constructed on the slopes below grading areas to prevent erosion and deposition of materials into areas with remaining California black walnut, native oak, and mature trees during grading and construction activities. These erosion control measures will also prevent silts from entering drainages. The biological inspector shall prepare an instruction sheet for all equipment operators who will work on the site. The instruction sheet shall include information that will be stated in the CDFG Streambed Alteration Agreement, including, but not limited to, protection of the preserved jurisdictional areas from litter, contaminants, and debris. Each operator will be required to sign an acknowledgment that they are aware of these conditions and that their violation of such conditions may result in their termination of work on the site and financial responsibility for correction of damage. The biological inspector shall conduct meetings with the contractor and other key construction personnel describing the importance of restricting work to within the grading limit and outside of the preserved areas. The inspector should also discuss staging /storage areas for construction Chapter 4: Project Description Page 27 equipment and materials. The biological inspector shall investigate all on -site storage areas to minimize impacts to biological resources. Construction access, parking, storage of equipment and materials shall not occur within 25 feet of the dripline of any California black walnut, native oak, or mature trees. Construction personnel shall be prohibited from entry into areas outside the designated construction area, except for necessary construction related activities, such as surveying, and the potential construction of storm drain inlet and outlet structures. All such construction activities in or adjacent to remaining open space areas shall be coordinated with the biological inspector. The construction contractor will install temporary erosion control measures, if necessary, to reduce impacts to and protect on -site drainages from excess sedimentation, siltation, and erosion. These measures shall consist the use of temporary soil covers, such as hydroseeding with native plants, mulch /binder and erosion control blankets to protect exposed soil from wind and rain; and /or the installation of silt fencing, sandbags, hay /straw bales (excluding rice straw), berms, and dikes to protect storm drain inlets and drainages. The biological inspector will periodically examine the erosion control devices to ensure that they are working correctly. The construction contractor will be responsible for repairing any erosion control devices should they fail to work correctly. No refueling, changing of oil or other fluids shall occur on the project site. Vehicles carrying supplies, such as concrete, should not be allowed to empty, clean out, or otherwise place materials into the on -site open space areas or natural areas located immediately adjacent to the site. If oil or other fluids are accidentally spilled within the open space areas of the site, the contaminated soil will be immediately removed from the area and disposed of in a legally acceptable manner. No discarding of any trash or other construction waste materials within the open space areas or natural areas located immediately adjacent to the site is permitted. The construction contractor will periodically collected trash and debris within the construction areas and dispose of trash and debris off site in a legal manner. • Any equipment or vehicles driven and /or operated within or adjacent to the on -site drainages shall be checked and maintained daily, to prevent leaks of materials that if introduced to water could be deleterious to aquatic life. No equipment maintenance shall be conducted within or adjacent to the jurisdictional areas or within 50 feet of these areas. • Standard dust control measures of the Ventura County Air Pollution Control District shall be implemented to reduce impacts on nearby plants and wildlife. This includes a variety of options to reduce dust including replacing ground cover in disturbed areas as quickly as possible, watering active sites regularly, and suspending all excavating and grading operations during periods of high winds. All construction activities in the vicinity of any California black walnut, native oak, or mature trees shall be monitored periodically by the biological inspector and /or a qualified arborist retained through the EQAP program for the project. The EQAP arborist will monitor all grading and construction activities that are located within 5 feet of the dripline of any California black walnut, native oak, or mature trees. Construction access shall be planned to minimize pruning of trees. However, all dead branches, and large branches that distort the symmetry or sound structure of the tree or trees that pose a hazard, should be removed. All necessary pruning will be done by a qualified arborist. • Where possible, no soil compaction, trenching, grading, or fill will occur within 5 feet of the dripline of any California black walnut, native oak, or mature trees. Chapter 4: Project Description Page 28 If it is necessary to lower the grade within or less than 5 feet from the dripline of any California black walnut, native oak, or mature trees, attempts shall be made to avoid or limit damage to the root zone. Retaining walls shall be used around trees if needed to preserve the root zone. If a retaining wall is not feasible, then 4 to 6 inches of mulch or ungrouted stone will be placed on the cut to prevent roots from drying out. During or following construction, a qualified arborist will prune all dead branches and hazardous limbs from all remaining trees located adjacent to the development envelope. No dead branches will be removed that contain bird nest cavities unless it must be removed for safety reasons. Grading shall occur uphill from remaining California black walnut, native oak, and mature trees in such a way as to prevent excess soil and rock from escaping downslope and disturbing the base of the tree. Any brush clearance within the dripline of trees shall be completed by hand - tools. • If during grading or trenching, woody roots are exposed, the work shall be monitored by the biological inspector or a qualified arborist and the following treatments shall be provided: - Remove soil in lines radial to the tree rather than tangential to avoid excessive ripping and shattering of roots. - Cut all exposed roots cleanly at a 90 degree angle; avoid cutting roots under which tunnels could be dug for utility lines. - Place a minimum of six inches of sand over exposed cuts and roots to reduce soil desiccation until the area is backfilled. Only treat cuts with a tree sealant prior to backfilling if recommended by the biological inspector or qualified arborist. - Backfill with native soil as soon as possible. - After any trenching in the root zone, the tree shall be carefully pruned by a qualified arborist to remove canopy material proportional to the roots which were removed or damaged. The canopies of all remaining trees in the vicinity of construction activity shall be periodically sprayed with water to reduce dust accumulation on the leaves. Where possible, irrigation devices shall be planned to be installed outside of the dripline of oaks. Irrigation will be designed to avoid wetting areas within the dripline of oaks during operation of the system. • Unavoidable surface runoff will be directed away from remaining trees or will be gathered outside the dripline by a swale or other means. No water will be allowed to pond or collect within the dripline of any oak. Post - Construction Conditions • Upon completion of construction, the contractor shall be held responsible to restore any haul roads, access roads, staging areas, or graded areas that are outside of approved grading limits. Restoration shall be done in consultation with a restoration biologist. Following construction activities, the construction contractor will be collect all trash and debris from within the open space areas of the site and dispose of this trash and debris off site in a legal manner. Chapter 4: Project Description Page 29 The construction contractor will remove the temporary chain -link fencing following grading and construction activities. Erosion control devices, such as silt fencing, sandbags, and hay /straw bales, that were installed to protect the open space areas during construction, will be removed at the discretion of the biological inspector. Air Quality Mitigation Plan The applicant's environmental consultants have proposed that the following measures be incorporated into a Air Quality Mitigation Plan. Prior to issuance of grading or building permits, the Community Development Director shall approve this Plan. The Plan shall apply to all areas within the project boundary where mass grading will occur. The purpose of this plan shall be to decrease the air quality impacts of the project grading program and other construction activities. Policies and design features to be incorporated into this plan shall address the following concerns. (1) The Construction Supervisor shall require all development contractors to keep records on the project site demonstrating that equipment engines are maintained in good condition and in proper tune as per manufacturer's specifications to prevent excessive emissions. Such records shall be made available for review by the City during grading and construction inspections. (2) The Construction Supervisor shall prepare and submit a dust control plan at the time that grading permits are requested for review and approval by the City. (3) All active portions of the construction site shall be sufficiently watered at least twice daily to minimize fugitive dust generation. Other dust and particulate control measures to be considered include the following recommendations: • Replace ground cover or apply APCD- approved chemical soil stabilizers according to manufacturer's specifications to all inactive portions of the construction site (previously graded areas inactive for four days or more). • Apply water twice daily or chemical stabilizers according to manufacturers' specifications to all unpaved parking or staging areas, and unpaved road surfaces. • Suspend all excavating and grading operations when wind speeds exceed 20 mph averaged over one hour. The developer may contact the APCD meteorologist for current information about average wind speeds. • Sufficiently water or securely cover all material transported off -site and all fill material (if any) transported on -site. Inform all employees involved in grading operations on the project site to wear face masks during dry periods to reduce inhalation of dust which may exacerbate health problems of the respiratory tract. • Limit traffic speeds on all unpaved roads to 15 mph or less via the posting of speed limit signs. Chapter 4: Project Description Page 30 Geologic and Seismic Hazard Design Mitigation Planning The applicant has agreed to incorporate the following design mitigation measures into the final design for the project. City plan check staff and field inspectors will be responsible for ensuring that these procedures are respected from plan preparation through final grading and construction: (1) All project structures shall be constructed in compliance with current seismic safety requirements, including the Uniform Building Code (UBC) and City requirements. The specific building requirements shall be based on the seismic potential of the San Andreas, Oak Ridge, and Santa Rosa faults. (2) All alluvial materials within the development area shall be removed and recompacted prior to the overlying placement of fill materials. Removal shall be conducted in accordance with the recommendations of the soils and geology study. (3) Landslide materials within the development area shall be removed and /or buttressed in accordance with the recommendations of the soils and geology study. (4) All cut slopes shall be inspected during grading to ensure that they expose stable geologic conditions. if potential instabilities are encountered, standard stabilization measures such as buttresses or stabilization fill shall be implemented. (5) Prior to the issuance of any grading permits, a stormwater pollution prevention plan ( SWPPP) shall be completed to the satisfaction of the Regional Water Quality Control Board - Los Angeles Region and the City of Moorpark. The SWPPP shall include measures to prevent erosion and contain hazardous materials spills. Specific elements of the SWPPP may include, but are not limited to: • Installation of sand bags at existing and proposed storm drain inlets. • Soil stabilizing of future phase areas after rough grading. • Minimize the number of separate construction and vehicle storage and staging areas, to minimize areas that are constantly disturbed and to simplify the collection and disposal of contaminants. • Identifying the location of fuel storage areas. • Erect barriers around vehicle, equipment, and fuel storage areas to prevent intrusion by unauthorized persons after construction hours. Fire Safetv and Fuel Modification Plan The applicant's environmental consultants have proposed that the following measures be incorporated into a Fire Safety and Fuel Modification Plan. Prior to issuance of grading or building permits, the Community Development Director shall approve this Plan and buildout of the project shall conform with the adopted Plan. This mitigation planning effort shall apply to all areas within the project boundary where mass grading will occur and where fuel modification is planned. The purpose of this plan shall be to decrease the short and long term potential for wildland fires within the project boundary. Policies and design features to be incorporated into this plan shall address the following concerns. Chapter 4: Project Description Page 31 (1) During all grading and site clearance activities, heavy duty equipment shall be equipped with spark arrestors and at least two fire extinguishers. (2) All vegetation clearance activities shall be coordinated with the Ventura County Fire Protection District. (3) All equipment and material staging activities shall be coordinated with the Ventura County Fire Protection District. (4) Fire prone construction activities shall be prohibited during "Santa Ana" wind conditions. (5) Prior to recordation of the Final Map or issuance of building permits, the project developer shall retain a certified fire management professional to prepare and submit a Fire Hazard Reduction Program for review and approval by the City of Moorpark Community Development Director. This program shall be prepared in consultation with the Ventura County Fire Protection District and a native plant specialist. The program shall apply to all lands within 100 feet of the residential structures and 25 feet from roads. These areas will be permanently maintained to reduce fuel loads, as directed in the field by the Fire Protection District. (6) The vegetation management requirements of the plan shall be clearly defined, with an emphasis towards retaining these areas in as natural a state as safety and fire regulations will permit. The fuel modification zones shall appear as a transition area between the built environment and natural open space. Irrigation shall not be provided, except in established wet zones, unless necessitated by the plant materials within the zones. (7) Fuel modification shall be implemented adjacent to each development area prior to framing or roadway construction. (8) Fire hydrants shall be installed and in service prior to construction of combustible structures. (9) All structures adjacent to open space areas around the perimeter of the development area shall be designed to satisfy at least a one hour fire- resistance rating. Such structures shall incorporate fire retarding features such as boxed -in eves, reduced overhangs, double paned windows, convection resistant roof design, non - combustible roofing material, and related design features to meet the hazardous fire area building code requirements. (10) All construction equipment and tools shall be properly secured during non - working hours. (11) Licensed security service shall be provided during non - working hours during the construction phases. Mitigation of Impacts to Moorpark Avenue and High Street (1) The applicant will fund capacity improvements at the intersection of Moorpark Road and High Street under a reimbursement agreement program which will require that all future development contributing traffic to this location will fund a pro -rata share of the costs of this improvement and provide reimbursement to West Pointe Homes commensurate with estimate trip generation impacts. The design objective for this improvement will be to complete the intersection reconstruction referenced as "Option A" in the project traffic report included in the EIR Technical Appendix. This improvement will provide for increased capacity at this location consistent with General Plan Standards. The improvement shall be initiated prior to the issuance of building permits for the project. Chapter 4: Project Description Page 32 Redesign of the Project Street System (1) The street system for this project shall be redesigned to provide a public street connection between Walnut Canyon Road and the street system serving Specific Plan No. I. Gated private street connections to this public connecting street shall be designed to be consistent with Hillside Management Ordinance standards and adopted design details contained in the Residential Planned Development Permit for the project. The standard section for this public road connector shall be consistent with recommendations imposed by the Fire Department. Once the connection to Specific Plan No. 1 is completed, private emergency access road connections along the northern and western portions of the project may be abandoned. Creation of a Regional North -South Trail System (1) The applicant shall design and construct a regional trail system connector linking the Moorpark Country Club Estates project and Specific Plan No. 1 (to the southwest of the West Point Homes Project). The design of this trail system shall conform to design details to be provided in the Residential Planned Development permit for the project. This trail connector shall be completed prior to occupancy of the first residential unit for the West Pointe Project. The trail system improvements shall be planned, reviewed and constructed under the initial grading permit for the project. If an early grading agreement is permitted for this development, the trail system planning and implementation shall be completed prior to the issuance of any building permits for the project. Chapter 4: Project Description Page 33 CHAPTER 5 LAND USE AND PLANNING CONSIDERATIONS A number of changes have been made in this Chapter in response to comments on the Draft EIR. Other modifications were required because the applicant significantly modified the project description to eliminate General Plan inconsistencies associated with the original project design. The project was also substantially changed in response to Planning Commission inputs. 5.1 Land Use Issues: General Considerations Before addressing the potential land use effects of the West Pointe Homes Project, a brief overview is provided of the current development trends in the immediate vicinity of the proposed project. The purposes of this overview are: (1) to provide a context for the discussion of land use compatibilities with surrounding areas, (2) to identify trends encouraging the gradual conversion of agricultural lands and rural neighborhoods in northern Moorpark, and (3) to consider other issues bearing on the problems and opportunities presented by the land use transition planned for the Moorpark Estate property. Primary Development Constraints in the Northern Part of the Cit The proposed project is situated in an area that is transitioning from an existing dominant development pattern of five, ten, and twenty acre residential - ranchette parcels to more intensive planned residential and recreational - residential development. Most developed five, ten and twenty acre properties in the unincorporated Moorpark Area of Interest between Broadway, Grimes Canyon Road, Walnut Canyon Road and the perimeter of the West Pointe Homes property were all developed under County jurisdiction. Most of these properties either have individual wells and septic systems or, in some cases, small groups of properties have been assembled into small mutual water companies. With incorporation of the City and the establishment of sewage treatment, water supply infrastructure extension, and other municipal facility requirements, the trend supporting the development of five (and larger) acre ranchette type of housing products within individual, parcel specific infrastructure improvements was terminated. The existing West Pointe Homes entitlement would permit development of 66 such five acre estate residential type of properties unless the entitlement is revised as requested. Given infrastructure requirements associated with urban service policies, the financial feasibility of developing five acre ranchettes around the northern perimeter of the City has substantially diminished since incorporation. The inability to carry infrastructure development costs under a five acre parcel size zoning ordinance designation in part explains both the combination of land uses presently proposed for the West Pointe Homes property and the failure of five acre subdivisions to proceed to recordation and development around the City's northern perimeter In summary, the proposed project represents a departure from the historic land use development trends in the immediately surrounding area. However, this departure is reasonable and predictable given the costs of extending infrastructure to the property and the associated costs of developing an extensive infrastructure system for only 66 dwelling units. The flood control, drainage, water, sewer, and reclaimed water extensions required to implement development of this property for just 66 units are extensive and costly. The major obstacles to the implementation of the existing five acre subdivisions in the project Chapter 5: Land Use and Planning Considerations Page 1 vicinity concern (1) the prohibitive costs of extending infrastructure to the smaller approved but unrecorded parcels in the project vicinity and (2) diminished market demand for five acre ranchette type of development. Based on a realistic appraisal of real estate market trends and calculation of infrastructure extension costs for implementing lower density residential development consistent with the City's present General Plan and Zoning Ordinance, the proposed project represents an alternative approach to facilitating rural residential development in the northern portion of the City while, at the same time, preserving a significant area of open space. Developing a rural residential five to ten acre based residential project consistent with surrounding pre - incorporation development trends is probably not achievable at this time; most surrounding low density residential development was created under County guidance with individual septic systems, private wells, or small scale mutual water systems serving as basic infrastructure. While similar rural residential development may be permitted by the County in areas surrounding the City, this development pattern is no longer achievable in incorporated portions of the City. A significant development trend in this portion of the City is the creation of executive type estate homes. The immediately adjacent (to the north) Moorpark Country Club Estates project represents a well designed example of appropriate development consistent with the West Pointe application. The General Plan Amendment and Rezone Request- Consequences for Land Planning in the City Implementation of the proposed project cannot be accomplished under the existing Zoning or General Plan Land Use Designations and therefore approval of the project will require a General Plan Amendment and Zoning Designation change. Refer to the City of Moorpark General Plan for the existing and surrounding land use designations and zoning for parcels in the project vicinity. The Alternatives Chapter of the EIR (Chapter 19) contains a discussion of the financial and physical feasibility of developing a project conforming with present land use designations; the discussion also contains a comparison of the environmental effects of developing the project as proposed or implementing a project consistent with the existing General Plan Designation. Under existing Zoning and General Plan designations (Rural Exclusive minimum parcel size 5 acres [zoning] and Rural Low Density Residential, 1 dwelling unit per five acres [General Plan]), the approximately 360 acre property could be developed with approximately 66 residential units (theoretical maximum of 72 with an existing entitlement of 66 units). As a practical matter, given slope and drainage constraints, necessary roadways and infrastructure developments, the approved tentative map unit count represents a more realistic density estimate than the theoretical maximum for the site. The Rural Low Density General Plan designation is intended to allow limited development of residential estate lots on minimum five -acre lots; the General Plan permits "clustering techniques for areas characterized by significant site constraints or areas of important visual and natural resources" (General Plan Land Use Element, Page 23). According to the Land Use Element, the City has approximately 1,668 acres in the Rural -Low Density Land Use Designation would permit the development of a total of about 334 dwelling units (a theoretical maximum). With the redesignation of the Moorpark Country Club Estates project to the immediate north, about one -third of the inventory of land within the City designated as Rural Low Density was removed from an estate type development pattern category to a smaller lot subdivision category (Rural Low Density). At this time, the total City inventory of Rural Low Density designated land is 208 acres, substantially less than the residential estate - ranchette category. Rural Low Density development is defined in the Land Use Element (Page 24) as "residential development characterized by either single family homes on half acre lots or larger, or by clustered single family homes which are sensitive to the natural terrain" to minimize grading impacts. Given the present development trends and real estate market constraints, this conversion from estate housing product types to smaller lot subdivision single family housing may be a reasonable approach to the saturation and low market demand problems facing estate type of land use categories. Chapter 5: Land Use and Planning Considerations Page 2 The proposed project is a request to construct 250 residential units, an increase of 114 units over the theoretical maximum permitted under present designations. This increase would be enabled by redesignating the property as Rural High Density (1 DU /acre) and rezoning the property to Residential Planned Development (1.78 DU per gross acre). Open Space designation would be placed on the dedicated Conservation Easement area (encompassing an area of about 250 acres). In the present version of the Vesting Tentative Map, the average proposed lot size is about .80 acres with lot sizes ranging from about .75 acre to about 2 acres (for the two estate lots). The proposed lot configuration is a cluster type of development with residential properties situated in a traditional cul -de -sac neighborhood arrangement along the small ridge systems and valleys defining the central portion of the 100 acre development envelope. Averaged over the entire 350 acre property, the creation of the 250 parcels would result in a parcel:dwelling unit ratio of .71 acres per dwelling unit for the entire holding if the density is averaged over the entire 350 acre property. Given the clustering proposed by the applicant, all 250 units will be situated on about 100 acres resulting in a ratio of 2.5 dwelling units per acre. As inspection of the Tentative map reveals, the project will result in the creation of one distinct rural neighborhood. In summary, the proposed project would result in the construction of 114 more residential units than could be developed under present land use designations and approvals. Of more significance, however, the project would change the basic proposed development pattern for the property from a rural estate type of development to a more compact rural residential neighborhood housing product for which there is a more substantial market demand. In addition, the project would provide additional stock for a relatively new type of housing product in the City, executive homes. Based on a review of the City's committed acreage to various land use categories, in the consultant's opinion, this change is a reasonable request given the possible over commitment in the General Plan Land Use Element to estate- ranchette type of development and potential under commitment to rural residential neighborhoods. 5.2 Unresolved Planning Issues Concerning the Proposed Project During the Public Draft EIR circulation period, the consultant recommended that the applicant, the applicant's engineer, City staff, and the consultant negotiate a successful resolution to each unresolved planning issue prior to certification of the Final EIR. The applicant has worked with City staff to develop and incorporate feasible solutions to the problems presented below. Required Vesting Tentative Map Modifications and Project Amendments Problem: The Vesting Tentative Map did not include elements required for compliance with RPD design standards related to private recreational facilities within the project boundary. Those elements included: ■ An area dedicated to neighborhood use, congregation and recreation should be incorporated to enhance the sense of community and quality of life of future residents and to reduce impacts upon other public facilities. Recommended components for this area include: a. tennis courts, b. a neighborhood swimming pool, c. a small office and assembly room which would serve as an HOA office and community meeting area, and d. a small landscaped park /picnic and outdoor congregation area. Chapter 5: Land Use and Planning Considerations Page 3 Status of Solution at the time of Planning Commission review: Modifications to the project relative to the RPD Permit have been resolved. The applicant has amended the Vesting Map by incorporating the design modifications recommended by City Staff, the Planning Commission and the City Council regarding the inclusion of recreational areas as a component of the RPD application documentation. The proposed trail system corridor linking the properties to the north and south has also been incorporated into the RPD application. Design standards for public and private streets have been included in the RPD submittal and are consistent with the City's circulation requirements Status of Solution at the time of City Council review: All changes and recommendations contained in the foregoing recommendations have been implemented through modifications to the Project Description and RPD submittal. Infrastructure Planning and Commitments Problem: The applicant has obtained tentative infrastructure commitments from the County Waterworks District No. 1. The security and timing of these commitments need to be resolved since the provision of water and sewer service consistent with an approved infrastructure plan is an essential component of the project. The District should review the final infrastructure plans for the project and some form of short term contractual commitment should be made between the applicant and the District prior to final City action. These commitments should be made, at least in tentative form, prior to final hearings on the proposed project. Further, the flood control planning for the project needs to be finalized and a determination needs to be made by County Flood Control regarding the acceptability of the proposed flood control facility plan for the project. Solution: The applicant should expedite final infrastructure review and approval and obtain written commitments for the delivery of all required services prior to final action by the City. Status of Solution at the time of Planning Commission review: The referenced preliminary approvals by County Flood Control and the County Waterworks District have not yet been provided to the City. Furthermore, now that the design constraints associated with the improvement of Walnut Canyon Corridor have been resolved in a preliminary manner, it is unclear whether the project will need to be redesigned to relocate planned basins to the west. In addition, the type of protection to be placed between the Walnut Canyon Road boundary and the proposed basins have not yet been resolved. Status of Solution at the time of City Council review: infrastructure commitments from appropriate agencies have now been obtained. Final design recommendations regarding Walnut Canyon have been incorporated into the project (subject to Caltrans approval). All responsible and trustee agency data requirements for preliminary review have been met. Details relative to flood control planning have been resolved to the extent feasible given the present level of design. Right -of -Way Requirements and Caltrans Conditions on State Route 23 Modifications Problem: The preliminary intersection entrance plan prepared by the applicant's engineers may need revision to achieve consistency with mitigation measures and to ensure that the City adopted design for the project is consistent with and approvable by Caltrans. Since some frontage improvements and trail connection issues have yet to be resolved, the ultimate design of the intersection may change from the schematic prepared by the applicant. To develop the project turning lanes and entrance within the existing Caltrans right -of -way roadway may require modifications to roadway lane standards; in addition, more right -of -way may be required than originally estimated. Solution: The applicant should revise the preliminary entrance schematic to be consistent with traffic improvement and trail development mitigation measures and resubmit the plans for review and comment to Caltrans. The need for additional right -of -way acquisition and slope or bank protection should be Chapter 5: Land Use and Planning Considerations Page 4 clarified and resolved. The final preliminary design should illustrate the limits of Caltrans's right -of -way. If any additional off -site improvements are to be made up or down canyon from the West Pointe property boundary, this issue should be clarified through completion of negotiations with the City regarding degree of responsibility for offsite improvements. Status of Solution at the time of Planning Commission review: Most of the major issues relative to improvements along State Route 23 (Walnut Canyon) have been addressed through development of the Walnut Canyon Corridor Improvement Plan. The resolution of these issues occurred during the last week of November 2000. Sufficient time and engineering review has yet to be completed to determine whether the solutions selected will be able to be engineered within the available right -of -way. Furthermore, the opinion of Caltrans relative to the improvement program and the linkage between West Pointe and developments to the north and south have yet to be resolved. Status of Solution at the time of City Council review. The required widening and design standards for the project have been finalized (subject to obtaining a Caltrans encroachment permit). Appropriate shoulder widths, lane tapers, transition lanes and turning lanes have been incorporated into the project striping plan. With the provision of dual access for the project and inclusion of a public street as a through corridor to the south, all circulation issues pertinent to the project have been resolved satisfactorily. The Feasibility of the Proposed Project Design Under the Individual Permit 4011404 Process Should be Resolved Problem: Based on the information contained in Chapter 10 the EIR (Biological Resources), the proposed project will need to obtain an Individual Permit from the Corps of Engineers under the 401/404 Permit Process. Approval of an Individual Permit subjects the project to a federal review of alternatives to the project as proposed and sets in motion a variety of restrictions (such as setbacks from jurisdictional waters) that otherwise may not be applicable to the project (under less restrictive permit procedures such as Nationwide Permits). The federal agencies have the authority to compel the applicant and local adjacent to review and approve a subsequent project design, after local approvals have been received, which better complies with federal wetland policy. Furthermore, in some instances the Corps requires that basins be designed as "by pass" structures rather than as "in line" basins. If such a redesign is required in this case, the layout of the project could be very substantially revised. Solution: The City should require that the applicant complete the Corps of Engineers planning process for a 401/404 Individual Permit prior to final recordation of any approved vesting map for this development— modifications to the project required by the Corps to satisfy Individual Permit requirements should be integrated into the approved Tentative Map and Planned Development site plan prior to final City Council action related to recordation. The City should require that the applicant complete at least preliminary Individual Permit planning prior to certification of the Final EIR to ensure that the City does not approve a project design or vesting map that is inconsistent with federal and state permit guidelines and procedures. Status of Solution at the time of Planning Commission review: The City has yet to receive a letter from the Corps of Engineers and /or other federal or state agencies indicating that the project design, as presently submitted, will be acceptable under the Individual Permit process. Evidence of federal and state agency preliminary acceptance of the project design within areas of jurisdiction should be provided for inclusion in the Final EIR. It is staffs understanding that progress has been made in achieving the cooperation of these agencies but this cooperation or acceptance should be documented and provided to the City prior to certification of the Final EIR. Status of Solution at the time of City Council review: The applicant has formally initiated consultations with federal and state wetland regulatory agencies. Based on correspondence provided by the applicant and consultations with agency representatives, it is apparent that the detention facilities proposed as part of both project and regional storm water management efforts will be permitted. Offsetting mitigation planting and potentially in -lieu fee payments will be required. The project has been Chapter 5: Land Use and Planning Considerations Page 5 conditioned to obtain all necessary permits prior to initiating grading activities within areas of federal or state jurisdiction. Public versus Private Street Design: Access Concerns and Neighborhood integration Problem: As originally designed, the proposed project would be an isolated, gated community that presently has no specific or definitively proposed plans for street, pedestrian way, equestrian, bicycle, electric vehicle (bicycle cart) or trail linkage to surrounding developments to the north (Moorpark Country Club Estates) or proposed developments to the south (Hitch Ranch Specific Plan No. 1). Tentative discussion of trail linkages have yet to be finalized and no formal connection between proposed and existing trails has been developed by the applicant or incorporated into the Project Description. Unlike Moorpark Country Club Estates to the north, the proposed West Pointe Homes gated community does not have a parallel system of through public circulation off of which private gated neighborhoods are being developed. This dual public - private system is the preferred method of designing gated neighborhoods so regional and local circulation needs can be accommodated while still retaining the privacy sought through gating. Given the lack of connection to neighborhoods to the south and north, in the future, it is likely that a parent would need to drive approximately five miles through at least ten signals to access a neighborhood that has literally only a few thousand yards of physical separation. In addition, without at least pedestrian connections between neighborhoods to the north and south, children would be exposed to walking or riding bicycles along Walnut Canyon Road to visit acquaintances in immediately adjacent subdivisions. This lack of planned street integration is a significant problem. Moreover, since it is uncertain whether the State Route 118 bypass will ever be funded and constructed, it is important to plan the local street system in all developments along Walnut Canyon Road under the assumption that local streets will serve as major cross -City arterials in the future. Solution: The project should be redesigned as outlined in the Environmentally Superior Alternative (Chapter 19) to provide for: (1) pedestrian, equestrian, and bicycle trail integration between neighborhoods to the north (Moorpark Country Club Estates) and future neighborhoods planned to the south (Hitch Ranch). The internal roadway system for the project should also be redesigned to provide for a through public road connecting Walnut Canyon and the future street system of Specific Plan No. 1 (Hitch Ranch). Alternatively, the private streets in the project can be dedicated as public streets and gating could be deleted, although this is not the preferred alternative since both gated privacy and through public connections can be achieved. This redesign should occur during the review of the Draft EIR and a revision to the project circulation plan should be submitted to the City for inclusion in the Final EIR. Status of Solution at the time of Planning Commission review: The project has now been formally amended by the applicant to include a north -south trail system linking Specific Plan No. 1 and Moorpark Country Club Estates through the West Pointe Homes open space. Pedestrian linkage issues along Walnut Canyon remain unresolved. The street system and internal roadway network problems created by the initial project design have now been resolved through design modifications made by the applicant. Status of Solution at the time of City Council review: All issues related to planning for the integration of this project with adjacent neighborhoods have been resolved. Satisfactory provisions for trails and pedestrian connections between residential areas to the north, south and east have been resolved. The proposed circulation plan for the project provides for adequate dual access and linkage between public streets surrounding the project. The project is also now designed to serve as a component of the City's local collector street plan. Dual Emergency Access Complying with Fire Department Standards Should be Developed for this Project Problem: Ingress and egress to the project site would be via Walnut Canyon Road (State Highway 23). A single public access and two emergency access points have been proposed by the applicant. All accesses are illustrated on the Vesting Tentative Map. All three access points are oriented easterly towards Walnut Canyon Road. According to the Fire District (personal communication, July 2000), an Chapter 5: Land Use and Planning Considerations Page 6 emergency access arrangement with dual access using public or private streets oriented at least two different cardinal directions is preferred. Such a plan would be consistent with Fire District Guidelines. Although the District has accepted several mitigation measures in lieu of providing dual access, these measures only address property safety, not human evacuation. Further, according to the District, providing dual public access with standard width streets along two dominant coordinates (south and east) would be strongly preferred to the "mitigated arrangement" proposed by the applicant. Solution: Therefore, as outlined in the Land Use Chapter of the EIR (Circulation Planning) and in the Alternatives Section (Chapter 19), provisions need to be made to plan a southern extension of the street grid within the West Pointe Homes project boundary to connect with street system proposed as part of Specific Plan 1 to provide for improved long term emergency access and to improve circulation planning in this portion of the City. This modification of the street grid would render the project consistent with Ventura County Fire Protection District dual access requirements. The creation of such a connection to the south would be both proper and beneficial. Status of Solution at the time of Planning Commission review: The project has now been formally amended by the applicant to include a connection between Walnut Canyon Road and the proposed street system within Specific Plan No. 1. The street system and internal roadway network problems created by the initial project design have now been resolved through design modifications made by the applicant. Status of Solution at the time of City Council review: All issues related to planning for dual access, emergency access connections to surrounding properties, the number of units to be constructed relative to fire services, providing sprinkler systems for perimeter homes, and all other basic fire service issues have been resolved. State Route 118 Arterial Bypass Problem: Based on current site plans for the proposed project, it is not clear whether a portion of the planned 118 arterial bypass roadway alignment will require construction or slope easements within the proposed project site. If so, the applicant will be required to dedicate the easements and potentially participate in bypass construction project. Solution: The applicant will be required to (1) transfer the current roadway alignment from City right -of- way maps onto the current vesting map, (2) complete preliminary engineering to the satisfaction of the City Engineer to confirm whether any slope easements are required and (3) negotiate a participation agreement with the City contributing to the construction of this roadway. Status of Solution at the time of Planning Commission review: The project has now been formally amended by the applicant to include a connection between Walnut Canyon Road and the proposed street system within Specific Plan No. 1. The street system and internal roadway network problems created by the initial project design have now been resolved through design modifications made by the applicant. The proposed connection can be completed without any interference with the development of a regional arterial as long as this arterial is constructed within the designated corridor identified on City corridor planning maps. Status of Solution at the time of City Council review: The project will not impact planning for the arterial bypass. Careful mapping has documented that the layout of the homes in this project and associated grading activities will not impact planning for this arterial. In addition, by providing a public street in the project that links areas to the east, north and south, if the bypass arterial is not constructed, a collector street system will have been planned into the city's circulation system so less direct cross town transportation linkage will be possible even if the bypass is not constructed. Traffic diversion from Walnut Canyon to Spring Road anticipated with the construction of the Spring Road extension should provide additional substantial relief to existing circulation problems that the bypass is intended to resolve. Chapter 5: Land Use and Planning Considerations Page 7 A Development Agreement Should be Prepared for this Project Problem: The proposed project could involve potentially complex agreements between the City and the applicant. These agreements include issues related to phased development, payment of impact fees, completion of street system improvements, provision of dual emergency access and operation, dedication of an open space easement, and maintenance of regional flood control systems. Solution: To protect the interests of both parties, a Development Agreement needs to be prepared for this project. The preparation of an Agreement could occur prior to the final hearings for the project or, if a Development Agreement is prepared, the document could be completed subsequent to receipt of entitlements. Given the need to provide a Conservation Easement, the consultant recommends any agreement be ratified prior to final action on the project. The Agreement should also address potential inconsistencies with the Hillside Management Ordinance. Status of Solution at the time of City Council review: The Development Agreement for the project has been prepared and is being reviewed as part of the entitlements for the project. Further Analysis of the Environmentally Superior Alternative Should be Completed Prior to Certification of the Final EIR Problem: The Environmentally Superior Alternative described in Chapter 19 of the Draft EIR outlined conceptual modifications to the project design and grading plan that includes enhanced ridgeline protection and other substantial design improvements (from the standpoint of urban design and circulation planning). This alternative was originally conceived as involving: 1. Finalization of infrastructure plans for the project with the Corps of Engineers and County Flood Control —these consultations may require a reduction in the number of units within the mass graded pad area (no new information is available concerning this issue since publication of the Draft EIR). 2. Approval of a new tentative map and related entitlements which needs to occur to eliminate the environmentally destructive current approval (the 66 unit project) —no changes to this recommendation have been made as a result of the Draft EIR analysis. 3. Voluntary dedication of the approximately 200 acre conservation easement comprising the western two - thirds of property acreage coincident with recordation of a first phase of the Vesting Tentative Map (which will place the developed and undeveloped portions of the property into two separate parcels) —no changes to this recommendation have been made as a result of the Draft EIR analysis. 4, Redesign of the project grading plan to incorporate changes to the project which will likely be required by the Corps of Engineers and other public agencies —this redesign will need to include working out the details of a trail linkages along Walnut Canyon between the Moorpark Country Club Estates project and Hitch Ranch to the south (no new information is available concerning this issue since publication of the Draft EIR). 5. Approval of final RPD and Vesting Map development phases and recordation of the residential portions of the Vesting Map, in phases, with staged grading to minimize environmental effects— whether the phasing requirement is still necessary given the street system changes proposed by the applicant has not been discussed with the EIR consultant. Direction is required to finalize this component of the environmentally superior alternative. Chapter 5: Land Use and Planning Considerations Page 8 6. Implementation of off -site traffic improvements coincident with the initiation of residential construction (full funding of improvements needed at Moorpark Avenue and High Street and High Street at Spring Road) —the applicant has agreed to make this improvement voluntarily subject to the implementation of a reimbursement agreement. 7. Residential construction to be limited to 160 or 180 units (at the City's discretion) until a connection is provided in completed and accessible form through the Hitch Ranch project. Alternatively, the applicant could develop an interim secondary access to Casey Road if full build out of the project is to occur prior to the development of Hitch Ranch. In this case, the applicant would bear the expense of the interim connection and permanent connection. Such a permanent connection would require a bond or credit letter which would need to cover connection costs (estimated to be about $700,000). The timing of this connection and relationship to the approval of a phasing plan has not been discussed with the applicant (as of December 1, 2000). Whether phasing is required at all given the commitment of the developer to the roadway revisions included in the revised project description has not been discussed with the applicant or the EIR consultant. 8. Redesign of the roadway system within the project either to eliminate private street gating or to provide a single through public street linking Walnut Canyon to the future development of Specific Plan No. 1, or a combination of public street collector connection with gated neighborhoods provided off this public street (accomplished with the applicant proposed redesign). Status of these revisions at the time of Planning Commission review: Implementation of this alternative would result in changes to the average parcel size for the project and other modifications that will change the economics of the development. Adoption of this superior project is the City's preferred option. If the decision- makers are inclined to approve this alternative project rather than the project proposed by the applicant, then prior to certification of the EIR, further analysis of the effects of this option may need to be provided in the Final EIR. Status of Solution at the time of City Council review: Once preliminary hearings on the project were held before the Planning Commission, the applicant initiated the process of redesigning the project to be broadly conforming with these recommendations. The Final EIR addresses the impacts of this alternative. Federal and State Consultations for Sensitive Habitat, Rare and Endangered Species, and Riparian Restoration Problem: The effects of the proposed project on sensitive habitat, riparian habitats, and special interest species will potentially be significant. Impacts on Venturan Coastal Sage Scrub will be particularly destructive. The mitigation measures in the EIR will partially offset these impacts. However, consultations will be required to obtain permits from Trustee Agencies. Whether the mitigation plans proposed by the consultant are sufficient to complete permit consultations with these agencies have yet to be resolved. Solution: The Draft EIR will be circulated to the pertinent Trustee Agencies and field conferences will be held by the consultant (with the applicant present) to determine whether the mitigation measures proposed will satisfy permitting agencies. Some modifications to the provisions for unmodified open space within the project boundary may be required to satisfy these agencies since so much native vegetation will be modified as a result of constructing the residential development. Chapter 5: Land Use and Planning Considerations Page 9 Status of Solution at the time of Planning Commission review:: The City had not received copies of correspondence between the applicant and the federal and state agencies reviewing the project for consistency with endangered species requirements and related wetland /riparian permits at the time of Planning Commission review. Status of Solution at the time of City Council review: The applicant has initiated consultations with federal and state wetland regulatory agencies including agencies managing issues related to protected species. Planned Development Permit Details and Standards Problem: The application does not include sufficiently detailed information required to support a Residential Planned Development Permit application. The degree to which the project complies with Hillside Ordinance standards and applicable Planned Development Permit guidelines is not sufficiently determinable based upon current submittals. Solution: Additional Planned Development Permit detail must be submitted by the applicant. This issue must be resolved when the decision - makers decide whether to or not adopt the Environmentally Superior Alternative as the project. The required refinements must occur between the conceptual phase of the project and EIR certification. Status of Solution at the time of Planning Commission review: A final RPD submittal had not been provided to the City. Potential environmental issues relative to this submittal had not been determined by Planning Staff or the EIR consultant at the time of Planning Commission review. Status of Solution at the time of City Council review: The applicant has completed preparation of an RPD submittal which is acceptable to City staff. All environmental issues raised by this submittal have been addressed in the Final EIR. 5.3 Project Compatibility with Surrounding Land Uses Existing Land Uses The array of land uses surrounding the project are summarized in the Project Description (Chapter 4). These uses are dominated by major agricultural operations situated north of the project along Broadway Road (Highway 23); the primary types of cultivation in this agricultural corridor are orchard crops. Low density rural residential ranchette developments are situated east and west of the project along Grimes Canyon and Walnut Canyon Roads. Similarly, larger parcel rural residential developments exist and are planned along the southern perimeter of the property. Moorpark Country Club Estates which is situated to the immediate north of the project is presently under construction and includes both a residential and recreational component. The recreational component is comprised of two golf courses open for public use. More distant from the project but within three miles of the northern perimeter of the proposed development are major agricultural operations and aggregate mining operations. No oil extraction or major grazing operations are present within the project vicinity. Two major transmission lines traverse the lands immediately west of the West Pointe property in an approximate north -south orientation; suspended high tension -high voltage wires span the horizon to the west and two visually dominant suspension anchors are present on the ridgelines defining the northern and southern limits of the project. These lines will remain in place if the development is approved. These lines would not be visible from the West Pointe Homes project residential areas. Chapter 5: Land Use and Planning Considerations Page 10 Land Use Compatibility Determination Based on the information contained in the EIR [Chapters 13 (Growth Inducement), 8 (Groundwater Supplies and Water Quality), Chapter 9 (Flood Control Facility Planning), and Chapter 15 (Public Services and Private Utilities)], a determination of the project's compatibility with surrounding land uses can be made. A project is generally consistent with surrounding adjacent land uses if: (1) the proposed undertaking will not result in systematic, significant direct or indirect conversion of existing uses to more intense development; (2) the project will not convert agricultural lands that would otherwise likely be committed to cultivated use in the near future; and (3) the project will not result in infrastructure extensions likely to be detrimental to surrounding neighborhoods. Each of these issues is discussed briefly below and a determination of consistency or inconsistency is derived. Encouragement of Conversion of Existing Uses to More Intense Development If approved and constructed, the proposed project will result in the development of a rural residential neighborhood which, as a result of the proposed clustering, will result in a development pattern than will appear more intensive than surrounding ranchette- estate type of homes. Average lot sizes will be smaller than some surrounding areas but larger than many lots typically found in the larger neighborhoods being planned in surrounding Specific Plans (approved Specific Plan No. 2 and proposed Specific Plan No. 1). However, the project will only be moderately visible from surrounding rural neighborhoods. Moreover, as discussed above, to provide infrastructure extensions to ranchette- estate type of developments may be infeasible at this time and estate housing developments are presently at saturation in the southern California residential real estate market. The actual increase in population and residential units over the planned use for the property is relatively small (approximately 114 units and 356 persons). Considering all these issues, with the exception of infrastructure extension issues, a reasonable finding may be made that the proposed project will not unreasonable encourage the conversion of existing uses to more intensive development. Conversion of Agricultural Lands that would Otherwise be Committed to Cultivation in the Near Future Agricultural issues related to the proposed project are discussed in Chapter 18 of the EIR. The lands within the project boundary are hilly and not conducive either to row crop or orchard agricultural operations. Grading would not be feasible without massive vegetation removal and replacement with grasslands. Most surrounding lands surrounding the project perimeter are already committed to recreational, neighborhood residential, or rural residential use or are under cultivation. Therefore, the project, if implemented, would not result in the conversion of agricultural lands that would otherwise be committed to cultivation in the near future. Infrastructure Extensions and Detrimental Effects on Surrounding Neighborhoods As discussed in detail in Chapter 13 (Growth Inducement), the project as presently designed does not have the potential to generate substantial growth along the Walnut Canyon Road corridor as a result of potable water, sewer, domestic water, and reclaimed water connections. The consultant's recommended mitigation measures (size any required new main lines for General Plan build out only without extra capacity) will require the cooperation of infrastructure providers and the participation of the City, particularly in condemning required easements. Therefore, as presently planned, the planned extension Chapter 5: Land Use and Planning Considerations Page 11 of infrastructure will not have significant, detrimental effects on surrounding neighborhoods. Intensification of development along the Grimes Canyon corridor would result in deterioration of the quality of life of present residents. 5.4 Agricultural - Residential Incompatibilities The proposed project is not surrounded by any immediately adjacent agricultural operations. However, larger scale agricultural production is present within about a mile of the northern perimeter of the project. There are two complications that can occur from the convergence of agricultural and residential land uses: first, as agricultural subdivisions are initiated, large areas with contiguous acreage become less available for agricultural leases and uses. Smaller parcels are problematic for agricultural production since small parcel size reduces the economy of scale that is the dominant economic principal of modern, corporate agriculture. As discussed briefly in Chapter 18, given the agricultural profile of the West Pointe Homes property, approval of the proposed project would not contribute to, the regional problem of decreasing parcel size and the impact of subdivision on agricultural perpetuity in the region. The second major potential incompatibility between residential and agricultural land uses concerns the necessary application of herbicides, pesticides, and fertilizers that accompany the chemically stimulated production of modern agriculture. Potential incompatibilities occur as a result of proximity limitations on the use of certain chemicals and agricultural vandalism. Given the proposed open space buffers around the project, grade differences between agricultural operations, ample setbacks from ongoing agricultural operations (in excess of 1000 feet), and a relatively high degree of security on surrounding agricultural parcels, these potential incompatibilities are not anticipated to be a problem for the West Pointe Homes development. 5.5 Project Consistency with the City's General Plan The City of Moorpark General Plan was developed in accordance with State planning and zoning law which requires each County and City to adopt a comprehensive, long -term General Plan. In May of 1992, the City adopted a comprehensive update to the General Plan; revisions were made to the Land Use and Circulation Elements. Other elements previously adopted (Conservation, Recreation, Open Space Element, Safety Element, and Housing Element) were not substantially modified in 1992. Overall Consistency with the Land Use Element, Circulation Element, and Open Space, Conservation, and Recreation Element in the following discussion (which is presented in table form —Table 5 -1), the project's consistency with applicable policies in the General Plan is reviewed. The compatibility analysis indicates that there are no remaining incompatibilities with the City's general plan. Many modifications have been made in the project concept and design to ensure consistency with the basic objectives, design features, and resource protection measures outlined in the General Plan. As discussed in this table, with modification of the project as recommended in the Alternatives analysis (Chapter 19) and with adoption of all required mitigation measures, including Land Use Mitigation Measures included in this Chapter, the project has been redesigned to be consistent with the City's General Plan. Inconsistencies originally identified in the Draft EIR that have been resolved through project redesign have been reclassified and are identified in italic print. Significant text deletions are identified with everstrik . Although the project was originally determined to be potentially inconsistent with some General Plan policies as originally designed, this application, as modified, has been deemed potentially consistent with the following policies (potentially consistent means that consistency can be achieved through the adoption of the revised project): ■ Land Use Element Policy 1.1 (Orderly development consistent with planned facilities) Chapter 5: Land Use and Planning Considerations Page 12 • Land Use Element Policy 1.4 (Coordinate development with planned capacity) • Land Use Element Policy 12.1 (Development permitted only with adequate public facilities) • Land Use Element Policy 12.1 (ensure financing of infrastructure) • Land Use Element Policy 14.3 (New development cannot contribute to hazardous conditions) • Land Use Element Policy 15.8 (Development in hazard areas) • Circulation Element Policy 1.2 (construction of arterial roadways) • Circulation Element Policy 1.7 (rural roadways and safe passage between neighborhoods) As discussed below (Circulation Planning Concerns), the project has been amended so that it is now consistent with the following policies (as long as the revised project is adopted rather than the original project): • Circulation Element Policy 2.2 (coordinate project phasing with infrastructure development) • Circulation Element Policy 2.3 (mitigate impacts on circulation to the maximum extent feasible) • Circulation Element Policy 5.2 (gap closures in bike paths and sidewalk networks) • Circulation Element Policy 5.3 (include bikeways in circulation plans) • Circulation Element Policy 5.5 (provision of bike paths and pedestrian linkages) Consistency with the Housing Element The purpose of the City of Moorpark Housing Element (October 1989) is to "demonstrate that the City identifies local housing problems and needs and takes steps to mitigate and alleviate these needs and problems for all economic segments of the community." Further, the intent of the Housing Element is to contribute to meeting the state's housing goal of providing decent housing and suitable living environments. The Housing Element does not identify any goals or policies specific to the West Pointe Homes site. Goals of the Housing Element applicable to the Moorpark Country Club Estates 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 considerations. Adequate provision of housing allowing maximum choice by type, tenure and location with particular attention to the provision of housing for the elderly, low and moderate income families, handicapped and other households identified as having special housing needs. 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. 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 current residents of the City of Moorpark by upgrading affordable, Chapter 5: Land Use and Planning Considerations Page 13 low and moderate income units through improvement of existing housing units and promoting greater housing affordability. 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. Where appropriate and legally possible, remove unnecessary governmental constraints to the maintenance, improvement, and development of housing. Promote equal housing opportunities." The project as proposed meets the basic goals of the Housing Element. In addition, the proposal will provide an additional type of housing product heretofore present in low density in the City's housing stock. Consistency with the Safety Element The City of Moorpark Safety Element (February 1988) discusses liquefaction, flooding, landslide /mudslide hazard areas, expansive soils, dam inundation, fire, and expansive soils. The State Government Code section 65302(g) requires general plans to include a safety element for: "The protection of the community from any unreasonable risk associated with the effects of seismically induced surface rupture, ground shaking, 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 wild land and urban fires. " The element does not include any goals, but does include several policies that relate to the West Pointe Homes. Project consistency with these policies is summarized in Table 5 -1. Consistency will be assured through implementation of all mitigation measures required in the EIR. Refer to Chapters 6 (Geologic and Seismic Hazards),8 (Groundwater Supplies and Water Quality), 9 (Drainage Hydrology and Flood Control), and 12 (Fire Hazards and Fire Suppression) of the EIR for a discussion of appropriate mitigation measures which will assure consistency. Consistency with the Noise Element The City of Moorpark Noise Element (February 1988) is a reference tool to be used in connection requirements placed on public and private developments, and 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 which may have an impact on the City's environment." The goal of the element is: "To ensure that the health and well -being of the citizens of Moorpark are not compromised by exposure to excessive and possibly harmful levels of noise. This will serve to provide a quality environment in which the citizens of Moorpark may live and have assurance of continued health and well - being. " Chapter 11 of the EIR provides a detailed discussion of the existing noise environment within and adjacent to the West Pointe Homes project. To the degree appropriate, policy recommendations in the Noise Element have been incorporated into the project design. Chapter 5: Land Use and Planning Considerations Page 14 Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination LAND USE ELEMENT Policy 1.1: New development and redevelopment shall be orderly with respect to location, timing, and density /intensity; consistent with the provision of local public services and facilities; and compatible with the overall suburban rural community character. Policy 1.3: New residential development shall be consistent with City- adopted growth ordinance policies. The project is proposed in a portion of the City that is in the process of transitioning from open space and agricultural uses to planned residential communities. The long term development trends in this portion of the City are oriented to the creation of larger lot subdivisions and recreationally based executive style homes. This emphasis is particularly evident between Grimes Canyon Road and Walnut Canyon Road in the hilly northern portion of the City. Based on the EIR analysis in Chapters 12, 13 and 15, the proposed development would not significantly impact any public service or utility provider with the implementation of mitigation measures. However, as discussed in Chapter 5 (Land Use), the creation of a private street system without any through connections to the north and or to the south results in an isolated community which will be gated. In the past, gated communities approved by the City have included parallel or dual roadway connections for public circulation. Moreover, the proposed development is to be served by only a single access point which is not consistent with good planning practice. The project circulation plan is also not consistent with Fire District Guidelines for dual public access. Therefore, land use mitigation measures regarding circulation have been proposed to enhance consistency with this General Plan Policy. With the exception of issues related to circulation planning, the proposed uses, density, and open space provisions are compatible with recent growth trends in the project vicinity and the City. The City's growth control ordinance has expired and was not renewed. If, in the future, development allocations are issued in accordance with City growth ordinance policies to ensure that growth within the City does not exceed adopted limits, such controls would not apply to the proposed project since no valid ordinance existed at the time of application. Chapter 5: Land Use and Planning Considerations Page 15 Consistent with adoption of revised project description. Consistent Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination LAND USE ELEMENT (continued) Policy 1.4: New development and redevelopment shall be coordinated so that existing and planned capacity of public facilities and services shall not be adversely impacted. The project would not significantly impact any Consistent public service or utility provider with the upon adoption implementation of mitigation measures of revised recommended in Chapters 12 and 15.. Impacts project related to street system planning can effectively description be mitigated through implementation of circulation planning mitigation measures contained in Chapter 5. Policy 3.2: Residential projects shall The project is proposed to provide a specific Consistent include variation of residential product product type, larger lot executive type homes, for types, lot sizes, and designs, unless which there is a documented market demand determined by the City to be infeasible within the City. The project includes various lot due to the size of the project. configurations and variety in building design. Policy 3.3: Where feasible, inclusionary zoning shall be used to require that a percentage of new, private residential development be affordable to very low to moderate income households. Policy 5.3: Landscaped and /or natural vegetation buffer areas shall be provided around and within residential projects to minimize land use conflicts and privacy impacts. The City's Affordable Housing /Community Development (AH /CD) Committee has reviewed the proposed project and recommended consideration by the City Council that in lieu of inclusionary housing, the applicant would pay a per unit fee to the City to help pay for affordable housing programs, based upon Development Agreement or separate Affordable Housing agreement negotiation. A 200- to 300 -foot buffer is provided between the proposed homes and Walnut Canyon Road. Buffer space is also provided between the proposed homes and the properties to the north and south of the site. A large open space conservation easement of approximately 200 acres is included in the project description. This easement will serve as a biological preserve and will prevent any ridgeline modifications in the majority of the property boundary. The planned distribution of homes also has taken into account providing open space buffers around the entire project perimeter. Chapter 5: Land Use and Planning Considerations Page 16 Consistent if the in lieu fee is accepted by the City Council Consistent Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination LAND USE ELEMENT (continued) Policy 5.4: Clustering of residential dwelling units may be allowed, if it can be shown that the common area created by the clustering is designed to protect a public interest or provide a public benefit such as the following: protects environmentally sensitive habitat or agricultural land; promotes land conservation as well as visual relief; provides a substantial recreational opportunity or an affordable housing benefit. The proposed concentration of 250 homes within Consistent the 99.5 -acre development area would allow the preservation of 250.5 acres as public and private open space, including an east -west ridgeline that is visually prominent from areas within the City. While this concentration technically lacks some of the attributes of clustering, for all intents and purposes, the project has been designed as a combined cluster -open space project. The large lot sizes and ample home square footage is not typical of clustered home construction. This divergence from typical cluster designs is considered as a positive design change. A north -south oriented multi - purpose trail would be provided to provide pedestrian, equestrian, and bicycle linkage between this project and the Moorpark Country Club Estates project to the north. Policy 11.2: When new residential The development area is not located within 200 Consistent development is adjacent to existing feet of any existing agricultural operations agricultural uses, a 200 -foot minimum width setback shall be provided to minimize compatibility conflicts. Policy 12.1: Development shall be The project would be subject to development Consistent permitted only when adequate public fees and mitigation measures recommended in with adoption facilities and services are available or Chapters 12, 14, and 15. With the adoption of of revised will be provided when needed. the revised project description, the project project would be consistent with this policy. The description revised incorporates the mitigation measures which includes recommended in Chapter 5 of the Draft EIR modifications which will resolve questions about long term to street emergency access and integration of the system project with the surrounding street grid. planning Chapter 5: Land Use and Planning Considerations Page 17 Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination LAND USE ELEMENT (continued) Policy 12.2: Efficient and equitable delivery of urban services shall be ensured by the development of capital improvement plans for urban services which 1) identify existing and future (general plan buildout) needs; 2) establish a phasing plan for providing new urban services commensurate with needs generated by existing and future development; 3) ensure that financing is available to provide adequate necessary facilities and services prior to approval of any project which would exceed the capacity or significantly reduce the quality of existing services. Policy 12.4: New residential development shall include adequate public and private open space and recreational uses to serve residential neighborhoods. Policy 12.5: The City's current standard of five acres of parkland per 1,000 persons, or higher maximum standard allowed by State law, shall be maintained consistent with the City's Open Space and Recreation Element to ensure that adequate passive /active parkland is provided in conjunction with future infill, redevelopment, and new residential projects. Appropriate regional capital improvement programs have been conceived, or are under discussion, for transportation infrastructure, solid waste disposal, wastewater treatment, and flood control. The project would not significantly impact any public service or utility provider with the implementation of mitigation measures recommended in Chapters 5, 12, 13, 14 and 15. A total of 250.5 acres of the project site would be preserved as public and private open space. A multi - purpose trail would be provided in the western open space portion of the site that would connect with the trail network provided by the Moorpark County Club Estates Project. Then project would also be subject to park facilities (Quimby" fees that would be used to help find new parks within the City. The payment of park facilities fees would be based on the City's standard of five acres of parkland per 1,000 persons. The anticipated population of 805 persons within the project site would generate a demand for approximately four acres of parkland. The project site plan is being amended to include RPD required on site recreational facilities. The adjacent dedicated open space will also have substantial passive park value. Chapter 5: Land Use and Planning Considerations Page 18 Consistent with adoption of all recommended mitigation measures Consistent Consistent Table 5 -1 City of Moorpark General Plan Consistency Analysis Applicable General Plan Policies Consistency Consistency Analysis Determination LAND USE ELEMENT (continued) Policy 12.7: Where feasible, shared A 1.5 million gallon water tank would be Consistent use programs between public and constructed in the north- central portion of the private service and facility providers site to serve the homes. Space within the water shall be encouraged. tank pad would also be provided for the construction of a second water tank to serve the property immediately north of this project site (the Moorpark County Club Estates Project approved by the Moorpark City Council in 1995). These tanks would potentially be linked to a third water tank located to the north of the site to provide improvements to the future regional water supply. The project has been determined by Ventura County Water Works District No. 1 to be consistent with its long term infrastructure plans. Policy 12.8: Any proposed project shall The project would be subject to all applicable Consistent be required to contribute its fair share development fees established by the City of of the cost of providing adequate public Moorpark. The applicant is also proposing to services and facilities. pay a $7,000 per unit impact fee, in addition to the normal impact fees imposed by the City, in order to mitigate potential impacts to City services. Policy 12.9: Where determined Tertiary treated water is presently not available The project is feasible, future development shall in the immediate vicinity of the project site and it consistent with include infrastructure improvements to is not anticipated that such water will be this policy allow use of tertiary treated water. available in the near future since most current based upon and projected supplies have been allocated to purveyor's golf courses in the project vicinity. The small inability to amount of public landscaped areas within the provide development area would provide limited adequate benefits to the use of such water on the site. tertiary supply Chapter 5: Land Use and Planning Considerations Page 19 Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination LAND USE ELEMENT (continued) Policy 14.1: New development shall be The aesthetic impacts of the project are Consistent located and designed to minimize considered less than significant with the adverse visual impacts to the implementation of mitigation measures for community. aesthetic and visual resource impacts (Chapter 16). Moreover, the project was redesigned at the request of City staff to ensure that the general design principals in the Hillside Management Ordinance were respected. This redesign effort has resulted in the preservation of ridgelines and the elimination of most ridgeline development (except for two potential estate lots along the northern perimeter of the project). Policy 14.2: New development shall Grading and land alteration would be required Consistent respect, integrate with, and compliment within the 99.5 -acre development area to pending final the natural features of the land. provide roadways, infrastructure, and pads for review of the homes. However,_the preservation of 250.5 of 40 scale the 350 -acre project site in its current condition grading plan is consistent with this policy. The design of the and grading in the approximately 100 acre incorporation development site has been revised several of final contour times to incorporate additional contour grading grading design principals. Policy 14.3: New development shall All potential hazard impacts are considered less Consistent not contribute to or cause hazardous than significant with the implementation of with adoption conditions of any kind. mitigation for fire protection as discussed in of the revised Chapter 12. In addition, long term street project system planning, if implemented as description recommended in Chapter 5 of the EIR, will and mitigation result in bonafide dual public street access for measures this project. Provision of this dual access has contained in rendered the project consistent with Fire Chapter 12 Department guidelines and reduced hazards to persons attempting to evacuate from the property in future emergency conditions. Policy 14.6: Areas identified as The project site is not located in an aquifer Consistent significant aquifer recharge areas shall recharge area. be protected and preserved. Policy 15.1: Public and private projects A total of about 230 acres of the existing Consistent shall be designed so that significant vegetation and plant communities within the vegetation shall be maintained and 350 -acre project site would be preserved in a protected, including riparian and oak Conservation Easement area. woodland vegetation and mature trees (as defined by City Code). Chapter 5: Land Use and Planning Considerations Page 20 Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination LAND USE ELEMENT (continued) Policy 15.2: Ecologically sensitive habitats shall be protected and preserved or replaced with no net loss of habitat so long as there is substantial public benefit to any relocation program. Policy 15.5: The City shall require developers to maintain wildlife corridors to allow for the passage of animals between designated open space or recreation areas. Policy 15.8: Development in significant hazard areas, which cannot be mitigated without resulting in significant adverse environmental impacts, shall be prohibited. Policy 15.9: New development projects shall be required to use xeriscaping techniques which include drought - tolerant plant species, reduction of turf area, irrigation designed to meet plant needs, and grouping plants according to their watering needs. Although about 112 acres of site vegetation Consistent would be permanently altered by the project, about 230 acres of existing vegetation would be preserved or enhanced. Fuel modification requirements will not result in the loss of significant wooded areas. The project site is not considered an essential component of any regional movement corridor that serves as a link between large open space areas. Nonetheless, the proposed open space to be dedicated has the potential for enhanced wildlife value once mitigation measures recommended in the EIR have been implemented. The primary potential hazard impacts of the project are related to the presence of several faults underlying the landforms in the development boundary. An extensive geologic testing program was conducted to evaluate the potential fault rupture capacity of these faults. After this testing, the consulting Geotechnical engineers concluded that fault rupture was considered an extremely remote potential. A variety of geotechnical mitigation measures have been required (refer to Chapter 6 of the EIR). Implementation of monitored during landscape plans. Policy 15.10: The City shall encourage Implementation of the introduction of water conserving monitored during fixtures, which exceed building code building plans. requirements, into new development projects. Policy 16.4: New residential development should complement the overall community character of the City, establish a sense of place, and ensure compatibility with important existing local community identities. Chapter 5 Consistent Consistent with the adoption of mitigation measures for geologic hazards this requirement would be Consistent the City's review of project this requirement would be Consistent the City's review of project The proposed uses would be compatible with Consistent the land uses approved for the Moorpark Country Club Estates project located immediate north of the project site, and also with other project recently approved and developed projects within the City. Land Use and Planning Considerations Page 21 Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination LAND USE ELEMENT (continued) Policy 17.1: New development shall be The proposed uses would be compatible with Consistent compatible with the scale and visual the land uses approved for the Moorpark character of the surrounding Country Club Estates project located immediate neighborhood. north of the project site, and also with other project recently approved and developed projects within the City. Policy 17.5: New development should Implementation of this requirement would be Consistent incorporate a variety of landscape monitored during the City's review of project architecture themes and techniques to landscape plans. help organize and delineate land uses and to enhance the overall visual quality of the City. Policy 17.6: Enhanced landscaping shall be used around residential, commercial and industrial buildings and parking areas as well as along easements of flood control channels, roadways, railroad right of ways, and other public and private areas, to soften the urban environment and enhance views from roadways and surrounding uses. A natural buffer of 200 to 300 feet would be Consistent provided between the project homes and Walnut Canyon Road. Natural buffer areas would also be provided between the proposed homes and the properties located to the north and south. Policy 17.7: Design features which The proposed project would be compatible with Consistent provide visual relief and separation the existing land uses in the immediate vicinity, shall be required between land uses of as well as the approved Moorpark Country Club conflicting character. Estates project located immediate north of the project site. Policy 17.8: Undergrounding of utilities Except for electrical shall be required in conjunction with KVA, all utilities on development projects whenever located underground. feasible. OPEN SPACE, CONSERVATION & RECREATION ELEMENT Policy 1.1: Protect the scenic viewsheds both to and from the City of Moorpark. This shall include those views extending north to the Santa Susana Mountains and south to Tierra Rejada Valley. This will extend to any new development and to any future renovations and additions that may potentially obscure a viewshed. utility lines in excess in 66 Consistent the project site would be The proposed clustering of 250 homes within Consistent the approximately 100 acre development area would allow the preservation of about 250 acres as public and private open space, including an east -west ridgeline that is visually prominent from areas within the City (from Los Angeles Avenue). Furthermore, the project has been redesigned to preserve smaller ridgelines east of the proposed Open Space Easement. Chapter 5: Land Use and Planning Considerations Page 22 Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination OPEN SPACE, CONSERVATION & RECREATION ELEMENT (Continued) Policy 1.3: Develop an architectural and landscape architectural design theme throughout the City that will serve as a guideline and a functional expression to promote the unique aesthetic and visual qualities through future developments. The design of the proposed project and homes Consistent would be compatible with the land uses approved for the Moorpark Country Club Estates project located immediate north of the project site. Preliminary design information concerning the project has been submitted with the RPD application and is summarized in Chapter 16 of the EIR. Policy 1.4: Develop a hillside The proposed project would generally be Consistent conservation, preservation and consistent with the City's Hillside Management management program that functions to Ordinance. The project was redesigned several discourage ridgeline development times during preliminary staff and Ad Hoc and /or alteration. Committee review of the project to enhance consistency with the Hillside Management Ordinance. The applicant has prepared a detailed argument outlining points of consistency with this Ordinance (refer to EIR Technical Appendix 4). Policy 2.3: Encourage development and provision recreational activities that are active and passive; e.g., hiking, t running, sightseeing, swimming. the A multi - purpose trail would be provided which Consistent of would link the project to a major east -west trail both in the Moorpark Country Club Estates project )iking, (oriented along "C" Street). In addition, it is possible a trail connection will be developed to link the western open space portion of the site with areas to the south and west. Policy 2.5: Provide recreational /leisure The impacts of the project to recreational Consistent parklands at the standards set in the facilities are considered less than significant Moorpark Parks and Recreation Master with the implementation of the mitigation Plan. measures. In addition, the project will be required to comply with RPD private recreational standards. The Conservation Easement area west of the development will also serve manyt passive park type functions. Policy 3.1: In areas designated for flood control purposes, promote the use of the area for passive recreation activities, (e.g., hiking, fishing, bike riding) and reserve in open space use until the land can be used for a purpose. The proposed flood control facilities are not of Consistent the type or size that would be compatible with (to the active or passive recreational activities. Active degree and passive recreation opportunities would be appropriate provided in the open space areas of the site, for the types along planned trail system, in adjacent open of facilities space, and in private recreational features planned) incorporated into the project. Chapter 5: Land Use and Planning Considerations Page 23 Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination OPEN SPACE, CONSERVATION & RECREATION ELEMENT (Continued) Policy 4.3: Conserve, preserve and enhance the quality of biological and physical environments throughout the City of Moorpark. Require restoration of those areas unsatisfactorily maintained or subsequently degraded. Although about 112 acres of site vegetation Consistent would be permanently altered by the project, approximately 237 of the existing vegetation would be preserved, restored or enhanced. Mitigation measures are recommended in Chapter 10 (Biological Resources) that would restore and enhance the remaining vegetation and riparian features. Policy 6.1: Encourage public advocacy The project would preserve about 250 acres of Consistent in programs to locate and retain areas the 350 -acre site as public and private open for use as open space through space. dedication or deed restriction. Policy 6.2: Maintain open space lands The project would preserve about 250 acres of Consistent that are well suited to their intended the 350 -acre site as open space. uses and that will result in the most efficient use of the land. All such lands should be designated and managed for the convenience, health, safety and pleasure of intended users and should represent positive examples of open space planning and energy conservation. CIRCULATION ELEMENT Policy 1.2: Local freeway The proposed project would be subject to the Consistent with improvements, and the construction City's traffic impact fee. Mitigation measures adoption of the and /or extensions of State Routes 23 identified in the Draft EIR in Chapters 5 (Land revised project and 118 as an arterial roadway or Use: Transportation Planning) and Chapter 14 and adoption of freeway shall be supported by requiring (Traffic Circulation Impact Analysis) have now mitigation development projects to dedicate right- been incorporated into the project as amended measures of -way, pay a development impact fee, by the applicant. These measures offset recommended and /or construct certain improvements project and related cumulative impacts as well in Chapter 14 as determined necessary to avoid as impacts related to circulation planning significant traffic /circulation impacts. (connection of the West Pointe Homes project to adjacent developments, provision of dual public emergency access, connection with the proposed street system to the south in Specific Plan No. 1). Chapter 5: Land Use and Planning Considerations Page 24 Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination CIRCULATION ELEMENT(Continued) Policy 1.7: Roadways, pedestrian areas, walks, street name signs and utilities in applicable outlying areas shall be designed to convey a rural appearance while providing for low maintenance costs and safe passage of vehicles, pedestrians, equestrians, and bicycles. Policy 2.1: Level of service "C" shall be the system performance objective for traffic volumes on the circulation system. For roadways and interchanges already operating at less than level of service "C ", the system performance objective shall be to maintain or improve the current level of service. Roadways, sidewalks, street name signs, and utilities would be provided on the project site in accordance with current City requirements and would be compatible with surrounding land uses and projects. Mitigation measures in Chapter 16 (Aesthetics and Visual Resources) have been recommended to ensure consistency with this policy. This policy implies that walkways and streets will be used to connect otherwise adjacent and nearby residential areas using an integrated street system. Rural roadways typically provide interconnections between clusters of residents. Project traffic would not cause any study -area intersection to exceed LOS C under existing conditions. Several of these intersections would exceed LOS C in the future (2005 and 2015) conditions; in several cases, this exceedence is attributable to changes resulting from the addition of project traffic to the street system. Mitigation measures designed to offset project effects have been fully funded and therefore would be installed coincident with buildout of the project. Mitigation of traffic impacts has been achieved through the applicant's proposal to reconstruct the Moorpark Avenue /High Street intersection. The project's contribution to cumulative impacts at the study -area intersections would be offset through the payment of mitigation fees (Los Angeles AOC or other applicable fee programs). Chapter 5: Land Use and Planning Considerations Page 25 Consistent Connections to adjacent proposed developments have now been provided in the revised project description. Consistent Full funding of mitigation measures has been assured by the addition of mitigation measures proposed by the applicant. Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination CIRCULATION ELEMENT(Continued) Policy 2.2: Project phasing shall be coordinated with the construction of on- site and off -site circulation improvements to maintain the performance standard objectives specified in Policy 2.1 and to ensure that improvements are in place when needed. Policy 2.3: New development projects shall mitigate off -site traffic impacts to the maximum extent feasible. The applicant has proposed to fund mitigation measures which would correct deficiencies that reduce capacity to less than General Plan standards (LOS C). In addition, the project has been redesigned to provide for connections between adjacent public roadways which would link adjacent developments to the south (Specific Plan No. 1) with Walnut Canyon. The gated roadway system in the project would not, as redesigned, interfere with passage of traffic between adjacent developments. The interior roadway system has been redesigned to be consistent with the Alternatives Analysis to provide for a through public roadway connection between Walnut Canyon Road and Specific Plan No. 1. Gated private roads off the main through road for the project are consistent with the general circulation planning objectives of the City. The potential for minor redesign of the project to better achieve integration of this project with potential development to the south has been achieved without significant loss of residential units and without impacting ridgelines. A southern future public street connection is necessary for a variety of reasons (refer to Chapter 5 (Circulation Planning) and Chapter 12 (Fire Hazards). Mitigation of impacts related to circulation planning has now, with amendments to the project description, achieved the threshold of planning an effective City circulation system "to the maximum extent feasible ". Chapter 5: Land Use and Planning Considerations Page 26 Consistent Consistency has been achieved by arranging for full funding of impacted intersections and redesign of the internal roadway system of the project to provide a through public road connection to Specific Plan 1. Consistent The project circulation plan has been redesigned to better achieve City circulation planning objectives. Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination Circulation Element (Continued) Policy 2.4: All new development shall participate in a transportation improvement fee program. This fee enables circulation improvements to be funded by new development in a manner that maintains the performance objective specified in Policy 2.1. Policy 2.7: Traffic signal or stop sign installation shall be required at intersections which, based on individual study, are shown to satisfy traffic signal or stop sign warrants. Policy 3.3: Roadways in hillside areas shall not have a significant, adverse impact on the natural contours of the land; grading for streets shall be minimized; and harsh cut slopes which may not heal into natural appearing surfaces shall be avoided. Policy 3.4: New collector streets in hillside areas shall be required to have curb and gutter and graded shoulders, and on- street parking shall be prohibited, as necessary, in order to provide extra safety. Policy 5.1: New development and redevelopment projects shall be required to include safe, separate, and convenient paths for bicycles and pedestrians so as to encourage these alternate forms of non - polluting transportation. The proposed project would be subject to the Consistent City's traffic impact fee. Stop signs would be provided as a means of intersection control at the entrance of the project where it intersects with State Route 23. No signal would be provided at the project entrance at Walnut Canyon Road because, according to the applicant's traffic study, use of the entrance by the residents would not satisfy state highway signal warrants. The proposed roadways are designed to provide access with the least amount of grading. The primary source of grading would be the proposed residential lots. If the internal circulation system of the project is amended to provide a through public street connection to Specific Plan 1, additional grading may be required. The project now provides interconnection and continuity of circulation system elements between Walnut Canyon Road, 118 arterial bypass or Casey Road. These features have been provided by the proposed project in accordance with City standards for through collector streets. Consistent Consistent Consistent These features will be provided by the Consistent proposed project in accordance with City standards. Chapter 5: Land Use and Planning Considerations Page 27 Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination CIRCULATION ELEMENT(Continued) Policy 5.2: Plans for bicycle and pedestrian facilities shall give priority to providing continuity and closing gaps in bikeway and sidewalk network. Policy 5.3: Proposed residential, commercial, and industrial developments shall be required to include bikeways in their street improvement plans, consistent with the Circulation Element Bikeway Network Plan, and to construct the bicycle paths, or lanes, or routes as a condition of project approval. The proposed project will be integrated with adjacent future proposed development to the south (Hitch Ranch — Specific Plan No. 1). Preliminary plans for public road connection, sidewalks, or bikepaths with linkage to this Specific Plan have been provided by the applicant. Pedestrian, equestrian, or light electric vehicle (golf cart) connection of the West Pointe Homes project to the adjacent Moorpark Country Club Estates and dual golf courses (to the north) using proposed trails may now be accomplished since the applicant has committed to completing segments of such trails both within and outside of the boundary of the West Pointe Homes project area itself. Refer to the preceding discussion (Policy 5.2) Policy 5.5: The provision and Refer to the preceding discussion (Policy 5.2) maintenance of off - street bicycle paths shall be encouraged. Policy 5.7: The installation of sidewalks shall be required for all new roadway construction and significant reconstruction of existing roadways, with the exception of hillside areas. If installation of sidewalks in hillside areas would result in significant grading impacts or a safety concern, special consideration shall be given to either eliminating the need for sidewalks or requiring along one side of the street only. Consistent with revisions to the project as amended and with completion of integrating trails and pedestrian connections between adjacent projects. Consistent Consistent Sidewalks would be provided throughout the Consistent project site without causing any increased grading impacts. Chapter 5: Land Use and Planning Considerations Page 28 Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination CIRCULATION ELEMENT(Continued) Policy 5.10: The installation of These features will be provided by the Consistent appropriately located handicapped proposed project in accordance with City ramp curb -cuts shall be required for all standards. new roadway construction and significant reconstruction of existing roadways. Policy 6.1: New development projects Refer to the discussion of this concern above Consistent shall provide equestrian trail linkages to under Policy 2.5. regional parks and to regional trail systems consistent with the Circulation Element Equestrian Trail Network Plan. Policy 6.2: New residential A multi - purpose equestrian trail is planned in Consistent developments shall be encouraged to the western open space portion of the site that provide equestrian paths. would connect possibly connect with existing trail networks to the north and west. The general ability to physically make these connections has not been demonstrated. Furthermore, a north -south connecting trail, which has been discussed with the applicant, would require subsequent gap closure work by the applicant or adjacent developers to provide effective linkages between planned trail systems. This issue is still being negotiated with the applicant. Policy 6.3: Multi -use equestrian, Refer to the discussion of Policy 2.5 above. Consistent bicycle, and pedestrian trails shall be encouraged whenever feasible. SAFETY ELEMENT Fault Displacement Policy: Large structures or subdivisions of more than four units shall prepare geology reports to locate any surface trace of the Simi and Fairview Faults and to designate appropriate setback distances from the surface traces of those faults, to be a minimum of 25 feet, unless otherwise required by a geology report. Geotechnical investigations of fault hazards have been, and continue to be, conducted for the project. Measures recommended by the geotechnical engineers (summarized in Chapter 6) would be implemented during project development. The age of the faults on the property are sufficient that they have been classified as inactive. Substantial detailed geotechnical planning coincident with preparation of 40 scale grading plans will be required to achieve consistency with this policy. Chapter 5: Land Use and Planning Considerations Page 29 Potentially Consistent (depending on final Geotechnical Report findings and 40 scale grading plan mitigation measures) Table 5 -1 City of Moorpark General Plan Consistency Analysis Applicable General Plan Policies Consistency Consistency Analysis Determination SAFETY ELEMENT(Continued) Earthquake and Groundshaking Policy: Developments of over four units, either multiple family of individual home subdivisions or structures over 20,000 square feet shall be reviewed for consistency with the Uniform Building Code. Soils reports shall be prepared which discuss the magnitude of earthquake shaking and include specific information pertaining to vertical and horizontal maximum acceleration that could be expected at the site. A special section in addition to the minimum requirements shall be required to determine if the particular site is more or less susceptible to long or short period horizontal and vertical ground acceleration and make suggestions for possible mitigation if necessary. Liquefaction Policy: The City should continue to monitor ground water levels in all potential liquefaction areas. If the water levels reach within 40 feet of the surface, the City Engineer shall require appropriate foundation design or other mitigations to alleviate the hazard to large structures as necessary. If the water levels reach within 15 feet of the surface the City Engineer shall require special designs for other structures as necessary. Flooding Policy: The best way to minimize the impacts of flooding is to impose land use restraints upon any development within the flood plain or to minimize the hazards by improving the channel to carry the 100 year flood. Mitigation measures identified in Chapter 6 of Consistent the EIR require that project structures are to be constructed in compliance with current seismic safety requirements, including the Uniform Building Code (UBC) and City requirements. The specific building requirements shall be based on the seismic potential of the San Andreas, Oak Ridge, and Santa Rosa faults. Mitigation measures identified in Chapters 6 Consistent (Geology) and 9 (Hydrology) would reduce potential liquefaction impacts to less than significant levels. All of the proposed roadways and residential Consistent structures are located outside of the 100 -year flood area. The proposed debris /detention basins are designed to accommodate a 100 - year storm events. These basins have been designed to be consistent with the Gabbert- Walnut Canyon Drainage Deficiency Study. Chapter 5: Land Use and Planning Considerations Page 30 Table 5 -1 City of Moorpark General Plan Consistency Analysis Consistency Applicable General Plan Policies Consistency Analysis Determination SAFETY ELEMENT(Continued) Fire Hazard Policy: The fire department will continue to vigorously enforce the fire clearance regulations which significantly reduces the fire hazard to structures. All new construction shall have noncombustible roofing material consistent with Uniform Building Code requirements and shall exclude wood- shakes. NOISE ELEMENT Policy 1: Noise barriers or other noise mitigation techniques should be required in subdivisions if developed along State highways, City streets, or railroads where a significant impact exists or is projected at nearby noise - sensitive locations. 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. The project would be required to comply with all Consistent standards of the Ventura County Fire Protection District. Mitigation measures related to the prevention of property destruction as a result of fire are contained in Chapter 12 of the EIR. Chapter 11 of the EIR (Noise) documents that Consistent that project - related noise impacts at noise - sensitive locations within the City would be less than significant. Cumulative noise impacts associated with truck and vehicle use of the Walnut Canyon Corridor would approach but not exceed threshold values. The homes within the proposed project will be situated over 250 feet from the centerline of Walnut Canyon Road which will reduce exterior noise values to acceptable levels (based on current projections of cumulative traffic). Although not considered significant, mitigation Consistent measures are recommended to reduce nuisance noise levels associated with construction activities. Chapter 5: Land Use and Planning Considerations Page 31 5.6 General Plan Consistency Issues Related to Circulation Planning Circulation Planning Concerns and the West Pointe Homes Project Three major developments (the Moorpark Country Club Estates, the Suncal Project and the West Pointe proposals) situated along Walnut Canyon Road between Casey Road and the boundary of the City's corporate limit have either been approved or are presently being reviewed by the City.' Another major new development (the Moorpark Highlands) situated along the Walnut Canyon Corridor was approved by the City Council several years ago.2 The combined average daily trip generation associated with these three developments exceeds 6,000 trips for recreational and residential uses. According to the analysis of this corridor by Associated Transportation Engineers for this EIR, average daily volumes along Walnut Canyon between Casey Road and Broadway (which parallels the City Limit line) will increase from an existing trip volume of 7400 trips to about 10,000 or more trips per day with approval of the West Pointe project. The Moorpark Country Club Estates Project is predicted to add about 4,100 additional trips to the corridor and the SunCal development would add about 1600 additional trips. The increased traffic volumes along this corridor resulting from build out of these proposed and approved developments create a situation where the City may need to begin how best to implement streetscape improvements in excess of "frontage" improvements typically required by the City. Taken together, these three projects would account for about 8,000 additional average daily trips along this corridor, an increase that nearly equals the total current 1998 traffic volumes. With all three projects developed as proposed, the corridor will be traversed by roughly double 1998 traffic volumes. This doubling of corridor volumes does not factor in any diversion onto the corridor of traffic associated with build out of Specific Plan 2. According to the EIR traffic analysis, the increase in volumes can be accommodated by the existing two lane section of State Route 23. When the future increased traffic encounters the current intersection configuration at Moorpark Avenue /High Street, the capacity of the existing intersection will not be able to accommodate this new traffic within General Plan performance standards (LOS C) without widening and other mitigation. This issue is further discussed in Chapter 14 of the EIR (Traffic Circulation). Appropriate but incompletely funded intersection improvements can be made at this location to restore Level of Service to acceptable standards. The Walnut Canyon Corridor The existing volume of traffic and the types of vehicles using the Walnut Canyon Corridor between Broadway and High Street create difficult circumstances for local motorists. While these concerns do not necessarily rise to the level of significance that a traffic engineer would recommend major capacity or intersection changes, nonetheless, the existing use of this corridor certainly creates periodic delays, Westpointe Homes is in the process of planning and designing a 250 unit executive estate home project in Walnut Canyon that is the subject of this EIR. This proposed project is situated on the east side of Walnut Canyon south of the proposed Spring Street Extension and north of the proposed State Route 118 bypass arterial alignment. SunCal Homes is in the process of complying with informational submittals related to their application to develop approximately 150 homes in Walnut Canyon on a landform situated between Wicks Road and the Ventura County Waterworks District facility. This developer has been required to study access design alternatives that would divert primary access from Walnut Canyon to a relocated alignment of Spring Street. This study has been completed and is now being reviewed by staff. 2 Toll Brothers, the developer for the housing component of the Moorpark Country Club Estates project requested and received approval from the City to revise the Moorpark Country Club Estates project to enable: (1) redesign of the western neighborhood street grid to relocate "C" Street from its previously approved alignment to a location closer to the northern perimeter of the project, (2) gating of this western neighborhood, (3) creation of an HOA recreational and meeting facility which will include additional recreational amenities including tennis courts, and (4) modifications of building setbacks along the northern perimeter of the project. This development includes approval to construct two golf courses. Chapter 5: Land Use and Planning Considerations Page 32 congestion, and frustration to motorists. The following explanation of the concerns associated with this corridor is provided to lay the foundation for considering development of a streetscape improvement plan for the Walnut Canyon Corridor. (1) Regional versus Local Traffic Walnut Canyon Road is a State Highway (Route 23) that was originally conceived and designed as a regional connector to link the cities and communities in the Santa Clara River Valley (Piru, Fillmore, Santa Paula and Ventura) with the Simi Valley and Little Simi Valley (where Simi Valley, Moorpark and Thousand Oaks are situated). Prior to the incorporation of Moorpark, several subdivisions were approved by the County of Ventura, which resulted in the installation of driveways exiting onto Walnut Canyon Road. These subdivisions established access and egress demands that competed directly with the regional through - traffic intents of the State Highway. These conflicting uses which typically are served by different types of streets (local collectors versus regional arterials) with different design standards remain the primary concern along the corridor north of Casey Road. (2) Quarry Truck Traffic Traffic conditions are exacerbated by permitting driveway access on a regional arterial with the permitted intensification of quarrying transport activities in the canyon lands north of Moorpark and in Grimes Canyon (the north trending canyon descending towards Fillmore). The quarrying cartage on the State Highway create a third competing function on the highway. This use is special purpose and generates substantial noise from braking and down - shifting. The present relatively narrow highway section, absence of paved shoulders, truck speeds, and potential conflicts with driveway turning movements in residential areas without a turning median lane all contribute to concerns along the Walnut Canyon Corridor which are directly linked to truck quarry traffic. (3) Weigh Station Diversion Truck Traffic The other type of truck traffic which passes over State Route 23 from the Santa Clara River Valley through the quarries of Grimes Canyon is associated with the use of State Routes 23 and 118 as routes to connect the Santa Clarita Valley and the Santa Clara River Valley communities with Ventura, Oxnard, and other portions of the Oxnard Plain. In addition, it is likely that at least some traffic using this route bypasses the Conejo Grade truck weigh station. For this reason, the Highway Patrol has established a small truck inspection station on State Route 118 just west of the Moorpark City limit. This diversion traffic combined with local quarry truck traffic constitutes a noticeable source of noise impact and traffic movement on the Walnut Canyon Corridor. (4) The Results of Incorporation: State Highways as City Streets When the City incorporated, two major regional arterials (State Routes 23 and 118) became the major north -south and east -west corridors in the City's circulation system. Local city streets and regional arterials are by definition incompatible. Since Caltrans is custodian of the regional arterial aspect of these routes, traditionally local urban needs are subordinated to Caltrans design standards. Traffic calming measures, for example, are very limited in streets within the Caltrans domain since the purpose of a state highway route is supposed to be ensuring regional connections and commerce. The Caltrans designation on State Route 23 and the need to comply with Caltrans's design standards along this corridor somewhat limits the ability of the City to convert Walnut Canyon to an attractive local collector with the streetscape amenities since these amenities must comply with Caltrans design standards (or receive design exceptions). Chapter 5: Land Use and Planning Considerations Page 33 (5) Driveway Turning Movement Conflicts Caltrans has attempted to address turning movement and traffic flow conflicts created by the presence of a series of driveways between Casey Road and the proposed Suncal project. Several years ago, Caltrans installed a center turning movement lane along the southern segment of this residential area. However, the improvement was not carried forward north to the limit of the residential area and therefore, while the safety of turning movement for the southern residents along this corridor has been improved, the northern part of the corridor is unimproved. Northbound through traffic must come to a complete stop for left turning vehicles accessing driveways on the west side of the Road. (6) Peak Hour Traffic at Intersections between High Street and Los Angeles Avenue The increased traffic volumes associated with the proposed West Pointe Homes project, Moorpark Country Club Estates (now under construction) and the SunCal and Specific Plan 2 projects will contribute to a decrease in Levels of Service at the Moorpark /High and Moorpark /New Los Angeles Avenue intersections and other down - corridor locations. The impacts of the West Pointe Homes project on these intersections is described in Chapter 14 (Traffic Circulation) of the EIR. Based on this review, the most prominent concerns along this corridor for local drivers are: (1) the absence of a left turn lane for vehicles using the driveways in the northern part of the residential area up canyon from the widening completed by Caltrans several years ago; (2) truck and automobile speeds; (3) absence of paved shoulders along the entire length of the corridor within the City's limit line; (4) periodic interruptions in traffic operations associated with train movements; (5) impacts to LOS at intersections within the City south of Casey Road and; (6) Need for roadway improvements to modify curves. Street System Circulation Planning Concerns and the Proposed Project (1) Regional Arterial Planning As noted by the EIR analysis in Chapter 14, cumulative development within the City cannot be accommodated without substantial declines in Levels of Service at major City intersections without completion of the arterial bypass (often referred to as the State Route 118 bypass). Source area intersections decline to LOS D or E in either the AM or PM peak hours. The City Council reviews long- term street grid planning issues and requirements related to new developments which contribute to Walnut Canyon Road impacts (and in other portions of the City). The two principal solutions considered thus far for existing traffic and transportation problems include the creation of a hillside arterial that would serve potentially as a bypass route for truck traffic currently using State Route 118 and creation of an official and redesignated State Route 118 alignment (in which case Caltrans would assume maintenance and likely participate in construction). Funding for either a full service State Highway realignment or for the less ambitious local arterial option is unsecured although right -of -way is being reserved and dedicated by development proposals located along the presumed alignment of this roadway. This proposed development may have a direct connection to this regional arterial, however, additional planning studies need to be completed to resolve this planning issue. Chapter 5: Land Use and Planning Considerations Page 34 (2) Local Street Planning: Integration of Adjacent Neighborhoods Given the present uncertainty about how these circulation issues will ultimately be resolved and recognizing that funding these diversion solutions (particularly the 118 Bypass) may be unachievable, it is important to define interim solutions to ensure connectivity between neighborhoods and to provide for an adequate street system for the City under the assumption that such an arterial bypass may not be constructed in the future. The West Pointe Homes project should be designed to provide a local street connection to future developments to the south (primarily to Hitch Ranch, Specific Plan No. 1). The project has now been redesigned to provide this local street connection. Neither the 66 unit proposal nor the original 250 unit proposal provided for adequate integration of the new development with the existing or planned street system projected for construction in surrounding neighborhoods. Without a southerly connection either to Casey Road (as a temporary solution) or a permanent connection through the Hitch Ranch Specific Plan, the proposed project would be isolated from the surrounding street system and street grid. A well designed City is comprised of distinct neighborhoods which are integrated for pedestrian, bicycle, and automobile travel. Such integration of neighborhoods is necessary ➢ to prevent the isolation of residents in distinct, physically and social closed enclaves, ➢ to avoid creating park and recreational facilities which cannot be access conveniently by children; ➢ to prevent spatial conditions in the City's layout which encourage social alienation, ➢ and to avoid the creation of culturally, ethnically or economically isolated neighborhoods. Street, roadway, pedestrian and sidewalk interconnectivity between adjacent neighborhoods is required by a number of General Plan policies; most of these policies emphasize trail and sidewalk linkage. Planning for the interconnection of streets is embedded in the Circulation Element of the General Plan as a review of selected policies in Table 5 -1 demonstrates. The proposed project as redesigned is now consistent with the underlying design objectives of good planning policy relating to providing a City that has integrated and connected neighborhoods which provide direct pedestrian and automobile access. Redesign and or redesign and phasing of the project so only part of the development proceeds until proper neighborhood integration is achieved will address these concerns. been GORGeived in this GhapteF of the OR to addFess this issue. Conditions of approval will need to be considered to resolve this matter. (3) Gated Community Design Issues As originally designed, the proposed project would be an isolated, gated community that would have no specific or definitively proposed plans for street, pedestrian way, equestrian, bicycle, electric vehicle (bicycle cart) or trail linkage to surrounding developments to the north (Moorpark Country Club Estates) or proposed developments to the south (Hitch Ranch Specific Plan No. 1). Although the discussions regarding trail linkages have yet to be finalized, a formal connection between proposed and existing trails has been developed by the applicant and incorporated into the Project Description. Unlike Moorpark Country Club Estates to the north, the proposed West Pointe Homes gated community as originally designed did not have through public circulation off of which private gated neighborhoods were planned. This type of dual public - private system is the preferred method of designing gated neighborhoods so regional and local circulation needs can be accommodated while still retaining the privacy sought through gating. Without public street integration as the project has been redesigned, given the lack of connection to neighborhoods to the south and north, in the future, it is likely that a parent would need to drive approximately five additional miles through at least ten signals to access a neighborhoods that have only a few thousand yards of physical separation. In addition, without at least Chapter 5: Land Use and Planning Considerations Page 35 pedestrian connections between neighborhoods to the north and south, children would be exposed to walking or riding bicycles along Walnut Canyon Road to visit acquaintances in immediately adjacent subdivisions. This lack of street integration was a significant problem identified in the Draft EIR. Moreover, since it is uncertain whether the State Route 118 bypass will ever be funded and constructed, it is important to plan the local street system in all developments along Walnut Canyon Road under the assumption that local streets will serve as major cross -City arteries in the future. The project has been redesigned to accomplish this goal. The project has been redesigned as outlined in the Draft EIR Environmentally Superior Alternative (Chapter 19) to provide for: (1) pedestrian, equestrian, and bicycle trail integration between neighborhoods to the north (Moorpark Country Club Estates) and future neighborhoods planned to the south (Hitch Ranch). The internal roadway system for the project has been redesigned to provide for a through public road connecting Walnut Canyon and the future street system of Specific Plan No. 1 (Hitch Ranch). Moreover., a central public street through to Specific Plan No. 1 from Walnut Canyon which provides for private gated access off of this connector. AlteMatively, the private streets ;r, the pFejeGt GaR be dediGated as publiG BtFeetS and gating G061ld be deleted, although this is not the preferred alterna SiRGe both gated pFivaGy and thFeugh publiG GORneGtiena GaR be aGhieved. This redesign sheuld eGGY during the FeVi8W of the Draft EIR and a revision te the projeGt GiFG611atieR plan sheuld be submitted to aaddress this issue. tavr�a rn (4) Single Public Access versus Dual Public Access The original project, which had a single access point for a development generating 2,400 daily trips and 190 A.M. and 150 P.M. trips, was determined to be a less than optimal urban design solution for linking the project to the adjacent City street system. Given the concerns enumerated above along the Walnut Canyon Corridor (turning movement conflicts, vehicle delays, vehicle speed, train delays, declining levels of service at intersections in the City along the corridor, truck diversion and gravel truck traffic), concern for a single access point which distributes traffic along this corridor resulted in a redesign of the project. The draft Vesting Map as provisionally described in the revised Project Description for this EIR provides for dual public street access oriented along two cardinal directions. The City Engineer has continually expressed concern about the number of residential units to be served by the project with a single point of access. This concern extends in time to the initial review of the revised project conducted in early 1999. The project revisions announced at a Planning Commission hearing meeting in October of 2000 ultimately resolved the issues related to dual access satisfactorily. Moreover, as originally designed, the proposed project was not consistent with dual access requirements established by the Ventura County Fire District. From an urban design standpoint, dual access generally involves (1) two points of non - emergency street system access; (2) at least two (or more) connections to the adjacent street system; and (3) this access should be oriented to two different cardinal directions (e.g., northerly and westerly). The dual access proposed by the project as revised satisfies these criteria. The appliGaRt has argued t the Fire DepaFtmeRt has aGGepted a GOMPF-emise fire safety plan (WhiGh me-difiroation setbaGks, addit'ORal private read erneFgenGy road 2!igRrReRt immediately Rerth of the projeGt and a The proposed project has been redesigned to be consistent with Ventura County standards or approved with phasing that provides for increments of development related to the creation of adequate dual access. Redesign and phasing of the project so that legitimate dual access is provided to this new residential community has eliminated inconsistencies with Fire District guidelines, eliminate design and capacity concerns expressed by the City Engineer and ensure that the urban design of the development Chapter 5: Land Use and Planning Considerations Page 36 is consistent with good planning practice. A mitigatibR measur-e has been provided in this Chapter of the CIO to odd.4988 this issue (5) The Need for a Corridor Plan for Walnut Canyon Resolving many of the concerns described above concerning the Walnut Canyon Corridor can be accomplished through preparation of a Streetscape Improvement Plan for the Walnut Canyon Corridor. The City Council should consider undertaking such a Streetscape study in tandem with on -going efforts by the development community to obtain approval for developments that will distribute traffic to this Corridor. Corridor planning efforts have been undertaken with vigor by a consortium of developers supported by City staff. This effort extended over a 60 day period during the public review period for the EIR. As a result of this effort, the outlines of a Corridor Plan were conceived and illustrated by the development community (supported by City stafl). These design standards, applicable to improvements for the West Pointe project, should generally be considered tentative subject to approval by the City Council and Caltrans. The guidance provided at the conclusion of the joint developer -City Walnut Canyon improvement planning effort involved the following requirements: ➢ Each developer will be required to provide full section street improvements along their property frontage on both sides of Walnut Canyon Road —these improvements extend from the northern to southern boundary of your ownership at the point this ownership intersects or is perpendicular to Walnut Canyon Road; ➢ The required design of the section of the improvements between the existing road centerline and your property frontage will be a single 12 foot travel lane with an 8 foot shoulder —in the Suncal case, since a design exception has already been obtained for part of the alignment by Caltrans, whether such an 8 foot shoulder is appropriate will need to be clarified; ➢ The required design section extending from the centerline to the edge of right -of -way on the other side of the street adjacent to your frontage shall be a 12 foot travel lane and variable width shoulders (ranging from 4 to 8 feet, depending on a variety of factors including retaining wall height, slope stability questions, utility relocation requirements, City sidewalk planning, conflicts with adjacent driveways, etc.); and ➢ The centerline of the proposed right -of -way within the Corridor alignment should remain generally consistent with the present centerline — shifts and realignments of the centerline should not be planned which increase the radii on the existing curves along the corridor. 5.7 Other City Planning and Resource Management Concerns City of Moorpark Zoning Ordinance The project includes an application to rezone the property to accommodate the development as proposed. To be implemented, the project will require a General Plan and a zoning ordinance amendment. A consistency determination therefore is not appropriate. City of Moorpark Hillside Management Ordinance The City's Hillside Management Ordinance was adopted prior to preparation of the Draft EIR and therefore, even though this project may include a development agreement with the City, staff worked with the applicant to attain compliance with the Hillside Management Ordinance. In response to these efforts, the following significant changes were made to the overall project design: Chapter 5: Land Use and Planning Considerations Page 37 (1) The original grading plan included development on the southern and northern ridgelines in the eastern portion of the project. In response to staff requests, the grading plan was revised to eliminate grading on the ridgeline bounding the southern perimeter of the project and grading along the northern ridge was drawn back from the top of slope to minimize slope cutting and reconstruction; (2) The development was redesigned on several occasions to make sure the slope remediation efforts required to stabilize areas with less than optimal subsurface geology would not result in modifications to ridgelines or hill tops; (3) The density and distribution of the lots was revised on several occasions in an effort to minimize the visibility of internal circulation roadways; (4) The grading plan for areas around the proposed ridgeline water tanks was revised so the tanks will be screened to the extent feasible by berming and other earthwork; (5) The applicant was encouraged to dedicate the entire ridgeline system in the western two - thirds of the ownership to conservation purposes —an irrevocable conservation easement dedication will preserve the ridgelines in this portion of the property has now been incorporated into the Project Description as a voluntary donation. To minimize any inconsistency with this Ordinance and the General Plan, the applicant's engineers modified the project to comply, to the degree feasible, with the performance standards in the Ordinance. The record of the efforts made in this regard are summarized in detail in the Hillside Conformance Report in Appendix 4 of the EIR. The Ordinance does set forth a procedure for permitting non - complying developments to receive entitlements. This process involves the creation of a Development Agreement which assures implementation of offsets or mitigation measures which rationalize non - compliance with certain aspects of the Ordinance. As previously recommended, a Development Agreement should be prepared for this project. However, with the exception of some discrepancies with staff regarding the degree of compliance achieved with contour grading standards in the Ordinance, the development as proposed represents a reasonable effort to comply with all applicable performance standards. With the implementation of minor design recommendations contained in Chapter 16 (Aesthetics and Visual Resources) and partial redesign of the project to conform with the recommendations contained in the Environmentally Superior Alternative (in the Alternatives Analysis -- Chapter 19), the project would still be generally consistent (subject to review of revised circulation system, detention basin, trail, and roadway interconnection plans) with the Hillside Management Ordinance. If implementation of street system design recommendations results in the need to relocate some lots, these lots could very well be placed along the proposed southern roadway connection proposed to link this project with Specific Plan No. 1 City of Moorpark Preservation, Cutting and Removal of Historic Trees Native Oak Trees and Mature Trees Ordinance In accord with City Ordinance 101, the City has determined that, to the extent possible, mature trees, native oak trees, and historic trees should be protected and preserved. Particularly with respect to urban developments, such trees are considered to be a "significant, historical, aesthetic and valuable ecological resource." The City defines an historic tree as: "A living tree designated by resolution of the City Council as an historic tree because of an association with some event or person of historical significance to the community or because of special recognition due to size, condition or aesthetic qualities. " Chapter 5: Land Use and Planning Considerations Page 38 A mature tree is defined as: "A living tree with a cross - sectional area of all major stems, as measured four and one -half (4 112) feet above the root crown, of 72 or more square inches. " A native oak tree is defined as: "A living tree of the genus Quercus and species lobata, agrifolia, dumosa or hybrids thereof. " In order to remove such trees, a tree removal permit is required. A Tree Report will need to be prepared on the proposed project prior to the issuance of grading permits. Consistency with this ordinance will be assured with imposition of mitigation measures contained in the final Tree Report for the project which is in preparation and will be included in the Final EIR. City of Moorpark Land Use Initiative (SOAR) The proposed project is situated within the City's designated Sphere, Urban Limit line and Corporate Limit. Therefore, this recently adopted initiative is not applicable to the project. 5.8 Project Consistency with Regional and County General Plan Programs .and Policies Southern California Association of Governments Planning Efforts The Southern California Association of Governments (SCAG) is designated by the federal government as the region's Metropolitan Planning Organization. As such, SCAG is mandated to maintain a continuous, comprehensive, and coordinated planning process. In 1993, SCAG developed a Draft Regional Comprehensive Plan and Guide (RCPG) which is intended to serve the region as a general guide to the growth and changes that can be anticipated during the next 20 years and beyond. Certain elements of the RCPG, including the Transportation, Housing, Energy and Growth Management Elements, the latter which contains socioeconomic projections, were adopted in early 1994. Other elements were adopted more recently. The Regional Plan partitions SCAG's six - county region into sub areas. The West Pointe Homes project is situated within the Ventura Council of Governments (VCOG) sub region. VCOG is the regional planning entity for Ventura County which provides county -wide growth forecasts. The project is located within Regional Statistical Area (RSA) 4 which is further partitioned into the Growth and NonGrowth areas of the cities of Moorpark and Simi Valley. The proposed project is situated within the Growth Area. As discussed in Chapter 13, the increment of development proposed for the project is consistent with Growth Area population forecasts. County Air Quality Management Plan (AQMP) and City AQMP Implementation Program In accordance with Federal Clean Air Act requirements, the County's first Air Quality Management Plan (AQMP) was adopted in 1979, and subsequently updated in 1982, 1987, 1991, and 1994. The purpose of the Ventura County AQMP is to attain and maintain the National Ambient Air Quality Standards and the standards of the State of California for airborne pollutants. The AQMP assesses the County's air pollution problems and contains control strategies for reducing air pollutant emissions. The AQMP is implemented by controlling County -wide emissions growth through an emission allocation system for population - related, stationary and miscellaneous emissions sources. The responsibility for control of population - related emissions falls within the land use planning functions of the Cities and the County. The 1994 AQMP includes population forecasts for the Moorpark growth area and surrounding non - growth areas in the unincorporated portions of the County. These projections are used for determining the consistency of a project with the AQMP, as discussed in the Air Quality section. Under the recently Chapter 5: Land Use and Planning Considerations Page 39 updated City General Plan, the population that would result from build out under the Plan would be consistent with future AQMP population forecasts. In July 1995, the APCD issued a draft 1995 Air Quality Management Plan Revision. The AQMP was adopted in November 1994; the 1994 AQMP was prepared primarily to satisfy regulatory requirements of the Federal Clean Air Act amendments. The amendments require that the APCD submit this plan to the EPA by November 15, 1994 and demonstrate attainment with federal and state ambient air quality standards. With the imposition of mitigation measures identified in Chapter 7 of the EIR (Air Quality), the project would be consistent with the AQMP and AQMP Implementation Program. County Water Quality Management Efforts Plan The Ventura County 208 Water Quality Management Plan (208 Plan), originally adopted by the Board of Supervisors in 1978 and most recently amended In March 1982, is a county -wide plan that establishes policies and programs to improve water quality. The 208 Plan incorporates the work efforts of the 201 Plan. The 201 Plan requires that a proposed expansion of a wastewater treatment plant be found consistent with adopted population forecasts. The 201 Plan also addresses wastewater reclamation in Ventura County. The 208 plan is part of the County -wide Planning Program (CPP), formerly the Regional Land Use Plan (RLUP) which also Includes the County AQMP. The 208 Plan is used to guide land use decisions, particularly those concerning land use plans, and related capital improvement projects and service system improvements (such as sewer plan capacity expansion). The 208 Plan contains population projections, at 5 -year increments for the years 1985 through 2000, that are used to determine whether growth in an area it acceptable and can be accommodated by the capital improvement projects proposed for an area. These population forecasts are also utilized in applications for Federal Clean Water Act funds to construct or expand wastewater treatment facilities. The population forecasts contained in the 208 Plan are prepared for both "growth" and "non- growth" areas. Growth area boundaries do not follow city limits, which shift as annexations or detachments occur. Instead, the growth area boundaries follow census analysis zone boundaries. Growth areas are generally within a City's incorporated boundaries and its sphere of influence, and are anticipated to incur development. Similarly, non - growth areas generally consist of analysis zones that lie entirely or almost entirely outside a City's sphere of influence and are therefore not expected to receive significant urban development. The population forecasts in the 208 Plan should be considered as a ceiling or expansion rather than a prediction. In addition, according to the 208 Plan, land use proposals differing from the adopted growth and non - growth areas are acceptable provided that it can be demonstrated that appropriate shifts and adjustment are made so that the adopted population forecasts remain constant. Population forecasts for the Ventura growth and non - growth areas were adopted by the County Board of Supervisors in May 1985 and were recently updated. Because the project is consistent with Growth Area forecasts, the project would be consistent with County water quality management efforts. County Solid Waste Management Plan The County Solid Waste Management Plan was adopted in 1984, and updated in 1985; further updates are currently in preparation. The Plan identifies existing and potential landfill sites within the County. The Coastal and Bailard landfills, which served the western waste shed, are expected to reach capacity in the near future. As such, one of the major objectives of the Plan update was to identify new disposal sites to serve the western waste shed. A set of criteria for evaluating potential landfill sites was developed and based on the criteria, 38 potential sites were examined. Weldon Canyon and Hammond Canyon were chosen as the most favorable locations. An application for conditional use permit to develop the Weldon Canyon was filed with the County and preparation of an environmental impact report has been completed Chapter 5: Land Use and Planning Considerations Page 40 (Ventura County Resource Management Agency, 1993). The Board of Supervisors failed to approve implementation of development of the Weldon Canyon landfill site and is presently considering other options for regional waste disposal. The project, with the imposition of mitigation measures outlined in Chapter 15 (Public Services and Private Utilities), would be consistent with expansion potential described In the County Waste Management Plan. County Draft Hazardous Waste Management Plan The County Board of Supervisors authorized preparation of a Hazardous Waste Management Plan in 1988. The purpose of this Plan Is to provide the public and decision- makers with a document which will contain information and policies for the management of hazardous waste materials county -wide. The Plan includes two documents -- a technical document and a policy document. The technical appendix presents information and background on the existing County -wide programs for regulation and management of hazardous waste and materials and discusses issues and problems. The second document comprises the actual policy document which contains the recommended solutions, policies, implementation schedules, siting criteria, and general siting locations for facilities. The overall objective of the Plan is to "ensure that safe, effective, and economical facilities for the management of hazardous wastes are available when they are needed, which protects public health and environment" (Ventura County Resource Management Agency, 1988). Throughout California, jurisdictions have responded to recent state mandates to (1) reduce waste disposal volumes, (2) assure groundwater quality, (3) encourage recycling and (4) assure that the disposal of household solid and hazardous waste does not impact groundwater basins. According to the County, while satisfactory progress has been made in the first three mandates, problems related to the storage and disposal of household hazardous waste materials have not been entirely successful. Due to the scope of the household hazardous waste problems, the proper mitigation for this problem must be both regional and City -wide. The City is currently actively planning to achieve State mandates concerning household waste. The City has designated collection facility locations. A determination has been made that regularly scheduled collection days at a temporary site is presently the most feasible solution to household hazardous waste disposal problems. The City has prepared a plan complying with AB 939 mandates which addresses source reduction, recycling and household hazardous waste disposal. State of California Planning Programs California Department of Fish and Game: 160111603 Agreements The California Department of Fish and Game (CDFG) is responsible for the management of wildlife habitat, pursuant to sections 1601 and 1603 of the Fish and Game Code. The CDFG regulates alterations made to rivers, streams, lakes, and wetlands. A written agreement is required prior to allowing development that may threaten, harm, or destroy existing wildlife habitats within areas of CDGF jurisdiction. The CDFG is directed by the state Endangered Species Act and the state Native Species Conservation Enhancement Act to protect the state's endangered species. Chapter 10, the Biological Resources section of the EIR provides a more detailed description of biological resources that could be potentially affected by the project. With implementation of mitigation measures outlined in Chapter 10 of the EIR (Biological Resources), the project would be consistent with Fish and Game consultation and permit requirements. Federal Planning Programs U.S. Army Corps of Engineers and Regional Water Quality Control Board (State Water Resources Board) The U.S. Army Corps of Engineers (ACOE) has jurisdiction over developments in or affecting the navigable waters of the United States, pursuant to the Rivers and Harbors Act of 1899 and the Clean Water Act of 1972, as amended (Federal Water Pollution Control Act Amendments of 1977). A navigable Chapter 5: Land Use and Planning Considerations Page 41 water is generally defined by a blue line, as plotted on a United States Geological Survey (USGS) quadrangle map. An ACOE permit is required prior to discharging any dredge or fill material into waters of the United States, pursuant to Section 404 of the Clean Water Act. All permits issued by the ACOE are subject to consultation and /or review by the U.S. Fish and Wildlife Services (USFWS) and the U.S. Environmental Protection Agency (EPA), the later which is responsible for administration of the Clean Water Act. The need for a Section 401/404 permit depends upon whether any portion of an area proposed for development is determined to be a wetland by the ACOE. If such a determination is made, a 404 permit will be required and the project will be subject to provisions of the Clean Water Act. Based on the required basin construction and planned modifications to jurisdictional resources within the property boundary, an Individual Permit will be required of this project. This permit cannot be issued without the study of project alternatives which have the potential to reduce impacts. Moreover, since this document is not being prepared as a combined EIR/EIS, separate federal environmental review of the project will need to be conducted prior to issuance of 404 permits. The individual permit may be withheld reasonably by the Corps subject to redesign of the project, if deemed necessary, and review by the Local Agency (City of Moorpark). 5.9 Land Use and General Plan Consistency Mitigation Measures Walnut Corridor Streetscape Improvement Program (1) To mitigate impacts related to the multi- function use of Walnut Canyon both as a through state highway and local City street, to improve the traffic operations and to provide for an orderly and well engineered set of recommended improvements to this corridor, the City should consider undertaking preparation of a Streetscape Improvement Plan for the Walnut Canyon Corridor between Broadway and Los Angeles Avenue. This plan should consider traffic operations, street tree usage, lighting, pedestrian amenities and related streetscape issues to ensure that the state highway design functions and local streetscape improvements are properly balanced. Developers with proposals which plan to add traffic to this corridor should be responsible for funding this program in conjunction with Caltrans and the sand and gravel quarry operators who use the corridor so extensively. Residual Effects: not significant Discussion The EIR consultants have considered seven separate traffic management solutions which, if feasible, could serve as the foundation of a Walnut Canyon Corridor Streetscape improvement plan. Of the seven solutions considered, after engineering review, four were considered technically feasible. In the following discussion, each possible solution is described briefly and a tentative disposition is recommended (to include or exclude the improvement from any Improvement Plan for this Corridor. The potential content of a Streetscape Plan for this Corridor has been reviewed with specific reference to the West Pointe Homes project. Option 1: Install Signal(s) between the Moorpark Country Club Estates Project and Casey Road Based on input from the consulting traffic engineers for the West Pointe Project (Associated Transportation Engineers), this alternative is not warranted under Caltrans criteria. Further, due to the distance between potential signal locations, "platooning" (breaks in traffic to permit turning movements) would not occur with sufficient frequency to assist with enhancing driveway access to the numerous individual home driveways north of Casey Road not presently served by a turning lane. The installation of signals may even increase accident rates in the corridor (although the severity of accidents may be reduced). Caltrans, the County of Ventura, and Chapter 5: Land Use and Planning Considerations Page 42 representatives of trucking and transport interests would all probably actively oppose this solution. Installation of one or more signals at major project entrance points and interconnection for proper signal coordination would cost approximately $ 400,000 Option 2: Install Demand Signals at Project Entrances Demand signals are traffic control devices that are activated on demand (in this case, the demand would probably be limited to left turning northbound movements). Demand signals may make certain turning movements easier for residents of the two proposed and one approved development in the corridor. However, all of the problems associated with full service signals referenced above would also exist for demand signals. Option 3: Install Traffic Calming Devices along the Corridor Caltrans jurisdiction over Walnut Canyon Road limits the types of traffic calming devices and streetscape improvements that can be installed along the corridor. Based on Caltrans standards, the following calming devices could be installed at the approach to all three project entrance intersections and along the southbound approach to the residential neighborhood north of Casey Road: • rumble strips could be placed on both north and southbound approaches to all three project intersections and along the southbound approach to the residential neighborhood north of Casey Road, • intersection warning signage could be placed on both north and southbound approaches to these locations as well; • to the degree permitted by Caltrans, project entrances should include landscape transitions which parallel left turn and deceleration /acceleration lanes since an organized and patterned street tree planting program influences travel speeds; • speed limits should be clearly and sufficiently posted, • advance signal and intersection notification should be provided on the approach to all new development. The costs associated with these improvements are minor and would be funded as part of the development improvement program for each of the projects along the Corridor. Option 4: Extend the Turning Lane North of Casey Road to the Terminus of the Existing Residential Neighborhood with Individual Driveway Intersection with Walnut Canyon Road Installation of this improvement would eliminate the present problem of northbound traffic coming to a complete stop, particularly during peak hours, while vehicles wait to make left turns into existing driveways. This improvement would not eliminate hazards elsewhere along the Corridor related to left turn movements. The primary result of this proposal would be elimination of delays for northbound traffic and limited safety improvements for turning vehicles in this one segment of the Corridor. However, the costs associated with this improvement would be significant. Unapproved developments should make a pro -rata contribution to this improvement but the primary responsibility for the widening should rest with Caltrans since the primary benefit is improved through traffic movement. Chapter 5: Land Use and Planning Considerations Page 43 Option 5: Install Curve Reduction Improvements on Reverse Curves and at Other Selected Locations Installing curve improvements and straightening the roadway would have the effect of increasing travel speeds along the segment of Walnut Canyon within the City and therefore installation of curve straightening is not advised. This option reflects the conflict between the function of Walnut Canyon Road as a regional versus a local street. The presence of the existing curves, if design speeds are respected (which would be encouraged by Option 3), should serve to reduce traffic speeds. This speed reduction is desirable and is a form of traffic calming. Option 6: Selected Shoulder Wideninq and Safetv Improvements Providing completed and widened shoulders along reverse curves and other portions of the roadway between Casey Road and Broadway (the point at which State Route 23 turns west beyond the City Limit) would substantially improve traffic safety along the Corridor. This improvement does not conflict with the retention of existing curves as a speed reducing measure but would make these existing curves safer. Unimproved shoulders are a significant source of risk and contribute to accident frequency and the severity of accidents (since vehicle movements onto gravel shoulders often result in loss of control). Wider shoulders also permit disabled vehicles to safely leave the travel lane (reducing accidents resulting from passing disabled vehicles). The costs associated with this improvement program would be significant and are estimated at about $18.00 per lineal foot of roadway. To complete a 1000 foot improvement program on both the east and west sides of the road in curve areas would likely result in an overall construction cost of between $40,000 and $60,000 (not including design, environmental clearance, construction management) if right -of -way is not required and if no retaining wall construction is required. Further analysis of the cost of this improvement is recommended. Option 7: Roadway Improvements South of Casey Road Based on the analysis of the West Pointe project impacts, downstream impacts associated with cumulative projects can be mitigated to acceptable levels (i.e., to levels required by City policy and by General Plan standards) by making the following additional improvements (other than those referenced in Issues 2 and 4 above): (1) widening and restriping the approaches to Moorpark /High to provide additional turning and through lanes- -this work can be accomplished within the existing right -of -way and will not require any business relocations; (2) restriping and signing of the Charles Street intersection to provide proper pedestrian crossings and to maintain clearance for northbound left turn movements; (3) installing appropriate traffic calming along approaches to intersections between Casey Road and Moorpark /High; (4) funding cumulative improvements through the payment of adopted area -wide traffic mitigation fees; (5) installing proper signal connection, video control, or improving signal coordination between Casey Road/Walnut Canyon and Moorpark Avenue /New Los Angeles Avenue. Chapter 5: Land Use and Planning Considerations Page 44 Taken together, some of these engineering solutions with the additional consideration of how best to use landscaping to define the urban edge and calm traffic would constitute the major topics of concern in any Corridor Plan. In addition to the frontage improvements typically required of developments in the City, the EIR consultant is recommending that Options 3, 4, 6, and 7 be further analyzed and consolidated into an Interim Improvement Plan for the Walnut Canyon corridor. Developments which would place new vehicle trips on this corridor would be responsible for contributing to the improvement program (West Pointe, Suncal, Sanders and Specific Plan 1— assuming that a connection between West Pointe and developments to the southwest are ultimately constructed). The consultant recommends that Options 1, 2, and 5 be rejected for inclusion in this program since these measures would be counter - productive to the overall objective of improving safety and transportation along this corridor. Progress has been on the implementation of many of these suggestions as a result of the developer initiated Corridor planning effort. Further refinement of study completed to date will occur as the City Council considers the West Pointe Homes project and other proposals along this Corridor. If the Council adopts an interim Corridor Plan, the applicant for the West Pointe Homes project should be required to contribute a pro -rata portion of the costs associated with implementing these improvements. Until or unless an Interim Corridor Improvement Plan is developed for Walnut Canyon, the contribution of this project to these proposed improvements should be negotiated as a component of the project Development Agreement application. Street System Planning Dual Access Community Gating and Street Interconnections This mitigation measure is no longer required since the project has been redesigned to conform with this set of recommendations. Residual Effects: Not significant Chapter 5: Land Use and Planning Considerations Page 45 CHAPTER 6 GEOLOGIC AND SEISMIC HAZARDS 6.1 Existing Conditions The West Pointe Homes Project is located west of Walnut Canyon Road, approximately 3500 feet north of the intersection of Walnut Canyon Road and Casey Road, in the City of Moorpark. The property consists of approximately 350 acres of relatively unimproved land, and is approximately rectangular in shape, averaging roughly 2200 feet in width in the north -south direction and 7000 feet in length in the east -west direction. The site topography is dominated by a prominent east -west trending ridgeline and canyon in the central and western portion of the tract and a relatively broad, southerly- draining canyon in the eastern portion of the property. The east -west trending ridgeline and associated ridgespurs descending to the south are typically rounded. These southerly trending ridgespurs are separated by steeper, notably incised canyons which drain to the south. The natural slope gradients range from about 25:1 in the broader canyon bottoms to as steep as 1.75:1 locally in the steeper terrain. Maximum relief across the site is approximately 340 feet. The prominent east -west trending ridgeline is visible from the south from such localities as the intersection of Los Angeles Avenue and Moorpark Road. This ridgeline represents the southerly boundary of a series of elevated ridges and intervening canyons underlain by an asymmetrical, south- verging anticlinal structure. The elevated terrain of the site and its surroundings are attributed to the uplift and growth of this structure over geologic time. 6.2 Significance Thresholds The City of Moorpark Safety Element (July 1986) and Safety Element Summary Update define and map the nature and extent of geologic hazards within the City's boundary with several exceptions, neither of these documents contain specific policies designed to guide development in relation to most geologic hazards; state administrative, building, and health and safety codes are the covering regulations that require and define geologic hazard mitigation planning in the City. The Safety Element does require that developments with over four units be reviewed for consistency with the Uniform Building Code (UBC). The Element also recommends that the City require soils and geologic reports to determine seismic hazards related to earthquake activity. Other policies recommend the review of liquefaction potential. No policies exist in the Safety Element addressing landslide potential, slope stability, or the presence of expansive soils. The County General Plan goal and policies concerning seismic hazards require that geotechnical studies be completed prior to development to ascertain the location and extent of potential seismic hazard areas and appropriate mitigation measures. The County seismic hazard policies also prohibit the location of essential facilities (such as schools and fire stations) within seismic hazard areas, unless appropriate design measures are implemented to reduce the potential for damage to an acceptable level of risk. The implementation of standard City and County requirements concerning the preparation of geotechnical studies and review of building plans, together with the mitigation measures recommended in Section 6.4 of this Chapter, would ensure the development's consistency with applicable City, County, and State goals and policies. The following assessment is based on geotechnical and soils reports for Tentative Tract 5187 completed Geolabs- Westlake Village provided in Appendix 2 of the EIR. Appendix 2 of the EIR contains a summary of boring logs, geologic hazard maps, and related engineering data concerning the property. The References and Technical Data section included in this Chapter of the EIR (Section 6.4) summarizes information extracted from Geolabs- Westlake Village technical reports. This report was prepared after very extensive testing programs which were completed within the subdivision boundary in May of 1999. Chapter 6: Geologic and Seismic Hazards Page 1 Following guidance provided by CEQA Guidelines and the inventory of potentially significant effects contained in the Initial Study for this project, geologic hazard effects were determined to be significant if: • the property contained active or potentially active on -site faults; • ground shaking caused by significant earthquakes on nearby faults could activate unstable slopes, resulting in rockfalls, landslides, or mudflows; • structures are proposed on soil with a moderate to high potential for liquefaction; and • structures are proposed on insufficiently compacted soils with the potential for subsidence. 6.3 Impacts Sources of Impact According to the preliminary grading plans for the project, approximately 1,827,429 cubic yards of earth are to be cut and graded to create building pads, a water tank site, detention basins and for a single access road intersecting Walnut Canyon Road and internal circulation street system. The anticipated fill for the site is projected to be 1,714,655. Accounting for anticipated shrinkage, the project may potentially export an average of 112,774 cubic yards of earth material off site. Subject to approval by the City Engineer, some minor stockpiling and /or borrow operations may be required during initial mass grading. Grading is proposed within the eastern portion of the site, leaving the western two- thirds of the project in a natural state. This naturally retained area is proposed to be placed into permanent open space. In general, the grading concept involves: ➢ cutting of slightly elevated terrain (north -south trending ridgeline) in the eastern portion of the site and filling small, tributary canyons to create two clusters of lots and ➢ the construction of embankments and basins for the southerly- draining canyon which bisects the two lot clusters as well as the canyon separating the development from Walnut Canyon Road. A preliminary cut -fill plan for the project is presented in Appendix 2 (Soils and Geology Technical Report). The grading requirements of the Uniform Building Code, Ventura County Public Works Agency, and the City of Moorpark development code, and recommendations presented by the project geotechnical engineering consultant will ultimately govern the grading program. The concept for the grading and geotechnical remediation available for review at this time is considered preliminary. Based on the configuration of the Tentative Tract Map prepared by Crosby, Mead, Benton & Associates, the project civil engineer, cuts of up to 60 feet in depth below existing grade and fills up to 70 feet in depth are proposed. Cut slopes are planned at gradients of 2:1 or flatter and shall reach vertical heights of approximately 70 feet (lateral extent in plan view of 140 feet). Fill slopes are likewise planned at gradients of 2:1 or flatter and shall reach heights of 110 feet (lateral extent of slopes in plan of 220 feet). The grading design has been conceived to minimize, to the extent feasible, the adverse appearance of manufactured slopes by daylighting proposed grades with contours of unmodified slopes. Generally, small ridgelines in the eastern portion of the tract are to be cut and canyons filled or partially filled in order to create relatively flat or terraced building pads. Chapter 6: Geologic and Seismic Hazards Page 2 The proposed grading would substantially modify the topography and drainage patterns of the eastern portion of the site. However, drainage through the canyon which bisects the two major lot clusters is to be preserved. Off -site grading within the property to the north is required for the construction of the access road to the proposed water tank site. As illustrated in the Geologic Map for the property (See Appendix 2) the proposed grading is within an area of known landslides, potentially unstable slopes, and unsuitable alluvial soils. Final grading plans will need to be evaluated by an engineering geologist and soils engineer during the design phase for subsequent development permits prior to excavation and construction operations. Locally unstable slopes may require modification, and localized geological conditions will require consideration during grading. Surficial landslides and slope failures are present in the central and southern portion of the proposed development. The constraints posed by these landslides have been taken into account in the design of the project. Landslides or potentially unstable slopes which exist outside of the proposed development do not pose as constraints to the development. Project construction and grading activities would involve removal of vegetative cover, excavations and cuts, construction of fills and slopes, and operation of heavy equipment. Significant impacts to soils include accelerated erosion, and downslope deposition and increased potential for surficial sliding and slumping (potentially significant Class II impacts). Compaction of soils by heavy equipment may reduce the infiltration capacity of soils. The reduced infiltration may deprive soil and vegetation of water and may substantially increase runoff and erosion, particularly in the Walnut Canyon and the canyon that bisects the two lot clusters. Sedimentation patterns into these two drainages would most likely be greatly altered by the denuding of slopes, grading activities, and the proposed construction of embankments and basins. Historical data for the West Pointe project site and immediately surrounding area indicates that natural slopes steeper than 3:1 are susceptible to surficial failures. The distribution of such slopes are illustrated in Appendix 2; this exhibit also illustrates the distribution of other slope values. The project area is dominated by tall natural slopes and intervening canyons and swales. Mudslides and debris flows may occur during or after heavy rainfall or series of rainfalls. Typically, these failures occur within the uppermost, oversteepened swales at the heads of canyons and fail in a rapid fashion. The potential for these failures is substantial and exists in the steep slopes within the property limits. Within the proposed development area, the potential for these failures shall be reduced by the removal of these materials by cut slopes, reconstruction of slopes with engineered fill (as necessary), and the control of surface runoff. However, these hazards are present and have the potential to impact the proposed development. The specific issue areas considered in more detailed impact analysis provided below include: (1) Landslides and Slope Stability (2) Seismic Hazards (3) Liquefaction Potential (4) Construction Suitability, Site Design, and Grading Concepts (5) Geological Features and Paleontological Potential. Chapter 6: Geologic and Seismic Hazards Page 3 Issue 1: Landslides and Slope Stability Portions of the proposed development within the project boundary are characterized by unstable slopes and existing landslides. A total of six landslides have been identified which impact the proposed development and have been labeled L1 through L6 on the accompanying Geologic Map (See Appendix 2). These hazards have been addressed by the project geotechnical engineer. Recommendations for the mitigation of these landslides have included complete or partial removal and /or buttressing which may be accomplished by conventional grading operations. In some cases, the removal of these features may extend beyond the limits of the proposed grading, as in the cases of L1, L3, L4, L5, and L6. The limits of slope remediation can only be estimated at this time; once grading commences, final determinations will be made regarding the scope and dimensions of required remediation (a Class II effect). Ground shaking may reduce the stability of proposed and natural slopes, particularly those with laterally unsupported bedding planes. Slopes identified by the project geotechnical engineer with such bedding conditions have been recommended to receive buttress fills as warranted. Significant buttresses are proposed for the natural slope above landslides L1 and L2, and near the toes of these two landslides. Buttress keyways have also been incorporated within some of the recommended landslide removals. Ground shaking from an earthquake could cause surficial slumping or failure along the bedding planes in areas within, adjacent to, or near the mass grading envelope for the project. The geotechnical testing and design of the project will require that these hazards be identified and remediated using conventional stabilization techniques. While only portions of the proposed development may be impacted during or after groundshaking surficial landslide failures, the existence of such conditions on or adjacent to the property warrants the finding that impacts related to slope stability are significant (a Class II impact). Issue 2: Seismic Hazards Despite intensive testing to locate adjacent fault trends, the consulting Geotechnical engineers have concluded that the proposed project contains no known active faults and therefore the potential for ground rupture is considered very remote. However, the property extends several thousand feet to the west into an area of proposed open space where thorough fault investigations have not been performed. Furthermore, fault traces of inactive faults were identified within the development area during the testing program. Therefore, impacts related to fault rupture are considered potentially significant unless mitigated (Class II). Of particular significance to the West Pointe property is the "northern thrust" fault encountered within numerous fault trenches on the site by the project engineering geologist/geotechnical engineer. The approximate location of this feature is shown on the Geologic Map (Figure 6 -1). An additional exhibit (Figure 6 -2) has been prepared to illustrate the relationship between the location of the "northern thrust" fault and the proposed lot configurations. This fault was not observed to disturb Holocene -age (modern or recent Pleistocene) alluvial sediments overlying its trace. Soil stratigraphic, geomorphologic, and relative geochronologic- dating observations and interpretations suggest that the last observable movement of the northern thrust fault as exposed in the test trenches for the West Pointe project, must have occurred prior to 15,000 to 20,000 years ago. Hence, this fault, and associated, secondary normal faults may be considered "Inactive" by the State Geologist's criteria. Although the property is not situated within an Alquist - Priolo Special Studies Zone, it is situated within the seismically active Southern California region and ground shaking effects of residential properties are likely to occur due to earthquakes cause by movement along nearby faults. Potential damage to structures and other impacts related to ground acceleration and seismic shaking have been classified as potentially significant (Class II). Chapter 6: Geologic and Seismic Hazards Page 4 -v` %Ilk V _V V 1-4 N L'Vf, Ile, 4";.- %V q, In iN. IC Map Key of Artificial Fill Qls Quarternary Landslide Qal Quarternary Alluvium Qoal Quarternary Older Alluvium Qs Quarternary Saugus Formation Non-Active Pre-Holocene Thrust Fault Geologic Map Figure West Pointe Homes •City of Moorpark, California 6-1 — ...... t� .1, CUIUYY.L11 ap Key 1 Thrust Fault Ir it SLOPE PLkqnw ft IIA= TO M$TING NATURAL TPVLS SwuntonouPmco, MMTJ.PURPOSE TRAIL; TYPICAL =RE CONNECTION TO Sp Mo 1 (HTCH RANCHl STREET TREES. TwPCk. 7 SLOPE PLANTIW "- IREE5 SHRUSZ4 GROUND CC"17R I TO M$TING NATURAL TPVLS MMTJ.PURPOSE TRAIL; TYPICAL =RE CONNECTION TO Sp Mo 1 (HTCH RANCHl 7 SLOPE PLANTIW "- IREE5 SHRUSZ4 GROUND CC"17R I Earthquakes that could occur in the region may produce ground shaking that could damage structures or cause significant secondary seismic hazards. Ground shaking can also cause extensive damage to improperly designed and constructed structures. Compliance with standard engineering and construction practices is expected to reduce the potential for ground shaking effects to acceptable levels if all required mitigation measures are diligently adhered to during the construction process (a Class II impact). Issue 3: Liquefaction Potential Seismically induced liquefaction is a phenomenon in which a saturated cohesionless soil loses strength during a seismic event. Liquefaction of a saturated, cohesionless soil causes a temporary transformation of the soil into a fluid mass, resulting in a loss of foundation support for structures. The susceptibility of a soil to liquefaction is dependent upon various criteria including (1) a loose consistency, (2) the presence of groundwater, (3) grain size distribution, and (4) intensity of ground shaking. The geotechnical analysis, based on both surface and subsurface earth materials, indicated that liquefaction will not likely affect the planned structural improvements, a conclusion based upon the absence of near surface water and the relatively dense nature of the underlying old alluvial deposits and bedrock. Testing of soil materials was conducted by the geotechnical engineers for the project and a determination was made that the potential for liquefaction for this project was remote. Impacts associated with liquefaction potential are anticipated to be insignificant (Class III). Issue 4: Construction Suitability Site Design and Grading Concepts Based on the present grading plans, existing natural slopes with moderate gradients (approaching 2:1) will remain unmodified after grading, particularly around the perimeter of the project and outside of graded areas. Maximum inclination of cut slopes are projected to be 2:1 or less. In locations where the retained natural slopes or manufactured cut slopes will be underlain by the Saugus Formation bedrock, such slopes must possess high factors of safety against deep- seated failures. An exception to this condition would occur where structural weaknesses are laterally unsupported in the slopes. Such weakness might include geologic contacts and /or weak bedding planes in the bedrock. During further geologic testing or in field review of grading activities, should such features be found unsupported in planned cut slopes or in the natural slopes to be retained, the potential for such conditions resulting in slope instability may be mitigated by flattening or re- orienting the affected slope or by construction of a conventional buttress fill slope. The absence of weak layers affecting each slope area will need to be documented on a case -by -case basis. Areas where further study would be beneficial include: ➢ the natural slope above landslides L1 and L2, ➢ the cut slope south of "B" and "D" Streets, ➢ and the natural slope southeast of the water tank site. These issues should be addressed during the 40 scale grading plan preparation by the applicant's Geotechnical engineer. Based on the 100 scale level of review completed for the EIR, effective mitigation of potential instability problems related to these three locations can be designed once a Final Geotechnical Report supporting the 40 scale grading plans is prepared. Mitigation measures in the EIR require this subsequent additional Geotechnical analysis. This lot specific slope stability concerns are potentially significant (Class II) impacts that are subject to effective mitigation. Chapter 6: Geologic and Seismic Hazards Page 7 Minor Surface Slope Instability Slowly moving colluvial soils at the site are subject to creep and susceptible to soil slip /debris flows. Most of these conditions can be mitigated by the geotechnical planning in advance of grading; potentially unstable materials will need to be removed. Uncemented sands exposed in cut slopes would also be subject to surficial deterioration. All of these potential hazards will need to be further evaluated prior to finalization of the development plans. These conditions can be mitigated be either reconstruction of manufactured slopes with conventional stability fills, through special reinforcement technologies and planting techniques, or through the construction of protective walls, fences, and drainage devices. Design methods selected for each location subject to minor failure would be dependent upon the nature of soil and slope conditions at specific locations. Minor surface slope stability concerns are potentially significant (Class II) impacts that are subject to effective mitigation. Subsidence Subsidence or soil consolidation can occur in response to seismic shaking in areas underlain by thick deposits of loose soil. Loose alluvial sediments are likely to require removal within the limits of the proposed development. Should future geotechnical exploration and testing indicate that portions of the alluvium may remain in place, the City Building Department will require documentation and analyses to justify such recommendations. Otherwise, the City Building Department shall require and enforce grading conditions to mitigate any potential impacts of liquefaction or other seismically- induced settlement potential. Therefore, potential impacts associated with subsidence are potentially significant impacts (Class II) subject to effective mitigation. Ground Settlement The existing fill, soils, alluvium, landslide debris, old alluvium, and unsuitable, weathered bedrock materials are considered compressible, and in some cases, collapsible. Future consolidation or collapse of these materials would result in significant settlement of the ground surface, which would not be acceptable for portions of the site where structural improvements are proposed. Accordingly, the aforementioned materials have been recommended by the project engineering geologist/geotechnical engineer to be removed from areas to receive structural improvements. Future studies, evaluating the engineering characteristics of these materials and the potential settlement if portions are left in- place, may be performed. The City Building Department will require and enforce grading conditions to mitigate any potential sources of damaging settlement. Therefore, potential impacts associated with ground settlement are considered potentially significant impacts (Class II) subject to effective mitigation. Expansive Soils Based on laboratory testing of on -site soils, expansive soils were defined to exist within the project boundary. Such soils may, among other things, cause foundations and flatwork to heave and become damaged. The structural damage that may result from expansive soils can be mitigated by proper preparation of expansive soil subgrade areas (through presaturation), proper foundation design, construction and maintenance of proper surface drainage, and prudent irrigation practices. Therefore, potential impacts associated with expansive soils were determined to be significant impacts (Class II) subject to effective mitigation. Chapter 6: Geologic and Seismic Hazards Page 8 Groundwater Related Effects The occurrence of subsurface water was rare during the subsurface exploration program. However, the changed conditions resulting from development of the property might tend to increase the occurrence of subsurface water. Conventional grading practices include measures that retard the buildup of groundwater (such as installation of subdrains in canyon fill areas, backdrains in buttress and stability fills, etc.). These conventional procedures will be employed during the development of the project. Construction and maintenance of proper surface drainage, coupled with prudent irrigation practices, may serve to mitigate both the tendency for water to become perched and accumulate near the surface, as well as to retard the buildup of groundwater. Based on the assumption that conventional design procedures will govern the footing and foundation work for this property and given the rare occurrence of subsurface water during the testing program, groundwater related impacts were considered to be insignificant (Class III). Issue 5: Geological Features and Paleontological (Fossil) Potential The project does not contain any unique geologic features or outcroppings that have aesthetic significance other than the primary east -west ridge system within the property which is proposed to be preserved as open space. The potential project impacts on the visibility, ultimate landform shape, and visual dominance of the ridge systems defining the property are discussed in detail in Chapter 16 (Aesthetics, Visual Resources, and Community Design). The paleontologic importance of a rock unit reflects the potential for geologic formations to produce fossils of significance for understanding the evolution of life. Potential fossil productivity is based on the density of fossil specimens which may exist within the project boundary or immediate vicinity. The underlying bedrock within the property's limits is the Saugus Formation, a rock unit with some potential to yield significant fossil specimens. Based on the information contained in prior experiences with this formation, there is a modest potential for the future discovery of fossils during grading within the project boundary. Given the scale of the proposed grading, potential fossil exposure could yield information of significance for understanding evolutionary questions. Impacts to fossil formations were determined to be potentially significant (Class II impacts). Chapter 6: Geologic and Seismic Hazards Page 9 6.4 Mitigation Measures Issue 1: Landslides and Slope Stability (1) Prior to recordation of the Final Map, initiation of rough grading, or issuance of any subsequent development permits, the applicant or subsequent developers shall contract with an engineering geologist and geotechnical engineer to quantify the engineering properties of the on -site soil materials, to assess the potential for weak soils or bedding layers which may affect cut and /or natural slopes, and to verify that grading planned within landslide areas will be remediated to result in an increase in landslide stability consistent with factors of safety approved by the City's consulting Geotechnical engineers. This geotechnical study shall, as deemed necessary by the City Engineer and consulting City geologist and geotechnical engineer, further assess slopes within or adjacent to proposed residential development areas (depending on the final configuration of proposed individual residential parcels). Further assessment must also address stability and mitigation measures for slopes within residential areas, basins, and the water tank site and access road, as well as potential off -site impacts along access corridors. The findings and recommendations of the geotechnical assessment shall be incorporated into the final design for both the residential and nonresidential components of the project. (2) Unless determined otherwise, subsequent geotechnical studies landslides shall be removed and recompacted during grading. Alternatively, landslides or unstable slopes can potentially be stabilized by constructing buttress or stabilization fill slopes to reduce their potential for future downslope movement. All cut and fill slopes, foundations and structures, shall be designed and constructed to comply with Chapter 70 of the Uniform Building Code (UBC) and applicable City and /or Country Grading Ordinances. Modifications to these standards shall be permitted only with the written concurrence of the City Engineer and the City's consulting geologist. Residual Effects: Not significant Issue 2: Seismic Hazards- (1) The applicant, or subsequent developers, shall contract with an engineering geologist to study any unanticipated faults exposed during grading to detect any evidence of possible recent activity. No structure should be placed within 50 feet of any fault trace which exhibits recent activity. An engineering geologist shall define final grading requirements for residential and recreational facilities. All geological recommendations shall be reviewed and approved by the City Engineer and the City's consulting geologist. Foundation designs in areas where fault traces are identified but deemed inactive should address enhancing the stability of homes in the event minor movement occurs as a secondary effect of ground shaking. Chapter 6: Geologic and Seismic Hazards Page 10 (2) All habitable structures shall be designed to accommodate structural impacts from 0.12g ground acceleration and a maximum credible earthquake event of magnitude 7.6 (Richter) or to another standard factor of safety if other standards are deemed applicable to this project by the City Engineer and City geotechnical engineer. Residual Effects: Not significant Issue 3: Liquefaction Potential No mitigation measures are required. If subsequent geotechnical studies result in the identification of liquefaction related problems, then appropriate mitigation measures shall be required by the City Engineer as a condition of obtaining a grading permit. Residual Effects: Not significant Issue 4: Construction Suitability Site Design and Grading Concepts (1) Prior to the recordation of the Final Map, the applicant, or subsequent developers, shall contract with an engineering geologist to prepare grading recommendations, foundation design criteria, and other recommendations regarding detailed project design. As a component of required subsequent geologic studies, a soils engineer shall evaluate the condition of alluvium and unconsolidated soils. Relatively loose soils or alluvium shall be densified or removed and recompacted prior to placement of structures upon such soils. Other mitigation measures shall be incorporated into the final project design as required by the geological assessment. All geological recommendations shall be reviewed and approved by the City Engineer and the City's consulting geologist. (2) Prior to issuance of grading permits, the Director of Community Development and City Engineer shall review the project's conformance with contour grading design criteria consistent with recommendations in the City's Hillside Management Ordinance. Grading permits shall not be issued until 40 scale grading plans have been developed that incorporated contour grading techniques. The project shall be constructed in accord with grading plans approved by the City Engineer and the Director of Community Development, Residual Effects: Not significant Issue 5: Geological Features and Paleontological Potential (1) Prior to issuance of a grading permit, a paleontological mitigation plan outlining procedures for paleontological data recovery shall be prepared and submitted to the Director of Community Development for review and approval. The development and implementation of this program shall include consultations with the applicant's engineering geologist. The monitoring and data recovery should include periodic inspections of excavations to recover exposed fossil materials. The cost of this data recovery shall be limited to the discovery of a reasonable sample of available material. The interpretation of reasonableness shall rest with the Director of Community Development. Residual Effects: Not significant Chapter 6: Geologic and Seismic Hazards Page 11 Discussion The mitigation measures outlined above are standard geotechnical requirements and are considered to be physically feasible and reasonable. The costs of implementing these measures can vary considerably based on several factors, including the nature and severity of the hazards within the property, the location of specific hazards in relation to proposed grading and improvements, and the specific provisions of the grading plan for the development. In addition, the topography and geologic materials in the vicinity of each hazard will affect the cost of mitigation, as well as the particular mitigation measure selected as remediation. For example, landslides can be stabilized by removal, constructing retaining or crib walls, or preparing buttress fills. Because of the preliminary nature of the existing grading plans and geotechnical analysis for the project, no reasonably accurate estimate of mitigation costs can presently be derived. However, mitigation of hazards resulting from seismic activity can be expected to cost thousands of dollars for the entire project. Such mitigation is a normal part of construction costs in seismically active areas such as Southern California. The geotechnical report and structural and grading plans for the development should be thoroughly reviewed by the City Engineer and Building Department (and /or by a designated geotechnical consulting firm). The applicant shall be responsible for funding the City's independent review of final geologic studies. Approval of geotechnical studies by the City shall be required prior to recordation of the Final Map for the project and prior to issuance of any subsequent development permits to insure that all required measures have been incorporated into the project design. Inspection should be performed by qualified City of Moorpark personnel (or a designated engineering consultant) during grading and construction to monitor that geotechnical mitigation measures are properly implemented. Once approved in concept by the City, the mitigation measures will be incorporated into a mitigation monitoring plan to be prepared for the project. Chapter 6: Geologic and Seismic Hazards Page 12 6.5 References and Technical Data Technical Analysis and Scope of Investiaation Geolabs - Westlake Village conducted a detailed geotechnical investigation of Tentative Tract Map No. 5187 in early 1999. The purpose of the study was to evaluate the geotechnical conditions at the subject property and to determine the feasibility of developing the property for residential land use. Specific research objectives included: (1) evaluating the nature, engineering properties and distribution of the underlying earth materials on the property; (2) assessing the potential impacts of geologic constraints on the proposed development of the property, (3) identifying any significant adverse geotechnical conditions which might preclude developing the property as proposed; and (4) developing preliminary mitigation measures to remediate potentially hazardous conditions related to geologic conditions. The scope of work for this study included review of the Tentative Tract Map prepared by Crosby, Mead, Benton Associates (scale 1" =100', dated February 2, 1999), compilation of known geologic data regarding the site and adjacent properties from previous private consultants' reports and published regional studies, analysis of the assembled data, and preparation of a technical report. Previous geotechnical studies performed on the site by Gorian & Associates were incorporated into the Geolabs- Westlake Village technical report. Specific tasks performed by Geolabs- Westlake Village included the (1) the preparation of Geologic Maps, (2) evaluating boring and test pit logs from previous studies, (3) the excavation and logging of 10 additional deep borings and fifteen test pits, (4) excavation and detailed logging of approximately 5,460 lineal feet of exploratory trenches for fault evaluation, (5) review of aerial photographs, (6) laboratory testing of the samples obtained, (7) engineering analyses, (8) retainment of a well respected independent consultant for fault trench evaluation, and (9) and the generation of a comprehensive geologic and geotechnical report summarizing their findings. Geologic data and the approximate locations of the exploratory borings, test pits, and trenches are provided on Plate 1.2 of the Geolabs- Westlake Village May 28, 1999 report on this project (see Appendix 2 of the EIR for supplemental information). Similarly, geologic cross sections showing the inferred subsurface conditions within the property are illustrated in Plates 2.1 through 2.7 of the report. The following issue -based summary contains a synopsis of information contained in the geotechnical reports prepared by Geolabs- Westlake Village. Issue 1 - Landslides and Slope Stability The potential for landslides to occur is related to the nature of the on -site earth materials, the history of the deposition of these materials, and the interaction of soil moisture and geological substructure. Therefore, the potential for landslides to occur is directly related to the inclination of slopes, their degree of saturation, and their underlying geologic structure. Soils and Geologic Structure The geologic units on the site are derived from the underlying bedrock material of the Saugus Formation. The Plio- Pleistocene -age Saugus Formation consists of nonmarine, thinly interbedded to massive sandstone, siltstone, and mudstone. Occurring at depth below the alluvial deposits and in the surrounding ridges, the formation is commonly capped by older alluvium at the tops of ridges. The geologic structure of the site is dominated by a broad anticline, the axis of which may be located across the northwestern portion of the proposed development, trending approximately N70E. South of this axis, the Saugus Formation generally dips shallowly to the southeast. This anticline is associated with a "northern thrust" fault which traverses the northeastern portion of the site. Normal faults encountered during the fault investigation by Geolabs- Westlake Village are considered secondary faults, resulting from the same compressional forces which create the anticline and "northern thrust" fault. Chapter 6: Geologic and Seismic Hazards Page 13 These normal faults are characteristic of a localized tensional stress regime such as that found on the outside of an arch (in this case the regional anticline whose axis is north of the fault trench exposures). The geologic units occurring on site are identified on Geologic Map (Figure 6 -1) in this Chapter of the EIR. These units include: Artificial Fill: Artificial fill is present along existing unimproved roads and small "check" dams within canyon bottoms. These materials consist of soils derived on site and are typically silty SANDS. Alluvium: Recent alluvial deposits have been mapped within the active stream channels and consist of various admixtures of gravel, sand, silt, and clay in a loose, unconsolidated condition. Old Alluvium: Two stratigraphic levels of old alluvium have been identified on the site: one capping the ridgespur paralleling Walnut Canyon Road on the easterly end of the property, and the second situated in the canyon bottoms. The old alluvium commonly consists of pebbly sand with clay and silt. From a lithologic standpoint, the old alluvium differs from the recent alluvium in the fact that it is better consolidated and generally contains more coarse sediment. Landslides: Several landslides occur at the site and have been identified on the basis of geomorphic expression, review aerial photos, and subsurface exploration. Landslides typically consist of disaggregated Saugus Formation. Saugus Formation: The Saugus Formation consists of Plio- Pleistocene age nonmarine sandstone, siltstone, and mudstone with lesser conglomerate. These units are commonly uncemented and friable. Landslide Potential The geologic character of an area determines its potential for landslides. Steep slopes, the extent of erosion, and the rock composition of a hillside can aid in predicting the probability of slope failure. In order to fail, unstable slopes need to be disturbed. Common triggering mechanisms of slope failure include undercutting slopes by erosion or grading, saturation of marginally - stable slopes by rainfall, irrigation, onsite sewage disposal, and shaking of marginally stable slopes during earthquakes. Both shallow and deep- seated landslides occur in the hillside areas with the subject property. Shallow soil slumps, creep, debris flow, and other surface failures are generally contained within the older alluvial deposits and colluvial deposits that mantle the bedrock. The deeper failures involve the underlying Saugus Formation bedrock. These landslides generally occur in steep, southeasterly- facing slopes that are underlain by laterally unsupported bedding planes. The deeper- seated landslides consist of moderately indurated materials that are locally broken into discontinuous blocks and masses separated by clay zones. Issue 2: Seismic Hazards The project site is located in a seismically active Southern California, in relatively close proximity to several of the many active and potentially active faults in the region. The severity of an earthquake is generally expressed in two ways, magnitude and intensity. The energy released, or the magnitude of an earthquake, is represented by the Richter Magnitude Scale. The magnitude scale is a logarithmic scale where each whole number increase in Richter Magnitude (M) represents a tenfold increase in the wave amplitude generated by an earthquake. Wave amplitude is a representation of an earthquake's size. Also, for each full point increase in Richter magnitude, the corresponding amount of energy released increases 31.6 times. Thus, a M =5.3 earthquake is 10 times larger than a M =4.3 earthquake and releases 31.6 times more energy. In contrast, a M =7.3 earthquake is 100 times larger than a M =5.3. Chapter 6: Geologic and Seismic Hazards Page 14 The Modified Mercalli Intensity (MMI) scale is used to emphasize the current seismic environment at the project site. Seismic intensity is a commonly used method for predicting ground motion. Intensity scales measure ground shaking severity according to damage done to structures, changes in the earth surface, and personal accounts. Because the MMI scale uses subjective measures to describe the intensity of an earthquake, there may be a number of values of intensity since the observable effects may vary from location to location. Table 6 -1 defines the MMI values and provides a comparison to the Richter magnitude scale. The maximum credible earthquake is the maximum earthquake that appears capable of occurring on a fault under the presently known seismic conditions. The maximum probable earthquake is the maximum earthquake that is likely to occur on a fault in a 100 year interval. Neither a maximum probable nor a maximum credible earthquake occurrence can be assured; however, their likelihood of occurring is great enough to be of concern (CDMG 1980). Table 6 -2 provides the maximum credible magnitudes and maximum potential magnitudes for faults within 30 miles of the project area. Locally Significant Faults Numerous faults that occur within 25 miles of the project site are capable of generating significant (M >6.0) earthquakes. In most tectonic settings and for most faults it is not possible to predict the location, time, and magnitude of such significant earthquakes. Therefore, estimates of potential future earthquake activity are based on the study of past earthquakes associated with a given fault. Ground Displacement The site has no known active faults crossing the property; therefore the potential for ground rupture is low. Nor is the site located within an Alquist- Priolo Special Studies Zone; however, it is located within a seismically active area and ground shaking is likely to occur. A fault investigation performed by Geolabs- Westlake Village in 1999 exposed a low angle reverse fault ( "northern thrust ") traversing the northern portion of the site, striking roughly east west and dipping to the north. This fault is associated with a south - verging asymmetrical anticline within the Saugus Formation. Numerous normal faults were also observed and formed as the "northern thrust" propagated through overlying sediments of the Saugus Formation. No rupture, displacement, or discernible deformation was observed with the old alluvium sediments overlying these faults. Based on this evidence and other geochronologic and soil stratigraphic interpretations, these faults are considered Inactive. Ground Shaking As indicated by Table 6 -2, the project site will experience ground shaking intensities of up to X (ten) on the MMI scale. Also indicated in Table 6 -2 is that the site is expected to sustain ground accelerations up to 0.41g due to a maximum probable event on the nearby Simi -Santa Rosa fault. Acceleration of gravity (g) represents 1.0, the force of gravity. Ground acceleration is the incremental increase of the velocity of the ground, where each change in rate acts as a force on a structure. As indicated in Table 6 -2, a maximum credible earthquake originating from the Simi -Santa Rosa, San Cayetano, Oak Ridge, and Santa Susana faults will create the greatest acceleration on the site. Issue 3: Liquefaction Liquefaction describes the phenomenon in which saturated soils are subject to ground shaking and vibration. As the soil vibrates, smaller particles shift into the voids between other soil particles. These voids are normally filled with water. As the particles shift into the pores, less space is left for the water, inducing excess water pressure. Thus, the groundwater is pushed up over the soil and the soils may acquire a high degree of mobility, leading to structurally damaging deformations. Liquefaction typically occurs in areas where the groundwater is less that 30 feet from the surface and where the soils are composed of poorly consolidated fine to medium sand. Liquefaction is not likely to affect Tentative Tract Chapter 6: Geologic and Seismic Hazards Page 15 No. 5187 due to the lack of near surface groundwater in areas planned for development, the proposed removal of loose soils, and the relatively dense nature of the Saugus Formation. Issue 4: Construction Suitability Site Design and Grading Concepts A computer search of digitized historic California faulting, to obtain a prediction of the peak horizontal accelerations which can be expected at the site was performed. The computer program EQFAULT (Blake, 1991) was used to search a digitized file of significant faults and locate those within a 100 mile radius of the subject property. For those faults found within the 100 mile radius of the site, the program performs a deterministic estimate of seismic shaking potential using the acceleration attenuation relationship of Campbell & Bozorgnia (1994). Both maximum credible and maximum probable accelerations were calculated. The maximum credible acceleration is defined as the acceleration resulting from a seismic event deemed to be the largest credible release of energy from a fault. Accelerations greater than the maximum credible are considered highly improbable based on the presently known tectonic framework. The maximum probable acceleration is defined as the acceleration resulting from the most likely seismic event to occur within a 100 year interval on any particular fault. The results of the EQFAULT analysis indicate that the San Andreas fault is anticipated to produce an onsite acceleration of about 0.0968 from a maximum probable event of M =7.5, and 0.1228 from a maximum credible earthquake of M =7.8. For an extreme level event, an earthquake on the nearby Simi -Santa Rosa fault is anticipated to produce an onsite acceleration of 0.41g from a maximum probable earthquake of magnitude M =5.5, and 0.747g from a maximum credible earthquake of M =6.7. This fault is approximately 2 miles from the site. A complete listing of faults considered in the analysis of the seismicity of the site is presented in the attached Appendix A of the EIR Technical Appendix 2. The subject site is underlain by five primary geologic units. Descriptions of the failure potential of the mapped units is provided below: Artificial Fill: The artificial fill observed onsite consists of unimproved road fill and small dams within the canyon bottoms. These materials do not appear to be properly engineered fill, are typically in a poorly compacted condition, and are subject to surficial failures. Alluvium: Recent alluvial deposits are mapped within the active streambeds and typically consists of loose, friable sands with minor silt and gravel. These materials are subject to erosion and settlement. Temporary, oversteepened cuts within these materials shall perform poorly and be subject to ravelling, slumping, and rotational failures. These conditions may be avoided by laying back temporary cuts to gradients that preclude such failures. Old Alluvium: These materials are typically denser and better consolidated than the recent alluvium but subject to similar failures as described above. Permanent cut slopes exposing these materials will most likely require stabilization or reconstruction with engineered fill. Landslide Debris: These materials consist of disaggregated sandstone, mudstone, and siltstone of the Saugus Formation. Deeper seated landslides consist of moderately indurated materials that are locally broken into discontinuous blocks and masses separated by sheared clay zones. Temporary cuts within these materials are anticipated to perform satisfactorily at gradients of 1.5:1 or flatter. Permanent cut slopes exposing these materials shall require removal and recompaction, stabilization, or buttressing. Saugus Formation: The Saugus Formation consists of interbedded sandstone, siltstone, and mudstone with lesser conglomerate. These coarser grained units are commonly uncemented and friable. Where adverse geologic conditions are present (laterally unsupported bedding planes), these materials are subject to landsliding and slope instability. Where uncemented, friable sandstones are encountered, they are subject to soil slips, slumping, and erosion. Conventional grading techniques such as removal and recompaction, stabilization, or buttressing shall mitigate these conditions. Chapter 6: Geologic and Seismic Hazards Page 16 No significant groundwater was observed during the subsurface exploration within the canyon areas by Gorian and Associates in 1993 nor Geolabs- Westlake Village in 1999 within borings B2 and 1310. Subsurface groundwater in form of slow seepage was noted within deep borings performed within landslides, most notably borings B6 and B9 within landslide L1. The field moisture content and dry unit weight were determined for undisturbed samples. Dry unit weight expressed in pounds per cubic foot and the moisture content represents a percentage of the dry unit weight. This test data is presented on the boring logs. Compaction and expansion characteristics of the onsite materials were performed and presented in the referenced technical reports. The percentage of sand, silt, and clay within a variety of earth materials was determined by hydrometer tests. Shear tests were performed in a Direct Shear Machine of the strain control type. The rate of deformation is approximately 0.05 inches per minute. The test was performed on undisturbed and remolded ( @90% relative compaction) samples in an artificially saturated condition. The test results are presented in the referenced technical reports. Issue 5: Geological Features and Paleontological Potential No Phase I paleontological report was prepared for this project because, based on a similar report prepared for the property immediately to the north, it appears that the project includes areas of potential paleontological sensitivity and mitigation planning for these resources was required. References References pertinent to the analysis of the geologic hazards are contained in the EIR Technical Appendix (Appendix 2, Soils and Geologic Report). Primary references used in preparation of this section of the EIR are provided below. Geolabs- Westlake Village, May 28, 1999; Supplemental Geotechnical Report and Faulting Assessment, Tentative Tract 5187, 350 Acres, Walnut Canyon Road, City of Moorpark, California Geolabs- Westlake Village, July 20, 1999; Supplemental Information from Roy J. Shlemon & Associates, Inc., Tentative Tract 5187, 350 Acres, Walnut Canyon Road, City of Moorpark, California Geolabs- Westlake Village, November 22, 1999; Geotechnical Responses to Review Letter dated September 15, 1999, Tentative Tract 5187, Walnut Canyon Road, City of Moorpark, California Gorian and Associates, July 26, 1991; Geotechnical Site Investigation, Proposed Residential Development, Tract 4620, City of Moorpark, California Gorian and Associates, September, 1993; Response to Additional Geotechnical Review Sheet by Bing Yen and Associates, Inc, Dated June 25, 1993, Tract 4620, City of Moorpark, California Roy J. Shlemon & Assoc., June 1999; Geomorphic and Soil - Stratigraphic Assessment of Fault Activity, Tract 5187, Walnut Canyon Road (Highway 23), City of Moorpark, California Chapter 6: Geologic and Seismic Hazards Page 17 CHAPTER 7 AIR QUALITY Paragraphs or tables with changes to the text of the Draft EIR which have been made in response to comments on the Draft EIR are indicated in italic print. A recalculation of the impacts of the project was requested by the Ventura County APCD. This recalculation was performed and has been incorporated into the revised text of this Chapter. 7.1 Existing Conditions In order to assess the significance of the air quality impacts of a proposed development, anticipated impacts, together with existing baseline pollution levels, must be compared to the applicable Federal and State ambient air quality standards. These standards are the levels of air quality considered adequate (with a margin of safety) to protect the public health and welfare. These standards are designed to protect persons susceptible to respiratory distress such as asthmatics, young children, elderly people, or people already weakened by illness. Healthy adults can tolerate occasional exposures somewhat in excess of these standards without any adverse effects. Air quality is determined primarily by the types and amounts of contaminants emitted into the atmosphere, the size and topography of the local air basin, and the pollutant dispersing properties of local weather patterns. When airborne pollutants are produced in such volume that they are not dispersed by local inhibited by periodic temperature inversions and local topographic features that tend to trap pollutants near the ground. As the pollutants become more concentrated in the atmosphere, photochemical reactions take place that produce ozone, which is commonly known as smog. Ventura County frequently experiences temperature inversions, particularly in the late summer and early fall. These inversion layers limit the vertical mixing height and confine horizontal flow through passes and valleys that are below the inversion height. Because of the limited air column available for mixing, pollutant concentrations are generally highest at this time. According to the Ventura County Air Pollution Control District and the California Air Resources Board, the ca principal problem pollutants in Ventura County are ozone, pesticides, Au a nic oli nts, alr pollu ionoxand and particulate matter less than 10 microns in size (PM1o). o construction activities are the three primary sources of regional emissions. Ozone, commonly referred to as "smog ", is an area -wide pollutant; significant concentrations can be measured at locations distant from the primary source. Hydrocarbons, a primary precursor of ozone, are partitioned into groups: non - reactive hydrocarbons and reactive hydrocarbons (RHC). Non - reactive hydrocarbons consist primarily of methane. The reactive hydrocarbons, together with nitrogen oxides (NOx), form the building blocks" for the creation of ozone. Concentrations of ozone (03) are a major problem in Ventura County. The air pollutants within Ventura County are generated by stationary and mobile sources. Stationary sources are known as "point sources" or "area sources" which have one or more emission sources at a single facility, or "area sources" which are widely distributed and produce many small emissions. Point sources have one or more emission sources at a single facility, while area sources are widely distributed and produce many small emissions. Point sources are usually associated with manufacturing and industrial uses and include sources that produce electricity or process heat, such as refinery boilers or i The following assessment was prepared by The Planning Corporation and Impact Sciences (City of Agoura). Emission estimates were computed by Interface using information provided by the applicant and The Planning Corporation. Appendix 3 of the EIR contains documentation concerning the computation of Air Quality impacts. Impacts were predicted using the latest version of the Urbemis and Caline 4 computer programs distributed by the California Air Resources Board. Chapter 7: Air Quality Page 1 combustion equipment. Examples of area sources include residential water heaters, painting operations, lawn mowers, agricultural fields, landfills, and consumer products such as barbecue lighter fluid or hair spray. "Mobile sources" refer to operational and evaporative emissions from motor vehicles. On -road mobile sources account for approximately 55 percent of the NOx emissions in Ventura County. Other mobile sources such as off -road vehicles, trains, and aircraft contribute another 13 percent to daily NOx emissions. Forty percent of the total county emissions of ROC are generated by on -road motor vehicles while five percent are generated by other mobile sources. Earthmoving and construction activities also affect local air quality, especially particulate (dust) and NOx concentrations during the construction time period. In contrast to gaseous pollutants and small -size particulates from combustion, a large fraction of particulates due to construction activities settle out of the atmosphere rapidly with increasing distance from the sources and generally do not penetrate the lungs. It has been estimated that construction particulates are generated at the rate of 1.2 tons per acre per month of construction activity (Environmental Protection Agency, August 1975, Compilation of Air Pollutant Emissions Factors, Third Edition, Report No. AP -42). This estimate includes emissions from excavation and earthmoving, loading, trucking, wind erosion, and construction of structures. Air pollution control jn California is administered in the State of California by agencies of Federal, State, and local government. Both the Federal and State agencies (the U.S. Environmental Protection Agency and the California Air Resources Board) have established ambient air quality standards, based on consideration of the health and welfare of the general public. Additional information about the most important relevant pollutants for which standards have been established are discussed in Section 7.5 of this Chapter. This section also reviews the regulatory basis for air quality management in greater detail. 7.2 Significance Thresholds Impact Assessment Guidelines and Thresholds The City of Moorpark is situated within the Oxnard Plain Airshed. As discussed in greater detail in Section 7.5, the 1987 Air Quality Management Plan (AQMP) and the 1995 and 1997 Air Quality Management Plan Revision do not predict that the Federal or State ozone standard will be attained in the next 10 years. Compliance with the California Environmental Quality Act (CEQA) Guidelines and Conditions of Approval for the 1987 AQMP require the preparation of local guidelines for preparing air quality impact analyses. These Guidelines were adopted by the Ventura County Board of Supervisors in October, 1989. The proposed project was studied pursuant to both Ventura County and CEQA guidelines to determine if the project would have either short or long term effects on the ambient air quality of the area. State CEQA Guidelines assert that a project will have a significant effect on the environment if it will violate any ambient air quality standard, contribute substantially to an existing or projected air quality violation, or expose sensitive receptors to substantial pollutant concentrations. Ventura County impact assessment guidelines recommend that a determination of significant project specific and cumulative effects should be made in cases where sensitive receptors are exposed to substantial pollutant concentrations. Explicit criteria for determining if a project exceeds an air quality threshold are provided in the Ventura County Guidelines for the Preparation of Air Quality Impact Analyses (October 1989). Relevant thresholds are highlighted in italics. A project exceeds APCD thresholds if any of the following conditions are met (note: thresholds applicable to the West Pointe Homes Project are presented in italics): 1. Any general development project located in the Ojai Valley Clean Air Ordinance area and Ventura 1 Non - growth area capable of daily emissions of: i. Reactive Organic Compounds: 5 pounds ii. Nitrogen Oxides: 5 pounds Chapter 7: Air Quality Page 2 Any general development project located in the remainder of the ozone non - attainment area of the County capable of daily emission of: iii. Reactive Organic Compounds: 25 pounds iv. Nitrogen Oxides: 25 pounds v. These are thresholds for projects that the Ventura County Air Pollution Control Board has determined will individually and cumulatively jeopardize attainment of the ozone standard and thus have a significant adverse impact on air quality in the County. 2. A project which may cause an exceedance of any ambient air quality standard (State or Federal), or makes a substantial contribution to an existing exceedance of an air quality standard. Substantial is defined as making measurably worse an existing exceedance of a State or Federal ambient air quality standard. 3. Any project with emissions greater than two pounds per day of ROC, or two pounds per day of NOX, that are found to be inconsistent with the Ventura County Air Quality Management Plan (AQMP), will have a significant cumulative adverse air quality impact. Inconsistent projects are usually those which cause the existing population to exceed the population forecasts contained in the most recently adopted AQMP beyond 1995. 4. Any General Plan Amendment or revision which would provide directly or indirectly for increased population growth above that forecasted in the most recently adopted AQMP will have a significant cumulative adverse air quality impact. 5. The U.S. Environmental Protection Agency has suggested that homeowners should attempt to reduce radon levels in any home that has an annual average level over 4.0 pCi /I., but has recently been charged by Congress to adopt a goal that all houses have radon levels reduced to outdoor values. The City uses the current EPA suggested level (4.0 pCi /I) as the threshold for significance. Therefore, the West Pointe project would be considered to cause a significant impact if the presence of radon gas exceeds the recommended levels for indoor areas and project development would construct structures capable of collecting radon gas without proper ventilation. Cumulative Impact Thresholds The APCD has issued criteria for determining the level of significance for cumulative project impacts within Ventura County. Projects meeting any of the following criteria are considered to have significant cumulative impacts: 1. Any individual general development project located outside of the Ojai Valley CAO area and Ventura 1 Non - growth area capable of daily emissions of 25 ppd of ROC or NO, will both individually and cumulatively have a significant impact on air quality in the County. 2. Any cumulative project group which may cause an ambient air quality standard (state or federal) to be exceeded, or makes a substantial contribution to an already exceeded air quality standard. 3. Any individual project with emissions greater than 2.0 ppd of ROC, or 2.0 ppd of NOX, that is found to be inconsistent with the AQMP will have a significant cumulative air quality impact. 4. Any General Plan Amendment or revision which would provide directly or indirectly for increased population growth above that forecasted in the most recently adopted AQMP will have a significant cumulative air quality impact.' 1 Guidelines for the Preparation of Air Quality Impact Analyses, pp. 2 -2 and 2 -3. Chapter 7: Air Quality Page 3 7.3 Impacts Existing Air Quality in the Moorpark Reaion The APCD samples ambient air at six monitoring stations throughout Ventura County. These stations are located in Thousand Oaks, El Rio, Ventura, Piru, Ojai, and Simi Valley. In addition, the ARB operates a seventh monitoring station in western Ventura County. The monitoring station which best represents the air quality environment in Moorpark is the Simi Valley station. This station is located in central Simi Valley and monitors levels of ozone, CO, NO2, and PM10. Table 7 -1 lists the concentrations registered and the violations of federal and state standards that have occurred at the Simi Valley monitoring station from 9993 through 1996.2 As shown, the representative air monitoring station has consistently registered values above state and federal standards for ozone, and above the state standard for PM10. No other monitored air quality standard has been violated in the project vicinity. Concentrations of SO2 registered in Ventura County have not exceeded state or federal standards in recent years and lead is no longer monitored in Ventura County. Local Vicinitv Emissions The vicinity of the West Pointe site is characterized by residential uses and open space. Emissions sources include stationary activities, such as space heating, cooking, and water heating, and mobile activities — primarily automotive traffic. However, motor vehicles are the primary sources of pollutants within the vicinity of the site. Traffic- congested roadways and intersections have the potential to generate localized high levels of CO. Localized areas where ambient concentrations exceed state standards are termed CO "hotspots." The APCD recommends the use of CALINE4, a dispersion model developed by Caltrans for predicting CO concentrations near roadways, as the preferred method of estimating pollutant concentrations at various locations. CALINE4 adds roadway- specific CO emissions calculated from peak traffic volumes to ambient CO air concentrations. For this analysis, CO concentrations were calculated based on a simplified CALINE4 screening procedure developed by the Bay Area Air Quality Management District and endorsed by the APCD. This methodology assumes worst -case conditions (i.e., wind direction is parallel to the primary roadway, 90° to the secondary road; wind speed of less than one meter per second; and extreme atmospheric stability) and provides a screening of maximum, worst -case, CO concentrations. The APCD and Caltrans recommend that the CO analysis focus on "sensitive receptors." Sensitive receptors are populations that are more susceptible to the affects of air pollution than are the population at large. The APCD identifies the following as examples of sensitive receptors: residences, work sites, playgrounds, parks, athletic facilities, rehabilitation centers, child care centers, retirement homes, convalescent centers, and hospitals.3 With this definition, sensitive receptors (residential uses) are located in close proximity to four of the local study area intersections. This is the most recent data available from the ARB. Ventura County Air Pollution Control District, Air Quality Planning and Evaluation Section, Guidelines for the Preparation of Air Quality Impact Analyses (Ventura, California: Ventura County Air Pollution Control District, October 24, 1989), p. 6 -2. Chapter 7: Air Quality Page 4 Table 7 -1 Ambient Pollutant Concentrations Registered at the Simi Valley Monitoring Station Year Pollutant Standards' 1997 1998 1999 OZONE (03) Maximum 1 -hour concentration monitored (ppm) 0.134 0.174 0.132 Number of days exceeding federal 1 -hour standard >0.12 ppm 2 4 2 Number of days exceeding state 1 -hour standard >0.09 ppm 47 37 31 Maximum 8 -hour concentration monitored (ppm) SUSPENDED PARTICULATE MATTER (PM,o) 0.114 0.151 0.112 Number of days exceeding federal 1 -hour standard >0.08 ppm 40 29 22 CARBON MONOXIDE (CO) Maximum 8 -hour concentration monitored (ppm) 0 3.80 3.49 159 Number of days exceeding federal 8 -hour standard 09.5 ppm 0 0 0 Number of days exceeding state 8 -hour standard ❑9.1 ppm 0 0 0 NITROGEN DIOXIDE (NO2) Maximum 1 -hour concentration monitored (ppm) 0.115 0.093 0.082 Annual average monitored (ppm) 0.020 0.019 0.022 Percentage of average exceeding federal standard 0.0534 ppm 0 0 0 Number of days exceeding 1 -hour state standard >0.25 ppm 0 0 0 SUSPENDED PARTICULATE MATTER (PM,o) Maximum 24 -hour concentration (pg /m3) 59.1 48.5 66.9 Number of measured samples exceeding federal standard >150 pg /m 0 0 0 Number of measured samples exceeding state standard >50 pg /m 4 0 6 Number of estimated samples exceeding federal standard >150 pg /m 0 0 0 Number of estimated samples exceeding state standard >50 pg /m 24 0 36 Source: California Air Resources Board. Parts by volume per million of air (ppm), micrograms per cubic meter of air (Ng /m3), or annual arithmetic mean (aam). the maximum concentration measurement unless otherwise indicated. 2 Federal and state standards are for the same time period as Maximum CO concentrations were calculated for peak hour traffic volumes at the four local intersections with nearby sensitive receptors. The results of these calculations are presented in Table 7 -2 for representative locations 50, 100 and 300 feet from each roadway. As shown, the simplified CALINE4 procedure predicts that, under worst -case conditions, existing CO concentrations at the study intersections do not exceed the state 1 -hour or 8 -hour CO standards. Based on this analysis, CO hotspots do not exist near these intersections. Chapter 7: Air Quality Page 5 Table 7 -2 Existing Carbon Monoxide Concentrations Intersection 50 Feet 1 -Hour 8 -Hour 100 Feet 1 -Hour 8 -Hour 300 Feet 1 -Hour 8 -Hour New Los Angeles Ave. /Tierra Rejada Rd. 10.6 5.5 10.2 5.2 9.6 4.8 New Los Angeles Ave. /Moorpark Ave. 10.9 5.7 10.4 5.3 9.6 4.9 New Los Angeles Ave. /Spring Rd. 11.0 5.7 10.4 5.4 9.7 4.9 Spring Rd. /High St. 10.1 5.2 9.8 5.0 9.4 4.7 Source: Impact Sciences, Inc. Emissions calculations are provided in Appendix A. State standard is 20.0 parts per million. Federal standard is 35 parts per million. 2 State and federal standard is 9.0 parts per million. Preparation of the project site for building, infrastructure, and roadway construction would result in short moderate -term emissions from two sources: (1) fugitive dust during clearing and grading of both residential and recreational components, and (2) exhaust emissions from construction equipment used during each phase. In addition to fugitive dust emissions, construction equipment used for clearing and grading of the site would generate combustion emissions. Issue 1: Construction Effects During the construction phases of development, emissions would be generated by on -site stationary sources, heavy duty construction vehicles, construction worker vehicles, and energy use during the construction phase. In addition to construction vehicle emissions, fugitive dust would also be generated during grading and construction activities. Earthmovers typically generate approximately 21.8 pounds of airborne dust per hour of operation.4 Assuming an average use of five earthmovers during grading activities, this equates to approximately 872 pounds of dust generated per day. While much of this airborne dust would settle out on, or near, the development area, smaller particles would remain in the atmosphere, increasing existing particulate levels within the surrounding area. Standard dust control techniques typically reduce the amount of airborne dust generated by construction activities by an average of 70 percent. Other construction activities associated with the development of this project would generate particulate emissions as well. The level of particulate generation depends on soil moisture, wind speed, activity level, and silt content of the soil. In addition to direct grading related impacts, some other construction operations for the proposed project would have the potential to result in concentrations of particulates that potentially exceed both the national and state ambient air quality standards on a periodic or short -term basis; this exceedence is considered a potentially significant impact (Class II). The dust generated by such activities may also pose adverse impacts to those living and working near the construction sites which no detailed modeling program of dust and particulate emissions was prepared for this analysis, given the grading quantities proposed (in excess of 1.5 million cubic yards) and the relatively concentrated areas where the grading will occur, a reasonable presumption of significance for dust and particulate emissions have been made. PM,o and other particulate generation values are correlated directly to the number and type of earth moving pieces of equipment mobilized for a grading program. The EIR consultants presumption is that the applicant's grading contractor will attempt to use the 4 South Coast Air Quality Management District, CEQA Air Quality Handbook (Diamond Bar, California: South Coast Air Quality Management District, April 1994), p. A9 -92. Chapter 7: Air Quality Page 6 maximum number of pieces of heavy equipment possible to complete mass grading as quickly as possible. Other Short Term Construction Effects The EIR consultant has analyzed the anticipated construction program for this project based on grading projection data provided by the civil engineer for the project. The initial clearing, grubbing, and preliminary rough and finish grading are estimated to require about 120 days of activity or about six months. Predicted construction machinery to be employed in the daily grading activities and correlative emission levels associated with each piece of equipment are presented in Table 7 -3. The construction equipment emissions projected for the West Pointe Homes Project would likely exceed established ozone precursor air quality thresholds. Grading, Particulates, and PM10 Grading improvements necessary to prepare the property within the project boundary for construction of two hundred and fifty homes and related components of the project (water tank, retention /detention basins, etc.) would generate a considerable volume of total suspended particulates. The California Air Resources Board estimates that heavy equipment grading activities generate a worst case condition of up to 80 pounds of particulate matter per acre per day. Based on the timeframes presented in the foregoing discussion, the major component of the proposed grading program (and related activities) will require a total of about 120 working days (or approximately 6 working months). At this rate, assuming grading for all future residences, the water tank, access roads, and all associated infrastructure improvements would occur over approximately one -third of the project site (about 100 acres) in an average working day, the proposed construction program could generate a total particulate load ranging from about 900 to 800) pounds (100 acres x 80) or nearly 4 tons per day. The air quality impact analysis performed by the applicant's consultant suggests that the impacts would be lower than the CARB state -wide average predictions. The total grading program will produce several million pounds of particulate matter. Based on the statistical estimation of particulates which project that PM10 is 69% of total suspended particulates, small micron dust emissions would be very substantial for a mass grading program of the scope and duration proposed for this project. PM10 emissions generated during mass grading of larger projects periodically exceed the State 24 -hour standard of 50 ug /m3 (micrograms per cubic meter) for short periods of time in close proximity to the construction area. This is considered a potentially significant (Class II) impact of short duration; compliance with Grading and site preparation equipment emissions would also be considered short-term impacts. Information regarding the exact number of construction - related vehicles and the specific type of fuel to be used is necessary for precise calculation of this impact. An estimate of impacts associated with a typical construction day are provided in Table 7 -3. Using the County APCD construction emission factors contained in the APCD Guidelines for Impact Analysis (1989:5 -7), the consultant has predicted what construction vehicles would be used for the proposed project based on comparative data from similar projects and information supplied by the applicant. The estimated daily emissions to be generated during project construction have been computed and the results of these computations are also presented in Table 7 -3. The equipment listing and emission factors matrix used to compute the total estimated emissions during construction are also contained in Appendix 3 of the EIR. Combustion Emissions From Construction Vehicles In addition to fugitive dust emissions, construction equipment used for clearing and grading would also generate various types of combustion emissions (RHC, NO, CO, and PM). Despite the fact that these emissions are exempt from the computation of threshold exceedence in the County Air Quality Guidelines, nonetheless mitigation is recommended by the APCD if such emissions exceed 25 pounds per day (as they are projected to do in the West Pointe Homes case). Chapter 7: Air Quality Page 7 Grading and site preparation equipment emissions would also be considered short-term impacts. Information regarding the exact number of construction - related vehicles and the specific type of fuel to be used is necessary for precise calculation of this impact. An estimate of impacts associated with a typical construction day are provided in Table 7 -3. Using the County APCD construction emission factors contained in the APCD Guidelines for Impact Analysis (1989:5 -7), the consultant has predicted what construction vehicles would be used for the proposed project based on comparative data from similar projects and information supplied by the applicant. The estimated daily emissions to be generated during project construction have been computed and the results of these computations are also presented in Table 7 -3. The equipment listing and emission factors matrix used to compute the total estimated emissions during construction are also contained in Appendix 3 of the EIR. TABLE 7 -3 CONSTRUCTION EMISSIONS Equipment List Emission Rates In Pounds Per Hour ROC NOX 4 Dozers .76 16.64 3 Wheeled Tractors .76 3.78 3 Wheeled Loaders .75 5.67 4 Highway Water Trucks .76 16.64 2 Motor Graders .08 .10 2 Scrapers .56 7.66 1 Roller j .07 87 Total 3.74 51.36 Note: The Ventura County APCD does not require that PM10 emission rates be calculated, however, several mitigation measures (from Section 7.2.1, A -E, of the Guidelines for preparation of Air Quality Analysis) are required to mitigate fugitive dust emissions. IiTotal Daily Construction Equipment Emissions: Pounds /Day ROC 3.74 Pounds /Hr. x 8 hr. /day 1 day = 29.92 NOX 51.36 Pounds /Hr. x 8 hr. /day 1 day = 410.88 The Guidelines provide the following direction concerning the evaluation of construction emissions: "Construction related emissions of ROC and NOx are not counted towards the two significance thresholds since these emissions are only temporary. However, if estimates of ROC and NOx emissions from the heavy -duty construction equipment anticipated to be used for a particular project exceed 5 pounds per day in the Ojai Valley Clean Air Ordinance (CAO) area and Ventura 1 Non - growth area, or 25 pounds per day in the remainder of the ozone non - attainment area of the County, appropriate mitigation measures to reduce such emissions should be identified." Therefore, in the case of the proposed project, construction emissions would not be included in the determination of impact but mitigation measures would still be required because, as demonstrated above, the West Pointe Homes construction program would exceed the daily threshold value of 25 pounds per day. Chapter 7: Air Quality Page 8 Adverse Health Effects from Construction Grading The Ventura County Environmental Health Department and the Ventura County APCD have identified San Joaquin Valley Fever 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. Some health problems, particularly those of the eye and respiratory tract (i.e., Coccidioidomycosis or its common name Valley Fever), may be aggravated by fugitive dust. (Valley fever is contracted through breathing spores that become airborne through disturbance of the soil). However, Ventura County has not been recognized as an area where coccidioidomycosis is highly endemic.' The only large scale outbreak in the County occurred in Simi Valley between January 24 and March 15, 1994 following the Northridge earthquake due to uncontrolled dust clouds created by landslides.' San Joaquin Valley Fever is a disease caused by a fungus (Coccidioides immitis), a common inhabitant of soil in desert and dry grassland areas of the southwestern United States. More than 50 percent of infected individuals do not develop any symptoms. When symptoms do occur, they are usually mild and are often diagnosed as a cold or influenza. The disease, however, may be severe and can be manifested by a wide range of symptoms including fever, chills, and coughs. Occasionally, symptoms will be severe enough to require hospitalization and death occurs in a limited number of cases. Issue 2: Long Term Emissions Resulting From Residential Occupancy Operational emissions associated with the ultimate development and operation of the proposed West Pointe project would result primarily from increased vehicular trips to and from the site. Other sources of emissions would include new stationary sources such as water heaters and cooking appliances. The predicted emissions associated with project operation have been calculated utilizing a computer model developed by Impact Sciences, which is a highly detailed version of the URBEMIS7G computer model recommended for use by the APCD. This model has been updated with current motor vehicle emission factors (EMFAC7G). In response to comments, the emissions for the project have been recalculated and a new model run resulted in a slightly different projection of impacts than the initial run. Revised average daily emissions associated with the proposed project are presented in Table for the years 2001, 2002, and 2003. As shown, the calculations indicate that the proposed project would generate average daily emissions of 54.37 ppd of ROC and 58.89 ppd of NO, in 2001, and slightly lower emissions in later years. These emissions would exceed the 25.0 ppd standard for both ROC and NOX and are considered significant without mitigation (Class ll). Eileen Schneider and others, "A coccidioidomycosis Outbreak Following the Northridge, Calif. Earthquake," Journal of American Medicine Vol. 277, No. 11 (March 19, 1997): 904. Ibid. Chapter 7: Air Quality Page 9 Table 7 -4 Estimated Project Average Daily Emissions Emissions Generated (pounds per day) 2001 2002 2003 Project Component ROC No, ROC NO, ROC NO,_ Stationary Sources 12.92 3.56 12.88 3.56 12.84 3.56 Mobile Sources 41.45 55.33 37.98 51.88 35.11 48.90 Totals: 54.37 58.89 50.86 55.44 47.95 52.48 Recommended Thresholds: 25.00 25.00 25.00 25.00 25.00 25.00 Exceeds Threshold by. 29.37 33.89 25.86 30.44 22.95 27.46 Source: Impact Sciences, Inc. Revised Emissions calculations are provided in Appendix 3 of the EIR. Totals may not add exactly due to rounding in the computer model. Issue 1 Potential Impacts from Local Carbon Monoxide Concentrations As was done to assess existing CO concentrations, the simplified CALINE4 procedure was used to assess the CO concentrations 50, 100 and 300 feet from the study intersections with sensitive receptors in its vicinity. The results of this modeling are shown in Table 7 -5. Project impacts would be considered significant if the addition of project - generated traffic caused a CO standard to be exceeded or if there is any measurable increase in a standard that is already exceeded. Table 7 -5 Existing + Project (Year 2001) Carbon Monoxide Concentrations 50 Feet 100 Feet 300 Feet Intersection 1 -Hour 8 -Hour 1 -Hour 8 -Hour 1 -Hour 8 -Haar New Los Angeles Ave./Tierra Rejada Rd. 10.1 5.2 9.8 5.0 9.4 4.7 New Los Angeles Ave. /Moorpark Ave. 10.4 5.4 10.0 5.1 9.5 4.8 New Los Angeles Ave. /Spring Rd. 10.7 5.5 10.2 5.2 9.5 4.8 Spring Rd. /High St. 10.8 5.6 10.3 5.3 9.6 4.9 Source: Impact Sciences, Inc. Emissions calculations are provided in Appendix C. State standard is 20.0 parts per million. Federal standard is 35 parts per million. 2 State and federal standard is 9.0 parts per million. As shown, the simplified CALINE4 procedure predicts that, under worst case conditions, CO concentrations at the study intersections would not exceed the state 1 -hour or 8 -hour CO standards under future conditions with the proposed project. Based on this analysis, CO hotspots are not predicted to exist near these intersections and project impacts would not be significant (a Class III effect). Chapter 7: Air Quality Page 10 Issue 4: Toxic Air Pollutants Odors and Other Airborne Hazards The Fire Hazards, Insignificant Effects chapters of the EIR (Chapters 12 and 18) identify all of the known and most of the suspected sources of air borne hazardous material contamination which have the potential to affect individuals living within the development or in immediate proximity to the proposed project. Toxic air pollutants are not expected to occur in any large amounts in conjunction with the operation of the proposed project. Only common forms of hazardous or toxic substances typically used, stored, or sold in conjunction with household activities would be present in small quantities. Most uses of such substances would occur indoors. Therefore, no significant impacts associated with toxic air pollutants are anticipated (a Class III effect). Radon The project would allow the construction of 250 homes on the site. Because background radon levels in the site vicinity area are not considered high, and average radon levels are below current recommended levels, the potential for future project residents to be exposed to high radon levels is not considered significant (a Class III effect). Issue 5: Cumulative Project Impacts Daily Emissions Increased area -wide emissions resulting from traffic generated by the proposed project plus all other proposed projects in the County could affect sensitive receptors and healthy individuals in the Oxnard Plain airshed. Photochemical oxidants, or ozone, would increase from the combination of reactive hydrocarbons and nitrogen oxides emitted by vehicles resulting from these proposed projects. Because ozone is currently in non - attainment status within this airshed, any significant project specific addition of precursors to ozone should also be considered a significant cumulative impact. These cumulative oxidant emissions could be detrimental to persons with respiratory ailments and could reduce pulmonary function, irritate eyes and decrease lung elasticity in healthy individuals. The effectiveness and feasibility of mitigation measures to limit vehicle miles traveled and reduce associated RHC and NOx (ozone precursor) emissions resulting from cumulative buildout is speculative. The volume of long term operational pollutants generated by the proposed project was judged to be significant (based on APCD significance thresholds). Because the Ventura County APCD uses the same long term operational thresholds to evaluate project specific and cumulative air quality impacts, by definition, the proposed project would have a significant cumulative impact on the degradation of the airshed. Because project specific effects are significant, cumulative effects are, by definition, also significant (Class II). Mitigation measures have been identified to offset the project's pro -rata contribution to a decline in cumulative air quality. AQMP Consistency As discussed earlier in this air quality impact analysis, the 1994 AQMP, 1995 AQMP Update, and the 1997 AQMP Revision are designed to accommodate growth, to reduce the high levels of pollutants within the County, and to identify a control strategy representing the full implementation of known technology to reduce ozone- forming emissions from mobile and stationary sources. As such, emissions associated with residential, commercial, and institutional projects that are consistent with the AQMP and would not jeopardize attainment of the air quality levels identified in the AQMP even if they exceed the 25.0 ppd threshold for ROC and /or NO, The same is true for indirect emissions associated with industrial projects. Chapter 7: Air Quality Page 11 According to the APCD, inconsistent projects are usually those which cause the jurisdiction's AQMP population projections to be exceeded by a substantial amount, or for an indefinite period of time.' For residential projects, a finding of inconsistency would be made if the project would cause the area in which it would be located to exceed the AQMP population forecasts.$ The proposed project's consistency with the AQMP is discussed below. Inconsistency is considered a significant cumulative air quality impact. According to Ventura County Planning Division staff, the Moorpark Growth Area had a population of 30,566 persons as of January 1, 1999.9 This total does not exceed the County's year 2000 population allocation forecast for the Growth Area (incorporated into the AQMP) of 40,975 persons. This comparison illustrates that the Moorpark Growth Area has been growing slower the County's projected rate of growth for the area. Using a city -wide average of 3.22 persons per household in the City of Moorpark (as calculated during the 1990 census), the proposed project is expected to increase the population within the City by approximately 805 persons. This would not cause the year 2000 population predictions to be exceeded. As such, project - generated emissions have been accommodated in the AQMP emissions forecasts, and the proposed project would not jeopardize attainment of air quality standards in Ventura County. Given the above, the proposed project is considered to be consistent with the AQMP (a Class IV impact). Local Jurisdiction Implementation of the AQMP Many of the AQMP assumptions rely on transportation control measures being implemented by local jurisdictions. An additional, and very important, component of consistency assessment involves determining whether the local jurisdiction is implementing these control measures. On December 7, 1988, the City Council of the City of Moorpark adopted a resolution to implement reasonably available transportation control measures from the AQMP. ° Included within this resolution are ridesharing programs, traffic flow improvements, land use strategies, transit programs, and non - motorized strategies which are consistent with the strategies identified in the AQMPs. The City continues to implement these and other transportation control measures proposed in the City's resolution on a local level. Therefore, the City is working to improve local air quality. Cumulative Local Carbon Monoxide Concentrations Cumulative traffic volumes for the year 2005 as identified in the West Pointe Homes Traffic and Circulation Study were utilized to assess cumulative impacts as they affect local CO concentrations. The results of this analysis are shown in Table 7 -6. As shown, the simplified CALINE4 procedure predicts that, under worst case conditions, CO concentrations at the study intersection would not exceed the state 1 -hour or 8 -hour CO standards in the year 2005 with cumulative development. CO hotspots are, therefore, not predicted to exist near these intersections and cumulative impacts would not be significant (a Class 111 effect). 7 Guidelines for the Preparation of Air Quality Impact Analyses, p. 3 -3. 8 [bid., p. 3 -3. 9 Interview with Steve Wood, Ventura County Planning Division, Ventura California, February 12, 1999. 10 Resolutions of Commitment to Implement Reasonably Available Transportation Control Measures from the 1987 Ventura County Air Quality Management Plan (Ventura, California: Ventura County Air Pollution Control District, December 1988). Chapter 7: Air Quality Page 12 Table 7 -6 Year 2005 + Project Carbon Monoxide Concentrations Intersection 50 Feet 1 -Hour 8 -Hour 100 Feet 1 -Hour 8 -Hour 300 Feet' 1 -Hour 8 -Hour New Los Angeles Ave. /Tierra Rejada Rd. 10.4 5.3 10.0 5.1 9.5 4.8 New Los Angeles Ave. /Moorpark Ave. 10.6 5.5 10.1 5.2 9.5 4.8 New Los Angeles Ave. /Spring Rd. 10.8 5.6 10.3 5.3 9.6 4.9 Spring Rd. /High St. 10.0 5.1 9.7 4.9 9.4 4.7 Source: Impact Sciences, Inc. Emissions calculations are provided in Appendix D. State standard is 20.0 parts per million. Federal standard is 35 parts per million. 2 State and federal standard is 9.0 parts per million. 7.4 Mitigation Measures Issue 1: Construction Effects 1. The project applicant has agreed to incorporate an Air Emissions Mitigation Plan into the Project Description. The 13 mitigation measures in this Plan presented in the Project Description (Chapter 4), will offset the air quality effects of the project to a considerable degree. However, because emissions of ROC, NOx and dust during construction grading would be significant, the following additional construction mitigation measures are recommended: 1. Equipment not in use for more than ten minutes should be turned off. 2. The fuel injection grading of all diesel engines used in construction equipment should be retarded two degrees from the manufacturer's recommendation. 3. All diesel engines used in construction equipment should use high pressure injectors. 4. All diesel engines used in construction equipment should use reformulated diesel fuel. 5. Construction grading should be discontinued on days forecasted for first stage ozone alerts (concentration of 0.20 ppm) as indicated at the Ventura County APCD air quality monitoring station closest to the City of Moorpark. Grading and excavation operations should not resume until the first stage smog alert expires. 6. All clearing and grading activities shall cease during periods of high winds (i.e., greater than 15 miles per hour averaged over one hour) to prevent excessive amounts of fugitive dust. 7. All material transported off -site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. 8. All active portions of the site shall be either periodically watered or treated with environmentally - safe dust suppressants to prevent excessive amounts of dust. 9. Facilities shall be constructed and operated in accordance with the Rules and Regulations of the Ventura County Air Pollution Control District. Chapter 7: Air Quality Page 13 10. Large scale construction vehicles and trucks exiting the project site during the mass grading period shall be required to have tire wash -downs to minimize the dispersion of dust onto local streets. Discussion While these measures are generally considered difficult to implement and monitor, to the degree feasible, these measures (particularly items 1 through 4) are capable of reducing NOx emissions by up to 40 percent and ROC emissions by up to 15 percent. These measures have been employed in other large scale construction projects; however, to be effective, daily or weekly construction monitoring would likely be necessary to assure compliance since such measures are generally opposed by mass grading contractors. According to the U.S. Environmental Protection Agency, regular watering of unpaved areas (a mitigation included in the applicant's Air Emission Mitigation Plan) can reduce expected fugitive dust emissions by 50 percent from 1.2 tons per acre per month to 0.6 tons per acre per month. Therefore, watering alone could significantly reduce grading related fugitive dust emission. Furthermore, dust emissions associated with vehicle traffic on unpaved roads can be reduced substantially with a combination of frequent watering and vehicle speed control (on -site vehicle traffic should be limited to 15 mph or less). Speed control, although difficult to enforce, can reduce dust emissions from unpaved roads by up to sixty -three percent (Appendix C, APCD Guidelines, July 1983). Residual Effects: potentially significant for a short duration but not included in APCD Guidelines for determining Air Quality Impact significance. Therefore, residual effects are considered insignificant. Issue 2: Long Term Emissions Resulting From Residential Occupancy The feasibility and effectiveness of most mitigation measures designed to reduce automobile related emissions in relatively remote rural residential development settings is questionable. Since most operational emission related mitigation measures are designed to encourage alternative sources of movement (pedestrian walkways, bikepaths and bicycle use, proximity of mixed retail uses in residential areas to discourage the exclusive use of the automobile for transportation), such measures are not applicable to the type of development proposed in this case. No effective measures can be devised to completely reduce the long term operation effects of the proposed project to insignificant levels. Therefore, to offset the project's long term air quality impacts, the applicant will be required to contribute to the City's in -lieu air quality impact fee program as recommended by the County APCD Impact Assessment Guidelines. Specifically, the following measure is recommended: (1) Prior to the issuance of a Zoning Clearance for construction of the first residential unit, the applicant shall be required to make a contribution to the reduction of local and regional air quality impacts through the payment of an air quality impact fee to the Moorpark Traffic Systems Management Fund consistent with the fee recommendations for residential projects contained in the Ventura County Guidelines to Air Quality Impact Analysis. Fees shall be paid for emissions in excess of the 25- pound- per -day ROC /NOX significance threshold. Fees shall be paid prior to the issuance of building permits. The project applicant's contribution to the referenced air quality fee offset program is estimated to be approximately $360,915. The fee calculations required to implement this measure are summarized in Table 7 -7 in the project EIR. The annual cost of reducing ROC is compared to the annual cost of reducing NO,. The contribution is based on the higher of the two costs as off -site TDM funding would result in programs that reduce both pollutants. As shown, a total of $360,915 or $13,093 per pound of NO, would be required to reduce the operational impacts generated by the proposed project to acceptable levels. Chapter 7: Air Quality Page 14 Table 7 -7 Air Quality Fee Offset Contribution Schedule Year ROC NO, 2001 2002 2003 Total Costs (higher of the two) $136,908 $64,838 $125,368 $60,567 $115,9711 $56,823 $377,987 $182,228 Source: Impact Sciences, Inc. Calculations are provided in Appendix 3. Residual Effects: not significant Issue 3: Potential Impacts from Local Carbon Monoxide Concentrations No mitigation measures are required. Issue 4: Toxic Air Pollutants Odors and other Airborne_ Hazards No mitigation measures are required. Issue 5: Cumulative Air Quality Impacts No mitigation measures are required other than payment of fees required for Issue 2 and compliance with construction mitigation measures identified under Issue 1 (Construction Effects). 7.5 References and Technical Data Airshed Management and Baseline Conditions in the City of Moorpark Region The most important relevant pollutants which effect air quality in Ventura County are: Reactive hydrocarbons (RHC) and nitrogen oxides (NOx) are considered precursors to ozone by the Ventura County Air Pollution Control District (APCD). Emission sources for these precursors include motor vehicles and other combustion sources and activities related to both onshore and offshore oil and gas production, agricultural and industrial facilities, and automobile use. Physical Effects of Ozone: Significant health effects have been documented at ozone concentrations above the national ambient air quality standard of 0.12 parts per million, including changes in lung function, aggravation of chronic cardiopulmonary disease symptoms, increased asthma attacks, and decreased physical performance levels during strenuous activities. These effects are more severe under conditions of long exposure and higher levels. Harmful effects on vegetation have been documented at concentrations below the National Ozone Standard. Visible symptoms of leaf damage have been the principal means of identifying the effects; however, yield reduction, leaf drop, suppression of fruit development and the degradation of crop quality can also occur. Citrus, a major agricultural crop in Chapter 7: Air Quality Page 15 Ventura County, is especially sensitive to ozone. Ozone has been shown to reduce citrus yields by as much as 50 %. Particulate matter (PM10) consists of particles in the atmosphere less than 10 microns in size that are generated from many kinds of dust and fume - producing industrial and agricultural operations, from combustion processes, construction activities, and atmospheric photochemical reactions. Projects such as the Moorpark Country Club Estates proposal will contribute to PM10 levels in the local airshed, primarily during the construction phase of the project. Natural erosion processes also introduce particulates into the atmosphere; wind- raised dust is one such particulate source. Physical Effects of Particulate Matter: Atmospheric particulate matter less than 10 microns in size is composed of finely divided solids or liquids such as dust, soot, aerosols, fumes and mists. The particles of greatest concern are those less than ten microns in diameter, which have the greatest likelihood of being inhaled deep into the lungs. Particulate matter is generated by a variety of human activities, including agricultural operations, industrial processes, combustion of fossil fuels, construction and demolition operations, and dispersal of road dust into the atmosphere. Natural sources of particulate matter include wind blown dust, wildfires and salt from sea spray. The physical effects of this pollutant include coughing and throat irritation, reduced crop yields, and, as a carrier of toxic compounds, increased risk of health problems to the lower portions of the respiratory tract. Carbon monoxide (CO) is a primary pollutant emitted directly from combustion sources, principally automobile engines, and is a problem associated with congested vehicle traffic, especially at locations with many idling engines (e.g., parking lots, drive through facilities, and congested intersections). Because few intersections in the project vicinity are constrained or experience substantial vehicle delays, this pollutant is not anticipated to be a major problem attributable to approval of the proposed project. Physical Effects of Carbon Monoxide: Carbon monoxide can seriously interrupt oxygen transport in blood and can reduce oxygen supplies to the brain. Concentrations of CO occur close to heavily traveled streets, especially at locations where vehicles idle for prolonged periods (e.g., parking lots, drive - through facilities, and congested intersections). These areas of high CO buildup are generally referred to as CO "hot spots ". CO levels are related directly to vehicle speeds; the rate of CO emission at 5 miles per hour is over 8 times higher than when vehicles are traveling at freeway speeds. Ventura County is currently in attainment of both the State and Federal ambient air quality standards for carbon monoxide. Increased area -wide emissions resulting from traffic generated by the proposed project plus all other proposed projects in the County could affect sensitive receptors and healthy individuals in the Oxnard Plain airshed. Photochemical oxidants, or ozone, would increase from the combination of reactive hydrocarbons and nitrogen oxides emitted by vehicles resulting from these proposed projects. Because ozone is currently in non - attainment status within this airshed, any significant project specific addition of precursors to ozone should also be considered a significant cumulative impact. These cumulative oxidant emissions could be determined to persons with respiratory ailments and could reduce pulmonary function, irritate eyes and decrease lung elasticity in healthy individuals. The effectiveness and feasibility of mitigation measures to limit vehicle miles traveled and reduce associated RHC and NOx (ozone precursor) emissions resulting from cumulative buildout is speculative. The volume of long term operational pollutants generated by the proposed project was judged to Air Pollution Control Efforts and Standards of Evaluation U.S. Environmental Protection Agency The U.S. Environmental Protection Agency (U.S. EPA) is responsible for enforcing the 1990 amendments to the Federal Clean Air Act (CAA) and the national ambient air quality standards (federal standards) that Chapter 7: Air Quality Page 16 it establishes. These standards identify levels of air quality for six "criteria" pollutants which are considered the maximum levels of ambient (background) air pollutants considered safe, with an adequate margin of safety, to protect the public health and welfare. The six criteria pollutants include ozone, CO, nitrogen dioxide (NO2 —a form of NOX), sulfur dioxide (SOA particulates finer than 10 microns in size (PM,o), and lead. The U.S. EPA also has regulatory and enforcement jurisdiction over emission sources beyond State waters (outer continental shelf), and those that are under the exclusive authority of the Federal government, such as aircraft, locomotives, and interstate trucking. In response to its enforcement responsibilities, the U.S. EPA requires each state to prepare and submit a State Implementation Plan (SIP) that describes how the state will achieve the federal standards by specified dates, depending on the severity of the air quality within the state or air basin. Ventura County has been classified by the U.S. EPA as a severe -15 nonattainment area for ozone, meaning that it must achieve the federal ozone standard by 2005. In July 1997, the U.S. EPA announced new health -based standards for ozone and PM2.5. PM2.5 is a subset of PM,o and a microscopic form of particle pollution primarily composed of diesel soot and other combustion by- products. Local air districts will have until 2003 to develop their plans to meet the new ozone standard and until 2012 at the latest to meet that standard. PM2.5 plans will have to be developed by 2006, and the standard met by 2015 at the latest. California Air Resources Board The California Air Resources Board (ARB), a department of the California Environmental Protection Agency (CALEPA), oversees air quality planning and control throughout California. It is primarily responsible for ensuring implementation of the 1989 amendments to the California Clean Air Act (CCAA), responding to the Federal CAA requirements, and for regulating emissions from motor vehicles and consumer products within the state. The ARB has established emission standards for vehicles sold in California and for various types of equipment available commercially. It also sets fuel specifications to further reduce vehicular emissions. Amendments to the CCAA establish ambient air quality standards for the state (state standards) and a legal mandate to achieve these standards by the earliest practicable date. These standards apply to the same six criteria pollutants as the Federal CAA, but also include sulfate, visibility, hydrogen sulfide, and vinyl chloride. State standards also more stringent than the corresponding federal standards and, in the case of PM,o and SO2, far more stringent. Based on monitored pollutant levels, the CCAA divides nonattainment areas into four categories — moderate, serious, severe, and extreme —to which progressively more stringent requirements apply. Ventura County is classified as a severe nonattainment area for ozone. Levels of PM,o also exceed state standards throughout Ventura County. Ventura County Air Pollution Control District The management of air quality in Ventura County is the responsibility of the Ventura County Air Pollution Control District (APCD). The APCD is responsible for bringing air quality in the County into conformity with federal and state air quality standards. Specifically, the APCD has the responsibility to monitor ambient air pollutant levels throughout the county and to develop and implement attainment strategies to ensure that future emissions will be within federal and state standards. Air Quality Management Plan As discussed previously, the Federal and State Clean Air Acts require the preparation of plans to reduce air pollution to healthful levels. The APCD has responded to this requirement by preparing a series of Air Quality Management Plans (AQMPs), the most recent and rigorous of which was approved by the Ventura County Air Pollution Control Board on November 8, 1994 and the ARB on November 15, 1994. The 1994 AQMP was revised in 1995 to incorporate changes in rules and anticipated air quality controls. Chapter 7: Air Quality Page 17 Another revision was approved by the Ventura County Air Pollution Control Board on October 21, 1998 which revises the adoption and implementation date for nine control measures contained in Alternative 2 of the 1995 AQMP Update. The 1994 AQMP, 1995 AQMP Update, and the 1997 AQMP Revision are designed to comply with the provisions of the 1990 amendments to the Federal CAA and the 1988 CCAA, to accommodate growth, to reduce the high levels of pollutants within the county, and to identify a control strategy representing the full implementation of known technology to reduce ozone - forming emissions from mobile and stationary sources. The APCD will have until 2003 to develop a plan to meet the new federal ozone standard, and until 2006 to meet the new federal PM2.5 standard. APCD Rules and Regulations The APCD is responsible for regulating the amount of emissions that can be generated throughout the County by various stationary and mobile sources. Specific rules and regulations have been adopted by the Ventura County Air Pollution Control Board which limit the emissions that can be generated by various uses and /or activities, and identify specific pollution reduction measures which must be implemented in association with various uses and activities. These rules not only regulate the emissions of the six criteria pollutants, but also toxic emissions and acutely hazardous materials." They are also subject to ongoing refinement by the APCD. Emissions sources subject to these rules are regulated through the APCD's permitting process. Through this permitting process, the APCD also monitors the amount of stationary emissions being generated and uses this information in developing the AQMP. Guidelines for the Preparation of Air Quality Impact Analyses In 1989, the Air Quality Planning and Evaluation Section of the APCD prepared its Guidelines for the Preparation of Air Quality Impact Analyses as a guidance document to assist local government agencies and consultants in preparing the air quality sections of environmental documents for projects subject to the California Environmental Quality Act (CEQA). The Guidelines for the Preparation of Air Quality Impact Analyses is an advisory document and local jurisdictions are not required to utilize the methodology outlined therein. This document describes the criteria that the APCD uses when reviewing and commenting on the adequacy of environmental documents, such as this air quality impact analysis. It recommends thresholds for use in determining whether projects would have significant adverse environmental impacts, identifies methodologies for predicting project emissions and impacts, and identifies measures that can be used to avoid or reduce air quality impacts. It has not been updated or revised since 1989. This air quality impact analysis was prepared following the recommendations of the APCD found in the Guidelines for the Preparation of Air Quality Impact Analyses. Local Government Actions Local governments, such as the City of Moorpark, have the authority and responsibility to reduce air pollution through their police power and land use decision - making authority. Specifically, local governments are responsible for the mitigation of emissions resulting from land use decisions and for the implementation of transportation control measures as outlined in the AQMP. The AQMP assigns local governments certain responsibilities to assist the County in meeting air quality goals and policies. In general, a first step toward implementation of a local government's responsibility is accomplished by identifying air quality goals, policies, and implementation measures in its general plan. The second responsibility is the local jurisdiction's assessment air quality impacts for general development projects in accordance with CEQA requirements and the CEQA review process. The AQMP assumes that local jurisdictions will require, monitor, and enforce mitigation of potential air quality impacts. This includes payment of fees to city- managed transportation demand management (TDM) programs, which are Defined by the Federal government as an air pollutant to which no ambient air quality standard is applicable and which, in the judgment of the administrator of the U.S. EPA, may result in an increase in mortality, serious irreversible illness, or incapacitating reversible illness. Chapter 7: Air Quality Page 18 calculated using a formula recommended by the APCD. These fees are used to implement emissions - reducing programs that can offset the emissions generated by a development project. References Air Quality Impact Guidelines 1982, County of Ventura. Air Quality Management Plan 1988, County of Ventura. Air Quality Standards (State and Federal) provided by the Ventura County APCD. CONSTRUCT Emission Program, prepared by the Planning Corporation of Santa Barbara 1992, Santa Barbara, California. Environmental Protection Agency, EPA Emission Factors, Volume 2, Washington D.C. Resource Appendix of the General Plan 1988, County of Ventura. Urbemis 3 Operational Effects Impact Simulation 1994, California Air Resources Board. Staff of the California Air Resources Board, Sacramento, California. Staff of the County of Ventura Air Pollution Control District, Ventura, California. Impact Sciences: Air Quality Impact Assessment for the West Pointe Homes Project (Appendix 3 of the EIR). Chapter 7: Air Quality Page 19 CHAPTER 8 GROUNDWATER SUPPLIES, DOMESTIC AND RECLAIMED WATER SYSTEMS, AND SURFACE WATER QUALITY' This Chapter of the EIR has been organized to address potential environmental concerns related to the extraction, processing, distribution, discharge, and repercolation of water into recipient aquifers. By considering the entire project related water consumption cycle (extraction through replenishment), the complete array of potential impacts to water resources can be modeled in a manner that displays the relatedness between all phases of water use. All paragraphs in this chapter which have been modified in response to comments on the Draft EIR are indicated in italic print. 8.1 Existing Conditions Domestic Water Source: Ventura County Waterworks District No. 1 The West Pointe Homes Project is situated within the service area of the Ventura County Waterworks District No. 1 which provides potable water service within its jurisdiction through a combination of groundwater extractions and the purchase of imported water from wholesale water sources. The proposed project is situated in the northwestern portion of the District's Service Area. Waterworks District No. 1 currently provides domestic water service to most of the urbanized portion of the City of Moorpark. District 1 currently provides service to about 9,000 customers, 95 percent of which are located within the City of Moorpark. Unlike all other portions of the District's jurisdiction, the proposed project is situated in a location within the District's Service Area which is presently not directly connected to the existing domestic water system. The District's water delivery system is organized into subunits termed area "pressure zones ". Nine (9) existing pressure zones surround the West Pointe Homes Project. The current 944 pressure zone is capable of providing water service to the project. In October 1992, District 1 prepared a Water System Master Plan which analyzed the adequacy of the existing transmission system; this document also projected future water service demands and recommended an improvement program that would permit the District to meet future demands. The Plan proposes a reorganization of pressure zones to provide complete water service within its jurisdiction. Under this revised Master Plan, the West Pointe Homes project, together with the adjacent Moorpark Country Club Estates Project (now under construction) would be situated within pressure zone 944. The West Pointe Homes project will provide a loop interconnection into existing mains in Walnut Canyon Road; one of these points of connection will be at the project entry and another connection will be provided either to the north or south of this intersection. Current and future zone configurations are displayed in Appendix 5 (Drainage, Hydrology, and Flood Control Planning Technical Reports) respectively. - The following assessment is based in part on a hydrological engineering assessment of the West Pointe Homes project completed by Crosby, Mead, and Benton (February, 2000). In addition, supplemental information was obtained from the adjacent Moorpark Country Club Estates project infrastructure technical report prepared by Haaland and Associates, Civil Engineers (Drainage Report and Hydrology Calculations: Moorpark County Club Estates Traffic and Circulation Study March 1, 1995) and by hydrology studies conducted by the West Pointe Project civil engineer (summarized in part in Chapter 9 of this document). Appendix 5 of the EIR contains the complete text of the hydrology and flood control Technical Report. The References and Technical Data section included in this Chapter of the EIR (Section 9.4) summarizes pertinent information extracted from these Technical Reports. Chapter 8: Water Supply and Water Quality Page 1 Existing District Water Consumption Of the total baseline year District usage (11,849.5 acre -feet for the 1988 -1989 time period) considered in the Master Plan, nearly 45% (5,254 acre -feet) of the total consumption was committed to agricultural operations; the remainder (55% or 6,595.5 acre -feet) was consumed by municipal, residential and industrial users. Study of water consumption trends between 1978 and 1989 in the District's Master Plan indicates that a gradually and steady shift in demand is occurring within the District's Service Area; agricultural uses are beginning to be dominated by municipal and industrial consumption. This trend does not reflect an overall decrease in agricultural consumption; total overall consumptive use has increased. However, non - agricultural consumption has increased at a more significant rate than agricultural consumption. Sources of Water Supply for the District Groundwater sources makeup approximately 25 percent of the District 1 annual water supply; extractions have averaged around 2,911 acre -feet per year. The existing groundwater extraction system is comprised of seven wells that range in capacity from 220 gallons per minute (gpm) to 1,000 gpm. The system has a combined actual and design capacity of 4,095 gpm and 5,113 gpm, respectively. According to the Ventura County Waterworks District No. 1 Water System Master Plan, October 1992, the District draws from a groundwater basin that historically been over drafted. Therefore, the Groundwater Management Agency (GMA) has adopted an ordinance that requires reduced extractions from the basin in future years. For the 1985 -1989 period, annual entitlements were approximately 2,911 acre -feet. After 2009, the annual extraction entitlements will be restricted to 2,183 acre -feet. For the District to meet present and future service obligations, an increasingly larger fraction of future water supply will need to be obtained from wholesale water sources rather than from local groundwater sources. Wholesale water supplies (imported water) are the District's primary source of potable water; more than 75% of the District's annual water budget is obtained from groundwater sources or surface water diversions associated with the Metropolitan Water District's state -wide collection system. These imported supplies are obtained independent of local groundwater extraction. Wholesale supplies are purchased from the Calleguas Municipal Water District (CMWD), which in turn, receives water sales allocations from the Metropolitan Water District, the regional state water distributor for Southern California. Calleguas Water District does not extract groundwater from local or regional sources; all water made available by this wholesaler is obtained from imported sources. Water is provided under contract to Calleguas on an "as- available" basis. Therefore, when regional water supply shortages occur due to inadequate state -wide rainfall and /or diminished snow pack, the ensuring fluctuations in supply are passed on from the Metropolitan Water District to water wholesalers such as Calleguas through allocation of a percentage of the contracted supply. While the District's Water System Master Plan indicates that the only limiting factor on annual supply is the capacity of distribution lines, in reality, during extended droughts, some reductions in wholesale supply have occurred. Accommodations to these periodic shortages are in turn passed on to the District's customers through increased monthly service charges, intensified water use monitoring, and other indirect methods for reducing consumption. In addition to potable water sources, District 1 has been developing a reclaimed water supply through development of a tertiary treatment process at the District's wastewater treatment plant. The maximum capacity of this facility is 3.0 million gallons per day. The District prepared a Reclaimed Water Feasibility Study in August 1990 to identify potential reclaimed water users. The study concluded that agricultural uses adjacent to the plant consume about 1.5 mgd capacity. The study further concluded that after commitments are made to supply the Moorpark Country Club Estates golf courses with reclaimed water, sufficient additional reclaimed capacity would not be available for other users. Any underutilized capacity available in additional to golf course consumption would be made available to agricultural users. Chapter 8: Water Supply and Water Quality Page 2 The study noted that while this is potentially feasible for the District to meet most reclaimed water demands, any project not within the immediate vicinity of the treatment plant would need to provide the necessary conveyance infrastructure (pipelines and pumping stations). Connection of reclaimed water sources for golf course development on the adjacent project to the north of West Pointe Homes (Moorpark Country Club Estates) is now in the final stages of development and implementation. However, based on available information, sufficient reclaimed water capacity will not be available to provide service to landscaped open space within the West Pointe Homes project and therefore it is very unlikely that reclaimed water supplies will be available in sufficient quantities to function as the source water for the maintenance of open space and fuel modification zone landscaping within the West Pointe development. Cumulative Water Demands and Water Facility Planning In preparing the 1992 Water System Master Plan, the District projected population and development potential within the District's boundary. This analysis indicated that the District will have a year 2000 demand for 11,179 connections and a 2010 demand for 14,148 connections. The service area population for the year 2000 and 2010 are expected to be 39,125 and 49,520, respectively. These projections included development of the adjacent Moorpark Country Club Estates Project at a density of 1 unit per 5 acres and further assumed that the West Pointe Homes project would be developed with 250 single family dwellings. Using the projections in the Master Plan (which were based on a 66 unit project), the Plan concluded that existing and reasonable anticipated future supplies would be adequate to meet the projected future cumulative water demands. Provision of reclaimed water for irrigation and continued implementation of standard water conservation measures will ultimately reduce the overall potable water demands on the system. Due to reduced population growth subsequent to the completion of these projections, growth rates (and projected water consumption) have been less intensive than anticipated in the Master Plan. Therefore, subject to confirmation by the District, the increase in the number of units requested for this project (250) will not adversely impact the District's ability to serve other customers programmed for service in the Master Plan. West Pointe Proiect Water Supply Planning and Coordination with Waterworks District 1 The applicant has completed initial coordination with the Waterworks District staff. Based on these consultations, the District has indicated that potable water supplies would be provided to the project by an existing 12 -inch main in Walnut Canyon Road. The water would conveyed to a 1.5 million gallon water storage tank and then distributed to the homes in the development at appropriate pressure. The storage tank, which will be constructed coincident with development of the West Pointe Project, has been sited and sized in order to provide required water volumes and pressures for residential water demands and fire flow. To accommodate Waterworks District long term planning efforts, the West Pointe Homes developer would provide space within the parcel dedicated to water storage for a second 1.5 million gallon water storage tank. Construction of this additional tank is not proposed as part of the project and is not required to provide service to the West Pointe Homes development. This reservation of space for future development is intended to provide service to future contemplated development within Pressure Zone 944. 8.2 Significance Thresholds The County policy governing extractions from the North Las Posas Basin is established by the Fox Canyon Groundwater Management Agency and the County Public Works Agency. These agencies define a significant effect on groundwater resources as "any use that will increase the net utilization of groundwater in a basin that is over drafted, or adversely impact an over drafted basin." Surface water quality standards are defined by the Regional Quality Control Board under a variety of Federal and State enabling laws including the Clean Water Act, NPDES standards and thresholds and related law and policy. Chapter 8: Water Supply and Water Quality Page 3 8.3 Impacts Issue 1: Impacts on Local Groundwater Supplies and Extraction Systems Presently, groundwater sources make up approximately 25 percent of the District's supply; an average of 2,911 acre -feet per year is extracted in a typical, average demand year (absent drought conditions). The groundwater facilities are comprised of seven wells that range in actual capacity from 220 gallons per minute (gpm) to 1,000 gpm. The system has a combined actual and design capacity of 4,095 gpm and 5,133 gpm, respectively. The extraction capacity exceeds the groundwater management allotments for the adjudicated basin (North Las Posas Groundwater Basin) where the District's wells are situated. Individual well characteristics are summarized in Table 8 -1. Because the North Las Posas Groundwater Basin is an adjudicated aquifer (extractions are managed by legal agreement), the placement of new wells within the basin requires an allocation and permit from the Fox Canyon Groundwater Management Agency (GMA). The proposed project is situated within the boundaries of the North Las Posas Basin which is seriously over drafted. According to the Water System Master Plan for District No. 1 (October 1992), the District has been continuing to extract water from the basin but in a managed framework. The Fox Canyon Groundwater Management Agency has adopted an ordinance which requires future reductions in well extractions from the basin in an attempt to stabilize future demands and assure that the Basin extractions do not exceed safe yield. The thresholds for extraction reductions are identified in Table 8 -2. Table 8 -1 Existing Waterworks District No. 1 Wells Extracting Water from the North Las Posas Groundwater Basin Well No. Actual Capacity (gpm) Design Capacity (pm) Pressure Zones Served 5 220 213 757 10 350 350 944 & 757 15 new 1,000 1,200 944 & 1180 95 700 ! 750 944 & 744 96 525 1,000 994 & 744 97 600 1,000 744 98 700 800 994 Under this self - managed approach to minimizing future adverse groundwater supply impacts, the amount of water extracted from this (and geologically related basins) is being reduced 5% per year in 5 -year time increments. The historic and future entitlement allocations present in Table 8 -2 are presented in 5 -year aggregations; after the year 2009, a total reduction of about 25% of extraction measured against a 1985 baseline year will have been achieved. For the 1985 -1989 period, annual entitlements were approximately 2,911 acre -feet. After the year 2009 the annual extraction entitlement will be restricted to 2,183 acre -feet. Therefore, project demands on the North Las Posas Basin will not significantly impact groundwater supplies since the managed extraction reduction program will offset any potential impact. The District's capacity to extract water from this basin already far exceeds adjudicated values. Compliance with the Fox Canyon Ordinance limitations will minimize any potential adverse extraction effects that may be associated with implementation of the West Pointe Homes project. Even with cumulative extraction demands, reductions to cumulative demands on the basin will be substantially achieved by the year 2009. Future management of the Basin should assure that extractions and safe yield are balanced. Chapter 8: Water Supply and Water Quality Page 4 Table 8 -2 Historic and Projected Groundwater Extractions from the North Las Posas Groundwater Basin F Year Historic & Projected Extractions in Acre -Feet (5-year periods) 1985 -1989 100 14,553 1990 -1994 95 13,826 1995 -1999 90 13,098 2000 -2004 85 12,370 2005 -2009 80 11,643 after 2009 75 10,915 (source: Master Plan for WWD No.1; October 1992) Under this self - managed approach to minimizing future adverse groundwater supply impacts, the amount of water extracted from this (and geologically related basins) is being reduced 5% per year in 5 -year time increments. The historic and future entitlement allocations present in Table 8 -2 are presented in 5 -year aggregations; after the year 2009, a total reduction of about 25% of extraction measured against a 1985 baseline year will have been achieved. For the 1985 -1989 period, annual entitlements were approximately 2,911 acre -feet. After the year 2009 the annual extraction entitlement will be restricted to 2,183 acre -feet. Therefore, project demands on the North Las Posas Basin will not significantly impact groundwater supplies since the managed extraction reduction program will offset any potential impact. The District's capacity to extract water from this basin already far exceeds adjudicated values. Compliance with the Fox Canyon Ordinance limitations will minimize any potential adverse extraction effects that may be associated with implementation of the West Pointe Homes project. Even with cumulative extraction demands, reductions to cumulative demands on the basin will be substantially achieved by the year 2009. Future management of the Basin should assure that extractions and safe yield are balanced. The net result of the basin adjudication for water supply issues related to development of the West Pointe Homes Project is that future demands for water to serve the development will be met almost entirely by imported wholesale water transferred from the Metropolitan Water District to Calleguas. The demands of the project would be limited to providing domestic potable water to the 250 homes and incidentally potable or reclaimed water supplies for landscaped open space and fuel modification zones. Therefore, taking all of this information into consideration, the consultant concluded that the project would not have a significant project specific or cumulative impact on the North Las Posas Groundwater Basin or on other basins under the management of the County Groundwater Management Agency (a Class III effect). Issue 2: Water Works District No. 1 Facility Modifications No modifications, relocations, or changes to existing well and delivery systems are required to implement this project. Other than proposed construction of a single 1.5 million gallon storage tank and preparation of a pad for construction of an additional future reservoir of equal size, no modifications to existing supply structures are required. Chapter 8: Water Supply and Water Quality Page 5 Issue 3: Adequacy of Potable Water Review of Water Demands and Domestic Water System Planning Proposed Water Supply, Storage and Conveyance: Project Specific and Cumulative Water Supply Planning As outlined in the introduction to this Chapter of the EIR, domestic water for the project will be provided by Ventura County Waterworks District No. 1. The District use of both underground and imported water sources to service the area is restricted; groundwater supplies are limited and regulated - -total future extractions must be reduced in accord with Groundwater Management Agency requirements. Imported water sources, while contracted for in good faith by both Calleguas and the Metropolitan Water District, are subject to variation in supply depending on regional rainfall trends. Imported wholesale water is delivered to the District by the Calleguas Municipal Water District (CMWD) through nine metered locations within the District's boundary. Sources of water for this project will be provided by the District via district turnout stations from Calleguas main service lines. The project water storage requirement will be accommodated at a reservoir to be constructed in the 944 service zone pursuant to the Master Facilities Plan for the District. The reservoir, which would be sized to accommodate the project needs plus the needs of other projects in the immediate area to be served in the future by the District (Specific Plan 1 and other proposals), are tentatively proposed to be located on the West Pointe Homes project site. Other Water Supplies for Cumulative Development Demands Another potential future source of water could be provided via a turnout connection to the planned Santa Clara Valley feeder, a project being planned by the Metropolitan Water District and Calleguas. These wholesale water districts are planning an alternate feeder line for water transmission into Ventura County, in addition to the existing feeder line which enters the County in Simi Valley. Furthermore, Calleguas Municipal Water District has initiated a program to enhance and restore local groundwater aquifers which are supplying essential local supplies to water wholesalers. This program (the Las Posas Basin Aquifer Storage and Recovery Project) is designed to enhance the reliability of Calleguas' long term z water supply during periods of drought and emergency through enhancing aquifer based storage. Based on present information about supplemental and alternate sources of water, it appears likely that additional supplies to serve the proposed Project will be available in the future in excess of the more limited current imported supply available to Waterworks District 1. Given the status of current imported water supply planning and the likelihood that present expansion plans for wholesale water supplies will be implemented in the near future, the project's impacts on imported water supply limitations would be insignificant. In addition, both Calleguas and County Waterworks District 1 have reviewed the project's water demands, storage requirements, and related conveyance systems and committed to providing domestic water service for the project. Therefore, potential impacts related to long term water supply availability were determined to be insignificant (Class III). 2 Resolution 990 of the Calleguas Municipal Water District outlines proposed basin recovery and aquifer storage expansion plans currently being implemented by the District. In addition to enhanced storage, the proposed Las Posas Basin Aquifer Storage and Recovery Project is designed to increase the level of conjunctive use during periods of below average precipitation and to provide greater operational flexibility for the Calleguas system. Enhanced storage will be enabled through the use of injection wells that will input water into the aquifer during periods of surplus water availability that will then be drawn upon during low surface water and low precipitation years.. Chapter 8: Water Supply and Water Quality Page 6 Detailed water demand calculations have not been supplied by the applicant for this project. The EIR consultant has roughly calculated the anticipated demands for potable water to be about 197,750 gallons per day (250 units x 791 gallons per day). This approximates an overall annual demand of about 222 acre feet per year The EIR consultant has requested a more detailed breakdown of water demand statistics from the applicant. The County Public Works Agency also requested additional water planning details in comments on the Draft EIR. As of the time of publication of the Screencheck Final EIR, this information had not been provided to the EIR consultant. Maximum demand has not yet been estimated and details about operational storage requirements have not yet been estimated. Based on comparable data from the Moorpark Country Club Estates Project, total water storage, including maximum daily usage, operational storage, and fire flow storage has roughly been estimated to be about 600,000 gallons per day. More detailed water supply and fire flow planning will need to be completed prior to issuance of building permits. Issue 4: Adeauacv of Wastewater Treatment Plannin Wastewater collection and treatment is provided by the District at the Moorpark Treatment Facility. Wastewater is conveyed from developed portions of the City through gravity sewer mains to the Moorpark Treatment Plan. A wastewater main point of connection is located approximateely 800 to 1000 feet south of the project entry on Walnut Canyon Road and therefore necessary infrastructure extensions will be required to access existing wastewater infrastructure. However, the Moorpark Country Club Estates Master Sewer Plan depicts a sewer line which is to be constructed along Walnut Canyon to the existing point of connection to the south. Therefore, West Point Homers would simply intercept and connect into the line extension constructed northerly to the Moopark Estates entrance. The locations of the existing treatment plant in relation to the proposed project is illustrated in Appendix 5. The wastewater system for the West Pointe Homes project is proposed to be primarily a gravity system that utilizes existing District No. 1 sewer facilities; some off -site transmission line improvements are necessary to accommodate project flows. Project effluent would be discharged into the existing wastewater conveyance system that terminates at the Moorpark treatment facility operated by County District No. 1. A gravity system (effluent flows via gravity) has lower capital project costs, minimal operations and maintenance requirements, and is the District's preferred method of wastewater disposal. Currently, the Moorpark Treatment Facility has a 3.5 million gallon per day (mgd) design capacity, and the facility is master planned for expansion up to 5.0 mgd capacity. Approximately 2.5 mgd (million gallons per day) of effluent is presently processed by the facility (personal communication, District staff, November, 2000). The District estimates that with implementation of the planned expansion and associated facility improvements, the system will be able to accommodate projected future growth. Additionally, the District intends to sell the tertiary treated (reclaimed) water to several major projects in the West Pointe Vicinity, including service for the two golf courses within the Moorpark Country Club Estates. Based on available data, the proposed West Pointe Homes Project effluent can feasibly be processed by the Moorpark Treatment Plant without adverse effects on long term or short term treatment capacity. The total treatment demand of approximately 0.070 million gallons per day would not adversely effect treatment capacity (a Class Ill impact). No excess capacity exists at the treatment plant for providing tertiary treated water for the West Pointe Homes development and therefore open space landscaping within this project will require the use of domestic (potable) water. Facility Modifications and Extensions Required to Accommodate the Proposed Project An existing eight -inch sewer service main terminates in Walnut Canyon Road approximately 800 feet south of the project's proposed entrance road. The project developer would be required to construct Chapter 8: Water Supply and Water Quality Page 7 an eight -inch gravity sewer main on site, which would then extend to, and connect with the existing eight inch main in Walnut Canyon Road. According to the project engineer, and their consultations with Ventura County Waterworks District No. 1 staff, there is adequate capacity in all sewer mains between this site and the Moorpark Wastewater Treatment (a Class 11 impact). Issue 5: Reclaimed Water Planning and Effects on Surface Water Quality Reclaimed Water Planning The Moorpark Treatment Plant is located approximately 2.6 miles southwest of the West Pointe Homes Project boundary. The Plant is situated south of the Los Angeles Avenue /Hwy 118 intersection along the Arroyo Simi. The facility, which is situated at approximately the 395 foot elevation, currently processes 2.0 million gallons of effluent generated within the District's boundary. To serve the reclaimed water demands of the adjacent Moorpark Country Club project, a pumping facility and main transmission line are proposed to be constructed from the Plant to Los Angeles Avenue; the transmission lines would then be placed in either Grimes Canyon Road or in a utility alignment within Gabbert Canyon . To comply with both State and County guidelines, policy, and mandates, the adjacent Moorpark Country Club Estates golf courses must be served by reclaimed wastewater. The use of this water source will significantly reduce that project's demand for potable water. County Waterworks District No. 1 would be the retail purveyor for this source. The Moorpark Treatment Plant can provide wastewater treated to tertiary standards. The quantity of reclaimed water that is available for the Moorpark Estates golf course is approximately 1.5 mgd (Moorpark Country Club Estates Final EIR, 1995). Given this level of demand, no excess supplies are anticipated to be available for the West Pointe Homes project (for open space turf areas). Issue 6: Water Quality Impacts Irrigation of Landscaped Open Space Surface flows from this project will be directed into two project NPDES basins which will then discharge into the Walnut Canyon riparian corridor and then these flows will be picked up and conveyed to the Arroyo Simi /Las Posas /Calleguas Creek natural riparian system. Irrigation of landscaped open space, if such open space contains extensive turf areas, may result in the dispersion of some turf maintenance chemicals into regional watersheds. Stream water chemistry is complex because of the variable mixtures of waters that comprise runoff and enter the stream from diverse sources (e.g., overland flow subsurface storm - generated flow 4' direct precipitation and saturation overland flow)5. Generally in natural streams, concentrations of dissolved solids (often referred to as salinity) tend to be high during dry weather, when the base flow is dominated by groundwater drainage, and low during periods of high flow when concentrations of 3 Overland flow is the process by which a storm exceeds the soil infiltration capacity. When water accumulates on soil surface, it fills small depressions. The depression storage capacity is eventually exhausted and water spills over to run downslope as an irregular sheet overland flow. 4 During subsurface storm - generated flow, the water table remains stationary under the higher part of a hillside, but rises toward the stream. This rise causes a steepening of the water table, which results in increased subsurface flow. 5 Saturation overland flow occurs if a rainstorm is large enough or the water table or impeding horizon shallow enough. Under these conditions, infiltration and percolation will cause the water table to rise above the ground surface. That portion of the hillside over which return flow emerges from the surface is impervious to rain falling on it. The rain must flow off the area as direct precipitation onto saturated areas. Chapter 8: Water Supply and Water Quality Page 8 solutes in water tend to be diluted by surface runoff and shallow subsurface flow. However, stream chemistry including salinity is affected by various human activities. Typically, following irrigation, a major portion of the water applied is evaporated, thereby resulting in an increase in the concentration of dissolved solids. Some of these salts remain in the soil, but others may enter the surface water system through runoff. If not "flushed out" by sufficient clean flows, excessive salt concentrations can be detrimental to the natural biota of the affected water system. Other pollutants that can adversely affect stream systems are: higher than natural concentrations of trace metals, biodegradable waste which can adversely affect dissolved oxygen concentrations, excessive major nutrient concentrations (specifically phosphorus and nitrogen which enhance algal production), pesticides (complex organic compounds used as insecticides and herbicides) and sediment concentrations. Residential project and treatments applied to turf landscaped areas within a residential project's open space are potentially sources of herbicide, pesticide, and salt concentrations (a Class II impact). However, by limiting the amount of turf that is incorporated into the open space landscaping for the project, the water quality impacts of applying chemicals for turf management can be minimized. Groundwater and Surface Water Interaction with Chemical Residues There is an extensive academic literature on the topic of chemical residue migration into surface and ground waters related to turf management. A detailed discussion of this issue is contained in the Moorpark Country Club Estates Project EIR which is hereby incorporated for reference. Given the proposed restriction on the use of turf for this project (refer to mitigation measures for Issue 5), dispersion of chemicals related to turf management is not anticipated to be a significant water quality issue for this project. Given the proposed restrictions on turf in landscaped open space, the potential for impacts to groundwater from chemical leaching is not a significant problem (a Class IV effect). As the literature clearly documents, "groundwater contamination with pesticide residues tends to occur .... where chemicals are used year after year in relatively large quantities and where root systems are not coherent (primarily agricultural uses)." (Denbert, Kitt, 1990: Environmental Fate of Common Turf Pesticides - Factors Leading to Leaching, USGA Green Section Records). Scientific studies of the absorbing capacity of turf grass have documented that runoff even during periods of heavy precipitation are minimal. With sub irrigation systems (such as are proposed for the project), runoff potential is basically reduced by design to the degree feasible. Moreover, in periods of uniquely heavy rains (between 3 and 6 inches per hour is required to generate runoff for most types of, turf grass), surface water bearing fertilizer residues would be diluted to basically immeasurable or unharmful concentrations. In summary, under probable conditions, the impacts of the project on surface and ground water quality would be minor because: • the potential for chemical leaching to groundwater below the project is insignificant (Moorpark Country Club Estates Final EIR, 1995); • the amount of open space landscaped turf area to be incorporated into the project has been proposed to be restricted to less than 1 acre which would minimize this source of pollution; and • the potential for surface water runoff to transport chemical residues would be similarly insignificant. Only in the event of very rare periods of intense precipitation (on the average, greater than 6 inches per hour) would there be any possibility of any surface migration of fertilizers. During such rare events, runoff would not contain residues in measurable concentrations. Chapter 8: Water Supply and Water Quality Page 9 Cumulative Impacts Cumulative erosion and sedimentation in the project vicinity would be reduced since erodible areas on the property would be protected with landscaping and development. With implementation of recommended mitigation measures, the development would not contribute to cumulative erosion and sedimentation impacts. However, contaminants present in runoff generated by additional urban development within the watershed, in conjunction with contaminants from existing urban development and other sources including septic systems within the project vicinity and treated wastewater discharge from the Moorpark Treatment Plant would potentially result in minor degradation of water quality within the Arroyo Las Posas tributaries (e.g. Gabbert Canyon Creek). Further, runoff generated by cumulative development may potentially increase water levels within downstream channels, resulting in changes to the stream chemistry and biology. However, the degree of project contribution to cumulative impacts is considered minor and insignificant (Class III). 8.4 Mitigation Measures Issue 1: Impacts on Local Groundwater Supplies and Extraction Systems No mitigation measures are required. Residual Effects: Not significant Issue 2: Waterworks District No. 1 Well Relocations and /or Modifications No mitigation measures are required. No wells are known to exist within the project boundary. If such wells are discovered during grading, standard well remediation and closure shall be performed under the supervision of the City and Ventura County Water Works District 1. Residual Effects: Not significant Issue 3: Adequacy of Potable Water Review of Water Demands, and Domestic Water System Planning No mitigation measures are required. Residual Effects: Not significant Issue 4: Adequacy of Wastewater Treatment Planning No mitigation measures are required. Residual Effects: Not significant Issue 5: Reclaimed Water Planning and Effects on Surface Water Quality (1) Prior to approval of the final Vesting Tentative Map or any phase thereof, the proposed infrastructure plan for the project shall be designed to place all required water, sewer, and reclaimed water conveyance facilities in Walnut Canyon. The applicant shall obtain all necessary right -of -way and easements to install the required infrastructure in this alignment. The City may assist with the acquisition of such easements. Residual Effects: Not significant Chapter 8: Water Supply and Water Quality Page 10 Issue 6: Water Quality Impacts (1) Prior to issuance of a grading permit, the applicant shall submit to the City Engineer for review and approval, an Erosion and Sediment Control Plan shall be prepared by the applicant and approved by the City Engineer prior to issuance of any bulk or mass grading permit for the project. Sedimentation basins and devices for controlling storm water flows and reducing erosion shall be constructed by the applicant or subsequent developers as required by the City and the County Flood Control District. Provisions for the construction of the sedimentation basins and erosion control devices shall be incorporated into the project Erosion and Sediment Control Plan. If clear and grub operations are to proceed independently of and prior to the issuance of a mass grading permit, adequate temporary erosion control devices will need to be installed prior to initiating clear and grub. (2) Temporary erosion control measures shall be used during the construction process to minimize water quality effects. Specific measures to be applied shall be identified in the project Erosion and Sediment Control Plan. The following water quality assurance techniques shall be included as necessary: • Minimize removal of existing vegetation. • Provide temporary soil cover, such as hydro seeding, mulch /binder and erosion control blankets, to protect exposed soil from wind and rain. • Incorporate silt fencing, berms, and dikes to protect storm drain inlets and drainage courses. • Rough grade contours to reduce flow concentrations and velocities. • Divert runoff from graded areas, using straw bale, earth, and sandbag dikes. • Phase grading to minimize soil exposure during the October through April storm period. • Install sediment traps or basins. • Maintain and monitor erosion /sediment controls. (3) To minimize the water quality effects of permanent erosion sources, the following design features shall be incorporated into the project grading plan to the degree determined necessary by the project civil engineer. The City Engineer shall review and approve the grading plan to verify compliance with water quality enhancement features including: • drainage swales, subsurface drains, slope drains, storm drain inlet/outlet protection, and sediment traps; • check dams to reduce flow velocities; • permanent desilting basins; • permanent vegetation, including grass -lined swales; • design of drainage courses and storm drain outlets to reduce scour. Chapter 8: Water Supply and Water Quality Page 11 (4) Prior to issuance of a grading permit, the applicant shall submit to the City Engineer for review and approval an Urban Runoff Management Plan to address water quality impacts of the project. The management regime recommended in this Plan shall be the governing document for the long term maintenance of water quality features included in the project (e.g., first flush basins and other facilities). The City shall periodically monitor adherence to the plans and management guidelines contained in the Plan. The Plan should require periodic analysis of the nutrients in the reclaimed water and the nutrient and moisture requirements of the grass and other landscaping within any turf areas in excess of two acres. Discussion Current Federal and County regulations now require that Best Management Practices (BMP) be incorporated into the design of development projects to reduce infiltration of urban pollutants into the storm drainage system, thereby insuring water quality standards and compliance with waste discharge requirements. According to the Preliminary Drainage Study for Tentative Tract No. 5187, additional storage space, proposed as "extended dry detention" has been incorporated into the lower portions of the private detention basins. these areas would contain a gravel packed, perforated riser for flow control to provide an appropriate capture rate (80 percent) of the potential pollutants within the project's general runoff. In addition to the detention basins, a Stormwater Pollution Prevention Plan must be prepared and submitted to the City that identifies BMPs to be used during the construction phases of development. Such measures include keeping on -site drainage clear of debris and sandbagging areas upstream of drainage collection points. These proposed and required measures would reduce potential water quality impacts to less than significant levels. (5) Runoff from developed areas should be diverted to detention basins, or underground oil and grease traps or other Best Management Practices, as determined by the City Engineer. These devices should be designed by a registered civil engineer as part of the drainage improvement plans for the project. Because the ponds within the golf courses could contain pollutants that may be harmful to wildlife, their design and location should be reviewed by a concerned conservation agency such as the California Department of Fish and Game or an independent biologist, prior to approval of the improvement plans by the City Engineer and Director of Community Development. The basins and traps would require periodic maintenance by the property owner, homeowners association, or other entities. Provisions shall be made by the applicant to provide for maintenance in perpetuity prior to Final Vesting Map approval. (6) The grading permits issued for the development shall require maintenance schedules for earthmoving equipment and documentation of proper disposal of used oil and other lubricants. The applicant shall obtain all necessary NPDES related permits prior to City issuance of the initial grading permit for the project. Residual Effects: Not significant Chapter 8: Water Supply and Water Quality Page 12 CHAPTER 9 DRAINAGE, SEDIMENT TRANSPORT, AND FLOOD CONTROL PLANNING' 9.1 Existing Conditions Drainaae Plannina and Existinq Deficiencies Because the proposed project is situated in an undeveloped area partitioned into two distinct watersheds, considerable flood control, storm water runoff analysis and management, and sediment discharge remediation planning was required to determine what types of improvements are required to render the West Pointe Homes project a feasible undertaking. In addition, the City has pursued identification of existing drainage deficiencies in the Gabbert and Walnut Canyon Channels (Gabbert and Walnut Canyon Channels: Flood Control Deficiency Study, March 1997, prepared by RBF and Associates for the Ventura County Flood Control District). The design of all water control, conveyance, and storage facilities within the project boundary have been conceived to implement some of the objectives of this deficiency study. In addition, the applicant has contributed to the cost of follow -up engineering studies to determine how best to regionally implement the schedule of improvements outlined in the Deficiency Study. The following analysis concerns both storm water runoff itself as well as the waterborne debris (rock, silt, sand, and vegetation debris) that accompanies the downstream movement of water during a rainstorm. The improvements required to accommodate storm water and associated debris are called flood and sediment control facilities. The baseline document used in the preparation of this section of the EIR was a drainage planning document completed by Crosby Mead Benton and Associates (Tentative Tract No. 5187: Preliminary Drainage Study, February 1999). Drainage related technical data used for preparation of the EIR are provided in Appendix 5 of the EIR. Watershed Delineations Storm water runoff draining from lands within the proposed project descends southerly from two distinct watersheds (Gabbert Canyon, and Walnut Canyon) into seasonal tributaries that ultimately transport storm waters and debris into the Arroyo Simi. The geographical area defined by the slope and ridge systems that carry runoff into the same downstream body of water is known as a watershed. Refer to Appendix 5 (Drainage, Hydrology, and Flood Control Planning Technical Reports) for illustrations depicting the westernmost portion of the property included within the project boundary is situated within the Gabbert Canyon watershed and the easternmost portion falls within the Walnut Canyon watershed. Walnut Canyon Watershed The Walnut Canyon watershed encompasses approximately 1,800 acres, presently dominated by agricultural uses, open space, and low- density residential lands. With the approval of the Toll Brothers Moorpark Country Club Estates project, a considerable portion of this acreage was committed to conversion from open space to developed residential and recreational use. The Walnut Canyon watershed drains south along the natural channel of Walnut Creek. Prior to its confluence with the The following ssessment is based on a hydrological en ineerin assessment of the West Pointe Homes Project prepared b 9 engineering 1 p p Y Crosby Mead and Benton, Civil Engineeers (1999). In addition, some information applicable to regional hydrology and demand calculations was obtained from the Moorpark Country Club Estates infrastructure plan document completed by Haaland and Associates, Civil Engineers (Drainage Report and Hydrology Calculations: Moorpark County Club Estates March 1 1995). Appendix 5 of the EIR contains the complete text of the hydrology and flood control Technical Report. The References and Technical Data section included in this Chapter of the EIR (Section 9.4) summarizes information extracted from this Technical Report. Chapter 9: Drainge, Sediment Transport, Flood Control Page 1 Gabbert Canyon watershed, Walnut Creek has estimated 50- and 100 -year flood flows of approximately 1,260 cfs (feet per second of flow) and 1,830 cfs, respectively. The Walnut Creek drainage area consists of two watercourses that traverse the site: (1) a relatively large watercourse that runs adjacent to the westerly side of Walnut Canyon Road and (2) a smaller watercourse that runs parallel to and approximately 1,200 feet westerly of Walnut Canyon Road. The larger watercourse is a natural channel down to the project's southwesterly corner, at which point it enters an improved drainage culvert. The culvert then discharges into an improved channel and flows south to another improved culvert at Casey Road. The smaller watercourse is a natural channel running through the central portion of the proposed development area to the downstream confluence with the larger watercourse at Casey Road. After the confluence, this facility then follows the Union Pacific Railroad right -of -way west, turns south to Los Angeles Avenue, and then flows into the Gabbert Canyon drainage channel. Gabbert Canyon Watershed The Gabbert Canyon watershed encompasses approximately 2,500 acres of agricultural, open space and low- density residential lands. Storm water from the westerly half of the site is conveyed westward along a natural watercourse to Gabbert Canyon Creek and the Gabbert Canyon Debris Basin. After passing through the debris basin, storm water is conveyed through improved drainage culverts to the Arroyo Simi. Prior to its junction with the Walnut Canyon drainage, the Gabbert Canyon channel has 50- and 100 -year flood flows of approximately 1,550 cfs and 1,980 cfs, respectively. The Gabbert Canyon Debris Basin is an existing flood control facility intended to allow settlement and removal of debris (i.e., suspended soil and vegetation) from storm water to reduce the potential for obstructions in downstream drainage facilities. According to the Ventura County Flood Control District, this basin was designed with a maximum debris capacity of 49,050 cubic yards and a 100 -year flow rate of 3,200 cfs. Additional technical data concerning each of these watersheds is summarized in Section 9.2 of this chapter of the EIR and considerable detailed information, including computer model projections of runoff, are provided in the Flood Control Technical Appendix to the EIR (Appendix 5). 9.2 Significance Thresholds The Ventura County Flood Control District has jurisdiction over drainages that affect flood control management within the County of Ventura and City of Moorpark. The limits of this agency's jurisdiction are mapped on County Flood Control Jurisdiction Maps; presently, the District's jurisdiction includes Grimes, Walnut and Gabbert Canyon Creeks. While the limit of this jurisdiction is currently mapped as being immediately adjacent to the proposed Moorpark Country Club Estates southern boundary, the District is currently processing an amendment to this jurisdiction that would extend control upstream to the northern boundary of each watershed within the project boundary. Chapter 9: Drainge, Sediment Transport, Flood Control Page 2 Because permits will need to be obtained from the County Flood Control District, the hydrology study prepared by the applicant's engineer has been reviewed and revised several times to achieve compliance with the District's design, management, and policy objectives. Further review was completed during preparation of this EIR. In compliance with the District's guidance, the basic intent of the design work completed by the applicant's engineers has been: • to identify detention improvements that need to be constructed to prevent an increase in runoff after development of the project is completed (post - development conditions); • to determine what other improvements are required to accommodate storm water flows within the project boundary; • to outline programs and /or improvements required to assure that no net change in sediment transport occurs compared to sediment flows presently discharging the watersheds (under pre - development conditions); and • to ensure that all facilities are designed and constructed with the overall water conveyance management strategies and facilities planning contained in the Drainage Deficiency Study. In addition to these design standards, City of Moorpark and Ventura County General Plan policies both require that erosion potential and sedimentation resulting from development be minimized. Based on this policy guidance and Flood Control District policy, in cases where project generated erosion or sedimentation effects downstream properties, a finding of significant effect is required. Policies also indicate the need for protection of disturbed watersheds to prevent excessive erosion and sediment transport during grading, construction and after construction is completed. Discussion The Ventura County Flood Control District has jurisdiction over drainages that affect flood control management within the County of Ventura and City of Moorpark. The limits of this agency's jurisdiction are mapped on County Flood Control Jurisdiction Maps; presently, the District's jurisdiction includes Walnut and Gabbert Canyon Creeks In March 1997, the " Gabbert and Walnut Canyon Channels Flood Control Deficiency Study" was prepared by Robert Bein, William Frost & Associates (RBF) for the Ventura County Flood Control District. The purpose of this study was to identify the existing channel hydraulic deficiencies and develop a conceptual recommended "watershed plan" which would provide the desired level of Flood protection. The RBF study identified a series of regional drainage improvements, one of which was proposed to be located within the project site along Walnut Canyon Road. The proposed improvement is a large detention /debris basin along Walnut Creek. The RBF study identified the amount of debris storage and the amount of detention to be provided by the basin and identified a maximum allowable discharge, based upon the capacity of downstream storm drain systems. The project has been designed to be consistent with the City's adopted master plan of drainage for this area. Chapter 9: Drainge, Sediment Transport, Flood Control Page 3 9.3 Impacts Flood Control and Debris Transport Planning: Programmed Improvements The anticipated improvements required to convey and detain runoff from the upstream watershed include (1) development of a large regional debris /detention basin in Walnut Canyon as specified in the "Gabbert and Walnut Canyon Channels Flood Control Deficiency Study ", and (2) development of a wide earthen channel through the central portion of the site to convey existing storm water flows. The anticipated improvements that will be required to achieve the basic objective of on site detention of the increased water and debris flows resulting from the proposed project include (1) development of a private detention basin in the larger watercourse along Walnut Canyon Road, and (2) development of a private basin in the smaller watercourse in the central portion of the site. Since no development is proposed for the western half of the site, no improvements are anticipated for the watercourse tributary to Gabbert Canyon Creek. In addition, the proposed development will be required to provide for improvements within onsite drainages (i.e., catch basins, piping, culverts, and lining); these facilities will need to be designed to comply with City of Moorpark and the Ventura County Flood Control District standards. With proper detention and debris basin planning, changes to onsite drainage volume and patterns will be confined to areas within or immediately adjacent to the property Issue 1: Changes to Drainage Patterns and Flow Volumes As described in more detail in the project engineer's drainage report and in brief in Section 9.5 of this chapter, the basic objective of preventing any increase in runoff through developing a system of on -site detention facilities can be achieved through the design of detention facilities that can reduce the net peak flow discharge from the site to insignificance (no net change in peak flow). Detention will be achieved by constructing a series of related improvements that will capture and detain storm flows so a net reduction occurs in the amount of runoff currently descending the watershed. Table 9 -1 summarizes the anticipated runoff volumes under existing conditions (pre - development conditions) and with detention facilities in- place (post - development conditions) for the various watershed sub areas of the project. As inspection of this table indicates, a substantial net reduction in downstream storm water movement will occur with the implementation of the project. 2 33 cfs - Desired basin outflow from RBF s study Chapter 9: Drainge, Sediment Transport, Flood Control Page 4 Table 9 -1 Summary of 100 -year Peak Discharges for the West Pointe Project F Area Existing Developed Condition Developed Condition Condition (cfs) No Detention (cfs) With Detention (cfs) (Ac) @ Sub area 5 A 336 391 391 234 New County Basin @ Sub area 7 C 35 -- 75 31 Private Basin No. 1 382 391 403 261' @ Sub area 10 A (RBF's6A) @ Sub area 15 D 99 -- 238 113 Private Basin No. 2 207 309 382 282 ** @ Sub area 18 B ( RBF's 12 BC) *• an, �f� _ Prnnncad basin inflow from RBF's study. 2 33 cfs - Desired basin outflow from RBF s study Chapter 9: Drainge, Sediment Transport, Flood Control Page 4 Therefore, no significant increases in downstream storm water discharge are anticipated with implementation of the project. Potentially significant impacts can be avoided with construction of proposed drainage improvements as presently planning. Without proper implementation of these proposed improvements, impacts are considered potentially significant (a Class II); therefore mitigation measures implementing the schematic post - development improvement conditions modeled in the hydrology report have been required. Issue 2: Debris Production and Transport The applicant proposes to grade approximately 1,827,429 cubic yards of cut and 1,714,655 of fill material that would disturb a total of about 150 acres within the watersheds encompassed by the proposed development. Runoff and storm water quality control measures will need to be implemented during and after construction to avoid silt and debris transport effects. Additional efforts will also be required to comply with the National Pollutant Discharge System requirements for storm water. During the mass grading period, the amount of debris exiting the site at the property boundary during construction would be substantially greater than natural conditions if the project's proposed debris basins are not constructed coincident with the onset of mass grading. Therefore, a significant short-term impact could occur if grading were allowed to proceed into the first rainy season without the creation of either a temporary or permanent debris basin in low lying portions of the property tributary to Walnut Canyon (a Class II impact). The cumulative effects of downstream debris transport would be potentially significant even with the anticipated net reduction in debris movement. In the post - development condition there would be a potential impact downstream due to the anticipated but unquantified decrease in debris production within this watershed. Since the water would be flowing at a similar velocity as in pre - project conditions, the capacity of the water and drainage course to carry sediment would be the same. Since less material would be present in post - development conditions, the storm water would tend to increase the sediment content of flows by eroding material from downstream channels. The most effective solutions to this problem will be (1) to retard the velocity of storm water and (2) to maintain the debris and detention basin planned for the project to prevent significant net changes in debris transport. The proposed debris will be subject to siltation throughout the design life of these facilities. On -going maintenance will be required to excavate and transport excess sediments from the basins to offsite locations. Trapped sediments would consist mostly of granular materials such as sands and silts. Sediments trapped in the detention basin would carry the potential for contamination from residential and golf course uses. Without proper maintenance, the proposed debris and detention facilities will fail to accomplish the objectives for which they have been designed (a Class II impact). Issue 3: Cumulative Impacts on Regional Flood Control Facilities The Drainage Deficiency Study prepared by the County (in consultation with the City) has identified the cumulative impacts of build out within the City (within the boundaries of the subject watersheds) and identified the range, type, and scale of improvements needed to implement proper storm water conveyance and flooding management within the City. The project will include a major detention facility designed to offset the impacts of both the West Pointe Homes project as well as, at least in part, anticipated development north of the project. Until full funding for required drainage deficiency corrections and improvements has been accumulated by the County and City, potential significant effects on cumulative drainage capacity exist. While the project will include on -site measures to reduce the effects of existing drainage deficiencies, the project will contribute to regional urban build out for which adequate drainage conveyance and floodwater protection planning has yet to be developed. Therefore, the project's contribution to existing cumulative drainage problems is considered a significant effect (Class II) subject to effective mitigation. Chapter 9: Drainge, Sediment Transport, Flood Control Page 5 9.4 Mitigation Measures Issue 1 Change to Drainage Patterns and Flow Volumes To mitigate potential impacts related to changes in drainage patterns and storm water flow volumes, the following mitigation measure is required: (1) Prior to approval of a final map, the applicant shall submit to the City Engineer for review and approval, a Master Drainage and Flood Control Improvement Plan which identifies all required drainage and flood control improvements necessary to implement the proposed project. This plan shall be prepared in consultation with the Moorpark City Engineer and the Ventura County Flood Control District to facilitate required interagency coordination. The plan shall identify all major improvements and typical drainage facilities for the project. The capacity, location, and size of all culverts, collection devices, energy dissipaters, and related improvements shall be designed to the satisfaction of the City Engineer and Ventura County Flood Control District. Capacity details for the construction of the on -site private detention basins and the regional flood control basin in Walnut Canyon shall be included in the Master Improvement Plan. All necessary permits required to implement the Improvement Plan shall be obtained from the County Flood Control District prior to City issuance of a permit for mass grading. No mass grading permit shall be issued until the Master Plan is completed and approved. The Master Plan shall identify improvements that must be completed coincident with the initiation of mass grading. All improvements shall be constructed consistent with approved plans. Residual Effects: Not significant Issue 2 Debris Production and Transport To mitigate impacts related to debris production and transport, the following mitigation measures are required: (1) Sediment yields in the watersheds within the project boundary shall be computed for pre - development and post - development conditions in accord with methods outlined in Erosion and Sediment Yields in the Transverse Ranges, Southern California (United States Geological Survey, 1978). These estimates of sediment yield shall be completed prior to initiating final design of the regional flood control debris /detention basin facility situated in the Walnut Canyon Drainage along the easterly project boundary. (2) Prior to issuance of a permit for rough grading the applicant or subsequent developers shall prepare an Erosion and Sediment Control Plan to address construction impacts and long term operational effects on downstream environments and watersheds. This plan shall be prepared by a Certified Erosion and Sediment Control Professional or a qualified Civil Engineer. Proposed management efforts shall include (but not be limited to) provisions for the use of vegetative filtering enhanced by creek bed reconstruction, preparation of detailed erosion control plans, appropriate use of temporary debris basins, silt fences, sediment traps and other erosion control practices. The proposed plan shall also address all relevant NPDES requirements and recommendations for the use of best available technology. Residual Effects: Not significant Chapter 9: Drainge, Sediment Transport, Flood Control Page 6 Issue 3: Cumulative Impacts on Regional Flood Control Facilities To mitigate the project's contribution to regional flood control planning deficiencies, the following mitigation measure is required: (1) Prior to the recordation of a final map or any phase thereof the applicant shall make a pro -rata contribution to the mitigation of cumulative regional drainage deficiencies consistent with the remediation programs proposed in the Drainage Deficiency Study as adopted by the City. If a formal fee program to implement required drainage improvements is not adopted at the time of project approval, the applicant's pro -rata contribution to funding required regional improvements shall be included in the project Development Agreement. Payment of negotiated drainage improvement fees shall be required prior the recordation of a final map. Residual Effects: Not significant Discussion The Ventura County Flood Control District response to the Notice of Preparation for this project requested that mitigation measures address Q2, 5, 10, 25, and 50 year storms. While the project's hydrology report provides an estimate of these storms, the initial drainage planning completed to date does not identify on -site basin specifications for these storm events. It is also unclear whether the present capacity of the basin is consistent with all County requirements as designed and County Flood Control District review of the EIR should address this consistency issue. The on -site basin is consistent with the Drainage Deficiency Study specifications. 9.5 References and Technical Data Procedures and Methods: Hvdrolo The preliminary hydrology study establishes peak runoff rates from the site using the Ventura County Flood Control District's design criteria and methodology for a 100 -year frequency storm. The project is located within the modified "J" rainfall zone and utilizes a rainfall mass curve of 6.66 inches for the 100 - year frequency storm. Offsite watershed and sub area data was taken from the "Gabbert and Walnut Canyon Channels Flood Control Deficiency Study" prepared by Robert Bein, William Frost & Associates (RBF), dated March 1997. Before and after development flow rates were calculated with and without the proposed detention basins. The summary of flows before and after development are shown in Table 9 -1. Approximate peak, undetained flow rates for additional frequency design storms may be extrapolated from the 100 -year flow rates using the multipliers from the enclosed Table 9 -2. The hydrology, basin flood routings, and sediment storage are preliminary only and are subject to change based upon a review and input from the Ventura County Flood Control District. Hydrograph fattening and sediment storage has been approximated and is subject to revised design data to be provided by the VCFCD. Additionally, the areal reduction identified in the RBF study has not been applied to the peak runoff rates calculated and tabled. The site has been planned to incorporate a proposed Ventura County Flood Control District detention /debris basin that was identified in the "Gabbert and Walnut Canyon Channels Flood Control Deficiency Study ". Debris storage has been provided in the bottom of the basin based upon a proration of the data presented in the RBF study. Storage provided in the basin for debris removal was not utilized in Chapter 9: Drainge, Sediment Transport, Flood Control Page 7 The proposed private detention basins have been preliminarily sized to provide the storage to reduced the total peak discharge from the site to levels compatible with the recommendations established in the "Gabbert and Walnut Canyon Channels Flood Control Deficiency Study ". TABLE 9 -2 VENTURA COUNTY PUBLIC WORKS AGENCY HYDROLOGIC MULTIPLIERS STORM DURATION, PRECIP. FREQ. PEAK FLOW FREQ. DEV., UNDEV. STORM DURATION Duration 1 3 6 9 12 18 24 36 48 72 (Hours) 1.00 1.11 Multiplier 0.28 0.44 0.58 0.68 0.76 0.89 1.00 1.18 1.32 1.56 PRECIPITATION FREQUENCY Frequency of Occurrence (Years) 2 5 10 25 50 100 Multiplier 0.43 0.61 0.73 0.88 1.00 1.11 PEAK FLOWS FROM DEVELOPED WATERSHEDS: P Freq = Q Freq Frequency of Occurrence (Years) 2 5 10 25 50 100 Multiplier 0.16 0.45 0.68 0.83 1.00 1.20 PEAK FLOWS FROM UNDEVELOPED WATERSHEDS: Q Freq Frequency of Occurrence (Years) 2 5 10 25 50 100 Multiplier 0.08 0.23 0.40 0.70 1.00 1.38 The preliminary detention basin flood routings have been prepared for the 100 -year frequency storm conditions only. Inflow hydrographs for the detention basins have been approximated for this planning study hydrology. The actual inflow hydrographs to be used in the design of the basins will be determined by the Flood Control District's staff. Additional flood routings for other design frequency storms will also be performed, where required, in the final design phase of the project. The required basin storage and configuration may change. Based upon the actual inflow data to be provided by the VCFCD and the need to control the peak discharges from lesser frequency storms. Additional storage, proposed as "Extended Dry Detention ", has been incorporated into the lower portions of the private detention basins. The extended dry detention storage is proposed as a Best Management Chapter 9: Drainge, Sediment Transport, Flood Control Page 8 Practice to mitigate the pollutants contained in the storm water discharged from the urbanized areas within the site. The lower portion of the private detention basins will be provided with a gravel packed, perforated riser for flow control to provide the 40 -hour draw down time designed to obtain an 80 percent capture rate. The storage volume provided in the extended dry detention basins were based upon the estimated directly connected impervious area (DCIA) for the watershed. The NPDES storage provided in the bottom of the private detention basin was not utilized in the detention basin flood routing. Drainage Area Tributaries Gabbert Canvon No development or improvement is proposed for the westerly half of the project. This area is to remain in natural open space; therefore, there is no net change to the runoff characteristics for the site tributary to Gabbert Canyon Creek. Walnut Canyon Pre - development Conditions The east portion of the project is located within the Walnut Canyon tributary. The Walnut Canyon tributary flows generally north to south conveying runoff through the project along the westerly side of Walnut Canyon Road by way of natural mountain channels. The "Gabbert and Walnut Canyon Channels Flood Control Deficiency Study" prepared by Robert Bein, William Frost & Associates (RBF), dated March 1997 was used as a basis for this analysis and report. Minor revisions have been made to the Pre - developed condition hydrology runs as preformed in that study, to adjust for drainage patterns based on the development layout. Analysis of conditions south of the perimeter of this project was considered to be beyond the scope of required analysis. Post - development Conditions In the areas of proposed residential construction, runoff will be intercepted using of catch basins and inlet structures and conveyed by way underground conduits to 2 points of discharge so as to prevent diversion of runoff from the patterns associated with existing conditions. Runoff from the easterly most portion of the development shall be conveyed by way of an underground storm drain system and street drainage towards the natural watercourse adjacent to Walnut Canyon Road. Runoff would then continue south, to the south project boundary, (sub area 10A as shown on the proposed condition Hydrology Map). Runoff calculations are included in the EIR Technical Report. Runoff from the westerly portion of the development shall be conveyed by way of street drainage and an underground storm drain system towards the secondary natural watercourse located approximately 1200 feet westerly of Walnut Canyon Road. Off site runoff in this watercourse entering the site along the northerly perimeter would be intercepted and conveyed through the development via road culverts and a landscaped trapezoidal channel. Runoff would then continue south to the south project boundary, (sub area 18A as shown on the proposed condition Hydrology Map). Runoff calculations are included in the EIR Technical Report. Detention Requirement To mitigate increased runoff due to the development of this project, three detention basins are proposed for the project. Preliminary detention calculations have been performed and are included in the EIR Technical Appendix. These calculations indicate a combined reduction in the peak flow to levels Chapter 9: Drainge, Sediment Transport, Flood Control Page 9 compatible with the recommendations contained in the "Gabbert and Walnut Canyon Channels Flood Control Deficiency Study" prepared by Robert Bein, William Frost & Associates (RBF), dated March 1997. Flood Hazard Zones and Bank Protection Walnut Canyon within the project site is located within FEMA (mapped federal flood insurance rate map [FIRM]) Zone C which is considered an area of minimal flooding. This channel will be required to meet the requirements of the Ventura County Flood Control Department to provide a level of protection in regards to residential lots at or near the channels. Summary of Net Changes Resulting From Development Gabbert Canyon No development or improvement is proposed for the westerly half of the project. This area is to remain in natural open space; therefore, there is no net change to the runoff characteristics for the site tributary to Gabbert Canyon Creek. Walnut Canyon In addition to the removal of approximately 16,000 cubic yard of debris by the construction of the proposed Ventura County Flood Control District's Regional Debris Basin, the 100 -year frequency peak flows, at concentration points 10A and 18B, show a flow rate decrease of 130 cubic feet per second, and 27 cubic feet per second, respectively. This represents a decrease of 33.2 percent and 8.7 percent that will be created due to the drainage improvements and detention basins proposed by this development. Chapter 9: Drainge, Sediment Transport, Flood Control Page 10 CHAPTER 10 BIOLOGICAL AND BOTANICAL RESOURCES' 10.1 Existing Conditions The West Pointe Homes project is proposed to be situated on a portion of a 350 -acre property located west of Walnut Canyon Road between Broadway and Casey Roads in the City of Moorpark. Of the 350 acre site, approximately one -third is proposed to be developed and the remainder (about 250 acres) is offered by donation to be placed into a Conservation Easement. This offer of a dedication is made a component of the Project Description. The approximately 350 -acre project site is situated within the Transverse Ranges at the southern limit of the Simi Hills, between the Oak Ridge Mountains to the north and the Las Posas Hills to the south. The site is characterized by both east -west and north -south trending ridge lines with smaller ancillary ridges and drainages. Walnut Canyon Creek is located along the eastern boundary of the site and a deep ephemeral arroyo system is located in the southeastern portion of the site. Elevation at the project site ranges from approximately 640 feet to about 1,000 feet above mean sea level. The Walnut Canyon drainage is proposed to be incorporated into the project flood control planning (as discussed in Chapter 9 of the EIR. Vegetation consists of a moderate to sparse growth of naturalized pepper trees, various species of 'beavertail' cactus (Opuntia sp.) and very dense and widely distributed stands of Ventura coastal sage scrub which are dominated in many areas by uniquely abundant stands of 'White Sage' (Salvia apiana), a plant typically found in hot, dry canyon systems with deep sandy soils. A total of nine distinct plant communities are situated within the project boundary. Section 10.5 of this Chapter contains a summary description of the major attributes of each of these plant communities and Figure 10 -1 illustrates the relationship between the residential and commercial communities and the riparian areas proposed for development and preservation. The acreages of each type of community are tabulated in Table 10 -1. The distribution of each plant community in relation to the project boundary is illustrated in Figure 10 -1. Of the nine plant communities which were identified and mapped within the project boundary, three are of particularly unique significance. Venturan Coastal Sage Scrub, which is dominated by drought tolerant shrubs which are dormant in the hot summer and autumn months, is a community that typically occurs on dry and somewhat rocky slopes. As illustrated on Figure 10 -1, within the West Pointe Homes project boundary, Venturan coastal sage scrub is widely distributed. This plant community has been designated as a 'Priority Rare Natural Community' by the Department of Fish and Game. It is considered a very threatened plant community by the Department and, for this reason, has been assigned a rank of S -1 in the typology devised to describe the degree of risk to community extermination. The total remaining inventory of this community in existence in this region is estimated to be less than 10,000 acres and therefore, the stands of plants within the project boundary are predicted to account for between 2% and 3% of the remaining extant inventory of the community in Southern California. The following assessment is based on a complete biological and botanical inventory of the West Pointe property completed by Impact Sciences , Agoura Hills, California (Appendix 6: Biological Resources Assessment and Preliminary Wetland Delineation for the West Pointe Homes oroiect March 1999) Appendix 6 of the EIR contains complete information about the field survey completed by Impact Sciences including a description of data collection procedures, an inventory of observed and predicted plant and animal species, an assessment of sensitive plant communities and faunal resources, and additional data. The References and Technical Data section included in this Chapter of the EIR (Section 10.5) summarizes information extracted from the Biological Assessment report. This section of the EIR has been guided by the data analysis requirements recommended by the Department of Fish and Game and Corps of Engineers in comments on the NOP for this project (included in Appendix 1). Impact assessment and Mitigation Planning was completed by the Planning Corporation using the recommendations made in the Impact Sciences analysis. The content of the applicant proposed Biological Resources Mitigation Plan was generated by Impact Sciences in their capacity as consultants to the applicant. Chapter 10: Biological Resources Page 1 uofaao--1 uisa8 siagaa pasodoad pua sau i Ia6pi panaasaad `aaiv IuawdoIanaa 9-f aan6 saWoH a4uiod Isom ' H q'. n Y? C 4 ear y Old aQ sauga6P!3J Pa' 'd - „,\........ 7 _ y• i 7' Walnut Canyon Riparian Corrido r.F .. i. \ .S.' .. J} - t • \ . :. ''. ', t. Contributary Drainage P 1 'A • i /lJ f 1` �i a-• a I` r '~'\fit y�. f _ Jr+ • r� - t c : • . 0 ii t t ark r, .r rl ;F” �r,„ �' R}4 1 ' r Y i a l� \ ...e,., i..;..-1,!"*-...--t- . r Y• f T :�': !i3 :e.4, Est.• A l " : Water Works District No. Facility .A I . r.' w Ailer� %� it [ Y c • 1 f , -it ..%Nr. i t: West Pointe EIR Figure 10-1 Riparian Corridors in the Project Area rn • POAJOSOJd • V w d w w 613 SOWOH Olu.10d ISOAA E:ju r Llisv[3 suflaC] r� w Riparian Corridors in the Project Area r ` �~ ` In addition, clusters of grassland on the eastern portion of the site are dominated by Purple Need /egrass, a native perennial bunchgrass. These plants occur within the Valley Needlegrass Grassland community, a plant community with the highest Department of Fish and Game ranking in the priority of rare natural communities in this region (ranking S1.1, very threatened, with an inventory of less than 2,000 acres of remaining habitat in Southern California. The third particularly unique and important vegetation community on the property is the California Walnut Woodland. Each of these three important biological resources are described briefly below and in more detail in Section 10.5. Native Grassland The on -site native grassland community contains a dense cover of purple needlegrass (Nassella pulchra), along with a lesser coverage of wild oats (Avena spp.). Other species observed on an occasional basis within this community includes common goldenstar (Bloomeria crocea), California sagebrush (Artemisia californica), coyote brush (Baccharis pilularis), saw- toothed goldenbush (Hazardia squarrosa), California - aster (Lessingia filaginifolia), narrow -leaf milkweed (Asclepias fascicularis), and mustard (Brassica nigra and Hirschfeldia incana). One patch of this community, located in the southeastern corner of the project site, is mapped as disturbed due to heavy horse grazing, and clearing and grubbing activities. Venturan Coastal Sage Scrub Venturan coastal sage scrub covers a majority of the site, particularly the western portion where it has endured less disturbance than the eastern portion of the site. The dominant shrub composition of this community varies across the site. Some areas of the site are dominated by California sagebrush, purple sage (Salvia leucophylla), white sage (S. apiana), or California encelia ( Encelia californica). In other areas, there is a mixture of coastal sage scrub shrubs. Other important shrubs include coyote brush, deerweed (Lotus scoparius), coast prickly -pear (Opuntia littoralis), and bush monkeyflower (Mimulus aurantiacus). Other species observed include our Lord's candle (Yucca whipplei), blue elderberry (Sambucus mexicana), redberry (Rhamnus crocea), toyon (Heteromeles arbutifolia), lemonadeberry (Rhus integrifolia), African sumac (Rhos lancea), bush senecio ( Senecio flaccidus), narrow - leaved bedstraw (Galium angustifolium), southern California black walnut (Juglans californica var. californica), wishbone bush (Mirabilis californica), western verbena (Verbena lasiostachys), and Peruvian pepper trees (Schinus molle). The understory of this community in the eastern portion of the site (where development is proposed) is dominated primarily by weedy species, including mustard, tocalote (Centaurea melitensis), Italian thistle (Carduus pycnocephalus), fennel (Foeniculum vulgare), dove weed (Eremocarpus setigerus), filaree (Erodium spp.), prickly lettuce (Lactuca serriola), wild oats, and brome grasses. Native species, such as purple needlegrass, cliff malacothrix (Malacothrix saxatilis), California everlasting (Gnaphalium californicum), fascicled tarweed (Hemizonia fasciculata), sand mat (Cardionema ramosissimum), morning -glory (Calystegia macrostegia), lance -leaf live- forever (Dudleya lanceolata), wavy - leaved soap plant (Chlorogalum pomeridianum), and giant wild -rye (Leymus condensatus), also occur within this community. Patches of cactus scrub also occur within the Venturan coastal sage scrub community. These areas are dominated by coast prickly -pear (Opuntia littoralis) and cholla (Opuntia sp.). Other shrubs and trees observed within this cactus - dominated community include coyote brush, deerweed, bush monkeyflower, toyon, blue elderberry, our Lord's candle, tree tobacco, Peruvian pepper tree, horehound (Marrubium vulgare), and giant wild -rye. California Walnut Woodland California walnut woodlands, which are dominated by Southern California black walnut, occur primarily on north - facing slopes on soils that are often rich in clay with a high water holding capacity. The relatively open tree canopy cover allows for the development of a grassy understory with winter annuals that grow before the deciduous walnuts leaf -out. The on -site California walnut woodland is dominated by native Chapter 10: Biological Resources Page 3 Southern California black walnut trees, along with Peruvian pepper trees, toyon, blue elderberry, and African sumac. In some areas the walnut and pepper trees occur as codominants. The understory consists of California sagebrush, purple sage, white sage, coast prickly -pear, purple needlegrass, wild oats, and brome grasses. Mistletoe (Phoradendron tomentosum) was observed within the walnut trees. California walnut woodland is found in two patches, including one stand occurring in the extreme southeastern corner of the project site, and another area supporting scattered walnut trees near the eastern boundary of the site. Vegetation Modifications Resulting From Historic Use of the Property The site has been previously disturbed, primarily due to prior agricultural activities (historic orchards, current and historic grazing), grading for dirt roads and an equestrian arena, disking for weed abatement and fire management purposes, and debris dumping (cars, concrete, fill material, etc.). The vegetation communities of the site reflect the sources of periodic disturbance that have resulted in the presence of introduced or weedy species. These species have been dispersed primarily by sustained past cattle grazing activities. Furthermore, in some areas the native plant communities have been partially replaced by non - native communities. The site consists primarily of coastal sage scrub vegetation, along with grassland, shrubland, woodland, riparian (i.e., streamside vegetation), and ruderal (i.e., disturbed and weedy) communities. Table 10 -1 Approximate Acreage of On -Site Plant Communities Approximate Acreage On Site Plant Community Herbaceous Communities Native Grassland 2.49 Native Grassland- Disturbed 1.21 Non - Native Grassland 32.55 Disturbed /Ruderal 15.21 Shrub Communities Venturan Coastal Sage Scrub 234.40 Venturan Coastal Sage Scrub - Disturbed 35.71 Coyote Brush Scrub 18.08 Coyote Brush Scrub - Disturbed 4.07 Riparian Communities Mule Fat Scrub 1.57 Riparian Scrub - Disturbed 2.00 Woodland Communities California Walnut Woodland 1.52 Non - Native Woodland 1.44 Total 350.25 Wildlife Plant communities present on the project site provide habitat for a variety of wildlife species. While a few species of wildlife are entirely dependent on a single vegetation community, most species require a mosaic of vegetation communities to provide the necessary shelter, water, food, and other life cycle Chapter 10: Biological Resources Page 4 resources. An accurate assessment of wildlife populations on the project site would be difficult to obtain without long -term investigations because some species only occur in a particular area for a short period of time (such as during migration), some are inactive during one or more seasons, and some are nocturnal or reclusive in nature. Birds were the most diverse of the vertebrates observed on the site. A total of 40 species were observed during the spring surveys. Each of the habitat types present on the site support resident bird species and many other species are expected to occur as seasonal migrants to the area. Within the woodlands on the site, bird species observed were generally those that require the increased structural diversity that trees provide. Species observed include acorn woodpecker (Melanerpes formicivorus), northern flicker (Colaptes auratus), lesser goldfinch (Carduelis psaltria), bushtit (Psaltnparus minimus), phainopepla (Phainopepla nitens), and scrub jay (Aphelocoma coerulescens). The small on -site riparian mule fat scrub patches also supports many bird species that commonly occur near seasonal water sources. These species include song sparrow (Melospiza melodia), blue -gray gnatcatcher (Polioptila caerulea), common yellowthroat (Geothlypis trichas), black phoebe (Sayornis nigricans), and warbling vireo (Vireo gilvus). During the winter months, resident birds are expected to be augmented by several additional migratory species. Examples of such species identified on or immediately adjacent to the site during spring biological surveys include Bullock's oriole (lcterus bullockh), hooded oriole (lcterus cucullatus), western tanager (Piranga ludoviciana), and American goldfinch (Carduelis tristis). Raptor (bird of prey) species observed on or immediately adjacent to the site include turkey vulture (Cathartes aura), barn owl (Tyto alba), great horned owl (Bubo virginianus), red - tailed hawk (Buteo jamaicensis), red - shouldered hawk (Buteo lineatus), American kestrel (Falco sparverius), Cooper's hawk (Accipiter cooperir), and white - tailed kite (Elanus leucurus). Cooper's hawk and white - tailed kite are special- status species and are discussed in more detail in the Special- Status Wildlife section of this report. Several species of mammals were observed during the field surveys or were identified by the presence of tracks, scats, dens, or remains in owl pellets. Because the site is relatively small, the mammals observed did not exhibit strong habitat preferences, and most were observed throughout the site. This was particularly true of coyote (Canis latrans) which were observed in several locations on the site. Other mid -sized mammal species such as bobcat (Lynx rufus), striped skunk (Mephitis mephitis), common raccoon (Procyon lotor), and opossum (Didelphis virginiana) were not observed during the field survey, but can be reasonably expected to occur on the project site. In addition, a non - native red fox ( Vulpes vulpes) was historically observed immediately adjacent to the site (Michael Brandman Associates, 1993). Smaller mammals, such as desert cottontail (Sylvilagus audubonir), California ground squirrel (Spermophilus beecheyi), and Botta's pocket gopher (Thomomys bottae) were observed or detected in both the grassland and scrub communities. Other common small mammals such as deer mouse (Peromyscus maniculatus), brush mouse (Peromyscus boy/ii), California mouse (Peromyscus maniculatus), Pacific kangaroo rat (Dipodomys agilis), California pocket mouse (Chaetodipus californicus), and long - tailed weasel (Mustela frenata) are expected to utilize on -site resources. Special- Status Biological Resources The following discussion describes biological resources present, or potentially occurring, within the project site that have been afforded special recognition by federal, state, and /or local resource agencies or jurisdictions, or recognized resource conservation organizations. Special- status habitats (habitats or plant communities considered rare or unique or that support special- status species) and wildlife movement corridors are also discussed in this section. Sixteen special- status plant species and 42 wildlife species were evaluated as to their potential to occur on the site based on the presence of suitable habitat, their known geographical range, and /or historical observations in the site vicinity. The regulatory significance of these plants and animals is discussed in Section 10.2. Chapter 10: Biological Resources Page 5 Special- Status Plant Species Special- Status Plants -- Plant species that are classified as Endangered or Threatened, proposed for listing as Endangered or Threatened, are Candidate species for listing by federal or state resource agencies, or are considered federal Species of Concern are considered of special status. In addition, plants included on Lists 1, 2, 3, or 4 of the California Native Plant Society (CNPS) inventory are also considered of special status. All special- status plant species observed, historically occurring, or potentially occurring on the project site or in the vicinity are presented in Table 10 -3 (in Section 10.5). Those species observed during site surveys or with a high potential of occurring within the project site boundary are discussed briefly below. Southern California black walnut (Juglans californica var. californica); CNPS List 4. Native walnut trees were observed on the site within the California walnut woodland and Venturan coastal sage scrub communities vegetation in the eastern portion of the project site. The trees were of varying ages and appeared in good health. Special- Status Plant Communities Plant communities that are considered of special- status include those habitats that support Rare, Threatened, or Endangered plant or wildlife species or are diminishing and are of special concern to resource agencies. In particular, the California Department of Fish and Game (CDFG) has ranked a number of natural communities of California according to priority for preservation. Those communities that have few occurrences and small coverage are of highest priority. Communities in which the CDFG has assigned the "very threatened" and "threatened" designation are considered special- status habitats. Typically, formal procedures or requirements for preservation of these communities have not been implemented. In addition, communities that are contained within Army Corps of Engineers (ACOE) waters of the United States or within CDFG streambeds are also considered special- status communities. Following is a description of the special- status plant communities on the site. Native Grassland. CDFG Very Threatened (S3.1). Native grassland is considered a sensitive habitat type by resource agencies because of its scarcity, declining status in California, and known function as preferred habitat for numerous special- status species. This community is ranked by CDFG as S3.1, which is described as "very threatened" and is of high priority for preservation (CNDDB, 1998). Venturan Coastal Sage Scrub. CDFG Very Threatened (S3.1). Coastal sage scrub is considered a special- status habitat type by resource agencies because of its scarcity, declining status in southern California, and known function as preferred habitat for the coastal California gnatcatcher and several other special- status species. This vegetation is the current focus of the state's Natural Community Conservation Planning (NCCP) process currently being conducted within San Diego, Orange, Riverside, and Los Angeles counties. Venturan coastal sage scrub (coastal sage scrub within Ventura County) is ranked by the CDFG as S3.1 ( "very threatened" with 10,000- 50,000 acres remaining statewide) and is of high priority for preservation. Mule Fat Scrub, Riparian Scrub. Potential ACOE and CDFG Jurisdiction. Riparian communities are regarded as important ecosystems because of the number of functions they perform (e.g., nutrient removal, sediment stabilization, groundwater recharge) and their value as wildlife habitat for breeding, cover, foraging, and wildlife movement. In addition, riparian areas are of limited distribution in Ventura County. As a riparian resource, the mule fat and riparian scrub vegetation may be considered sensitive by resource agencies and portions of these communities may fall under ACOE and CDFG regulatory jurisdiction. Chapter 10: Biological Resources Page 6 Special - Status Wildlife Species Occurring On Site Special- status wildlife species include those that are state or federally listed as Threatened or Endangered, are proposed for listing as Threatened or Endangered, have been designated as state or federal Candidates for listing, are considered state or federal species of concern or special concern, or that are considered a state special animal or state - listed as "Protected" or "Fully Protected ". All special - status wildlife species observed, historically occurring, or potentially occurring on the project site or in the vicinity are presented in Table 10-4 (in Section 10.5 below). Those species observed during site surveys or with a high potential of occurring within the project site boundary are discussed in greater detail below. White - tailed kite (Elanus leucurus); Migratory Nongame Birds of Management Concern, California Fully Protected. White - tailed kites most commonly occur near mature riparian habitat where riparian- associated trees provide suitable nesting habitat. This species is relatively common to the area, but in small numbers. As many as three individual kites were observed actively foraging over the site on four different survey dates. The open space on the project site provides foraging habitat, but the trees on site provide only marginal nest habitat; no nests were observed on the site. Cooper's hawk (Accipiter cooperii); California Special Concern. This small hawk is most commonly associated with woodland habitat for nesting and roosting. A single Cooper's hawk was observed flying over the site during the first survey. The open space on and adjacent to the project site serves as suitable foraging habitat, though typical nesting habitat is not present on site. Coastal cactus wren (Campylorhynchus brunneicapillus couesi); California Special Concern. The cactus wren is a widespread and common species of the southwestern deserts, with a range extending west to the Pacific coast in southern and Baja California. The taxonomy of the cactus wren's coastal subspecies has recently been undergoing a reclassification. According to the CDFG, the San Diego cactus wren (C. b. sandiegoense), which occurs in San Diego and Orange counties, has been changed to the coastal cactus wren (C. b. couesi). This subspecies is considered a California Special Concern species. It is not known, according to the new taxonomy, if C. b. couesi is present in Los Angeles and Ventura counties or if a different subspecies occupies this area. However, the California Natural Diversity Data Base (CNDDB) does not contain any records of this subspecies outside of Orange and San Diego counties. The United States Fish and Wildlife Service (USFWS) on the other hand, has concluded that coastal populations of the cactus wren are essentially no different from the desert populations. The cactus wren frequents thickets of cactus, thorny shrubs and small trees within desert and and terrain. It builds its nest in cholla or stiff - twigged trees or other branching shrubbery. Adult and juvenile coastal cactus wrens were observed on site within a patch of cactus within the Venturan coastal sage scrub community that is located in the northeast corner of the survey area. Southern California rufous - crowned sparrow (Aimophila ruficeps canescens); Federal Species of Concern, California Special Concern. This small sparrow is commonly associated with coastal sage scrub communities in Southern California. Optimal habitat consists of low density shrub associations on south- facing slopes adjacent to grasslands. Several rufous - crowned sparrows were observed throughout the coastal sage scrub and coyote brush habitats present on site. No nests were observed. Chapter 10: Biological Resources Page 7 Special- Status Wildlife Species with a High Potential of Occurring On Site The native habitats and plant communities within the project boundary and the relationship between these habitats to extant vegetation communities to the north and south of the property provide a substantial area of suitable habitat for a number of species of wildlife which have special management status. The gradual conversion of habitat and the cumulative loss of native habitats has diminished and will continue to diminish the frequency with which these species are observed within or near the project boundary. While not observed during the brief survey period for the EIR, the following species are likely to occur on the property seasonally, periodically, or, in some cases, infrequently: Coastal western whiptail (Cnemidophorus tigris multiscutatus); Federal Species of Concern. The coastal western whiptail occupies the California coastal region from Ventura south to western Baja California, Mexico. It utilizes the open areas among otherwise moderate to dense vegetation. The species also requires loose soil for burrowing. Open coastal sage scrub and mixed chaparral provide suitable habitat. Adult whiptails usually become inactive by early fall, but juveniles remain active into late fall or early winter. The coastal western whiptail has been observed near the intersection of Gabbert Road and the Union Pacific Railroad right -of -way, which occurs just southwest of the site within the Specific Plan 1 boundary. As such, this species has a high potential to be present within the on -site coastal sage scrub habitat. Northern harrier (Circus cyaneus); California Special Concern. This raptor overwinters in the area and prefers open habitats, such as the grassland and sage habitats that occur on the project site. Northern harrier was not observed on site, but has been recorded from the area, foraging over similar habitat. Typical nest habitat (marshy, tall grass areas) does not occur on site; however, the grassland on the site could potentially be used as nesting habitat. Sharp- shinned hawk (Accipiter striatus); California Special Concern. This small raptor prefers woodland habitat areas adjacent to open areas. Because sharp- shinned hawks typically only nest in the northern regions of the state, this species is expected to only occur on or near the site to forage during migration periods and in the winter. Ferruginous hawk (Buteo regalis); Federal Species of Concern, Migratory Nongame Birds of Management Concern, California Special Concern. This large hawk may overwinter in the area and prefers open habitats with tall trees for roosting. Ferruginous hawks feed almost exclusively on rodents and may periodically forage on or near to the project site. This species has a high potential to occur on the site as a seasonal migrant. This species does not breed in California. California horned lark (Eremophila alpestris actia); California Special Concern species. This species occurs in large fields, grasslands, and other open areas where it builds its nest on the ground. This species has a high potential to occur on the site. Loggerhead shrike (Lanius ludovicianus); Federal Species of Concern, Migratory Nongame Birds of Management Concern, California Special Concern. This bird is a predator of insects, small rodents, and reptiles. Steady declines in populations in the Midwest and eastern United States have lead to the loggerhead shrike's status, although southern California populations have remained stable. This species was observed just south of the site during spring 1998 (Impact Sciences, 1998). Nesting and foraging habitat is present on the site. Chapter 10: Biological Resources Page 8 Yellow- breasted chat (Icteria virens); California Special Concern. Yellow- breasted chats are occasional winter and spring migrants, most commonly occurring in dense riparian habitat. A single chat was observed just south of the site during spring 1998 in mule fat scrub vegetation (Impact Sciences, 1998). This individual was assumed to be a transient, since this species prefers mature willow riparian habitat in which to build nests. As such, this species may occur on site as a transient within the on -site mule fat scrub. San Diego black - tailed jackrabbit (Lepus californicus bennettii); Federal Species of Concern, California Special Concern. This large hare was observed in the sage scrub habitats just south of the site in 1993 (Impact Sciences, 1998). While there is little scientific data available on the habitat requirements of this subspecies, much of its historic range along the coastal plain of southern California has been reduced. Remaining populations of this hare are now widely scattered and the remnant populations are substantially smaller. The site supports suitable habitat for this species; however, no jackrabbits were observed during the 1998 surveys of the site. Special- Status Species for which Focused Protocol Surveys were Conducted Protocol surveys are special surveys of relatively long duration that are used to determine with a high degree of reliability whether particular endangered species are present within a property. Such surveys are required as a component of the acquisition of federal and state wetland /riparian corridor alteration permits. Generally these surveys have increased reliability over the level of validity associated with brief field programs typically performed for preparation of EIRs. The protocols for individual species surveys are established by the US Fish and Wildlife Service and may only be conducted by qualified and specially trained personnel. A protocol survey was conducted for one species, the Coastal California gnatcatcher. Coastal California gnatcatcher (Polioptila californica californica); Federally Listed Threatened, California Special Concern. USFWS requires that focused surveys be conducted on project sites within this species' range where suitable habitat (coastal sage scrub) exists. Following established survey protocol set forth by this regulatory agency, six separate surveys were conducted at least seven days apart to determine the presence or absence of California gnatcatchers on the West Pointe Homes project site. By July 21, 1998, all six focused surveys were completed. No California gnatcatchers were recorded on this site during surveys completed in the Spring of the year 2000. Specimen Trees Non - native mature trees and native oak trees, which are considered of local special interest, are present on the site. The City of Moorpark has a tree ordinance (No. 101) that provides for the protection of native oak and mature trees. Native oak trees are defined as living coast live oak (Quercus agrifolia), valley oak (Q. lobata), or scrub oak (Q. dumosa). Mature trees are defined as living trees that have a cross - sectional area of all major stems, as measured at four and one -half feet above the root crown, of 72 or more square inches. According to the tree survey results, 119 trees meeting this definition are present on the West Pointe Homes project site. The location of these trees is shown on Figure 10 -3 and a list of species present on the site is presented in Table 10 -2. Chapter 10: Biological Resources Page 9 CAR graph to N, 0 - 4F �4P a'• 1 4 • lJf� fA / t�AO' 3 m � Preliminary Tree Inventory West Pointe Homes • City Moorpark, of California ics Pila Nam <• IAIP _ 11 v 17 fnn dl / IA/DT- I..,.,...a ....,... SOURCE: IMPACT SCIENCES 14CIANtY MAP Figure 10 -3 Chapter 10: Biological Resources Page 10 Il BauGiwl'41St . .1 j 1 LEGEND _/� Sc.Mliti,kNadli CclnmonNlMlle No.OAata "•'!,� f� I $JINOiMNA6: PotYYiplpf}'perANn 7.4 •:.w � q�q 'Y„J II�&lllO�bfpaq vaz.tY1�UMN SuUltsmC00Pom76bl ¢ vk woM111 iN � r �++�' Q lYiepSrsgkBUfas. 91Wglllti 5 /may' t4 ', SaerAarreneec4mv L1looeideebmy y[( QaernY14�0,�i' f:MII A;RaWk � P 8uenmrbfp�'ryjAdta T6 . 2 e� flana+vaer,jsAtsx'wANuat Czutliwrm6 LlioryvrliveUUkhy6nd 1 l3 'ftiPaHUfYNMPMNtll.JYmpxit PRmanluuMNVM6 1 SOURCE: IMPACT SCIENCES 14CIANtY MAP Figure 10 -3 Chapter 10: Biological Resources Page 10 Table 10 -2 City of Moorpark Protected Trees Present on the West Pointe Homes Project Site Scientific Names Common Name No. Present On Site Anacardiaceae Sumac or Cashew Family Schinus molle* Peruvian pepper tree 75 Capparaceae Caper Family Sambucus mexicana Blue elderberry 3 Fagaceae Oak Family Quercus agrifolia Coast live oak 2 Quercus agrifolia x wislizeni Coast live and interior live oak hybrid 1 Juglandaceae Walnut Family Juglans californica var. californica Southern California black walnut 18 Myrtaceae Myrtle Family Eucalyptus globules* Blue gum 5 Rosaceae Rose Family Heteromeles arbutifolia Toyon 2 Salicaceae Willow Family Populus fremontii ssp. fremontii Fremont cottonwood 1 Tamaricaceae Tamarisk Family Tamarix species* Tamarisk 12 Total 119 * Non - nativespecies 10.2 Significance Thresholds Significance thresholds for biological concerns were derived from a review of the California Environmental Quality Act (Appendix G), important California biological management guidelines established by State and local agencies, and local /regional plans and ordinances. Using these guidelines, the proposed project was judged to have a significant impact to the biological resources of the West Pointe Homes project or immediately surrounding regions if it would: (1) Conflict with adopted environmental plans and goals in the community where it is located (CEQA Guidelines,, App. G [a]); (Moorpark General Plan, Ventura County General Plan, and regional conservation plants such as the Santa Monica Mountains Comprehensive Plan); (2) Substantially affect a rare or endangered species (CEQA Guidelines App. G [c]); (3) Interfere substantially with the movement of any resident or migratory fish or wildlife species (CEQA Guidelines App. G [d]); (4) Substantially diminish habitat for fish, wildlife or plants (CEQA Guidelines App. G RD; (5) Involve the use, production or disposal of materials which pose a hazard to animal or plant populations in the area affected (CEQA Guidelines App. G [v]); (6) Involve the alteration or conversion of biological resources (locally important species or locally important communities) identified as significant within the County or region. Chapter 10: Biological Resources Page 11 For purposes of the impact analysis, a plant or animal was considered locally important if any of the following criteria were met: (1) The species, subspecies or variety is limited in distribution in the County or region, are endemic (limited to a specific area) in the region; (2) The species is the extreme of its range or in disjunct from its known range; (3) Species whose habitat requirements make them susceptible to local extinctions as a consequence of development, the introduction of barriers to movement, and /or accompanying increases in human activity; (4) Populations of particular species which exhibit unusual adaptations or are quality examples of the species; and (5) Taxa which are considered sensitive by recognized monitoring groups (i.e., Audubon Society, California Native Plan Society, California Department of Fish and Game, etc.). Plant communities were considered locally important if they met any of the following criteria: • Plant communities or habitat types that are of singular or limited occurrence within the County or project area; • Plant communities or habitat types that are critical or essential habitat for rare, threatened, endangered or locally important species; • Plant communities, habitat types or geographic areas which link substantial, intact open space areas; • Plant communities or habitat types that exhibit characteristics approximating pristine conditions; • Type localities for particular species of plants or animals; • Communities considered sensitive by recognized monitoring groups such as the California Natural Diversity Data Base, California Department of Fish and Game, Audubon Society, California Native Plant Society; and • Ephemeral or perennial wetlands defined as areas which sporadically, seasonally or perennially serve to emit, conduct, or impound water, making it available to water - dependent and /or facultative associations of plants or animals. Sensitive Botanical Resources A "sensitive botanical resource" includes both rare plant species, habitats, and plant communities. Native plants are regarded as "sensitive" because they are threatened with extinction throughout their range or they are in danger of local extirpation. Habitats are also considered sensitive if they exhibit a limited distribution, have high wildlife value, contain sensitive species, and /or are particularly susceptible to disturbance. Chapter 10: Biological Resources Page 12 Rare Plants: Regulatory Setting and Occurrence Within the Project Boundary Rare, or otherwise sensitive plants and habitats are protected by federal and state legislation. The federal Endangered Species Act of 1973, and the published list of endangered and threatened species, provide legal protection for threatened and endangered taxa nationwide. The U.S. Fish and Wildlife Service has jurisdiction over the federal program. California has a similar mandate embodied in the California Endangered Species Act of 1970 and its corollary laws: the California Species Preservation Act of 1980 and the California Native Plant Protection Act of 1977. The California Department of Fish and Game and the California Native Plant Society have jurisdiction over the California Species Protection Laws. Candidate species (taxa that are under review for state or federal listing) can gain fully - protected status at any time. State candidate species are also protected from removal or disturbance. In addition to the programs described above, the Native Plant Society compiles and updates an inventory of sensitive plant species. This list includes state and federally- recognized rare plant species, as well as those plants determined to be rare by this organization of experts. The Native Plant Society maintains several "lists" in an effort to categorize degrees of concern. List '1A' includes plants assumed extinct in California. List '1 B' includes species that are rare, threatened or endangered in California and elsewhere. List '2' contains plants rare in California, but more common elsewhere. List '3', a review list, contains species which require more information. List'4' describes species of limited distribution. Many species qualify for formal protection under the California Environmental Quality Act (CEQA, State of California, 1986), even if these plants are not registered under state or federal programs. These include the majority of plants on the California Native Plant Society Lists 1 and 2, as well as species that are rare, endangered or threatened regardless of recognition by the Federal or State agencies. Section 15380 (Rare and Endangered Species) of the CEQA Guidelines (amended 1999) state: (a) Species as used in this section means a species or subspecies of animal or plant, or a variety of plant. (b) A species of animal or plant is: (1) "Endangered" when its survival and reproduction in the wild are in immediate jeopardy from one or more causes, including loss of habitat, change in habitat, overexploitation, predation, competition, disease, or other factors; or (2) "Rare" when either: (A) Although not presently threatened with extinction, the species is existing in such small numbers throughout all or a significant portion of its range that it may become endangered if its environment worsens; or (B) The species is likely to become endangered within the foreseeable future throughout all or a significant portion of its range and may be considered "threatened" as that term is used in the Federal Endangered Species Act. Chapter 10: Biological Resources Page 13 (c) A species of animal or plant shall be presumed to be endangered, rare or threatened, as it is listed in: (1) Sections 670.2 or 670.5, Title 14, California Administrative Code of Regulations; or (2) Title 50, Code of Federal Regulations Section 17.11 or 17.12 pursuant to the Federal Endangered Species Act as rare, threatened, or endangered. (3) A species not included in any listing identified in subsection [c] shall nevertheless be considered to be endangered, rare or threatened if the species can be shown to meet the criteria in subsection (b). Biological Resource Protection Measures in the City of Moorpark General Plan The City of Moorpark General Plan (Open Space. Conservation, and Recreation Element page III -6) states that the City of Moorpark has no endangered or sensitive species of flora or fauna; this is not accurate and probably simply reflects the status of the rare plant community inventory available to the City at the time this Element was drafted. Subsequent environmental inventories have documented the presence of both rare and sensitive plants and animals in the City since preparation of this Element of the General Plan. While not specifically referencing sensitive or rare plant communities, Policy 4.3 of the Conservation Element articulates the following policy: "Conserve, preserve, and enhance the quality of biological and physical environments throughout the City of Moorpark. Require restoration of those areas unsatisfactorily maintained or subsequently degraded." The City's Land Use Element also encourages the preservation of significant native vegetation, wildlife, and biologically significant open space (Refer to Goals and Policies summarized on pages 5 -15 and 5 -16 of Chapter 5). Biological Resource Protection Measures in the County of Ventura General Plan Since actions by the City concerning native plant community management may affect related plant communities in adjacent or nearby County unincorporated areas, the guidance of the County General Plan regarding biological resources has some relevance to major projects such as the West Pointe Homes project. This relevance is directly related to the permits that will need to be issued for the project by the County of Ventura (for flood control facilities). The Ventura County General Plan Goals, Policies and Programs (County of Ventura, 1988) outlines the following goals pertaining to rare, endangered or threatened plants: 1) preserve and protect the habitat of state or federally listed rare, threatened or endangered plant species and 2) preserve and protect plant and animal species which are locally unique. Riparian Habitats A suitable definition of a wetland for the purposes of impact evaluation in the Ventura County region is provided in the County General Plan Glossary: Wetlands - Lands which are transitional between terrestrial and aquatic systems where the water table is usually at or near the surface or the land is periodically covered with shallow water. The frequency of occurrence of water is sufficient to support a prevalence of vegetative or aquatic life that requires saturated or seasonally saturated soil conditions for growth and reproduction. Wetlands include marshes, bogs, sloughs, vernal pools, wet meadows, river and stream overflows, mudflats, ponds, springs and seeps. Similar to oak woodlands in wildlife benefits, riparian habitats provide food, nesting sites and cover. With the addition of intermittent or year -round water, this perhaps is the most useful habitat for the greatest number of plant and animal species (Oak Collaborative, 1986). Federal and state jurisdictional definitions conform generally to the County definition. Standards and guidelines used in the delineation of wetlands for federal and state permitting are presented in detail in EIR Appendix 6. Chapter 10: Biological Resources Page 14 Under federal standards, wetlands are delineated by the presence of 1) hydrophytic vegetation, 2) hydric soils and 3) wetland hydrology for at least two weeks out of the growing season. If a wetland or riparian environment meets these criteria, these natural features are protected from disturbance without first obtaining a permit from the Army Corps of Engineers (Section 404 of the Federal Clean Water Act). The California Department of Fish and Game also requires a permit for any project which will "change the natural flow or substantially change the bed, channel or bank of any river, stream, or lake designated by the Department [of Fish and Game], or use any material from the streambeds, without first notifying the Department of such activities" (California Department of Fish and Game, 1989). The Department of Fish and Game generally requires a 2:1 or higher replacement ratio for streambed and riparian habitats prior to issuing permits which enable disturbances to a riparian system. Unlike the Federal characterization of wetlands, the State requires only one of the three wetland parameters to be met at any site. The Mule Fat Scrub, Riparian Scrub, and to some degree, the Walnut Woodland communities enumerated in Table 10 -1 all qualify as a wetland under one or more of the definitions provided above. Jurisdictional Resources Subiect to Federal and State Riparian and Wetland Permit Procedures A jurisdictional delineation was conducted for the eastern portion of the site to determine what areas within the project boundary that will be impacted by construction would be subject to federal and state regulation. A jurisdictional delineation was conducted in the western portion of the property in June of 2000. Two ephemeral drainages totaling 1,500 linear feet comprise 0.08 acres of non - wetland waters of the United States and California Department of Fish and Game (CDFG) eligible streambeds. A former agricultural pond in this area is also present which includes approximately 0.58 acres of waters of the U.S. and CDFG streambeds. This area is proposed to remain in undisturbed open space. Any modification of the project which results in an intrusion into the proposed Conservation perpetual conservation easement area would require an expanded jurisdictional analysis and mitigation planning. An overview of the regulatory agencies and their jurisdiction over streambeds, ponds, lakes, and wetlands is provided in Appendix 6 of the EIR, together with a detailed description of the jurisdictional resources present on the West Pointe Homes project site. Based on the field investigation, two jurisdictional drainages are present in the eastern portion of the site, including Walnut Canyon Creek and a deep arroyo system central to the development area. The delineation discussed in this EIR is considered preliminary until the Corps of Engineers, in consultation with the Fish and Wildlife Service, makes a final determination regarding the extent and nature (i.e., ephemeral or intermittent water flow) of "waters of the U.S." identified on the property. The California Department of Fish and Game will also likely complete verifying field visits to determine whether the boundaries of on -site riparian resources as mapped in this EIR conform with Department interpretations. Based on the delineation it is estimated that approximately 7,118 linear feet and 2.61 acres of drainages within the project site qualify as non- wetland waters of the U.S. and 0.46 acre qualifies as wetland waters as defined in the Corps of Engineers Clean Water Act Section 404 definitions. The wetland was included within the ordinary high water mark. Inclusive of ACOE jurisdiction, CDFG streambed jurisdiction (which includes riparian canopy) totals 3.26 acres. Riparian areas, including the proximity of adjacent blueline streams, are illustrated on Figure 10 -2. Based on a preliminary jurisdictional analysis, the project will be required to obtain an "individual permit from the Corps of Engineers. Refer to the Alternatives Analysis in Chapter 19 of the EIR for supplemental information about the role this process may play in defining the Environmentally Superior Alternative for the project. Section 7 (Endangered Species Act) consultations with the US Fish and" Wildlife Service will also be required although the absence of endangered species (as documented by the protocol survey conducted for the EIR) would suggest that the Fish and Wildlife Service may not require preparation of a Biological Opinion for this project. The Corps will be required to conduct an Environmental Assessment for this project. A Notice of Intent to issue a permit and an environmental analysis subject to public review will be required prior to issuance of any federal permits. The Department of Fish and Game may not issue any permits for this project until certification of this EIR by the City. Chapter 10: Biological Resources Page 15 Wildlife Movement Corridors Wildlife corridors link together areas of suitable wildlife habitat that are otherwise separated by topography, changes in vegetation, or by human disturbance. The fragmentation of wildlife habitat by urbanization creates isolated "islands" of wildlife habitat. Corridors mitigate the effects of this fragmentation by (1) allowing animals to move between remaining habitats which allows depleted populations to be replenished and promotes genetic exchange with separate populations; (2) providing escape routes from fire, predators, and human disturbances, thus reducing the risk that catastrophic events (such as fire or disease) will result in population or species extinction; and (3) serving as travel paths for individual animals as they wander about their home ranges in search of food, water, mates, and other needs. Wildlife movement corridors are generally defined at the regional level as habitat linkages that connect otherwise large disjunctive open space areas such as local, state, and national parks, forests, preserves, and wilderness areas. Within these habitat linkages, riparian strips, canyon bottoms, drainages, and even dirt roads and trails are often used to facilitate movement. However, within a large natural habitat block or patch, these features are generally not referred to as movement corridors but, rather, travel paths to facilitate movement within the habitat patch. Rural residential developments are present in scattered locations to the north, south, east, and west of the site. North of the site, higher quality habitat is present in a large, contiguous open space area. However, this area is part of the proposed Moorpark Country Club Estates, which is currently under construction. South of the project site is the Hitch Ranch Specific Plan area. Hitch Ranch supports disturbed vegetation, which primarily consists of non - native grasslands and coyote brush scrub. Wildlife movement through Hitch Ranch is limited due to the presence of high density commercial and residential development, and the Union Pacific Railway to the south, and rural residential, agriculture, and low quality habitat areas to the east and west. The Hitch Ranch Specific Plan is currently under environmental review and may be developed in the near future. Walnut Canyon Road is located along the eastern boundary of the site, thus limiting movements to the east. Happy Camp Canyon Regional Park is the only designated open space area with potentially suitable habitat for large mobile wildlife species such as coyote and deer. This local open space recreation area is situated approximately 0.75 mile east/northeast of the project site. State Route 23 and low density rural development separate the two areas and likely serves as a deterrent to movement to and from the project site. In addition, Happy Camp Canyon terminates at a residential development, thus eliminating this canyon as a major wildlife movement corridor. Therefore, the West Pointe Homes project site may be utilized by wildlife moving within their home ranges in search of food, water, and mates, but the site is not part of a major wildlife movement corridor. 10.3 Impacts Impact Assessment Methodology Direct impacts of a proposed project on biological resources can take several forms, but typically involve the loss, modification, or disturbance of natural habitat (i.e., vegetation communities or other naturally occurring areas) which in turn, directly affect plant and wildlife species dependent on that habitat. To determine areas of expected impact on biological resources, the plant communities of the site were transferred onto the project's Vesting Tentative Tract map (1 inch = 200 feet). All areas within the development grading limits on the project map were assumed to result in conversion of natural habitat areas to a developed condition. In order to minimize fire hazards, the Ventura County Fire Department requires that fuel modification zones be established within the natural habitats and ornamental landscaped areas that are located along the outside edge of the development envelope. For the West Chapter 10: Biological Resources Page 16 Pointe Homes project the fuel modification zone will result in the removal of all (or nearly all) native vegetation within a distance 100 feet from all residential structures (i.e., edge of the building pad), and 25 feet from roads and vegetation changes (reduction of fuel loads and selective pruning) within 200 feet of these structures. These areas will be permanently maintained to reduce fuel loads, as directed in the field by the Fire Department. Natural habitats that are located within this zone which are outside the grading limits have been included in both the project specific and cumulative impact analysis for this project. In cases where this zone is situated within a graded area that will be converted to ornamental landscaping, the native vegetation loss within these areas are defined as experiencing permanent impacts. The level of significance of potential impacts on biological resources was determined by an evaluation of significance criteria (Section 10.2) taking into account the overall biological value of a habitat area and /or a specific resource (as defined in Table 10 -3). The relative value of each of the vegetation communities present on site is measured by such factors as disturbance history, biological diversity, its importance to particular plant and wildlife species, its uniqueness or sensitivity status, the surrounding environment, and the presence of special- status resources. The significance of impacts with respect to direct impacts on individuals or populations of plant and animal species takes into consideration the number of individuals potentially impacted, how common or uncommon the species is both on the project site and from a regional perspective, and the sensitivity status if the species is considered of special status by resource agencies. Valuation of an area in terms of its use as a wildlife movement corridor considers such factors as habitat quality, linkage to open space areas, potential or known use by wildlife species, corridor size and width, and relative importance. These factors are evaluated based on the results of the on -site biological survey, results of literature and database reviews, and established and recognized ecological and biodiversity theory and assumptions. Summary and Ranking of Biological Resource Values Based on an evaluation using the criteria described above, on -site plant communities were assigned one of three biological value levels: low, moderate, or high. The designations for on -site plant communities are summarized in Table 10 -3. Low level biological resource values are represented by the non - native grassland, disturbed /ruderal, disturbed coyote brush scrub, and non - native woodland. Communities with moderate level values include disturbed native grassland, disturbed Venturan coastal sage scrub, coyote brush scrub, mule fat scrub, and disturbed riparian scrub. As indicated in bold print in Table 10 -3, Native grassland, Venturan coastal sage scrub, and Californian walnut woodland were defined as having high biological value. Issue 1: Destruction of Botanical Resources and Sensitive Habitats As documented in Table 10-4, the proposed project will result in the loss of about 85 acres of assorted native plant communities that support or have the potential to support a number of rare, endangered, and special interest species of wildlife (particularly bird species). This computation of impacts is based on a summation of impacts within identified plant communities. Distinctions made by the biological consultants between impacts resulting from fuel modification zone construction versus all other construction have not been carried forward into the impact analysis since this distinction is irrelevant to the overall analysis of project impacts. Further, the impacts on both "pristine" and "disturbed" habitats within habitat categories have been eliminated in the impact analysis since this distinction is not relevant to computing the overall impacts of the project on native plants and habitats. Impacts to Venturan Coastal Sage Scrub, Valley Needle Grass, and Walnut Woodland habitats will be particularly significant. Project build out would result in the direct loss of (1) about 76 acres of Venturan Coastal Sage Scrub, (2) at least .31 of an acre of Walnut Woodland, and (3) about 2.5 acres of Valley Needle Grassland, and modification of several acres of various types of riparian habitat. These communities all meet the definitions of significant rare or sensitive habitat referenced in Section 10.2 of this Chapter. A substantial portion of the land around the perimeter of the residential portion of the project would need to be cleared and modified for fire protection purposes, further diminishing the Chapter 10: Biological Resources Page 17 potential for retaining extant native plant communities; preliminary fuel modification estimates have been included in the summary of impacts presented in Table 104. Table 10 -3 Biological Resource Values of Plant Communities -- West Pointe Homes Property Plant Community Relative Biological Value Herbaceous Communities Native Grassland - Undisturbed High Native Grassland- Disturbed Moderate -Low Non - Native Grassland Low Disturbed /Ruderal Low Shrub Communities Venturan Coastal Sage Scrub High Venturan Coastal Sage Scrub - Disturbed Moderate -Low Coyote Brush Scrub Moderate Coyote Brush Scrub - Disturbed Low Riparian Communities Mule Fat Scrub Moderate Riparian Scrub - Disturbed Moderate Woodland Communities California Walnut Woodland High Non - Native Woodland Low Disturbance associated with clearing and grubbing, grading, and equipment storage and movement would further destroy an undetermined amount of vegetation. Total sensitive native habitat loss resulting from implementation of the project is estimated to be about 80 acres. The adverse effects resulting from destruction of sensitive habitats and plant communities will be significant and unavoidable (a Class I impact). Grassland habitats which are classified as "very threatened" by the Department of Fish and Game. Development of this project will significantly reduce the remaining stands of Venturan Coastal Sage Scrub in Ventura County. Depending on variable estimates of the amount of remaining Ventura Scrub extant in Southern California, development of the project would reduce the remaining total inventory of this type of community in the State by between 2% and 3% (based on a conservative estimate). Combined with the impacts of the plant removals associated with the Moorpark Country Club Estates project to the immediate north of the West Pointe Homes project, the cumulative effect of the vegetation conversion associated with these two undertaking may represent the elimination of as much as nearly one - quarter of all remaining lands in the state of this type of plant community. Therefore, implementation of the project will contribute significantly to the gradual, potentially inevitable, elimination of this type of plant community as an extant, viable habitat (a Class I cumulative impact). In addition to a direct reduction of vegetation and fauna, the indirect effect of urbanization would have adverse consequences on the surrounding plant communities. While a substantial portion of the existing sensitive habitat on the site will be preserved (by the Conservation Easement), urban residential uses, recreational trail systems, and other impacts will reduce the overall vitality and capacity of the ecosystems in the project vicinity. The value of the immediate project area, in terms of animal and plant diversity and value to wildlife, would be reduced very significantly as a result of both project specific and cumulative development. Chapter 10: Biological Resources Page 18 Human disturbance such as noise, introduction of domestic animals and/or increased intrusion of domestic plants and animals into undeveloped areas and surrounding parcels with unconverted native habitat would further reduce the value of surrounding land to wildlife (a Class I impact). Noxious weeds, such as the Yellow Star Thistle (Centaurea solstitialis), could invade "temporarily disturbed" wildlands. This species is evident alongside some of the paved roads and fence lines in the vicinity. Without abatement, this thorny weed would ultimately invade riparian zones and all open, disturbed sites (Thomas, 1990). TABLE 10-4 SUMMARY OF IMPACTS TO PLANT COMMUNITIES Federal or Plant Community Areas of Acres State Permits Habitat ! Impacted Required Venturan Coastal Sage Scrub 270.1 75.64 Possibly Non - native Woodland 1.44 0.91 Possibly California Walnut Woodland 1.52 0.31 Yes Mule Fat and Riparian Scrub 3.57 1.51 Yes Coyote Brush Scrub 22.15 4.43 Yes Native (Valley Needle) Grassland 3.7 2.54 Possibly Non - Native Grassland 32.55 38.32 No Ruderal (Disturbed) Areas 15.21 12.61 No Total 350.25 136.27 Discussion The principal direct impact of implementation of the proposed project is to convert approximately 136 acres of the 350 -acre property (about 29 percent), and another 2.14 acres that are located off of the project site (i.e., for a water tank access road), from a natural to a developed condition (considering construction, grading, and brush clearance). Of this total acreage, approximately 33.76 acres of natural areas would be disturbed due to compliance with the Ventura County Fire Department. In order to minimize fire hazards, the County requires that fuel modification zones be established to a distance of 100 feet from all residential structures, and 25 feet from roadways. It is anticipated that the fire department will require that dead wood, plant litter, and ladder fuels (i.e., small fine branches and limbs between the ground and the canopy of over - topping shrubs and trees) be removed and cleared from the site. In addition, scrublands and woodlands would be thinned to lower the total volume of vegetation. The plants that are removed during the thinning process would be plants that have high fuel loads, such as California sagebrush and California buckwheat. Other plants that are considered fire - retardant that would most likely remain on the site include coyote brush, toyon, California coffeeberry, laurel sumac, California black walnut, and cottonwood. Native Grassland Approximately 1.90 acres of native grassland community will be permanently removed as a result of project implementation, and 0.64 acres will be permanently maintained within the fuel modification zone. Therefore, a total of 2.54 acres (69 percent) will be directly impacted by the project (i.e., area will be directly removed or is included within the fuel modification zone). The on -site native grasslands potentially provide habitat for the following special- status species: Coastal western whiptail, California horned lark, loggerhead shrike, and San Diego black - tailed jackrabbit. Chapter 10: Biological Resources Page 19 Native grasslands can also provide foraging habitat for several special- status raptor species, and breeding habitat for some small mammal species. In addition, native grasslands are considered a sensitive habitat type by the Department of Fish and Game. The direct impacts to approximately 69 percent of the on -site native grassland represents a substantial loss on a sensitive natural community. Therefore, the permanent loss or maintenance of 2.54 acres of native grassland habitat represents a significant impact. Venturan Coastal Sage Scrub Approximately 66.58 acres of coastal sage scrub vegetation communities will be permanently removed on the site as a result of project implementation, and 7.54 acres will be permanently maintained within the Fuel Modification Zone. Therefore, a total of 74.12 acres (27 percent) will be directly impacted by the project. An additional 2.14 acres of coastal sage scrub communities that are located outside the project boundaries will be directly removed as part of this proposed project. Therefore, a total of 76.26 acres of coastal sage scrub habitat will be removed as a result of project implementation. The coastal sage scrub occurring on the project site provides habitat for a variety of plant and wildlife species and is considered to be of moderate to high biological value depending on the extent of existing disturbance. Southern California rufous - crowned sparrow and cactus wren, both special- status species, were observed in this community on the site. In addition, coastal western whiptail, loggerhead shrike, and San Diego black - tailed jackrabbits potentially occur within this community. The permanent loss of approximately 27 percent of the on -site coastal sage scrub, and the loss of 2.14 acres located off of the site, represents a substantial loss of special- status species habitat and a sensitive natural community. Therefore, the permanent loss of 75.64 acres of coastal sage scrub habitat represents a significant impact. Coyote Brush Scrub Approximately 2.13 acres of coyote brush scrub vegetation communities will be permanently removed as a result of project implementation, and 2.30 acres will be 'permanently maintained within the fuel modification zone. Therefore, a total of 4.43 acres (20 percent) will be directly impacted by the project. Southern California rufous - crowned sparrow, a special- status bird species, was observed in the on -site coyote brush scrub community during the summer 1998 field surveys. No other special- status species are expected to occur within this community. Because of the potential for this habitat to support endangered and special interest species, the loss of 4.43 acres of coyote brush scrub is considered significant. Mule Fat Scrub Approximately 0.31 acre of mule fat scrub will be permanently removed as a result of project implementation, and 0.01 acre will be permanently maintained within the fuel modification zone. Therefore, a total of 0.32 acre (20 percent) will be directly impacted by the project. No special- status plant or animal species were observed or are expected to occur within this community on the site. However, because of its status as a sensitive plant community, the loss of approximately 20 percent of the on -site mule fat scrub represents a significant impact. Additionally, the on -site mule fat scrub community falls under the regulatory jurisdiction of the Corps of Engineers and Department of Fish and Game, and regulatory permitting due to the loss of this vegetation type would be necessary prior to project implementation. Disturbed Riparian Scrub Approximately 1.09 acres of riparian scrub community will be permanently removed as a result of project implementation, and 0.10 acre will be permanently maintained within the fuel modification zone. Therefore, a total of 1.19 acres (60 percent) will be directly impacted by the project. No special- status plant or animal species were observed or are expected to occur within this community on the site. However, the removal of 60 percent of the on -site disturbed riparian scrub would be considered a substantial loss of a sensitive habitat, and thus a significant impact. Chapter 10: Biological Resources Page 20 Additionally, the riparian scrub community qualifies as Corps of Engineers managed waters of the U.S. non - wetlands jurisdiction and California Department of Fish and Game streambed jurisdiction. Regulatory permitting due to the loss of this vegetation type would be necessary prior to project implementation. California Walnut Woodland Approximately 0.31 acre of the California walnut woodland community will be permanently removed as a result of project implementation. No additional parts of this habitat would be permanently maintained within the fuel modification zone. This community supports California black walnut, which is considered a special- status plant species. However, California black walnuts are only a CNPS List 4 species, and therefore, it is not considered a CEQA rare, threatened, or endangered plant. No other special- status plant or animal species were observed or are expected to reside within the on -site California walnut woodland. Since California black walnuts are considered a special- status species, a fire - retardant tree, and some on the site qualify as City of Moorpark protected trees, the on -site walnuts that are present within the fuel modification zone may not be removed during brush clearance activities. However, the permanent loss of approximately 20 percent of the on -site California walnut woodland represents a substantial loss of a sensitive natural community. Therefore, this loss represents a significant impact. In addition, the loss of 10 walnuts that are present within the project development envelope and that qualify for City of Moorpark protection conflicts with the City of Moorpark's Ordinance No. 101, which relates to the preservation, cutting, and removal of historical trees, native oak trees, and mature trees. Therefore, the removal of the 10 walnut trees that meet the guidelines of the City's ordinance would be considered a significant impact. Non - Native Woodland Approximately 0.91 acre (63 percent) of non - native woodland vegetation will be removed as a result of project implementation, and 0.53 acre will remain on the site following construction. This community, which is comprised almost entirely of non - native plant species, is considered to be of low biological value. However, it does potentially provide nesting habitat for common raptors. The loss of this non- native woodland vegetation would not substantially diminish habitat for plants or wildlife, substantially affect special- status species, or cause a wildlife population to drop below self- sustaining levels. However, the loss of trees qualifying for protection under the City of Moorpark's Ordinance No. 101 would be considered a significant impact. Native Oak and Mature Tree Removal The project site supports 119 trees that qualify for protection under the City of Moorpark's tree ordinance. Eighteen of these trees are California black walnuts that are addressed above under Special- Status Plants. Out of the remaining 102 trees on the site, 30 Peruvian pepper trees, 12 tamarisk, 5 blue gum, and 2 blue elderberry are present within the development envelope and will be removed during construction (Table 10 -5). Because the loss would conflict with the City's adopted policy, the loss of 49 mature trees on the site would be considered a significant impact. Additionally, one oak tree is present within one of the proposed estate lots. Mitigation will be provided to preserve this tree and protect it from any adjacent grading operations. Chapter 10: Biological Resources Page 21 Table 10 -5 City of Moorpark Protected Trees That Will Be Removed During Project Implementation Scientific Names Schinus molle* Sambucus mexicana Quercus agrifolia Quercus agrifolia x wislizeni Juglans califomica var. califomica Eucalyptus globulus* Heteromeles arbutifolia Populus fremontii ssp. fremontii Tamarix species* ' "`°' 59 * Non - native species One oak tree is located on one of the proposed estate lots; however, it will not be removed as part of this project. Peruvian pepper tree, tamarisk, oak, toyon, and cottonwood are considered fire resistant trees (Ventura County Fire Department, 1998; County of Los Angeles, 1998). Any of these trees present within the fuel modification zone may not need to be removed during brush clearance activities. Blue gum and blue elderberry are not considered fire resistant trees. One blue elderberry is present within this zone and no blue gum are present. There is a potential that the blue elderberry that is present within the zone will be removed during the vegetation clearance activities. This potential loss of one blue elderberry tree would conflict with the City's adopted policy, and therefore, this loss would be considered a significant impact. Issue 2: Impacts to Rare or Endangered Plant Populations As documented in Appendix 6 of the EIR, a total of 16 sensitive plant species are known to occur historically in the vicinity of the study area. Many of these plants have very particular soil associations which are not found within the project boundary. Of these 16 species, one was obscured on site and three species were determined to have some potential for occurrence within the study area due to the suitability of onsite habitat or presence on nearby landforms. These four species include California Black Walnut, the Lyon's Pentachaeta, a state - listed endangered species, and the slender- horned spineflower, a state and federally- listed endangered species, Plummer's Mariposa Lily and Braunton's Milk Vetch. Although marginally suitable habitat for the Blochman's dudleya was observed on the property, no examples of the species (which can be observed in any season) were observed within the project boundary. Therefore, based on the survey results, no endangered or rare plant species were observed on the site during brief field surveys conducted for the EIR. However, potentially suitable but marginal habitat was observed which could support the following four listed, rare, endangered, or special interest plants: Pentachaeta lyonii (Lyon's Pentachaeta) CNPS: 1 B State /Federal: Listed endangered species (Category 1 Federal listing) Habitat: Thin grasslands in scattered locations in Ventura and Los Angeles Counties. Potential for Occurrence: Suitable marginal habitat does occur onsite. The late spring - early summer survey corresponded with the last weeks of the flowering period of this Chapter 10: Biological Resources Page 22 No. Removed Common Name During Grading Peruvian pepper tree 30 Blue elderberry 2 Coast live oak 01 Coast live and interior live oak hybrid 0 Southern California black walnut 10 Blue gum 5 Toyon 0 Fremont cottonwood 0 Tamarisk 12 ' "`°' 59 * Non - native species One oak tree is located on one of the proposed estate lots; however, it will not be removed as part of this project. Peruvian pepper tree, tamarisk, oak, toyon, and cottonwood are considered fire resistant trees (Ventura County Fire Department, 1998; County of Los Angeles, 1998). Any of these trees present within the fuel modification zone may not need to be removed during brush clearance activities. Blue gum and blue elderberry are not considered fire resistant trees. One blue elderberry is present within this zone and no blue gum are present. There is a potential that the blue elderberry that is present within the zone will be removed during the vegetation clearance activities. This potential loss of one blue elderberry tree would conflict with the City's adopted policy, and therefore, this loss would be considered a significant impact. Issue 2: Impacts to Rare or Endangered Plant Populations As documented in Appendix 6 of the EIR, a total of 16 sensitive plant species are known to occur historically in the vicinity of the study area. Many of these plants have very particular soil associations which are not found within the project boundary. Of these 16 species, one was obscured on site and three species were determined to have some potential for occurrence within the study area due to the suitability of onsite habitat or presence on nearby landforms. These four species include California Black Walnut, the Lyon's Pentachaeta, a state - listed endangered species, and the slender- horned spineflower, a state and federally- listed endangered species, Plummer's Mariposa Lily and Braunton's Milk Vetch. Although marginally suitable habitat for the Blochman's dudleya was observed on the property, no examples of the species (which can be observed in any season) were observed within the project boundary. Therefore, based on the survey results, no endangered or rare plant species were observed on the site during brief field surveys conducted for the EIR. However, potentially suitable but marginal habitat was observed which could support the following four listed, rare, endangered, or special interest plants: Pentachaeta lyonii (Lyon's Pentachaeta) CNPS: 1 B State /Federal: Listed endangered species (Category 1 Federal listing) Habitat: Thin grasslands in scattered locations in Ventura and Los Angeles Counties. Potential for Occurrence: Suitable marginal habitat does occur onsite. The late spring - early summer survey corresponded with the last weeks of the flowering period of this Chapter 10: Biological Resources Page 22 diminutive annual. Calochortus plummerae (Plummer's Mariposa Lily) CNPS: List 4 State /Federal: None Habitat: Grasslands, Chaparral. Potential for Occurrence: Suitable habitat present onsite and the survey coincided with flowering period. Although no plants were observed, a Calochortus fruit was observed during the field surveys. Dodecahema leptoceras (Slender Horned Spine Flower) CNPS: 1B State /Federal: Listed endangered species Habitat: This plant is an herbaceous annual which occurs on alluvial scrub vegetation an sandy flood deposited rivers and washes in Los Angeles, Riverside, and San Bernardino Counties. Potential for Occurrence: Marginal suitable habitat does occur onsite. The late spring - early summer survey corresponded with the flowering period of this diminutive annual. The Pentachaeta is almost always associated with annual Polemones, which was not observed onsite. No plants were observed. Astragalus brauntonii ( Braunton's Milk Vetch) CNPS: 1B State /Federal: not listed as a state endangered species /Category 2 endangered species Habitat: This species has been found in the foothills bordering the Los Angeles plain in the Santa Monica, Santa Ana and San Gabriel Mountains. It is most commonly (and most abundantly) seen after chaparral burns, and appears to be a limestone endemic (Marsh, 1990; Spenger, 1990; Thomas, 1990). Small populations have also been noted following artificial, mechanical disturbance such as grading (Bramlet,1990; Thomas, 1990). However, the number of plants observed following mechanical disturbances are usually small in contrast with the dense growth that occurs in the first several years following a wildland fire. Occasionally individuals have been identified after seed has fallen or in a down -slope area below a main population; presumably these seeds have been scarified by abrasion enabling germination ( Spenger, 1990). Heat or scarification of the seed coat is required for germination (Carroll, 1986). Once established, Braunton's Milk -Vetch is a short -lived perennial and populations persist for approximately 3 to 5 years. After this time, the vegetative form of the plant dies and the perpetuation of the plant persists only in seed form in the soil for many years thereafter until the next fire cycle (Nature Conservancy, 1986). Potential for Occurrence: Suitable habitat does not occur onsite since proper limestone based soils do not appear to be present. The potential for occurrence is therefore considered remote. No plants were observed. The survey conducted to locate rare plants was systematic and occurred within the time period when these plants (generally) would have been in flower (depending on local moisture and seasonal rainfall patterns). The absence of suitable soils for some types of rare plants best explains their absence. In other cases, the project boundary is generally outside the known clusters or locations where such plants have been observed. Therefore, in cases where suitable soil, moisture and habitat existed on site and still no rare plants were observed is best explained by either patterns of fire activity or the very limited dispersal of potential rare plants. Given the results of the field survey, it is very unlikely that the lands within the property boundary contain rare plants other than the California Black Walnut. Therefore, impacts associated with rare or endangered plants, or the potential occurrence of rare or endangered plants, are predicted to be insignificant (a Class II) impact. Chapter 10: Biological Resources Page 23 Issue 3: Impacts to Riparian Habitats Figure 10 -2 displays the location and extent of the blueline streams and other riparian habitats situated within the West Pointe property; the ridgelines dividing and defining these three streams are also illustrated on this exhibit. Habitats within the drainage features on the site include mulefat scrub and disturbed riparian scrub as well as non - native grassland and Venturan coastal sage scrub. None of these drainages are named on the USGS topographic map of Moorpark. For ease of reference, from west to east, the drainages have been referred to as the Gabbert Canyon tributary (preserved within the proposed Conservation Easement/Conservation Dedication area) and Walnut Canyon drainages. An un- named arroyo which drains the landforms where construction is planned is present in the middle of the property which drains southerly. Only a very short segment of the Walnut Canyon drainage is present within the property boundary; the principal ephemeral riparian corridor within the property is the western tributary of the Gabbert Canyon drainage. Variously designated as alluvial scrub (or riparian scrub), this plant community occurs mainly on alluvial deposits on the coastal side of the San Gabriel, San Bernardino and San Jacinto Mountains of Southern California. This community is also found in limited distribution in the floodplains and sandy washes of small streams. Periodic flooding appears to be necessary for the maintenance of alluvial scrub vegetation. This plant community occurs in drainages that have the following attributes: (1) seasonal high velocity storm waters are the primary source of water in the drainage; (2) seeps, springs, and other sources of prolonged seasonal water supply are generally absent; (3) the drainages generally lack reliable, seasonally long term sources of water supply; and (4) often such drainages are characterized by rapid, deep, dissection and significant changes in stream gradient. The distribution of the Alluvial or Riparian Scrub community within the project boundary is illustrated in Figure 10 -1. Direct impacts to the riparian corridor will result from the following activities: • construction of a road and culvert span across the Walnut Canyon corridor; • construction of a major detention basin along Walnut Canyon road to satisfy flow requirements (discussed in more detail in Chapter 9) • bank protection along the existing drainage descending Walnut Canyon; • clearing, grubbing, and grading for the residential project; and • construction of roadway improvements along Walnut Canyon Road. Although it is difficult to estimate the area of direct impact given the level of detail presently available concerning final project design, routing, bank protection, and related matters, based on an initial computation of the zone of direct impact on riparian areas, approximately 3.26 acres of riparian habitat are likely to be impacted. Based on the preliminary field investigation, two jurisdictional drainages are present in the eastern portion of the site, including Walnut Canyon Creek and an unnamed tributary drainage situated centrally to the project. Since the project site is located within the Los Angeles District of the ACOE, it is necessary for the Corps, in consultation with the Natural Resource Conservation Service, as applicable, to make a final determination on the extent and nature (i.e., ephemeral or intermittent water flow) of "waters of the U.S." jurisdiction on the site. The California Department of Fish and Game is presently being consulted regarding the boundaries of on -site areas of streambed jurisdiction. Chapter 10: Biological Resources Page 24 Based on the preliminary delineation prepared by the applicant's consultants (contained in Appendix 6 of the EIR), it is estimated that approximately 7,118 linear feet and 2.61 acres of drainages within the project site qualify as non - wetland waters of the U.S. and 0.46 acre qualifies as wetland waters of the U.S. consistent with Section Clean Water Act 404 definitions (as administered by the Corps. Based on the preliminary jurisdictional delineation, Department of Fish and Game streambed jurisdiction (which includes riparian canopy) totals approximately 3.26 acres. Based on map calculations derived from the preliminary grading plan, the adverse effects of construction within and adjacent to the riparian corridor will result in significant impacts to about 1.9 acres of state qualifying and 1.8 acres of federally qualifying riparian habitats. The riparian vegetation within the project boundary is an important and unique habitat and its disruption will result in significant effects. The development of the residential project and the increased daily runoff created by the daily watering regime will also enhance and enrich the underlying saturation of the entire drainage to the south. This runoff will also encourage the gradual transformation of the riparian corridor form an Alluvial Scrub type of community to another riparian community which is characterized by a different complex of vegetation. The mitigation planning for the project is designed to guide this transformation to a riparian woodland type of environment. Issue 4: Indirect Impacts and Disruption to the Ecology of Surrounding Open Space Indirect effects on the habitats adjacent to the project are predicted to occur as a result of project approval. The potential adverse biological effects on surrounding biological resources could potentially include increased and unregulated recreational use of surrounding lands, intrusion of non - native plants and domestic pets into the remaining relict components of the surrounding natural ecosystem, and the creation of impediments to wildlife dispersal. Disturbance to nearby habitats through increased noise, traffic, lighting, and general human activity are also potentially significant (a Class II impact). Unauthorized uses of surrounding lands for recreational purposes could potentially become a management problem. The most severe forms of environmental degradation result from off -road vehicle (ORV) damage, vandalism, and illegal discharge of firearms. 'Dirt bike' and other ORV use, unregulated foot traffic and vandalism could destroy surrounding relict stands of native plant populations and disrupt wildlife habitat. Firearms and increased potential for brush fires are additional sources of wildlife harassment and habitat destruction. These impacts are existing problems that will be amplified by the development of the proposed project. Impacts to rare plants and wildlife habitats from human disturbance associated with the West Pointe Homes occupation could become significantly adverse unless access to the surrounding areas is regulated (a Class II impact). This regulation can be accomplished by fencing the Conservation Easement area, encouraging use of the designated trail system and by prohibiting or discouraging entry elsewhere. Invasion of exotic plantings into native plant habitats could result from landscape introductions (a Class II impact). Non - native plant species tend to degrade habitat values for wildlife and reduce the diversity of the floral community through competition. The sandy alluvial soils within the property boundary are unlikely to support most exotic plant species without at least limited late summer watering; however, there is some potential for exotics to displace natives, particularly within the drainages and lower slopes surrounding the West Pointe property where soils are better developed. This possibility can be largely avoided by encouraging the use of native plants in the landscaping for future developments. Domestic pets can cause substantial losses among various wildlife species if allowed to roam free. Leash laws for dogs are intended in part to control this problem. Cats are not so easily contained in their movements and they are highly effective predators on reptiles, birds and small mammals. However, sensitive wildlife species are not expected to be significantly impacted from increased predation by domestic animals (a Class II impact). Chapter 10: Biological Resources Page 25 lz� CT -f \"..` f. /j �v,�/ - 1. 1 h,• isrrr r r r. i r j r r F Q -� .F Preliminary Jurisdictional Delineation West Pointe Homes • City of Moorpark, California iv* nia Namd: vvr - i i x i r kNy.a/ r vvr junsaicaon.venn.scan SOURCE: IMPACT SCIENCES VICINITY MAP Figure 10 -2 Chapter 10: Biological Resources Page 26 0 Most wild animals tend to avoid areas of intense human activity, which is expected to increase significantly above current levels once the parcels are converted to residential use. Noise, night lighting and other visual disturbances may cause some species to abandon currently held territories. These effects would be most pronounced among nocturnal species whose vision is inhibited by artificial lighting (a Class II impact). Issue 5: Construction Related Vertebrate Mortality and Impacts to Faunal Resources Vertebrate Mortality Resulting From Construction Based on field observations, live- trapping in similar settings, and literature sources, it is possible to crudely bracket the number of individuals of certain vertebrate groups that would suffer direct mortality due to construction - related activities on the project site. Based on field measurements from comparable settings, over 3,000 rodents and small mammals are predicted to be destroyed during the initial mass grading. While small mammals species occurring on site are neither rare, endangered, or have been attributed special interest status, the project will result in the direct mortality of a number of small mammals. Small vertebrate species will be directly affected by construction. They are more likely to suffer direct mortality as well as higher mortality in attempting to relocate to adjacent open spaces. The degree of mortality sustained by any particular population is a function of species - specific vagility (in this case, the ability to escape heavy grading equipment), adaptability of a species to urban situations, location of the population within the project (center vs. edge), population density, degree of saturation of adjacent open space by conspecifics and availability and proximity of suitable off -site habitats. Vagility, home range size and population density are inversely related to body size in terrestrial vertebrates. Larger mammals, birds and reptiles (i.e., terrestrial snakes) may be able to vacate the project site and reside elsewhere. Species whose home ranges extend beyond the project site may be less affected by development than their smaller, less vagile counterparts. In the absence of censuses specifically designed to estimate vertebrate population densities it is difficult to objectively state the mortality and /or displacement of vertebrate species that would follow development of the project area. Certainly as currently proposed, project buildout will directly eliminate 130 acres of habitat and restrict the value of the remaining habitat which is proposed to be placed in conservation status. Together with the Moorpark Estates project to the north (now under construction), the cumulative effects of these two projects would be to virtually eliminate the approximately 700 acres of habitat onsite as a vertebrate resource for all but the most adaptable species. Direct impacts from construction related mortality and indirect impacts from permanent displacement and loss of habitat are considered significant project specific and cumulative adverse effects which will result from development of the project (a Class I effect). Rare, Endangered, and Special Interest Fauna A total of 21 sensitive or special interest faunal species (including 1 amphibian, 5 reptiles, 11 birds, and 4 mammals) are known to occur in the vicinity of the project site. Some of these species were observed onsite during the census of faunal resources conducted in 1998 and others were observed in 1993 during field studies conducted for the adjacent Moorpark Country Club Estates project. Other species are expected to occur but were not directly documented by the consulting biologists for either project. Four sensitive bird species, the San Diego cactus wren, the California horned lark, the loggerhead shrike, and the black - shouldered kite, were observed within the study area during the late spring -early summer 1993 census of fauna on the adjacent property. Except for the black - shouldered kite, which is a state fully - protected species, all these previously observed bird species are Federal Category 2 candidate species for listing as threatened or endangered. Chapter 10: Biological Resources Page 27 A complete description of all of the candidate species and sensitive species observed within the project boundary is provided in the Biological Resources Technical Report (Appendix 6). A discussion of the field observations and conclusions derived in the Impact Sciences report with reference to project impacts on specific special interest fauna is outlined below. Coastal western whiptail - -The coastal western whiptail lizard potentially occurs in the grassland and coastal sage scrub vegetation on the site. Given that a substantial acreage of these habitat types occurs on the site and in the region, the abundance and distribution of this species is generally not limited. Because this species was not observed on or adjacent to the site during field surveys, relatively few individuals of this species are expected to occur on the site in the near future. However, should this species occur on the site prior to project implementation, direct mortality of individuals of this species could occur as a result of site preparation and construction activities. Should individuals of this species occur on the site prior to project implementation, only a small number of whiptails would be expected to be removed or destroyed as a result of project implementation. Therefore, the loss of a low number of these individuals as a result of site preparation and construction activities would not be considered a substantial effect on the population of this special - status species on the project site and, therefore, not a significant impact. White - tailed kite and Cooper's hawk -- These special- status raptor species were observed foraging over the site during summer 1998 field surveys. Nesting by either species is not expected on site as no nests were observed and dense oak or riparian woodlands, typical nesting habitat of these species, is not present on site. During construction and site preparation activities, individuals of these species occurring within or adjacent to habitat proposed for conversion on the site are expected to displace to remaining suitable habitat areas in the project vicinity. Because of the general availability of suitable foraging habitat for these species in the region, the loss of suitable foraging habitat on the site is not considered a significant impact on these species. However, should either of these species be nesting on the site or immediately adjacent to the site, direct loss of active nests, including eggs, young, or incubating adults, could result if construction and site preparation activities are conducted during the nesting season (generally March through August) of these species. This loss would be considered a potentially significant impact. Northern harrier, sharp- shinned hawk, and ferruginous hawk -- These special- status raptor species were not observed during field surveys; however, they have a high potential of foraging on the site. In addition, there is marginally suitable nesting habitat for northern harrier. During construction and site preparation activities, individuals of these species occurring within or adjacent to habitat proposed for conversion are expected to displace to suitable habitat areas in the project vicinity. Because of the general availability of suitable foraging habitat for these species in the region, the loss of suitable foraging habitat on the site is not considered a significant impact on these species. However, should the northern harrier be nesting on the site, direct loss of active nests, including eggs, young, or incubating adults, could result if construction and site preparation activities are conducted during the nesting season (generally March through August) of these species. This loss would be considered a potentially significant impact. Chapter 10: Biological Resources Page 28 California horned lark -- Although this species was not detected during the field surveys, suitable habitat is present on site within the grassland and scrub communities. During construction and site preparation activities, individuals of these species occurring within or adjacent to habitat proposed for conversion are expected to displace to suitable habitat areas in the project vicinity. However, should this species be nesting on site, a direct loss of active nests, including eggs, young, or incubating adults, could result if construction and site preparation activities are conducted during the nesting season (March through July) of these species. This loss would be considered a potentially significant impact. Cactus wren, loggerhead shrike and southern California rufous- crowned sparrow -- The cactus wren, southern California rufous - crowned sparrow, and loggerhead shrike were detected on or immediately adjacent to the project site during recent biological field surveys. Suitable nesting and foraging habitat is present on site within the scrub and grassland communities. During construction and site preparation activities, individuals of these species occurring within or adjacent to habitat proposed for conversion are expected to displace to suitable habitat areas in the project vicinity. However, should any of these species be nesting on the site, a direct loss of active nests, including eggs, young, or incubating adults, could result if construction and site preparation activities are conducted during the nesting season (March through August) of these species. This loss would be considered a potentially significant impact (Class II). Yellow- breasted chat -- A single yellow- breasted chat was observed in the patch of mule fat habitat that is located south of the site (impact Sciences, 1998). This species requires riparian thickets of willow and other brushy tangles in dense riparian woodland near water courses for cover and nesting (Zeiner et al., 1990). Suitable habitat is present on site and in the adjacent Gabbert Canyon drainage and therefore impacts will occur to the species as a result of vegetation removal and future disruption of habitats resulting from project occupancy. Therefore, significant impacts to habitats supporting the yellow - breasted chat are expected to occur as a result of project implementation (a Class II effect). San Diego black - tailed jackrabbit -- This large hare was recorded immediately adjacent to the site during biological field surveys conducted in 1993 (Impact Sciences, 1998). No jackrabbits were observed during the 1998 surveys of the Hitch Ranch or West Pointe Homes project sites, indicating that the level of disturbance to habitat on these sites may have resulted in the dispersal of this species onto more suitable habitat to the north. While this species is expected to continue to periodically use the site, only low numbers are expected to occur. During construction and site preparation activities, individuals of these species occurring within or adjacent to habitat proposed for conversion are expected to displace to remaining suitable habitat areas in the project vicinity or experience mortality due to grading, enhanced predatory activity, and related effects. Although project implementation is not expected to substantially affect the declining distribution of this special- status species, the conversion of the property to residential use and the increased activity anticipated within the conservation area to the west would contribute to the regional population decline of this species. Therefore, significant cumulative impacts to the San Diego black - tailed jackrabbit are expected to occur as a result of project implementation (a Class II effect). Chapter 10: Biological Resources Page 29 Due to the nearly complete anticipated destruction of 130 acres of extant plant communities and transformation of the environment which will occur with implementation of the project, adverse effects on these special interest species are anticipated to be significant; direct and indirect impacts include temporary dislocation, essential habitat removal, construction mortality, and long term habitat loss and related species displacement (Class II effects). Issue 6: Cumulative Loss of Habitat. Plant Communities, and Effects on Wildlife Corridors Cumulative Loss of Habitats Development of this project will directly eliminate nearly 80 acres of Venturan Coastal Sage Scrub, a Department of Fish and Game designated "very threatened" plant community. Similar damage to or partial eradication of other important habitats (Valley Needle Grassland and California Walnut communities) within the project boundary. The total extent of habitat destruction or modification cannot be estimated with precision until a refined grading plan is prepared and the location and extent of all off -site improvements are designed. However, in general, the present design of the project will result in a complete transformation of native habitats within the building envelope boundary to residential non - native habitat. The cumulative effects of this transformation are particularly significant since the project may represent from between 2% to 3% of the remaining Ventura Coastal Sage Scrub in the State. Implementation of the project will directly contribute to a very significant reduction in the regional distribution of this habitat type state -wide. A 200 -foot "Fuel modification zone" around the western, northern, and southern perimeter of the site will also result in the destruction of a substantial amount of habitat. The area of disturbance and modification of habitat extends beyond the direct impact area for the project. Cumulative indirect habitat effects will result from habitat degradation associated with human occupation. Domestic animal intrusion into adjacent open space and agricultural land will further significantly reduce the wildlife value of these areas. The direct loss of habitat resulting from construction as well as the indirect loss through habitat degradation will destroy the entire site as a functioning ecologic system. The proposed conservation easement dedication will ensure that at least some Venturan Coastal Sage Scrub habitat is preserved along the northern perimeter of the City. As a functioning system, however, for all intents and purposes, the cumulative development of the Hitch Ranch, SunCal, West Pointe Homes, and Moorpark Country Club Estates projects will virtually eliminate most acreage available to birds and other wildlife species occupying the Venturan Coastal Sage Scrub Community bounding the northern perimeter of the City (a Class I cumulative effect). The cumulative impact will be to seriously modify remaining stands of a very threatened vegetation community and its associated complex of birds, reptiles, amphibians, and other life. Development of this project will completely eliminate relatively sedentary species that currently live within the project boundary. More mobile vertebrate species will be displaced into adjacent habitats which are already likely to be saturated with conspecifics. These displaced individuals will also suffer high mortality rates. Widely- foraging vertebrates such as raptors and carnivores will experience a contraction of foraging space, the cumulative effects of which are elimination of the entire site as an ecologic unit. The direct and cumulative effects of habitat loss on existing vertebrate populations is considered significant (a Class I effect). Chapter 10: Biological Resources Page 30 Wildlife Corridors It is difficult to state with any certainty the value of a particular habitat or parcel of open space as a wildlife corridor in the absence of detailed analysis of the movements of at least a few of the dominant vertebrate species that occupy the site. However, the requirement of open space for unrestricted animal movements is obvious. Likewise, it is apparent that larger vertebrates need larger areas in which to forage or satisfy other requirements. Suitable areas must be available for dispersal of young as well as routes for immigration and emigration of individuals between populations to maintain genetic variability and reduce inbreeding. It is important to understand that the entire project site in its present form functions less as a wildlife corridor and more as a refuge or destination area for wildlife. The project represents one of the larger areas of intact, unconverted (agriculturally) expanses of open land along the northern perimeter of the City of Moorpark. Imbedded within the regional landscape surrounding the project site are several natural features that could be considered wildlife corridors. Any of the deeper ephemeral washes and intact streams in the area offer value as potential wildlife corridors. These elements are particularly valuable because they dissect a series of habitats along their entire length thereby contacting a wide variety of vertebrate species. The streams and drainages onsite and in the immediate vicinity have not been identified as having important wildlife value (see Appendix 6 Biological Resources technical appendix pages 3 -17 and 3 -18). Of the habitats within the project boundary, Gabbert Canyon Creek has the attributes of a riparian environment that could, in theory, serve as a viable wildlife corridor. However, surrounding urbanization and intensively developed agricultural areas preclude this drainage from providing linkage to the significant regional wildlife corridors located in the Ventura -Los Angeles County transverse range area. In addition, State Route 118, situated about a mile from the project site, serves as a major regional wildlife movement obstacle. Therefore, the significance of the Gabbert Canyon drainage as a wildlife corridor is very limited; while this feature surely facilitates local movement of resident animals, it does not have any regional significance. 10.4 Mitigation Measures In addition to the following mitigation measures proposed by the EIR consultant, the applicant has prepared a Biological Resource Mitigation Plan that is included in the Project Description. These measures (Section 4.8 in Chapter 4) were proposed by the applicant's biological consultant (Impact Sciences) in an effort to diminish the biological, botanical, rare plant and animal and wetland /riparian corridor impacts of the project. To implement the various aspects of the Project Description in an orderly manner, the following measure is proposed: ➢ Prior to issuance of grading permits, the Director of Community Development shall approve a Habitat Enhancement Plan which shall be integrated into the Landscape Plan for the project. The intent of the Plan would be to protect on -site natural systems, trees and resources and to devise methods for integrating planting suitable for recreational activities into the Landscape Plan. The Plan shall also provide guidance regarding revegetation of wetland /riparian areas that will be disturbed by construction. The advice provided in this Plan should apply to all existing or created on -site oak woodlands, riparian areas, detention basins and fuel modification zones. The purpose of this plan shall be to increase the biological carrying capacity of these areas. Chapter 10: Biological Resources Page 31 Note: In any case where the proposed applicant measures may conflict with mitigation proposed by the City, the City's measures shall prevail as governing compensation for impacts to biological and botanical resources. In cases where state or federal permit requirements may conflict with consultant or City recommendations, the federal and state agency conditions shall prevail. Issue 1: Destruction of Botanical Resources and Sensitive Habitats Given the relatively sensitive status of native plant communities within the project boundary (as defined in CEQA guidelines and as designated by the Department of Fish and Game), the project specific loss of botanical resources and cumulative effects on these communities were determined to be significant. While the project plan does include any provisions for open space dedication, preservation of sensitive habitat, and other forms of compensation for impacts conventionally used to reduce the scale and severity of impacts to plant communities, as an area of wildlife value, due to the convergence of buildout in the project vicinity, the overall biological value of this dedication would not offset the project's impacts completely. In addition, without effectively closing this dedication to recreational use, its value as wildlife habitat would be significantly compromised. This assessment does not diminish the value of the open space dedication as open space and as a visual buffer, but from a biological standpoint, development of the foothills around the northern perimeter of the City will continue to constrict native plants and animals and diminish their numbers, diversity, and potential for survival. Therefore, to mitigate impacts on sensitive plant communities, the following measures are proposed: (1) Prior issuance of building permits and coincident with grading activities, the proposed conservation easement/conservation dedication area shall be fenced with wire (or other fencing as approved by the Director of Community Development) to minimize intrusions by non - residents. A minimal designated trail system shall be devised for the easement area which, to the extent feasible, avoids or minimizes impacts to stands of native vegetation. The design of the trail system shall preserve, to the extent feasible, large tracts of Venturan Coastal Sage Scrub to enhance the potential value of this dedication for wildlife. The trail system shall be posted indicating penalties for damage to or destruction of wildlife. All motorized vehicles shall be prohibited from entering the conservation area. Prior to the approval of the Final Vesting Map the site plan shall be revised to include the dedicated trail alignment across the open space. The trail system shall be constructed as a minor multi -use trail and access to the area shall otherwise be restricted. The trail system shall be completed prior to occupancy of the first dwelling unit. (2) Prior to the approval of the Final Vesting Map the applicant or subsequent owner /developer shall dedicate a trail alignment across the open space conservation parcel. The trail system shall be constructed as a minor multi -use trail and access to the area shall otherwise be restricted and shall be completed prior to occupancy of the first dwelling unit. (3) Disturbed (ruderal) vegetation zones within the conservation easement/conservation dedication area shall be cleaned up and, to the degree feasible, restored prior to dominant surrounding native habitats. (4) Prior to issuance of grading permits, a habitat restoration plan shall be developed to ensure compensation for the loss of native habitats that will occur as a result of project development. The habitat restoration plan shall emphasize the selective use of purple needle grass (Stipa pulchra) and other native grasses in the landscape plan for the property. The plan shall also require, subject to approval of the Fire Department, the use of native plants common to Venturan Coastal Sage Scrub (e.g., Salvia apiana, Salvia leucophylla, Artemisia californica, Rhus integrifolia, Eriogonum fasciculatum, Encelia californica) in upland areas surrounding the project that are disturbed as a result of project development (geologic remediation, construction of Chapter 10: Biological Resources Page 32 fire access roads, etc.). The applicant shall also fund a program to provide an enhanced riparian canopy along the Walnut Canyon drainage consistent with requirements of the Department of Fish and Game and Army Corps of Engineers. The restoration shall be performed in accord with current best available restoration procedures and shall provide for the creation, restoration, and enhancement of native plant habitats. The applicant (or a designee) shall be responsible for maintaining the restoration areas for a period of three years or until the native grasses, riparian corridor, and perimeter plantings are successfully established. (5) The applicant/developer shall deposit with the City funds to be held in trust for open space acquisition and maintenance the sum of funds recommended in the Final MND as an offset to impacts related to rare plant communities the sum of $25,000. This trust fund deposit shall be used at the discretion of the City for purposes consistent with the intents of the biological resources mitigation measures in the Final MND addressing impacts to rare plants, restoration of Valley Needle Grassland, and impacts to endangered species. The payment of this fee shall be recognized by the City as full compliance with fee deposits for these purposes identified in the Final MND. The Open Space Conservation and Maintenance Trust Fund shall be used to protect and restore native habitat within the City (6) Native plants shall be used in the restoration of areas disturbed by the construction of the project. The City shall monitor the use of native plants through review and approval of all project landscape plans. (7) The permanent removal of 10 California walnut trees that are located within the California walnut woodland community, shall be replaced at a 10:1 mitigation ratio by planting 100 California walnut trees on the site or in the adjacent Conservation Easement/Conservation Dedication area. The trees should be planted primarily within the upland areas above the detention basin, in upland areas within restored riparian corridors, and in other upland areas within the Conservation Easement area. Field research shall be conducted by a qualified biologist to determine whether soils, drainage, and compaction of the soil are suitable for survival of the species in all areas where restoration is planned. To ensure maximum survival rates, these replacement trees shall be limited to one gallon specimens. If possible, replacement plantings should be derived from locally harvested native walnuts in the upper reaches of Walnut Canyon. Otherwise, if nursery stock is used for restoration, no grafted stock shall be permitted. (8) A Tree Removal Permit shall be obtained from the City prior to removal of trees that meet the native oak and mature tree criteria within the City's tree ordinance (no. 101). Permits for tree removal shall not be issued until (or unless) the project has been approved by the City. The loss of 30 non - native Peruvian pepper trees, 3 native blue elderberry 5 non - native blue gum, and 12 non - native tamarisk shall be replaced consistent with the City of Moorpark tree ordinance guidelines. (9) The single native oak tree which occurs within the project area shall be preserved on the site and shall be protected from any adjacent grading or construction operations. The measures that shall be taken to protect this oak tree, and the other remaining protected trees on the site, are provided in the Biological Resources Mitigation Plan outlined in the Project Description (Chapter 4). Residual Effects: Significant (a Class I impact with significant residual effects) Chapter 10: Biological Resources Page 33 Discussion The Restoration Plan for this project shall be developed prior to the issuance of a grading permit by a qualified habitat restoration specialist with expertise in the use of native plants in landscaping programs designed for urban settings. The selected consultant shall be approved by the City and retained by the applicant. The restoration plan shall be coordinated with the project landscape plan to consistency between the landscape program and the restoration effort. The Plan shall describe the specific actions, tasks, and methodologies to address the revegetation, enhancement, and maintenance of revegetated or restored habitat areas. The plan would specify, at a minimum, the following: (1) the location of revegetation and enhancement areas; (2) the quantity and species of plants to be planted as well as those to be removed; (3) planting procedures, including the use of soil preparation and irrigation; (4) a schedule and action plan to maintain and monitor the plantings for a minimum five -year period; and (5) a list of criteria (e.g., growth, native plant cover, survivorship) by which to measure success of the plantings, as well as contingency measures if the plantings are not successful. This plan shall be approved by the City and appropriate resource agencies prior to the issuance of building permits. Issue 2: Impacts to Rare or Endangered Plant Populations To partially mitigate impacts to rare and endangered plant communities and the wildlife that occupies these habitats, the following mitigation measure is recommended: (1) Prior to recordation of the final map the proposed voluntary Conservation Easement/Conservation Dedication shall be secured by, at a minimum, (1) an irrevocable conservation easement and (2) by a deed restriction. A separate parcel shall be created for transfer of the dedicated open space to conservation status. Although the parcel shall be deed restricted to prevent any future development, a reserved right for the development of a minimal trail system shall be reserved. The subject parcel shall be designated as permanent open space on the City's General Plan Land Use Map. Residual Effects: not significant (a Class II impact) Issue 3: Impacts to Riparian Habitats To mitigate impacts to the onsite riparian systems, the following measures are recommended: (1) The applicant shall be required to obtain all Clean Water Act 401 and 404 permits and clearances as administered by the Army Corps of Engineers and the Regional Water Quality Control Board /State Water Resource Board. These permits shall be obtained prior to initiating any grading or clear and grub activities not covered under the City's grading ordinance. All conditions of the permits and certifications from these agencies that are designed to minimize impacts to biological resources and all measures to mitigate for the loss of jurisdictional habitats shall be implemented. Implementation of mitigation designed to offset impacts to areas of federal jurisdiction shall be monitored by the relevant federal agencies and by the City (under the Environmental Quality Assurance Program) for the project. (2) A Streambed Alteration Agreement shall be executed with California Department of Fish and Game under provisions of Section 1603 of the California Fish and Game Code prior to issuance of grading permits. All conditions of this agreement designed to minimize impacts to biological resources and all measures to mitigate for the loss of jurisdictional habitats shall be implemented. Implementation of mitigation designed to offset impacts to areas of Chapter 10: Biological Resources Page 34 state jurisdiction shall be monitored by the Department of Fish and Game and by the City (under the Environmental Quality Assurance Program) for the project. (3) Prior to issuance a grading plan, two artificial freshwater spring shall be established within the Conservation Easement/Conservation Dedication area in a location that will provide maximum potential for long -term use by native wildlife. These springs are designed to replace regionally available water sources that have been destroyed by cumulative development. The springs are designed to contribute to the provision of habitat refuges for local mammals, birds, and potentially endangered species as well. Since the water sources for these springs would be artificial, riparian plantings within these restoration areas would not qualify for mitigation under federal or state permit procedures. A qualified vertebrate biologist and botanist shall designate the location of these artificial springs. These artificial springs shall be maintained to provide year round low flows of appropriate water volumes (similar to existing springs in the region). The created spring systems shall be designed to reproduce the conditions present at the existing natural springs in the Walnut Canyon area. The springs shall be appropriately revegetated with native plants and other streamside plants common in similar settings. The springs shall not be developed within 700 feet of any proposed trail system. Mitigation shall require successful establishment of the following species and plant quantities in the vicinity of these artificial springs: Species Quantity Alnus rhombifolia (Alder) 10 Platanus racemosa (Sycamore) 15 Populus fremontii (Cottonwood) 15 Salix lasiolepis (Arroyo Willow) 10 Sambucus mexicana (Elderberry) 20 Juglans californicus (Walnut) 20 Quercus agrifolia (Live Oak) 20 Trees shall not exceed 5 gallon container specimens (except for willows) or shall be bare root at the time of planting (for appropriate species). A long term supply of fresh (or reclaimed) water shall be provided to assure the perpetuity of the plants. Adequate root guard protection shall be provided to reduce mortality from rodent activity. The project HOA shall be responsible for the long term maintenance of these two artificial springs as a component of the Conservation Easement/Conservation Dedication maintenance program. Residual Effects: not significant Discussion Based on the preliminary field investigation, two jurisdictional drainages are present in the eastern portion of the site, including Walnut Canyon Creek and an unnamed tributary drainage situated centrally to the project. Based on the preliminary delineation prepared by the applicant's consultants (contained in Appendix 6 of the EIR), it is estimated that approximately 7,118 linear feet and 2.61 acres of drainages within the project site qualify as non - wetland waters of the U.S. and 0.46 acre qualifies as wetland waters of the U.S. consistent with Section Clean Water Act 404 definitions (as administered by the Corps). Based on the preliminary jurisdictional delineation, Department of Fish and Game streambed jurisdiction (which includes riparian canopy) totals approximately 3.26 acres. Impacts to 1.9 acres of state qualifying and 1.8 acres of federally qualifying riparian habitat are anticipated. Chapter 10: Biological Resources Page 35 The Restoration Plan shall also address replacement of the riparian vegetation and wildlife habitat lost as a result of project development for review and approval by the California Department of Fish and Game, which shall assume no net loss of habitat acreage or value. Grading permits shall not be issued until this plan is agreed to by the State, the City, and the applicant. The mitigation measures outlined above can be modified, as appropriate, by the Department of Fish and Game. Wetland creation in Southern California is experimental at best, and few projects involving a true wetland "creation" have been implemented. Therefore, the restoration program focus is on increasing the carrying capacity of the existing riparian systems and the creation of artificial springs which are relatively simple technologically. To assure continued evaluation, the Plan shall include detailed monitoring procedures to measure the success of the program and to provide secondary action if failures are encountered. The applicant shall bond or provide some other form of surety to ensure the successful establishment and maintenance of plantings for a period of five years. The number and types of trees to be planted off -site were computed by estimating the number of species that would be present in two non - degraded, well- watered, local springs /seeps. The drainages in the immediate project vicinity have relatively low tree species diversity due to a number of conditions including: (1) early historic land use in the region which resulted in some deforestation, (2) decline in regional water tables, (3) the impacts of successive periodic droughts, and (4) the relatively low volume of surface flow in the creek systems in the area until the addition of agricultural and urban runoff. The increase in tree species and density of riparian canopy and food resources proposed as part of this offset should contribute to higher densities of vertebrates and invertebrates. Issue 4: Indirect Impacts and the Disruption to the Ecology of Surrounding Open Space To partially mitigate impacts associated with disruption of the ecology of surrounding open space, the following mitigation measures have been recommended: (1) Perimeter fencing, subject to the review and approval of the Director of Community Development, shall be provided in areas where future residents could obtain access to surrounding private lands. (2) Off road vehicle use on property within the project boundary shall be prohibited. The CC &R's shall specify fines for unauthorized use of off road vehicles. (3) The trail system design shall be submitted to the Director of Community Development for review and approval. The design shall be consistent with the recommendations contained in the Project Description (Chapter 4) of the EIR. Trail links shall provide with surrounding subdivisions and the regional trail system shall be properly designated and shall prohibit the use of motorized vehicles. (4) Landscaping, lighting, and construction practices shall be consistent with best management practices for the adjacent perpetual open space preservation area. These design, construction, and post- construction efforts shall be consistent with the applicant proposed Biological Resources Management Plan outlined in the Project Description (Chapter 4). Residual Effects: not significant Chapter 10: Biological Resources Page 36 Issue 5: Construction Related Vertebrate Mortality and Impacts to Faunal Resources Impacts to special interest species that will result from loss of habitat will require mitigation. Recommended measures include: (1) The applicant shall contribute $30,000 to funding endangered wildlife species breeding, predator trapping, or other support programs undertaken by the US Fish and Wildlife Service or by appropriate private conservation institutions actively seeking to restore the status, range, or abundance of any of the rare, special interest, or endangered species that have occurred or have the potential to occur within the project boundary. This contribution shall be coordinated with the US Fish and Wildlife Service. Evidence of contribution approved by the Service shall be presented to the City prior to the issuance of building permits. Funding shall be established by preparation of a research design in consultation with the Fish and Wildlife Service and the City. (Note: this mitigation measure concerns offsets to state and federal species of concern or rare plants and animals and is an independent mitigation requirement from the City related issues concerning open space programs). (2) The applicant shall contribute $15,000 towards the City's sensitive species research program (established as a component of the Open Space Trust Fund previously referenced). The purposes of this program are to study how best to assist in providing adequate marginalized habitats in areas of urban encroachment for sensitive species that are predicted to occur within the West Pointe Homes property and surrounding area. The program shall include an updated inventory of sensitive species occurring in the project area. Recommendations shall be made to provide modifications to the Moorpark General Plan Open Space, Conservation, and Recreation Element to improve the accuracy of the existing inventory of native fauna. Management suggestions designed to permit at least the marginal survival of native wildlife shall be provided. The study shall also provide management advice on native fauna for agencies and private individuals. Provision must be made for disseminating the results of the study. Research programs shall be performed only by qualified professional botanists, wildlife biologists, or other relevant researchers. (3) No earlier than 45 days and no sooner than 20 days prior to construction or site preparation activities that would occur during the nesting /breeding season of native bird species potentially nesting on the site (typically February through August), the applicant shall have a field survey conducted by a qualified biologist to determine if active nests of bird species protected by the Migratory Bird Treaty Act and /or the California Fish and Game Code are present in the construction zone or within 100 feet (200 feet for raptors) of the construction zone. If active nests are found, a minimum 50 -foot (this distance may be greater depending on the bird species and construction activity, as determined by the biologist) fence barrier shall be erected around the nest site and clearing and construction within the fenced area shall be postponed or halted, at the discretion of the biological monitor, until the nest is vacated and juveniles have fledged, as determined by the biologist, and there is no evidence of a second attempt at nesting. The biologist shall serve as a construction monitor during those periods when construction activities will occur near active nest areas to ensure that no inadvertent impacts on these nests will occur. Residual Effects: not significant Chapter 10: Biological Resources Page 37 Issue 6: Cumulative Loss of Habitat Plant Communities and Effects on Wildlife Corridors If development of the project proceeds as proposed, the entire project area would have degraded wildlife value compared to existing levels of significance. A typical partial mitigation for loss of habitat and open space would be setting aside essential habitat and open space at a ratio of at least 1 acre open space to 1 acre developed land. Provisions for such a set -aside have been made in the Project Description. However, final details concerning this conservation program need to be negotiated and should be a portion of the development agreement for the project. The restoration of the riparian area may provide some offset for the loss of essential native habitats within the project boundary. The research programs suggested above may also contribute to the long term preservation of remaining sensitive native habitats in the Moorpark area. Nonetheless and despite the efforts made to preserve and enhance habitat quality within remaining areas of native habitat in the northern perimeter of the City, the development of urban uses will gradually largely replace the existing habitat values and displace an ever increasing number of native fauna. Therefore, no effective mitigation is available for fully offsetting the impacts of cumulative development on native habitat. Residual Effects: significant (a Class I impact). 10.5 References and Technical Data The preceding analysis was abstracted from the research reports on the biological value of the West Pointe Homes property which was completed by Impact Sciences, Inc. (1998). A complete technical report and jurisdictional delineation are provided in Appendix 6 of the EIR. REFERENCES Abrams, L. 1923. Illustrated Flora of the Pacific States, Vol. I. Stanford University Press. Stanford, California. Abrams, L. 1944. Illustrated Flora of the Pacific States, Vol. ll. Stanford University Press. Stanford, California. Abrams, L., and R. S. Ferris. 1951. Illustrated Flora of the Pacific States, Vol. Ill. Stanford University Press. Stanford, California. Abrams, L., and R. S. Ferris. 1960. Illustrated Flora of the Pacific States, Vol. IV. Stanford University Press. Stanford, California. American Ornithologists' Union. 1983. The Checklist of North American Birds. 6th edition. Allen Press. Lawrence, Kansas. American Ornithologists' Union. 1989. Thirty- Seventh Supplement to the American Ornithologists' Union Checklist of North American Birds. In The Auk. Vol. 106, pp. 532 -538. California Department of Fish and Game. 1990. Listing Package for the Willow Flycatcher (Empidonax traillh). State of California Resources Agency. Sacramento, California. California Department of Fish and Game. 1992 (July). Bird Species of Special Concern. California Chapter 10: Biological Resources Page 38 Department of Fish and Game, Natural Heritage Division, Sacramento, California. California Department of Fish and Game. 1993 (Sept.). Mammal Species of Special Concern. California Department of Fish and Game, Natural Heritage Division, Sacramento, California. California Department of Fish and Game. 1994 (Aug.). Special Animals. California Department of Fish and Game, State of California Resources Agency, Sacramento, California. California Department of Fish and Game. 1997 (April). Special Plants List. California Department of Fish and Game, Natural Heritage Division, Sacramento, California. California Department of Fish and Game. 1998 (Jan.). State and Federally Listed Endangered, Threatened, and Rare Plants of California. State of California Resources Agency, Natural Heritage Division. Sacramento, California. California Department of Fish and Game. 1998 (Jan.). State and Federally Listed Endangered and Threatened Animals of California. State of California Resources Agency, Natural Heritage Division. Sacramento, California. California Native Plant Society. 1997 (Aug.). Electronic Inventory of Rare and Endangered Vascular Plants of California. California Natural Diversity Data Base. 1998 (Feb.). Data Base Record Search for Information on Threatened, Endangered, Rare, or Otherwise Sensitive Species and Communities. Rarefind 2 Computer Program. Prepared by California Department of Fish and Game, State of California Resources Agency. Sacramento, California. Collins, J. T. 1990. Standard Common and Current Scientific Names for North American Amphibians and Reptiles (3rd edition). The Society for the Study of Amphibians and Reptiles. Lawrence, Kansas. Herpetological Circular No. 19. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y -87 -1. U.S. Army Engineer Waterways Experiment Station. Vicksburg, Mississippi. Garrett, K., and J. Dunn. 1981. Birds of Southern California: Status and Distribution. Los Angeles Audubon Society. Los Angeles, California. Grinnell, J., and A. H. Miller. 1944. The Distribution of the Birds of California. In Pacific Coast Avifauna. No. 27. Cooper Ornithological Club. Berkeley, California. Hall, E. R. 1981. The Mammals of North America (second edition). John Wiley & Sons, Inc., New York, New York. Hickman, J. C. (Editor). 1993. The Jepson Manual: Higher Plants of California. University of California Press. Berkeley, California. Holland, R. F. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of California. Non - game Heritage Program. California Department of Fish and Game. Sacramento, California. Ingles, L. G. 1965. Mammals of the Pacific States. Stanford University Press. Stanford, California. Jennings, M. R. 1983. An Annotated Checklist of the Amphibians and Reptiles of California. In California Fish and Game 69(3)-.151-171. Chapter 10: Biological Resources Page 39 Jennings and Hayes. 1994. Amphibian and Reptile Species of Special Concern in California. Final report to the Inland Fisheries Division, California Department of Fish and Game. Rancho Cordova, California. Jones, J. K., Jr., C. Jones, M. D. Engstrom, R. J. Baker, R. S. Hoffman, and D. W. Rice. 1992. Revised Checklist of North American Mammals North of Mexico, 9991. Occasional papers of the Museum of Texas Tech University. No. 146. Los Angeles, County of. 1998. Fuel Modification Plan Guidelines. Prepared by County of Los Angeles Fire Department, Prevention Bureau, Foresty Division, Brush Clearance Section. Munz, P. A. 1974. A Flora of Southern California. University of California Press. Berkeley, California. Reed, P. B. Jr. 1988. National List of Plant Species That Occur In Wetlands: National Summary. Biological Report 88 (24). U.S. Fish and Wildlife Service. Reed, P. B. Jr. 1988. National List of Plant Species That Occur In Wetlands. California (Region 0). Biological Report 88 (26.10). U.S. Fish and Wildlife Service. Skinner, M. W., and B. M. Pavlik. 1994. California Native Plant Society's Inventory of Rare and Endangered Vascular Plants of California. California Native Plant Society. Special Publication, No. 1, 5th ed. Stebbins, R. C. 1985. A Field Guide to Western Reptiles and Amphibians. 2nd ed. Houghton - Mifflin Company. Boston, Massachusetts. U.S. Fish and Wildlife Service. 1996 (Feb. 28). Endangered and Threatened Wildlife and Plants; Review of Plant and Animal Taxa that are Candidates for Listing as Endangered or Threatened Species. Volume 61, Number 40. Federal Register 50 CFR Part 17. U.S. Department of the Interior. Washington, D.C. U.S. Fish and Wildlife Service. 1996 (Feb. 28). Endangered and Threatened Species; Notice of Reclassification of 96 Candidate Taxa. Volume 61, Number 40. Federal Register 50 CFR Part 17. U.S. Department of the Interior. Washington, D.C. U.S. Fish and Wildlife Service. 1997 (Sept.). Review of Plant and Animal Taxa that are Candidates or Proposed for Listing as Endangered or Threatened, Annual Notice of Findings on Recycled Petitions, and Annual Description of Progress on Listing Actions. U.S. Department of the Interior. Washington, D.C. Ventura, County of. 1998. Appendix I - Flame Resistant Vegetation. Prepared by County of Ventura Fire Department, Fire and Rescue, Wildland Fire Unit. Zeiner, D. C., W. F. Laudenslayer, Jr., and K. E. Mayer. 1988. California's Wildlife. Vol. I. Amphibians and Reptiles. California Department of Fish and Game, Sacramento. Zeiner, D. C., W. F. Laudenslayer, Jr., K. E. Mayer, and M. White. 1990. California's Wildlife. Vol. ll. Birds. California Department of Fish and Game, Sacramento. Zeiner, D. C., W. F. Laudenslayer, Jr., K. E. Mayer, and M. White. 1990. California's Wildlife. Vol. Ill. Mammals. California Department of Fish and Game, Sacramento. Chapter 10: Biological Resources Page 40 CHAPTER 11 NOISE 11.1 Existing Conditions Introduction The proximity and concentration of people in an urban setting creates a substantial and continuous sound. When these sounds become intrusive, they are defined as noise. Ambient (background) noise levels covary with population density. Therefore, as modern transportation systems expand and communities develop, noise becomes an increasingly annoying and pervasive condition. Physical health, psychological stability, social cohesion, property values, and economic productivity are all affected adversely by excessive amounts of noise. The significance of noise effects are directly related to the intensity and duration of noise sources. The City of Moorpark 1994 General Plan Update included an evaluation of existing community noise sources and noise levels.2 Using noise measurement results in the City's Noise Element General Plan update study, ambient noise levels in the West Pointe Homes project area clearly reflect an environment of dominantly rural noise character. Unlike general sources of noise attributable to community activities, vehicular traffic is the dominant noise source with the potential to impact the project area that can be predicted with model calculations. Noise and Quality of Life Noise is usually defined as unwanted sound. As such, the production of noise can impact quality of life, particularly in residential environments which are designed for rest, relaxation and home life. Noise becomes unwanted when it interferes with normal activities, when it causes actual physical harm, or when it has adverse effects on health. The definition of noise as unwanted sound implies that it has an adverse effect on people and their environment. Noise is measured on a logarithmic scale of sound pressure level known as a decibel (dB). The human ear does not respond uniformly to sounds at all frequencies, being less sensitive to low and high frequencies than to medium frequencies which correspond with human speech. In response, the A- weighted noise level (or scale) has been developed. It corresponds better with people's subjective judgment of sound levels. This A- weighted sound level is called the "noise level" and is referenced in units of dB(A). Noise is measured on a logarithmic scale and, therefore, a doubling of sound energy results in a three dB(A) increase in noise levels. However, changes in a community noise level of less than three dB(A) are not typically noticed by the human ear (Highway Noise Fundamentals (Springfield, Virginia: U.S. Department of Transportation, Federal Highway Administration, September 1980), p. 81.) increase in sound level as a doubling of sound. Noise sources occur in two forms: (1) point sources, such as stationary equipment, loudspeakers, or individual motor vehicles; and (2) line sources, such as a roadway with a large number of point sources (motor vehicles). Sound generated by a point source typically diminishes (attenuates) at a rate of 6.0 1 The following assessment was prepared by The Planning Corporation and Impact Sciences (Agoura Hills). A copy of the noise technical report used in the preparation of this chapter is contained in Appendix 7 of the EIR. 2 The technical appendix for the proposed revision to the Noise Element of the City of Moorpark (Mestre Greve Associates, June 1994) included 20 short-term (15 minutes) and 7 long -term (24 -hour) noise monitoring readings throughout the city. An ambient noise survey was conducted by Impact Sciences staff as discussed in Appendix 7. These measurements were designed to supplement the existing noise environment data for the project study area. Chaper 11: Noise Analysis Page 1 dB(A) for each doubling of distance from the source to the receptor at acoustically "hard" sites and 7.5 dB at acoustically "soft" sites. For example, a 60 dB(A) noise level measured at 50 feet from a point source at an acoustically hard site would be 54 dB(A) 100 feet from the source and 48 dB(A) 200 feet from the source. Sound generated by a line source typically attenuates at a rate of 3.0 dB(A) and 4.5 dB(A) per doubling of distance from the source to the receptor for hard and soft sites, respectively. Sound levels can also be attenuated by man -made or natural barriers. Solid walls, berms, or elevation differences typically reduce point and line source noise levels by 5.0 to 10.0 dB(A). Sound levels for a source may also be attenuated 3.0 to 5.0 dB(A) by a first row of houses and 1.5 dB(A) for each additional row of houses. The outside to inside noise attenuation provided by typical structures in California is provided in Table 11 -1. Table 11 -1 Typical Outside to Inside Noise Attenuation for Structures in California Noise Reduction - dB(A) Open Closed Building Type Windows Windows Residences 17 25 Schools 17 25 Churches 20 30 Hospitals /Convalescent Homes 17 25 Offices 17 25 Theaters 20 30 Hotels /Motels 17 25 Source: Transportation Research Board, National Research Council, Highway Noise: A Design Guide for Highway Engineers, National Cooperative Highway Research Program Report 117. Noise Measurement Statistics For the purposes of planning community exposure to roadway corridors and other sustained noise sources, a mathematical concept has been developed that provides a single summary statistic which averages noise inputs over a period of time. Several scales have been developed that address community noise levels. Those that are applicable to this analysis are the Equivalent Noise Level (Leq) and the Community Noise Equivalent Level (CNEL). Leq is the average A- weighted sound level measured over a given time interval. Leq can be measured over any time period, but is typically measured for 1- minute, 15- minute, 1 -hour, or 24 -hour periods. CNEL is another average A- weighted sound level but is measured over a 24 -hour time period. However, this noise scale is adjusted to account for some individuals' increased sensitivity to noise levels during nighttime hours. A CNEL noise measurement accommodates this sensitivity factor by adding five decibels to sound levels occurring in the evening from 7 P.M. to 10 P.M., and ten decibels to sound levels occurring in the nighttime from 10 P.M. to 7 A.M. For example, the logarithmic effect of these additions is that a 60 dB(A) 24 -hour Leq would result in a measurement of 66.7 dB(A) CNEL. 11.2 Significance Thresholds Moorpark General Plan The California Government Code requires that a noise element be included in the General Plan of each county and city in the State. Each local government's goals, objectives, and policies for noise control are established by the noise element of the General Plan and the passage of specific noise ordinances. Chaper 11: Noise Analysis Page 2 The Noise Element of the Moorpark General Plan establishes policies for the compatibility of land uses with noise. These policies have been used to set and adopt interior and exterior noise compatibility criteria for various land uses. For residential uses, the exterior noise level may not exceed 65 dB(A) CNEL. Interior areas of residential uses may not exceed 45 dB(A) CNEL. The City does not have additional or specific noise standards for other noise sensitive uses such as transient lodging, hospitals, nursing homes, or schools. In general, the noise standards for residential uses are used for these other noise sensitive uses. Moorpark Municipal Code Section 17.53 As a means of reducing the noise impacts associated with construction activity, the Moorpark Municipal Code limits this activity to the hours of 7:00 A.M. to 7:00 P.M., Monday through Saturday. In instances where construction activities may have a substantial impact on an adjacent uses, the City may impose additional restrictions on a case -by -case basis. Other Significance Thresholds Pertaininq to Roadway Corridors and other Continuous Noise Sources Significance thresholds for noise sources along major transportation routes have been developed by Federal, State, and local jurisdictions. A complete review of applicable standards is provided in Appendix 7 of the EIR. Sources of noise not related to transportation corridors are generally regulated by ordinances developed by cities and counties. For the purposes of the Moorpark Country Club Estates impact analysis, the applicable significance thresholds are noise standards established by the City of Moorpark. These threshold values are defined in the City's General Plan which contains adopted noise standards for residential uses (Noise Element of the General Plan, April 1986). The exterior noise standard in outdoor living areas is 65 dBA CNEL. The interior noise standard is 45 dBA CNEL. Currently, construction activities within the City are regulated on a case -by -case basis (i.e., through conditions placed on entitlement permits, including building permits); construction hours are regulated through conditions if potential noise impacts occur in noise - sensitive areas. Construction hours near noise - sensitive land uses are limited by City Municipal Code to the 7:00 a.m. to 7:00 p.m. interval Monday through Saturday. In evaluating noise effects, audible changes associated with a specific project are often difficult (or impossible) to measure quantitatively unless a noise impact is relatively severe. Noise models based on traffic volumes permit at least partial delineation of project specific noise impacts associated with an increment of change in noise volumes. Noise models reflect the following generally accepted audibility criteria: (1) Except in carefully controlled laboratory experiments, an increase or decrease of only 1 decibel (dBA) cannot be perceived. (2) Outside the laboratory, a 3 dBA increase or decrease is considered a barely perceivable change. (3) An increase or decrease of at least 5 dBA is required before any noticeable change in noise levels would be widely perceived. (4) A 10 dBA increase is generally perceived as a doubling of noise volume. In the "Caltrans Noise Abatement Programs" from the Highway Design Manual, Chapter 1100, published by Caltrans, a "Substantial increase" in noise level is defined to be 3 dBA from an existing noise level; this standard is considered the significance threshold for requiring implementation of noise mitigation for residential and school noise abatement programs. Chaper 11: Noise Analysis Page 3 Based on these criteria, if an increase in noise exposure exceeds 3 dBA, the potential significance of an impact will depend on the ambient noise level and the presence of noise sensitive uses. Based on these various thresholds, noise impacts are considered potentially significant if increases of 5 dBA occur with implementation of the project; increases between 6 to 10 dBA in developed areas and impacts greater than 10 dBA in rural areas are considered significant. Therefore, in summary, project impacts would be determined to be significant if: (1) Noise source generation exceeds long -term noise exposure levels defined in the City's exterior noise criteria (sustained noise levels in excess of CNEL of 65 dBA for residential uses); (2) If the project will increase noise exposure more than 3 dBA over existing conditions, the significance of impact will depend on the ambient noise level and the presence of noise- sensitive receptors. Noise impacts greater than 5 dBA with implementation of the project are considered potentially significant. 11.3 Impacts Noise Analysis Methodology The consideration of the project's incremental contribution to existing continuous roadway noise sources was predicted using a noise impact model. Models are reasonable estimates of either existing and future conditions. Model results may vary from actual outcomes but usually this variance is non - significant. Noise modeling procedures involved the calculation of existing and future vehicular noise levels along individual roadway segments; such calculations were made for the roadway segments in the vicinity of the West Pointe project site. The modeling was accomplished using the Federal Highway Administration Highway Noise Prediction Model (FHWA -RD -77 -108). The model calculates the average noise level at specific locations based on traffic volumes, average speeds, roadway geometry, and site environmental conditions. The average vehicle noise rates (energy rates) utilized in the FHWA Model have been modified to reflect average vehicle noise rates identified for California by Caltrans (Rudolf W. Hendriks, California Vehicle Noise Emission Levels (Sacramento, California: California Department of Transportation, January 1987), NTIS, FHWA/CA/TL- 87/03). The Caltrans data show that California automobile noise is 0.8 to 1.0 dB(A) higher than national levels and that medium and heavy truck noise is 0.3 to 3.0 dB(A) lower than national levels. Traffic volumes utilized as data inputs in the noise prediction model were provided by Associated Transportation Engineers using data contained in Appendix 8 of the EIR. The analysis addressed the existing and future noise environments on and off the proposed West Pointe project site. Existing Noise Sources Adjacent to the Project The West Pointe project site is located to the west of Walnut Canyon Road (SR 23). Vehicular traffic on this roadway is the dominant continuous source of noise present in the vicinity of the project site. Existing noise levels adjacent to this roadway, based on recent measurements, range from a CNEL of 65.6 at 75 feet from the centerline of the roadway to 60 dB(A) CNEL at 177 feet from the centerline (reference Table N -1 in Appendix 7 of the EIR). Other sources of noise audible on the project site are relatively low level impulse noises associated with human and motor vehicle activity on adjacent properties. Existing Noise Sources in the Project Vicinity Vehicular traffic is the dominant source of noise affecting all noise - sensitive locations that occur in the vicinity of the West Pointe project site. Project traffic would primarily affect land uses adjacent to Walnut Canyon Road, Moorpark Avenue, High Street, Los Angeles Avenue, Spring Road, and New Los Angeles Avenue. Noise - sensitive receptors located in close proximity to these roadways include single family residences, apartment units, and an elementary school. Vehicular traffic noise levels were calculated in Chaper 11: Noise Analysis Page 4 order to characterize the existing ambient noise environment at these locations. The existing average noise levels identified with these calculations are shown in Table 11 -2. The noise levels shown for these locations are calculated for the nearest existing building to the edge of the roadway. Correspondingly, homes and apartments located farther from these roadways would have lower noise levels. Noise levels at all other locations along the study roadways do not exceed City standards. Based on these calculations, roadway noise levels adjacent to single family homes located along Walnut Canyon Road north of High Street and levels adjacent to residential and school uses along New Los Angeles Avenue are currently exposed to noise levels that exceed the City's Noise Compatibility Criteria for exterior noise levels. Measurement locations along New Los Angeles Avenue identified in Table 11 -2 reflect portions of the roadway that do not have noise barriers between the roadway and the building structures. Those locations that have barriers will experience noise levels that are 5.0 to 10.0 dB(A) lower than projections in this Table. Existing measurements exceeding thresholds are illustrated in bold print. Table 11 -2 Existing Exterior Off -Site Roadway Noise Levels at Noise - Sensitive Locations Roadwa__.—.._.._._. dB (A) Y () Seament Noise- Sensitive Land Uses CNEL Walnut Canyon Road between High Street And Casey Road Moorpark Avenue north of New Los Angeles Avenue High Street Moorpark Road to Spring Road Los Angeles Avenue east of Spring Road Spring Road north of New Los Angeles Avenue New Los Angeles Avenue east of Spring Road Spring Road to Moorpark Road Moorpark Road to Tierra Rejada Road Single Family Residential/Walnut Canyon School 68.4 Single Family Residential 62.3 Single Family Residential 61.5 Multi - Family Residential 62.1 Single Family Residential 64.2 Single Family Residential 57.9 Multi - Family Residential 73.4 Single Family Residential 76.4 Multi - Family Residential 76.0 Elementary School 74.4 Single Family Residential 73.6 Source: Appendix 7 of the EIR (prepared by Impact Sciences) Issue 1: Short Term Construction Impacts The dominant sources of construction noise associated with future development of the West Pointe Homes Project would result from clearing, grading, hauling, framing and completion of new homes. These noise sources would result in short-term increases in ambient noise levels that would be noticeable primarily to residents located within 500 or fewer feet of future construction zones. Chaper 11: Noise Analysis Page 5 Potentially significant short term increases in ambient noise levels would be perceived by residents living in the immediate project vicinity as a result of: (1) construction vehicle ingress and egress to the project site; (2) activities in construction staging yards; (3) the operation of temporary on -site generators; (4) daily construction worker ingress and egress to the project site; (5) prolonged rough and finish grading; (6) home construction and related materials deliveries. Typical construction equipment expected to be utilized during the construction of the project are presented in Table 11 -3. Noise generated by construction equipment, especially diesel - powered equipment including earth movers, material handlers, and portable generators, can reach intrusive levels. Based on EPA data summarized in Table 11 -3, the noisiest equipment types operating at construction sites typically range from 88 dBA to 91 dBA (at 50 feet from the source). Noise levels for construction equipment before and after mitigation are presented in this Table. 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 60 dBA exterior exposure level (from stationary equipment). Since noise from localized sources (such as noise from construction equipment) typically attenuates (decreases in audibility with increased distance from the source) by about 6 dBA with each doubling of distance from source to receptor, outdoor receptors (surrounding low density rural neighborhoods) set back from the construction area by more than 1,000 feet from the Moorpark Country Club Estates construction boundary would experience about a 26 dBA sound attenuation. This level of construction noise would cause significant annoyance but not long term or severe effects. The potential construction noise impacts of the project would be significant only for several immediately adjacent properties (a Class II impact). The topography of the project site and existing community and roadway noise in the area will also tend to further attenuate construction noise. Issue 2: Noise Sources Resulting from Project Occupancy and Noise Impacts Resulting from Vehicle Movements Adjacent to the Project Minor noise impacts would result from the completion and occupancy of the proposed West Pointe project. These noise sources would be typical of what is projected for similar residential neighborhoods (activities associated with outdoor play, pet noise, and automobile use). Presently, the project site is undeveloped open space and is inhabited only by wildlife. Existing intrusive noise is limited to the periodic use of motorcycles on trails that traverse the property. The introduction of low levels of sound associated with residential occupancy are not predicted to result in any significant impacts (a Class IV effect). Proximal similar uses proposed for the Moorpark Country Club Estates project immediately to the north will generate similar and compatible sources of on -site residential noise. Future residents of the West Pointe site would generate, and be the recipients of noise that would include people talking, doors slamming, landscape maintenance equipment operations, stereos, domestic animals, etc. Noise levels generated by these sources typically do not exceed City standards for residential uses nor the standards previously identified. Therefore, these noise impacts are typically not considered significant for on -site residents or existing properties adjacent to the project site. These noise levels also contribute to the ambient noise levels that are experienced in all quiet residential areas. Suburban residential areas typically have ambient noise environments of between 52 to 61 dB(A) Leq, which are composites of traffic and other noise sources. Chaper 11: Noise Analysis Page 6 Table 11 -3 Typical Construction Equipment Noise Levels Before and After Mitigation The primary source of noise with the potential to impact the new residences that will be constructed within the project site is motor vehicle traffic on Walnut Canyon and Grimes Canyon Roads; this road corridor is adjacent to the eastern limits of the site. The dominant source of noise associated with this project would be the generation of noise from automobile use; likewise, the most significant potential impact of noise on the proposed new residences would be noise from the Walnut Canyon Corridor. As outlined in the West Pointe Homes Traffic and Circulation Study (Appendix 8), the proposed project is projected to generate approximately 2,388 vehicle trips per day. Walnut Canyon Road is, and would continue to be, the primary source of noise affecting the proposed residential uses within the project boundary. Future roadway noise exposure levels within the West Pointe project site are identified in Table 11-4 for four future traffic distribution scenarios that are consistent with the project traffic analysis. Because the nearest home would located approximately 275 feet from the centerline of Walnut Canyon Road, none of the proposed homes would be exposed to exterior noise levels above the City's 65 dB(A) CNEL Noise Compatibility Criteria. Therefore, the impacts of traffic along the Walnut Canyon Corridor on residences within the project boundary would not be significant (a Class III effect). Chaper 11: Noise Analysis Page 7 Noise Level dBA) Distance Equipment Miti ation Measures Before After (feet) Pile Driver Muffler on exhaust and sound 103 95 25 Pavement Breaker Muffled 105 100 3 Diesel Driven Electric Mufflers plus acoustical 93 76 23 Welder enclosure Air Compressor (Diesel Muffled 105 85 3 Driven Air Tracked Drill Acoustical enclosure 104 83 23 Chain Saw Gasoline None 113 113 3 Electric None 86 86 3 Sinker Drill Acoustical enclosure 95 78 3 Earth Movers Front Loader Muffler 79 75 50 Back Hoe Muffler 85 75 50 Dozer Muffler 80 75 50 Grader Muffler 91 75 50 Truck Muffler 91 75 50 Paver Muffler 89 1 80 50 Material Handlers Concrete Mixer Muffler 85 75 50 Crane Muffler 83 75 50 Jack Hammer Muffler or acoustical enclosure 88 75 50 Source: Urban Mass Transportation Administration 1974; U.S. EPA 1971. The primary source of noise with the potential to impact the new residences that will be constructed within the project site is motor vehicle traffic on Walnut Canyon and Grimes Canyon Roads; this road corridor is adjacent to the eastern limits of the site. The dominant source of noise associated with this project would be the generation of noise from automobile use; likewise, the most significant potential impact of noise on the proposed new residences would be noise from the Walnut Canyon Corridor. As outlined in the West Pointe Homes Traffic and Circulation Study (Appendix 8), the proposed project is projected to generate approximately 2,388 vehicle trips per day. Walnut Canyon Road is, and would continue to be, the primary source of noise affecting the proposed residential uses within the project boundary. Future roadway noise exposure levels within the West Pointe project site are identified in Table 11-4 for four future traffic distribution scenarios that are consistent with the project traffic analysis. Because the nearest home would located approximately 275 feet from the centerline of Walnut Canyon Road, none of the proposed homes would be exposed to exterior noise levels above the City's 65 dB(A) CNEL Noise Compatibility Criteria. Therefore, the impacts of traffic along the Walnut Canyon Corridor on residences within the project boundary would not be significant (a Class III effect). Chaper 11: Noise Analysis Page 7 Table 11-4 Predicted Future Roadway Noise Levels Adjacent to the Project Site Distance from Center of Roadway Roadway Segment CNEL at CNEL Noise Contour Future Traffic Condition 75 Feet 75 70 65 _.._ 60---- Walnut Canyon Road north of High Street 2005 Volumes without Spring through to Walnut Canyon 68.6 - - 131 ft 283 ft 2005 Volumes: Spring Road through to Walnut Canyon 67.8 - - 115 ft 248 ft 2015 Traffic Volumes without State Route 118 Arterial 68.1 - - 120 ft 258 ft 2015 Traffic Volumes with State Route 118 Arterial 67.1 - - 104 ft 224 ft Source: Impact Sciences, Inc. Calculations are provided in Table N -1 in Appendix 7. Predicted noise levels assume no attenuation by barriers. When present, intervening walls, terrain, or structures can reduce these noise levels by 5 to 10 dB(A) or more. "'-" = CNEL noise contour is located within the roadway lanes or within 75 feet of the roadway centerline. Issue 3: Sustained Proiect Specific Noise Impacts on the Street System in the Project Vicinity The project's effects on existing roadway noise levels along the travel corridors in the project vicinity were considered as potentially significant effects and therefore the project's proportional impact on these noise levels were calculated using standard modeling methods. The database for this analysis was derived from the West Pointe Homes Traffic and Circulation Study (included in Appendix 8 of the EIR and summarized in Chapter 14 of this document). Like the traffic analysis, the noise projections emphasized determining the project specific increment of change associated with the distribution of project traffic onto the surrounding City street system. The calculated noise levels that would be generated by the project traffic volumes are presented in Table 11 -5. As displayed in this summary of the model analysis, the increase in noise levels along all study roadways would range from 0.0 to 1.2 dB(A) CNEL. These increases would hardly be perceptible to the human ear and would not exceed the off -site roadway source thresholds of significance for this analysis (a Class III effect). As expected, the greatest increase in noise levels would occur at the single family residences along Walnut Canyon Road north of High Street (1.2 dB(A) CNEL). Because all increases in noise levels would be less than the thresholds of significance for this analysis, the project's off -site traffic noise impacts would not be significant. Chaper 11: Noise Analysis Page 8 Table 11 -5 Project Traffic Noise Level Increases Roadway Noise Sensitive Existg. Project Increase Segment Land uses Noise Noise in Noise Impact..__... 0.1 Not Significant Avenue Residential Walnut Canyon Road between New Los Angeles Avenue High Street and Casey Road Single Family 68.4 69.6 1.2 Not Significant east of Spring Road Residential & School 73.4 73.5 0.1 Moorpark Avenue Residential north of New Los Angeles Single Family 62.3 62.7 0.4 Not Significant Avenue Residential Not Significant Residential High Street Moorpark Road to Spring Road Single Family 61.5 61.9 0.4 Not Significant Residential Los Angeles Avenue east of Spring Road Multi - Family 62.1 62.3 0.2 Not Significant Residential Single Family 64.2 64.4 0.2 Not Significant Residential Spring Road north of New Los Angeles Single Family 57.9 58.0 0.1 Not Significant Avenue Residential New Los Angeles Avenue east of Spring Road Multi - Family 73.4 73.5 0.1 Not Significant Residential Spring Road to Moorpark Road Single Family 76.4 76.4 0.0 Not Significant Residential Multi - Family 76.0 76.0 0.0 Not Significant Residential Elementary School 74.4 74.4 0.0 Not Significant Moorpark Road to Tierra Rejada Single Family 73.6 73.7 0.1 Not Significant Rd Residential Source: Impact Sciences, Inc. Calculations are provided in Table N -2 in Appendix 7. Noise levels are calculated for the nearest edge of the nearest existing building to the roadway. Bold numbers indicate that a City of Moorpark exterior noise standard is exceeded. Issue 4: Cumulative Noise Impacts Cumulative noise impacts would primarily occur as a result of increased traffic on local roadways due to the combined effects of the proposed West Pointe Homes project and other developments in the area (e.g., the Moorpark Country Club Estates, the SunCal Development proposal, development of the Hitch Ranch Project, and increased truck traffic along the Walnut Canyon Corridor). Therefore, cumulative traffic - generated noise impacts were assessed based on calculating the increment of change between existing traffic volumes and volumes projected for the four future traffic scenarios considered in the Traffic Circulation section of the EIR. Chaper 11: Noise Analysis Page 9 The results of the cumulative analysis for the year 2005 are identified in Table 11 -6. As shown, the cumulative increase in noise levels along all study roadways would range from 0.2 to 3.1 dB(A) CNEL, with Spring Road connected through to Walnut Canyon. Noise levels would also be reduced 0.1 dB(A) CNEL along a segment of New Los Angeles Avenue due to changes in circulation patterns and traffic volumes. With Spring Road connected to Walnut Canyon, the cumulative increase in noise levels would range from 1.0 to 2.6 dB(A) CNEL. This scenario would also provide reductions of 0.2 dB(A) CNEL along a segment of New Los Angeles Avenue. The roadway noise level increases would hardly be perceptible to the human ear and would not exceed the off -site roadway source thresholds of significance for this analysis. Therefore, cumulative traffic noise impacts would not be significant as projected for the year 2005 (a Class III effect). The results of the analysis for the year 2015 are displayed in Table 11 -7 for two scenarios (with and without the proposed State Route 118 Arterial. As illustrated in this table, the maximum cumulative noise level increase would be 4.5 dB(A) CNEL along a segment of New Los Angeles Avenue without the State Route 118 Arterial. The maximum cumulative increase with SR 118 would be 3.2 along this same roadway segment. The roadway noise level increases would hardly be perceptible to the human ear and would not exceed the off -site roadway source thresholds of significance (a Class III effect). Therefore, cumulative off -site traffic noise impacts would not be significant for projections to the year 2015. 11.4 Mitigation Measures Issue 1: Short-Term Construction Noise The following mitigation measures should be implemented during all construction activities throughout buildout of the project to minimize the impacts of project - related noise in the vicinity of the proposed project site: (1) No construction activities shall be permitted before 7:00 a.m. or after 7:00 p.m., Monday through Friday. Saturday construction would be permitted with more restrictive hours if complaints from adjacent neighborhoods occur. Construction shall not permitted on Sunday or on holidays. (2) Stationary noise sources that exceed 70 dBA of continuous noise generation (at 50 feet) shall be shielded with temporary barriers if existing residences are within 350 feet of the noise source. (3) Designated parking areas for construction worker vehicles and for materials storage and assembly shall be provided. These areas shall be set back as far as possible from or otherwise shielded from existing surrounding rural residential neighborhoods. (4) Immediately surrounding property owners shall be notified in writing on a monthly basis of construction schedules involving major grading. (5) A construction effects mitigation program shall be prepared and submitted to the City after completion and occupancy of the first phase of project buildout. This program shall protect, to the degree feasible, new residents from the impacts of sustained construction on new neighborhoods. Residual Effects: not significant Chaper 11: Noise Analysis Page 10 Table 11 -6 Year 2005 Cumulative Noise Level Impacts Spring Road north of New Los Angeles Avenue Single Family Residential 57.9 With 1.2 Not Significant Roadway Noise Sensitive Exist, Project Increase Segment Land Uses Noise Noise in Noise Impact Spring Road to Moorpark Road Single Family Residential 76.4 76.3 -0.1 Not Significant Year 2005 With Spring Road Through to Walnut 76.0 75.9 -0.1 Not Significant Canyon Road Elementary School 74.4 74.3 -0.1 Not Significant Walnut Canyon Road Single Family Residential 73.6 75.3 1.7 Not Significant north of High Street SingleFamily Residential and 68.4 71.5 3.1 Not Significant Walnut Canyon school Moorpark Avenue Single Family Residential 62.3 63.8 1.5 Not Significant north of New Los Angeles Avenue High Street Moorpark Road to Spring Road Single Family Residential 61.5 61.7 0.2 Not Significant Los Angeles Avenue east of Spring Road Multi- Family Residential 62.1 63.5 1.4 Not Significant Single Family Residential 64.2 65.6 1.4 Not Significant Spring Road north of New Los Angeles Avenue Single Family Residential 57.9 59.1 1.2 Not Significant New Los Angeles Avenue east of Spring Road Multi - Family Residential 73.4 75.9 2.5 Not Significant Spring Road to Moorpark Road Single Family Residential 76.4 76.3 -0.1 Not Significant Multi - Family Residential 76.0 75.9 -0.1 Not Significant Elementary School 74.4 74.3 -0.1 Not Significant Moorpark Road to Tierra Rejada Rd Single Family Residential 73.6 75.3 1.7 Not Significant Chaper 11: Noise Analysis Page 11 Table 11 -7 Year 2015 Cumulative Noise Level Impacts Moorpark Avenue north of New Los Angeles Avenue Single Family Residential 62.3 With 0.3 Not Significant Roadway Noise Sensitive Exist. Project Increase Not Significant Segment Land Uses Noise Noise in Noise_ Impact -` Single Family Residential 64.2 62.3 -1.9 Year 2005 Without State Route 118 Arterial Spring Road north of New Los Angeles Avenue Single Family Residential 57.9 60.1 Walnut Canyon Road Not Significant New Los Angeles Avenue east of Spring Road Multi - Family Residential 73.4 76.6 north of High Street Single Family Residential 68.4 70.9 2.5 Not Significant 0.6 and Walnut Canyon School Multi - Family Residential 76.0 76.6 Moorpark Avenue Not Significant Elementary School 74.4 75.0 north of New Los Angeles Avenue Single Family Residential 62.3 62.8 0.5 Not Significant High Street Not Significant Source: Impact Sciences, Inc. Calculations are provided in Tables N -2 and N-4 in Appendix A. Moorpark Road to Spring Road Single Family Residential 61.5 61.4 -0.1 Not Significant Los Angeles Avenue Bold numbers indicate that a City of Moorpark exterior noise standard is exceeded. east of Spring Road Multi - Family Residential 62.1 63.6 1.5 Not Significant Single Family Residential 64.2 65.7 1.5 Not Significant Spring Road north of New Los Angeles Avenue Single Family Residential 57.9 60.1 2.2 Not Significant New Los Angeles Avenue east of Spring Road Multi- Family Residential 73.4 77.9 4.5 Not Significant Spring Road to Moorpark Road Single Family Residential 76.4 78.3 1.9 Not Significant Multi - Family Residential 76.0 77.9 1.9 Not Significant Elementary School 74.4 76.3 1.9 Not Significant Moorpark Road to Tierra Rejada Rd Single Family Residential 73.6 77.3 3.7 Not Significant Year 2005 With State Route 118 Arterial Walnut Canyon Road north of High Street Single Family Residential 68.4 70.0 1.6 Not Significant and Walnut Canyon School Moorpark Avenue north of New Los Angeles Avenue Single Family Residential 62.3 62.6 0.3 Not Significant High Street Moorpark Road to Spring Road Single Family Residential 61.5 60.7 -0.8 Not Significant Los Angeles Avenue east of Spring Road Multi - Family Residential 62.1 60.1 -2.0 Not Significant Single Family Residential 64.2 62.3 -1.9 Not Significant Spring Road north of New Los Angeles Avenue Single Family Residential 57.9 60.1 2.2 Not Significant New Los Angeles Avenue east of Spring Road Multi - Family Residential 73.4 76.6 3.2 Not Significant Spring Road to Moorpark Road Single Family Residential 76.4 77.0 0.6 Not Significant Multi - Family Residential 76.0 76.6 0.6 Not Significant Elementary School 74.4 75.0 0.6 Not Significant Moorpark Road to Tierra Rejada Rd Single Family Residential 73.6 75.9 2.3 Not Significant Source: Impact Sciences, Inc. Calculations are provided in Tables N -2 and N-4 in Appendix A. Noise levels are calculated for the nearest edge of the nearest existing building to the roadway. Bold numbers indicate that a City of Moorpark exterior noise standard is exceeded. Chaper 11: Noise Analysis Page 12 CHAPTER 12 FIRE HAZARDS AND FIRE SUPPRESSION In response to changes made in the Project Description, mitigation of impacts related to dual access, emergency access, and fire suppression has been accomplished consistent with the Environmentally Superior Alternative described in the Draft EIR. Changes in the text of this section of the EIR that have been made in response to comments or project amendments are indicated in italic print. 12.1 Existing Conditions Fire Hazards and Fire Protection Services The proposed project is situated in a designated City High Fire Hazard Area (General Plan Hazards Element: Plate VIII) and Ventura County High Fire Hazard area (Hazards Appendix 2.14.5 -Fire Hazards and Figures 2.14.3a and 3b). The primary planning and management documents pertinent to High Fire Hazard Areas relevant to the project are the City's Safety Element and the Ventura County General Plan Hazards Appendix (1988). County standards and guidelines are relevant since the County Fire Protection District is the primary fire service provider for the proposed project. Existing policy designed to minimize loss of life, injury, and property destruction in hazardous fire areas. In addition, the County Fire Protection District establishes standards and conditions for all developments proposed in the County and recommends conditions for developments within the City. These conditions are designed to minimize the incidence, rate, severity of wildland fires and to afford adequate protection to homes and other structures located in high fire hazard areas. The Ventura County Fire Protection District will be responsible for fire prevention, suppression, investigation, and other related services for the West Pointe Homes Project. Based on criteria established by the State Division of Forestry, the County Fire Protection District designates fire hazard zones for the county according to vegetation types, topography, and urban development. Because of the type of vegetation present within the project boundary and other factors described in more detail in Section 12.5 of this Chapter, the project has been designated as a high fire hazard area. The City of Moorpark contracts with the County Fire Protection District to provide fire services for areas within the City limits. The District is also responsible for fire protection services outside the City. Fire stations providing emergency and fire suppression services to the West Pointe Homes Project are identified in Table 12 -1. Normal response times for the District are 3 to 5 minutes (Personal Communication, District Staff, 1999). As indicated in bold print in this table, the facility located closest to the project site is Station 42 (located adjacent to the Moorpark City Hall); this facility is approximately 1.3 miles from the project entrance. During periods of high demand, the District is provided supplemental capability through Mutual Aid Agreements with fire stations in the Moorpark vicinity. The Mutual Aid program enhances the firefighting capabilities of adjacent districts. According to the County Fire Protection District, current facilities, staffing, and equipment levels are adequate to maintain a sufficient level of service throughout the District's jurisdiction. The District has determined that response times would be acceptable if the distance from a proposed development to a 24 -hour staffed fire station is less than 2 miles. Adequate access is defined as a system that meets Ventura County Public Works Agency road standards that provides more than one point of ingress and egress. The adequacy of personnel and equipment is determined by the District based on factors such as population density, land use types, and level of fire hazard at a specific site. Therefore, the determination of significant effect for a major proposed project is determined on a case by case basis. Chapter 12: Fire Hazards and Fire Suppression Page 1 TABLE 12 -1 Ventura County Fire Protection Services Serving the West Pointe Homes Project Number Address I Equipment Staffin 40 4185 Cedar Springs Street 2 engines 2 captains Moorpark 2 hazardous materials* 2 engineers 2 firefighters 41 1910 Church Street 1 ladder truck 2 captains Simi Valley 2 engineers 1 engine 2 firefi hters 42 782 Moorpark Avenue 1 engine 1 captain Moorpark 1 brush engine 1 engineer 1 firefighter 45 790 Pacific Avenue 1 engine 1 captain 1 engineer 1 fire fighter * Hazardous materials units I and 2. Source: Ventura County Fire Protection District 1999. 12.2 Thresholds of Significance Impacts on fire protection are considered according to the standards set forth by the County Fire Protection District. The potential for significant effects are related to the nature of existing vegetation and its susceptibility to fire, the feasibility of providing acceptable response times from fire stations to a proposed service location, adequacy of circulation and access and adequacy of personnel and equipment to serve a proposed development. 12.3 Impacts Issue 1: Fire Potential in the Proiect Vicinity: Topography and Fuels Although the area surrounding the West Pointe Homes Project is characterized almost exclusively by chaparral and shrub vegetation, to a considerable degree, the project is insulated along its northern perimeter from regional wildland fire influences by extensive agricultural orchard development and the development of the Toll Brothers Development Moorpark Country Club Estates Project. Native plant types in the surrounding hillside include many different species which have adapted to frequent fires and extended periods of drought. The steepness of slope, soils, elevation, intensity of wind movements, fire frequency and climate all contribute to and influence the distribution and fire susceptibility of plants within the vegetation communities immediately adjacent to the project. Plant species differ in their susceptibility to fire. In general, the most important factors influencing flammability and fire behavior are fuel moisture (the moisture content of living and dead plant material), fuel loading (the amount of plant and material per unit area), and the ratio of dead to living fuel. Fuel loading causes increased fire danger as plants mature and dead plant material accumulates. In addition, in places where the topography trends downslope from north to south (south- facing slopes), relatively drier (low moisture content) plants are found which influence the general level of flammability in the environment. These downslope areas, when aligned with prevailing wind patterns, increase the probability of highly volatile convection burns. The potential for this burning pattern within the West Pointe Homes project is high, particularly for proposed residences surrounding the western landforms adjacent to the proposed project open space. Chapter 12: Fire Hazards and Fire Suppression Page 2 Moisture levels are high during the winter rainy season and progressively lower through the dry summer months. When the ratio of dead fuel to living fuel increases and when moisture content is low, fire susceptibility increases dramatically. In addition, the history of plant succession in a particular area is important in predicting fire susceptibility. For several years after a fire, easily flammable herbaceous species predominate and increase the likelihood of new fires. When the woody species become re- established, they contribute to a lower overall level of fire susceptibility for approximately the next ten years. After this, the slowly aging plant community becomes ever more likely to burn due to increased levels of dead plant material and lowered plant moisture levels. Other factors influencing the likelihood of fire include the ratio of herbaceous species to woody species (grass burns more readily than manzanita) and slope exposure (southern exposure slopes tend to be drier and are more fire - prone). Presently fuel loads within the project boundary are moderately high. Therefore, overall fire susceptibility within and immediately adjacent to the project is considered a potentially significant problem (Class II). Primary fire related risk in the project vicinity would result from a fast burning high intensity chaparral fire. These types of fires are less easily contained and suppressed than fires in oak woodland and grassland areas south of the West Pointe Homes Project. Property damage and loss of fife are likely in chaparral fires which are characterized by rapid, high intensity burning patterns. Therefore, design features should be incorporated into the project to reduce fire risks. Given the condition of the vegetation within and adjacent to the project boundary and the presence of urbanized areas to the south and agricultural orchards to the north, the potential for fire events originating to the south is only moderate significant at this time. The fuel load hazard will systematically increase through time. The configuration of the land within the proposed development, the presence of chaparral, and the inclination of the landforms within the area all contribute to exacerbating the existing fire hazards. The potential for convection burns and the potential for high fuel and low moisture content of the surrounding vegetation community are significant impacts requiring mitigation planning (Class II). The records of historical fires maintained by the Ventura Fire Protection District date back to 1968, and show historical fires in five year increments. The Fire Protection District's records show that the West Pointe Homes site project site or immediately adjacent area burned once in the five year period 1970- 1974, and once in the period 1980 -1984. It can be inferred from these records that the fire hazard for this site increases as the fuel load increases throughout the approximate ten -year historical interval between fires. Issue 2: Adequacy of Planned Responses to Wildland and Structural Fires Outside of the boundaries of Santa Paula, Fillmore, Oxnard, San Buenaventura, and the Los Padres National Forest, the Ventura County Fire Protection District has responsibility for wildfire suppression on all private land. The County has mutual aid and automatic aid agreements with these four City fire departments and with the surrounding Counties and Cities as well as local military bases. Mutual aid agreements obligate these independent jurisdictions to help each other in case of a major fire if such help is requested. Mutual Aid Agreements obligate the nearest fire company to respond to a fire regardless of the jurisdiction. The State Office of Emergency Service can be called upon for further aid, if necessary, as can Federal agencies, including the Department of Agriculture and the Department of the Interior. The Ventura County Fire Protection District monitors fire hazard conditions in the County and has ongoing programs for investigation and alleviation of hazardous situations. In case of a major wildfire, owners of homes and inhabitants of communities in the path of the flames are warned of the threat, and evacuation is recommended if the threat is sufficiently acute. Formal evacuation routes are not predetermined, due to the unpredictability of a fire. However, the law enforcement agencies react according to the needs of each situation. Responsible public agencies in California, in general, and Ventura County in particular, have developed elaborate systems for fighting brush fires. If the fire escapes control and more than the County's fire fighting resources are required to suppress the fire, mutual aid agreements are put into effect. The City of Chapter 12: Fire Hazards and Fire Suppression Page 3 Moorpark would receive fire protection services from both Ventura and Los Angeles Counties through Mutual Aid Agreements. The Ventura County Fire Protection District has indicated that the current levels of service to the West Pointe Homes is adequate. Implementation of the proposed project will result in an increased demand for fire protection services. Development of the project will result in the conversion of approximately 100 acres of predominantly undeveloped area to urbanized land uses with the retention of 200 acres in permanent open space status. The steep topography and chaparral vegetation located in the project vicinity is highly conducive to wildfires; these hazards, with development, will be more acute in the adjacent open space dedication. For purposes of safety and fire hazard control, a fuel modification zone will need to be established onsite between proposed structures and undisturbed natural vegetation. The intent of the fuel modification zone is to deter wildfires from reaching developed properties and to prevent structure fires from burning surrounding open space watershed areas. The implementation of fuel modification zone vegetation management will include the clearing and reseeding of a 100 to 200 foot minimum clearance zone (depending of County Fire District requirements) with fire retardant vegetation while, at the same time, creating a natural, rather than developed (landscaped) area. For the purposes of biological impact analysis (refer to Chapter 10), an assumption has been made that a 200 foot fuel modification zone will be required. Based on the proximity of the proposed project to an existing Fire Station and the adequacy of facilities and personnel at other fire stations in the immediate vicinity and based on the content of agency review responses by the Ventura County Fire Protection District, no specific additional fire protection staffing or equipment is warranted to satisfy fire suppression demands associated with the project (Class III). However, the project would contribute to the need to continue, from a cumulative standpoint, to develop adequate facilities for fire protection and prevention. Therefore, while existing personnel and mutual aid agreements can respond to fires that may arise within or pass near the proposed project, cumulative impacts on service demands are considered significant. Project impacts on fire personnel and facilities are cumulatively significant (Class II). Payment of any adopted Fire District mitigation fees would offset cumulative demands. Issue 3: Adequacy of Dual Access The proposed project internal circulation system has enly-in part been designed to comply with standards established by the County Fire Prevention Division. Ingress and egress to the project site would be via Walnut Canyon Road (State Highway 23). Planned dual access access and two emergency access points have been proposed by the applicant. Both accesses are illustrated on the revised Vesting Tentative Map. The first emergency access descends northeasterly from one of the private streets in the project and intersects Walnut Canyon just north of the proposed detention basin. This emergency evacuation route is about 600 feet long and is only 800 feet north of the main entrance intersection with Walnut Canyon. A southerly dual public access in the form of a connection of a future street to Specific Plan No. 1 has also been provided. The interim second emergency access is situated in the north western corner of the project and links a cul -de -sac between the proposed water tanks for the development (to the northwest) and the proposed estate lots (to the north east). This emergency access proceeds off the property where it joins the alignment of a private driveway that traverses the adjacent property to the north (owned by P. Peterson); an easement agreement for the use of this driveway for emergency ingress and egress has been obtained by the applicant. This emergency route also intersects with Walnut Canyon Road. All three interim emergency access points are oriented easterly towards Walnut Canyon Road. According to the Fire District (personal communication, July 2000), an emergency access arrangement with dual access using public or private streets oriented at least two different cardinal directions is preferred. The extension of the proposed central street system linking Walnut Canyon Road to Specific Plan No. 1 would effectively provide adequate dual access consistent with Fire Department standards. Chapter 12: Fire Hazards and Fire Suppression Page 4 In the event of a fire moving south from mountainous open space to the north (the prevailing direction of Santa Ana winds and the dominant direction fires historically have moved across the property), because all three emergency access routes proceed easterly to Walnut Canyon Road, it may be difficult, or under certain circumstances, or nearly impossible, to vacate the West Pointe property. During the 1999 Calabasas Fire which burned from the Simi Hills to the coast at Malibu, complete grid lock was experienced on mountain roads in Malibu and Calabasas. The combination of residents attempting to evacuate, residents attempting to enter (to pick up school children for evacuation) and the need for multiple fire trucks within the street section created impassable conditions in a number of places during this fire. Such conditions can increase the pace of property destruction and put residents of a community at risk for injury. Walnut Canyon Road has a relatively narrow street section and would, if blocked by equipment or by a combination of gravel transport and through traffic, make evacuation of the West Pointe Homes project very difficult, if not impossible, despite the present emergency evacuation plans put in place by the applicant. With any blockage of Walnut Canyon, the only other option for emergency evacuation would be to proceed north to "C" Street in the Moorpark Country Club Estates project area and then continue west to Grimes Canyon Road. This would likely result in evacuees proceeding northerly into the predominant direction of Santa Ana condition fires. The Fire District form 810 (included in the Appendix to the EIR) is not an approval of the project and does not exempt the project from ultimately complying with dual access design standards. What this brief review does do is provide an alternative method for complying with minimum fire safety requirements for a subdivision. it is also important to note that both of the mitigation measures requested by the Fire District as part of the "810" review address property damage potential, not human safety or evacuation needs. The mitigation measures requested by the District include placing sprinklers on the properties adjacent to the project open space and completing fuel modification planning (for an unreferenced distance from the edge of development — standards in effect in southern California generally require a 200 modification zone with different degrees of modification with increasing distance from the built environment). District staff have indicated that a better solution to the fire safety problems associated with this project would be to provide for bonafide dual public access along at least two cardinal directions. This has been accomplished by connecting to the ultimate street grid for the City as it is planned in Specific Plan No. 1. As discussed in the Traffic and Circulation analysis (Chapter 14), the dual public road access to the south into and out of this project can be developed consistent with maintaining the project as a private gated community. In summary, as an interim plan to provide adequate emergency access in lieu of public dual access which cannot be provided until Specific Plan No. 1 is developed, the applicant has proposed the creation of a fire access north of the project that makes use of existing private roadways to create a legitimate secondary access into the project. The Fire Protection District has accepted this alternative private driveway alignment, for the present, as an acceptable dual access alternative for the project. While this Fire District approved alternative provides a system of access acceptable to the Fire Protection District as an interim evacuation route, if congested with fire protection vehicles, these private access roads may not provide adequate emergency access for evacuation of the proposed subdivision, particularly if emergency conditions result in blockage or interference with evacuation via Walnut Canyon Road. Therefore, the applicant has revised the project description to provide a public street connection to Specific Plan No. 1. The width, grade, and roadway standards of the agencies have been taken into account in designing the collector road system serving the project The Project Description phasing for the development proposed by the applicant does not require completion of dual public access for the project during the initial construction phase for the project. planned routes of eMeFgenGy egM88 fQF A"Fe ra-S.4- A-4-1; Of the development aFe theFefOFe ROt adequate Chapter 12: Fire Hazards and Fire Suppression Page 5 Mitigation of impacts from lack of adequate dual access has now been satisfied by the applicant proposed revisions to the project description. Therefore, overall impacts associated with Fire Protection, while mitigated, will require further planning to ensure that buildout of the project occurs in a manner that is consistent with the phasing of the project. Issue 4. Construction Related Fire Hazards The location of this project on the perimeter of the hard chaparral community surrounding Moorpark and the need to conduct an extensive grading program will result in relatively pervasive construction related fire hazards. Initial site vegetation clearance and grading activities have the potential to result in increased fire hazards during initial phases of construction. This is a significant impact requiring mitigation planning (Class II). Issue 5: Cumulative Impacts on Fire Protection Services Implementation of the proposed project, together with other proposed development within the District's service jurisdiction, could adversely effect the ability of the District to provide sufficient fire protection services to the City of Moorpark (a Class II Cumulative Effect). The cumulative impacts associated with the development of the site along with other related projects would require additional staffing, equipment, and facilities in order to maintain adequate levels of fire protection throughout the City. To accommodate . planned growth in the area, the District has proposed to develop an additional fire station on or within the Hidden Creek Ranch (Hidden Creek Ranch Specific Plan and EIR, City of Moorpark, 1999). With development of this proposed facility (if this development is constructed as proposed), cumulative impacts associated with the West Pointe Homes project would be adequately mitigated if all other standard County Fire Protection District standards are applied to the project. The West Pointe Homes project may be required to make a pro -rata contribution to the construction and /or operation of this station. If the Hidden Creek Ranch station is not constructed as proposed, other locations for a suitably sized station exist in the immediate project vicinity both within the City limits and in the adjacent unincorporated areas of the County. The District is ultimately responsible for ensuring that adequate regionally serving fire facilities are planned and constructed consistent with the build out demands of the City and surrounding County unincorporated areas. 12.4 Mitigation Measures Issue 1: Fire Potential in the Project Vicinity: Topography and Fuels (1) Prior to the recordation of the Final Map, the applicant shall retain a certified fire management professional to prepare a Fire Hazard Reduction Program; this program shall be prepared in consultation with the County Fire Protection District and shall be approved by the Director of Community Development. The certified fire management professional shall be familiar with the objectives of fuel management in wildland- urban interface. A native plant specialist shall participate in the development of the fuel management program. The program shall apply to all lands within 200 feet of the proposed residences comprising the project (or as amended by the certified fire professional based on fuel modification factors acceptable to the County Fire Protection District). (2) The vegetation management requirements of the Fire Hazard Reduction Program shall be clearly defined. The proposed West Pointe Homes Homeowners Association (HOA) shall be responsible for implementing this program in perpetuity. Fuel modification zones are proposed to be retained in as natural a state as safety and fire regulations will permit. The zones will be designed by and planted under the supervision of a landscape architect with expertise in native plant materials and habitat restoration, with the approval of the City Community Development Director, to Chapter 12: Fire Hazards and Fire Suppression Page 6 appear as a transition between the built environment and natural open space. Final approval of this Program by the County Fire Prevention District and City Community Development Director shall be required prior to the recordation of the Final Map. Appropriate language shall be included on the Final Map indicating the boundary of all areas of fuel modification hazard zones. (3) All structures adjacent to open space around the perimeter of the project shall be designed to satisfy at least a one -hour fire - resistant rating. Such structures shall incorporate fire retardant features including boxed -in eaves, reduced overhangs, double paned windows, convection resistant roof design, non - combustible roofing material, and related design features. Building permits shall not be issued until review of fire retarding architectural features has been completed by the County Fire Protection District. Alternatively, design standards meeting Fire Department criteria could be included in the Fire Hazard Reduction Program and incorporated into the RPD Design Guidelines for the residential units. (4) If required by the Fire Protection District, Interior fire sprinkler systems and /or roof sprinkler systems shall be included in the homes constructed on Lots 156 to 207 (or any lot adjacent to the unmodified open space west of the project if these lots are renumbered prior to recordation of the Final Map). (5) The applicant shall be required to comply with all County Fire Protection District design requirements regarding hydrant locations, fire ratings for building materials, fuel modification requirements, fee payments for pro -rata cumulative impacts and other standard fire safety requirements prior to issuance of building permits. The City shall not issue building permits until plan review and approval has been obtained from the County Fire Protection District. Residual Effects: not significant Issue 2: Adequacy of Planned Responses to Wildland and Structural Fires Refer to related mitigation measures under Issues 3 and 5 below. These measures will adequately offset impacts associated with planned responses to wildland and structural fires. Residual Effects: not significant Issue 3: Adequacy of Dual Access (1) Prior to recordation of the Final Map, the proposed interim secondary fire access road which extends onto adjacent private property shall be recorded as a revocable easement benefiting the West Pointe Homes subdivision. The terms of revocation of this easement shall be limited to a condition that adequate dual access to the site be provided developing a southern connector public street which shall link the West Pointe Homes project to the proposed North Hills Parkway arterial or other linkage to the public street system to be developed by the Hitch Ranch Specific Plan. (2) Buildout of the project shall be consistent with an approved Phasing Plan approved by the City Council. The Plan shall be consistent with requirements to provide adequate dual access to the proposed subdivision. Residual Effects: not significant on a permanent basis; potentially significant on an interim basis unless a phasing plan consistent with the environmentally superior alternative described in Chapter 19 of the EIR is adopted as the project. Chapter 12: Fire Hazards and Fire Suppression Page 7 Issue 4: Construction Related Fire Hazards To mitigate construction related fire hazards, the following mitigation measures shall be required: (1) During all grading and site clearance activities, earth moving equipment shall be equipped with spark arrestors and at least two fire extinguishers. All equipment used in the vegetation clearance phase shall be equipped with spark arrestors and best available fire safety technology. The vegetation clearance activities shall be coordinated with and approved by the County Fire Protection Division. (2) All equipment and material staging activities shall be coordinated with the County Fire Prevention Division. Fire prone construction activities shall be prohibited during "Santa Ana" wind conditions. Residual Effects: Not significant. Issue 5: Cumulative Impacts on Fire Protection Services With implementation of the following Standard County Fire District Conditions, the cumulative effects of the project would be mitigated. These conditions, subject to amendment by the District, include the following requirements: (1) The applicant shall be required to make a pro -rata fee contribution to the provision of fire protection services. This fee shall be established prior to recordation of the first tract map and shall be used to fund the construction, operation, or maintenance of fire suppression facilities in the project vicinity. (2) Approved turn around areas for fire apparatus shall be provided where any access road is 150 feet or more from the main project collector. (3) If deemed necessary by the District, the project shall include a helispot and associated fire suppression equipment storage. Any heliport facilities shall be indicated on the Final Map for the project. (4) Any gates to control vehicle access are to be located to allow a vehicle waiting for entrance to be completely off the public roadway. The method of gate control shall be subject to review by the Fire Prevention Bureau. A minimum clear open width of 15 feet in each direction shall be provided. If gates are to be locked, a Knox System shall be installed. (5) Prior to recordation of street names, proposed names shall be submitted to the Fire Department Communication Center for review and comment. (6) Street signs consistent with County Road and Fire District Standards shall be installed prior to occupancy. (7) Prior to construction, the applicant shall submit plans to the Ventura County Fire Prevention Division for the approval of the location of fire hydrants; all hydrants shall be shown on the plan that are situated within 500 feet of the perimeter of the residential development. (8) A minimum fire flow of 1,000 gallons per minute shall be provided. The location and capacity of all water storage and conveyance facilities shall be reviewed and approved by the District. Chapter 12: Fire Hazards and Fire Suppression Page 8 (9) Fire hydrants shall be installed and in service prior to combustible construction and shall conform to the minimum standards of the County Water Works Manual. These standards specify: ➢ Each hydrant shall be a 6 inch wet barrel design, and shall have one 4 inch and one 2 1/2 inch outlet. ➢ The required fire flow shall be achieved at no less than 20 psi residual pressure. ➢ Fire hydrants shall be spaced 500 feet on center, and so located that no structure will be farther than 250 feet from any one hydrant. ➢ Fire hydrants shall be 24 inch on center, recessed in from the curb face. (10) All grass or brush exposing any structures to fire hazards shall be cleared for a distance of 100 feet prior to framing. (11) An approved spark arrester shall be installed on all chimneys. California Administrative Code (Title 24- Section 2.1217) requirements that shall be imposed on the project include: (12) Address numbers, a minimum of 4 inches high, shall be installed prior to occupancy, shall be of contrasting color to the background, and shall be readily visible at night. Where structures are set back more than 150 feet from the street, larger numbers will be required so that they are distinguishable from the street. In the event the structure(s) is not visible from the street, the address number(s) shall be posed adjacent to the driveway entrance. (13) Portions of this development within a designated hazardous fire area shall meet hazardous fire area building code requirements. Residual Effects: not significant 12.5 Technical Data and References Planning Guidelines and Fire Management Objectives Although Ventura County is subject to a substantial range of fire hazards throughout the year, late summer /early fall wildfires in open spaces around existing housing tract developments and in undeveloped areas dominated by native plant species cause the most long term damage to the man made and natural environment. Wildfires in chaparral and oak woodland vegetation communities ultimately impact drainage patterns, percolation, and the recharge of water basins. Episodes of erosion following a fire can increase sediments in reservoirs and decrease available water supplies. Structural instability in slide prone soils can be accelerated following wildland fires, ultimately increasing the potential for damage to structures, roads and other elements of infrastructure. The protection and enhancement of watershed values requires an understanding both of the necessity for these fires to occur (because they are a source of native plant regeneration) and an appreciation of the need to regulate wildland fire effects, particularly near areas of relatively dense habitation in mountainous environments. Fire is an essential component of the regenerative and reproductive cycle of hard chaparral communities. Chapter 12: Fire Hazards and Fire Suppression Page 9 Fire is an essential component of the regenerative and reproductive cycle of hard chaparral communities. Prehistorically, native Californians were dependent on these hard seed communities for survival, burning to encourage healthy stands of seeds and grasslands was essential. Since the native burning patterns changed with Americanization of California in the 19th century, chaparral and scrub communities have become more fire volatile due to the presence of decades of suspended dead plants in the chaparral canopy. In some areas that have not burned in the past 60 to 80 years, the chaparral fuel load is very high. The Ventura region is characterized by a Mediterranean -type climate, which has moderately wet winters and very dry summers. In addition, a local metrological phenomenon (Santa Ana winds) contributes to the high incidence of wildfires in the late summer and early fall. These winds originate in the hot, dry interior deserts east of Ventura County. During relatively brief periods of time in the late summer /early fall, these wind masses move west into the County, bringing extremely dry air masses which can exacerbate existing fires and further desiccate the chaparral and sage plant communities during the period of the year when the constituent species have very low moisture content. Given these climatic considerations, fire hazard management must integrate the need to protect the community from damage with an acceptance of the role of fire in the perpetuation of native plant communities which are so essential to watershed protection. These sometimes competing objectives have resulted in the development of several fire management practices including fire suppression, controlled burning, and watershed management which is necessary for the retention of healthy, deep - rooted vegetative growth. Vigorous, multi -aged stands of chaparral /sage which can respond favorably to periodic fire episodes are essential for landslide control, especially in sandstone formations with slopes ranging from 250 to 450 degrees. Wildland fire concerns and maintenance of vegetation are particular concerns in relation to the development due to the proximity of the project to areas with very steep slopes characterized by highly erosible soils. Fire hazard management attempts to minimize the periodicity and severity of fire damage to public and private property and to wildlife habitats. Minimum fire hazard clearance requirements are defined by law. These requirements are based on California Public Resource Code Section 4219, which mandates clearance of between 30 to 100 feet (or more) of native vegetation around structures in extremely hazardous areas. In the County, the Uniform Fire Code, Article 11, identifies requirements for clearance of combustible growth, which follow the State guidelines in general. Other important management requirements include the County Waterworks Manual (Section 2.33) which defines minimum fire flow rates for water mains. Section 10.301 of the Uniform Fire Code regulates commercial and industrial projects. Also, minimum road widths for access by fire protection crews and equipment are detailed in the Fire Protection District's "Private Road Guidelines" or by the County or City Road Standards Manual. Planning Division zoning standards for minimum distances between structures also are an effective fire protection tool. Effective wildfire management requires appropriate equipment and facilities. The Fire Protection District has a five -year plan for construction of new facilities that will better serve the growing urban fringe areas, which in most cases are being built within the chaparral /sage fire hazard areas of the County. Another aspect of fire hazard management in Ventura County has been the development of a prescribed burn program as mandated by Senate Bill 1704 (Vegetation Management Program). This program promulgates the selective burn -off of chaparral /sage in order to prevent future large, uncontrolled wildfires. This controlled burning process encourages the natural vegetation cycle of seed germination engendered by natural burns. The natural areas of Ventura County contain extensive chaparral and sage plant communities that are fire - adapted and depend on fire for germination and sprouting; new sprouts grow from the roots and root crowns of many species. The controlled burn is an extension of the native Californians 6000 year old practice of periodic burning. Cooperation among agencies is an integral part of the County's fire hazard management program. The County Sheriff and Fire Protection District cooperate in establishing wildfire response and evacuation plans, as envisioned in the Ventura County Multi- Hazard Functional Emergency Response Plan, now being prepared. Other agencies involved in cooperative planning with regard to fire hazards include Chapter 12: Fire Hazards and Fire Suppression Page 10 Building and Safety (property address coordination), Public Works (street naming coordination), and Planning (review of fire hazard issues in the environmental review process for discretionary permits). Landscaping for fire hazard reduction requires development of a compromise between minimizing fuel volume and maximizing root depth. This trade -off often involves interspersing herbaceous species having low fuel volume and short root systems with woody shrubs having greater root depth and higher fuel volume. Drought tolerance and sprouting ability are also important in fire - resistant landscaping. Fortunately, most native herbaceous and woody plants, when property spaced, are ideal for fire- resistant landscaping, since the require little water and can tolerate difficult sprouting conditions. The Aesthetics chapter of the E1R discusses the landscaping program for the development in detail. The consultant recommended landscape mitigation program incorporate these concerns. Fire History in the Project Vicinity: The Significance of Fire Hazards Nearly all the acreage included within the West Pointe project perimeter has been burned several times over the last 100 years in rapidly moving chaparral fires which are characteristic of the late summer, early fall season. The vegetation communities within the project boundary, characteristic hard chaparral, are dependent on fire for rejuvenation. The cycles of wildland fires which maintain these plant communities in a state of health and support dependent wildlife communities are now actively suppressed by both State and local fire management agencies. In some areas, the suppression activities have made it necessary to adopt controlled burns as the primary strategy for reducing fuel loads and maintaining the health of fire dependent plant species. The ruggedness of the topography within the project boundary and the absence of existing development has resulted in little modification to the historic burning patterns in this area. Many of the major wildland fires within the project vicinity have been related to Santa Ana wind conditions. The history of recent fires in the hard chaparral surrounding the project vicinity reinforces the significance the high fire hazard conditions that are characteristic of this entire area. Because of these conditions, vegetation management planning is essential to prevent wildland fires from widely affecting structures built on the wildland fire fringe within the project boundary. Chaparral Vegetation Two distinct subformations of chaparral called "hard chaparral" and "soft chaparral' are clearly distinguished in recent ecological literature and are commonly referred to as chaparral and coastal sage scrub communities, respectively (Paysen and others 1980, Westman 1982). This distinction is important for both fire and slope management. The chaparral community as a whole is drought tolerant. Generally, plant adaptations to drought include thick leathery leaves, reduced leaf size, and summer dormancy, a condition which enables the plant to reduce its metabolic functions and drop leaves under prolonged drought. Two adaptations to fire are sprouting and fire stimulated germination of seeds. Sprouting produces new shoots from the roots or root crown after the top has been injured by fire, browsing, pruning, or other means (Sampson 1944). Both sprouting and non - sprouting plant species germinate prolifically after fires. The seeds of many chaparral species remain viable for a long time; often a thick seed coat protects the endosperm from drying out. Fire often injures this seed coat so that seeds germinate under proper conditions of moisture and temperature. Besides the sprouts and seedlings of the perennial chaparral species, seedlings of herbaceous species are abundant in the first few seasons after fire. Seeds of many of these species lie in the soil for years awaiting stimulation by fire for germination. Fire dependent annuals and perennials are responsible for the beautiful array of wildflowers that can be seen everywhere the first few seasons after a fire. They provide a natural vegetative cover that helps temporarily to reduce the heavy erosion that can be expected from steep mountain slopes once existing protective cover has burned off. These short lived, fire - adapted species convert mineral nutrients to organic form, thus conserving nutrients that could be lost by leaching and erosion. Chapter 12: Fire Hazards and Fire Suppression Page 11 Plant species diversity peak in the first few seasons after a fire, but is reduced when, in the years after a fire, the fire - dependent annuals and short-lived perennials fail to reproduce. In hard chaparral, shrub species such as bush poppy and Ceanothus may decline in vigor after 10 and 20 years, respectively, and provide dry, dead fuel for future fires. Chaparral fires aid in the continued survival of these species. The oldest stands of hard chaparral generally have the lowest species diversity and tend to be even -aged. Fire and Chaparral Most major fires in the chaparral areas of southern California occur during this extreme fire weather. Under Santa Ana conditions, wildfires are extremely difficult to control unless the fuel supply is exhausted or the wind subsides. Studies of fire problems in Los Angeles County, particularly the coastal Santa Monica Mountains, point this out (Radtke 1978; 1982; Weide 1968). A study of frequency of fires burning more than 100 acres in the Santa Monica Mountains from 1919 to 1982 indicates that the greater portion of wildland areas have burned at least once in the last 60 years; some have burned more than four times. In the interior mountain ranges of Los Angeles County, fire frequency and number of acres burned are high in the summer months because of high summer temperatures and occasional lightning strikes. The pressure for urbanization of wildlands and open space is significant in the Santa Monica Mountain range. The major flammable vegetation types found in the Santa Monica Mountains (chaparral, coastal sage scrub, and grassland) also have a direct bearing on fire frequency and fire intensity because of their different fuel loads and ease of ignition. For example, the flashy annual grassland fuel seldom exceeds 5 tons per acre whereas mature chaparral can exceed 30 tons per acre. Grassland fires may be more frequent but are also more easily extinguished; however, they often carry the fire into the coastal sage scrub and chaparral. In any event, the fuels dictate the ease of fire starts and spread rates and this has a direct bearing on fire frequency. When the grasslands were grazed, reducing fuel loads, the highest fire frequency was found in coastal sage. With reduction in sheep grazing, fires in annual grassland, especially along roads and rights of way, have become the major source of fire starts. Nevertheless, fire starts have been historically concentrated in the coastal sage areas, where development has been greatest. The predictable direction of fire spread in the Santa Monica Mountains during Santa Ana winds is south to southwest. This spread pattern is primarily influenced by fire winds and secondarily by topography. References Hazards Appendix of the General Plan, 1988 County of Ventura, Resource Management Agency. Safety Element Volumes I and II, 1990, City of Moorpark U.S. Department of Agriculture: Forest Services Living More Safely in the Chaparral - Urban Interface, Radtke, K.W. General Technical Report PSW -67. Los Padres National Forest District Headquarters, Goleta, California. Mike Wheeler, Fire Prevention Consultant, Personal Communication Fire History Maps for the County of Ventura, 1940 -1995, County of Ventura. Fire Hazards Evaluation in the Rancho Saguaro Land Division EIR, County of Santa Barbara, prepared by the Planning Corporation, 1983. California Native Trees and Shrubs for Garden and Environmental Use in Southern California, Lenz, Lee W. and John Dourley Rancho Santa Ana Botanic Garden, Claremont, California. Diane Morgan, Fire Prevention Division, County of Ventura, Personal Communication Stephen Horne, Los Padres National Forest, Personal Communication, January 1995. Chapter 12: Fire Hazards and Fire Suppression Page 12 CHAPTER 13 GROWTH INDUCEMENT AND IMPACTS ON THE CITY JOBS: HOUSING BALANCE' 13.1 Existing Conditions Growth inducement is attributable to those aspects of a project that tend to encourage population and /or economic growth. Economic inducements to growth include (1) short-term construction employment opportunities, (2) permanent professional and support service employment opportunities in the local economy, (3) infrastructure extensions which could facilitate the development of surrounding properties, (4) indirect growth inducement related to service demands, (5) ancillary or secondary growth which may result from the synergy created by quality additional housing and recreational opportunities in the City, and (5) project effects on the existing Jobs:Housing balance ratio. Each of these sources of future growth effects are considered briefly in this section of the EIR. The negative connotations of growth - unplanned expansion, land use compatibility problems, population density increases that exceeds available resource constraints, and adverse community aesthetic impacts have been carefully considered and, to an acceptable degree, mitigated; the mitigation measures provided in various Chapters of the EIR, particularly in Chapter 16, have been designed to assure that the negative aspects of growth have been adequately addressed. The CEQA Guidelines state that a project will have a significant environmental impact if it would induce substantial growth. The definition of "substantial" is subjective; as typically defined by Cities in Ventura County, for residential developments, substantial is interpreted to mean a project that is of sufficient size and scale that its implementation would exceed growth ordinance limitations and for commercial developments, substantial growth is generally presumed to occur if General Plan land use changes are necessary to implement such projects. In addition, any undertaking that would eliminate physical barriers or impediments to growth or amend policies limiting growth would be considered to have both a project specific and cumulative effect. Direct Population Effects Attributable to the Project Implementation of the proposed project would result in a maximum net increase of approximately 250 new housing units. Using current housing occupancy projections applicable to the City of Moorpark, the proposed residential project would provide residential opportunities for a total of about 780 persons. Not all of these occupants would be new City residents; an unknown proportion of future housing purchasers would reside in Moorpark while other purchasers would potentially be relocating to the City from surrounding unincorporated areas or adjacent cities. Indirect Effects on Population and Economic Growth The project's indirect effects on population and secondary economic growth can only be evaluated cursorily until City specific studies of employee in- migration and growth of commercial capacity are undertaken in the future. The exact extent to which the proposed project would encourage population The following assessment was prepared based on updated population information and jobs:housing data contained in the recently completed Ventura Council of Governments Housing Task Force Vehicle Miles Travelled Reduction Program. Information contained in this section was also obtained from several other sources including the 1992 City of Moorpark General Plan Land Use Element, California Association of Governments 1994 Growth Management Plan, Ventura Council of Governments 1990 -2010 Forecast. and 1990 U.S. Census Bureau socioeconomic data. Chapter 13: Growth Inducement Page 1 growth or immigration is unknown at this time. The residential portion of the project is "population responsive ", meaning that the project is designed primarily to meet the housing needs of existing residents in the immediate City vicinity (including adjacent unincorporated areas). Since the project will represent a relatively new type of housing in the City (cluster residential executive and estate homes on larger lots adjacent to two golf course which would be situated within the immediately adjacent Moorpark Country Club Estates project) it is reasonable to conclude that at least a portion of these new residential units will be occupied primarily by existing City residents who are likely to relocate to the project as a result of recreational and aesthetic preferences. According to the developer's pro- forma, the range of product types eventually built within the project will depend to a considerable degree on basic lot pricing; estimates of pricing scenarios range from a low of $400,000 to $600,000. While profit margins are commensurate with basic lot pricing, the development is projected to exceed costs and provide adequate rates of return on investment. Given the relatively high cost of the proposed housing units, the development will undoubtedly effectively exclude moderate income purchasers and favor purchase recruitment from a relatively large area within the County. Employment Opportunities The recreational portion of the project is limited to passive recreation and open space preservation and therefore this component of the project will not generate employment opportunities for City residents. Removal of Policy Impediments to Growth Approval of the proposed entitlement requests can be accomplished without significant conflicts with adopted City General Plan land use policies. The proposed General Plan Amendment request will increase the allowable density on the property but not to a sufficient degree to result in substantial conflicts with existing City policy. No modifications to the City's corporate limit, Sphere of Influence, or LAFCO policies regarding Areas of Interest will be required. The project is also consistent with the County Guidelines for Orderly Development and does not conflict with the recently approved SOAR Amendments to the City's Land Use Element. A land use policy central to all of the County land use management plans is that urban development should occur within cities or existing unincorporated urban centers. Approval of the proposed project would not conflict with this policy. The project does not present any significant departures from policies used to regulate growth. Therefore, the proposed project would not modify or remove any policy impediments to growth (a Class IV effect). 13.2 Thresholds of Significance Based on CEQA, SCAG, City and County Guidelines, the project would result in a significant impact on the environment if any of the following conditions are met: (1) Population or housing increases resulting from the project exceed projected growth for the region; (2) Proposed residential units do not meet the demands for the types of housing specified in the Housing Element; (3) Housing and employment increases are not consistent with the projected jobs: housing projections for the City and appropriate SCAG subregion; or (4) The project results in substantial short term or long term employment that could result in significant direct or indirect growth inducement. Chapter 13: Growth Inducement Page 2 13.3 Impacts Issue 1: Short Term Construction Employment Effects Currently, employment in the construction trades is robust. Therefore, it is reasonable to assume that adequate numbers of local workers are available for construction projects of moderate -to -large scale, such as the proposed project. The duration of the construction period outlined in the Project Description suggests that there would be only a minor potential to induce new workers to move into the area. Several major grading and residential construction firms are based in the tri- counties area and therefore, for the most complex and specialized component of the construction process, local business knowledge and labor supplies would be available to complete the required construction. Some specialized construction skills required for the project may not be available in the local labor pool but this problem would probably be solved through employment of subcontractors from surrounding communities. Thus, growth inducement effects from the short-term construction phase of the project are expected to be less than significant (Class IV). The effects of the project on employment opportunities would be largely beneficial. Issue 2: Growth Inducing Effects of Permanent Professional and Support Service Employment Opportunities in the Local Economy Because the proposed project is limited to the construction and occupancy of residences, the development is not expected to generate any local significant employment opportunities. New employment generation would be limited to service oriented employment (maids, gardeners, maintenance staff). Given the local and non - professional orientation of the employment profile for this project, it is reasonable to conclude that sufficient housing is available in the City to accommodate all prospective service employees. Therefore, the proposed project is not projected (1) to induce housing demand related growth in adjacent cities or in other areas of the County surrounding the City of Moorpark or (2) to generate potential employee immigration to the City. Therefore, the project will not generate substantial adverse effects related to employment generation (a Class IV effect). Issue 3: Infrastructure Extensions Which Could Facilitate the Development of Surrounding Properties No proposed improvements are planned for the West Pointe Homes project that would facilitate development of the surrounding properties. All of the existing infrastructure facilities (Water District No. 1 Wells, transmission facilities, and the 240 KW Electric Transmission lines) are all designed to serve regional rather than proximal or on -site infrastructure needs. All infrastructure extensions to the project are considered minor extensions and will not require passage through or adjacent to undeveloped or agricultural properties. These minor infrastructure extensions will not have the potential to facilitate growth and the conversion of surrounding open space and agricultural lands or encourage conversions from residential and commercial uses (a Class IV effect). While the details of the proposed engineering for potable water, sewer, and reclaimed water facilities (such as the final location of reclaimed water mains and domestic and reclaimed water storage reservoirs) are presently evolving, typically, service providers engineer such transmission lines and facilities to be oversized to meet regional needs; this is a reasonable financial strategy for service providers since oversizing provides a more substantial funding base for offsetting the costs of infrastructure extensions. Further, such oversizing is considered to be environmentally preferable to developing multiple facilities in different locations. The inevitable consequence of such financial and design strategies is increased development pressure on open space and agricultural lands. Based on present information, line oversizing is not anticipated to occur and all basic connections to the existing service grid are planned to be consistent with the sizing adapted for the Moorpark Country Club Estates project. Chapter 13: Growth Inducement Page 3 Issue 4: Indirect Growth Inducement Related to Service Demands Upon full buildout of the residential component of the project, the West Pointe development would generate approximately 780 persons. This additional population would create a limited demand for new goods, services, and possibly employment opportunities. It is anticipated that increased demands for goods and services related to the residential component of the project could be met largely through existing Moorpark businesses in close proximity to the project. The demand for goods and services not met in the City would have to be provided by businesses in other communities located outside the City's commercial core. Given the high degree of urbanization in the surrounding area and the existence of varied transportation linkages between Moorpark and adjacent cities and unincorporated areas, these providers may reasonably be presumed to already exist. Therefore, the additional demand for goods and services created by the West Pointe Homes residents is not anticipated to induce substantial additional growth outside the City's boundaries. It is highly doubtful if the proposed project would cause new commercial or industrial uses to develop within the surrounding communities. The limited additional ancillary business opportunities associated with the recreational and residential portions of the project will likely be met through very modest expansion of existing businesses. Therefore, indirect growth inducement related impacts were determined to be insignificant (Class IV). Issue 5: Protect Impacts on the Moorpark Jobs:Housing Balance and Population Growth Population and Housing Trends According to the U.S. Census Bureau, as of 1990, the City of Moorpark had a total population of 25,494 persons which represents about 4 percent of Ventura County's total 1990 population (669,016 persons). The ethnic composition of the City of Moorpark in 1990 was estimated to be: a non - Hispanic or Caucasian population of 69.3 percent, an Hispanic- origin population of 22 percent of the city. Asian and Pacific Islanders 6.6 percent, and African - Americans 1.6 percent; American Indian, Eskimo, and Aleutians accounted for only 0.5 percent of the total population. The 1989 median income estimate for city residents was $60,368 per household; less than 7 percent of the households in the city earned less than $25,000, and 2 percent of the households earned less than $10,000. Moorpark's median income figure has remained consistently higher than the county's median income, which was estimated at $45,612. According to the 1990 U.S. Census data, the City of Moorpark had a total of 7,915 dwelling units. Out of the 7,621 units that were occupied in the city, approximately 80 percent were owner occupied while approximately 20 percent of the housing stock was renter occupied. Comparatively, in 1990, the County of Ventura had 228,478 housing units. Of the 217,298 occupied, approximately 65 percent were by owner occupied and 35 percent renter occupied. As of January 1989, approximately 82 percent of the city's stock of housing units were single - family dwellings. The remaining 18 percent consisted of multifamily dwellings (15 percent) and mobile homes (3 percent). The demand for housing in Moorpark has remained moderate. The 1990 U.S. Census listed the City of Moorpark as having a 1.7 percent vacancy rate for homeowners and a 7 percent vacancy rate for rental units. The area -wide Ventura County statistics vary slightly, with a homeowner vacancy rate of 2 percent and a 4.9 percent vacancy rate for rental units. Overall, the occupancy rates for both owner - occupied and renter - occupied units remain very low. Approval of the proposed project will provide additional quantities of housing product in the City, rural neighborhood executive and estate homes on relatively large lots. The City currently has a limited amount of this type of housing product. The projected income level of prospective buyers is predicted to be dominated by upper income or two income professional employment based families. Chapter 13: Growth Inducement Page 4 Affordable and Moderate Income Housing Needs A model of "Existing" and "future" housing needs for the region, including the City of Moorpark, has been developed by the Southern California Association of Governments (S.CAG) as required by the state housing law. "Existing Need" is defined as the number of lower income households currently overpaying for housing; that is, expending 30 percent or more of income on housing costs as of January 1, 1987. "Future Need" is defined as the number of additional housing units by income level that will have to be added to stock. In compliance with state housing law, the City has developed the following definitions of the various income level categories that must be considered in calculating future housing needs within the city: Very Low -- less than 50 percent of the Ventura County median income Low -- 50 to 80 percent of the Ventura County median income Moderate -- 80 to 120 percent of the Ventura County median income Upper -- more than 120 percent of the Ventura County median income The Ventura Council of Governments (VCOG) provides socioeconomic projections for the county; the City of Moorpark is a member of VCOG and uses these projections for planning purposes. Table 13 -1 presents the 2000 VCOG regional forecasts for population and housing from 1990 to the year 2020. Housing increases from 1990 to 2020 are projected to more than double the existing housing stock in the City. This projected growth is one -half the net percent increase experienced between 1980 to 1990. The VCOG projections suggest that housing supply increases and associated population growth are not expected to occur at the rates that were experienced in Moorpark during the 1980s. Employment Generation and Relationship to Housing Stock The 1990 Census listed 13,932 Moorpark residents in the labor force, primarily in private wage and salary business. This represented approximately 79 percent of the Moorpark residents over 16 years. Of those in the labor force, approximately 58 percent were men and 42 percent were women. The majority of persons were employed in managerial, professional specialty occupations, and administrative support occupations including clerical positions, closely followed by people in precision production, sales, and service occupations excluding protection and household responsibilities. The unemployment rate for the City was 3.5 percent in 1990. The mean travel time to work was approximately 28 minutes, which was slightly more than the average commute for all county residents (approximately 25 minutes.) According to 1999 VCOG forecasts, future labor force residents in the City are expected to increase to 7,513 adults in the year 2000 and 11,219 in 2010. Employment growth from 2000 levels is projected to increase by 33 percent through the Year 2010. By 2020, predicted resident employment should increase to about 13,171, or a 15 percent increase over the projected Year 2010 levels of 11,219. Employment projections for the Non - Growth Area have been set at 247. Overall, employment growth from 1990 to 2010 is expected to increase 38 percent. The Jobs/Housing Balance The 1994 SCAG Growth Management Plan (GMP) identified the growing imbalance between the location of jobs and housing in Southern California as a factor contributing to the worsening of traffic congestion and air quality. The assumption underlying the effort to regionally and locally balance jobs and housing is that an improved balance would reduce vehicle travel in the region. Chapter 13: Growth Inducement Page 5 Jobs and housing are considered in balance when a subregion (defined as a collection of cities and related non - growth areas) has enough employment opportunities for most residents and sufficient housing opportunities for most employed adults. Because the Southern California region as a whole is presumed to be balanced, a subregion is considered balanced only if its ratio of jobs to housing approximately fits the regional patterns. The jobs /housing ratio in the region was 1.33 in 1990 and is projected to be 1.31 in 2015. Job -rich subregions have ratios greater than the regional average, and housing -rich subregions have ratios lower than the regional average. According to the 1994 GMP, the project is located in the Ventura Council of Governments (VCOG): Ventura County SCAG subregion. This subregion is not considered to be balanced because the subregional ratio did not match the regional ratio in 1990. Moreover, this subregion is considered to be "housing- rich" and "jobs- poor'. SCAG determined in the 1994 GMP that the VCOG Ventura County Subregion had a job /housing ratio of 1.21 in 1990 and a projected ratio of 1.32 in the year 2015. The 1994 GMP forecasted that the subregion would have a total of 337,000 units by 2015, which would represents an increase of 109,000 units between 1990 and 2015. The SCAG GMP employment forecast in this subregion for 2015 was 444,000 jobs, representing the addition of 169,000 jobs between 1990 and 2015. The resulting job /housing balance performance ratio (computed by dividing created jobs by additional dwelling units) for the period spanning 1990 to 2015 is projected to be 1.55. TABLE 13 -1 1993 VENTURA COUNCIL OF GOVERNMENTS: HISTORIC, CURRENT AND FUTURE POPULATION AND HOUSING FIGURES The recently completed Ventura Council of Governments Housing Task Force Vehicle Miles Travelled Reduction Program working paper documents that of all the cities in Ventura County, Moorpark is the most "housing rich" (a jobs: housing ratio of 0.73) and this study projects the same imbalance well into the future (a 2010 ratio of 0.76). What this projection indicates is that Moorpark is an important community of homes which has the highest commute rate of all the cities in Ventura County. City efforts to promote job formation may partially offset this trend but given the level of proposed residential development in the City, a balance of housing and jobs appears to be an unreasonable expectation for the City. The proposed project will contribute to the increasing imbalance between jobs and housing in the City, a trend that will cumulatively result in local air quality degradation and other environmental effects. Chapter 13: Growth Inducement Page 6 1990 2000 2010 2020 Holding Census VCOG* VCOG* VCOG Ca acit Moorpark - Population i Growth Area 26,312 31,040 31,040 42,458 N/A Non - growth Area 364 441 441 567 N/A TOTAL 26,676 31,481 31,481 43,025 Moorpark - Housing Growth Area 8,160 9,917 12,001 13,565 14,911 Non - growth Area 113 138 158 183 418 TOTAL 8,273 10,055 12,159 13,748 15,329 * VCOG: Ventura Council of Governments Source: County of Ventura Planning Division, 1/1/2000. The recently completed Ventura Council of Governments Housing Task Force Vehicle Miles Travelled Reduction Program working paper documents that of all the cities in Ventura County, Moorpark is the most "housing rich" (a jobs: housing ratio of 0.73) and this study projects the same imbalance well into the future (a 2010 ratio of 0.76). What this projection indicates is that Moorpark is an important community of homes which has the highest commute rate of all the cities in Ventura County. City efforts to promote job formation may partially offset this trend but given the level of proposed residential development in the City, a balance of housing and jobs appears to be an unreasonable expectation for the City. The proposed project will contribute to the increasing imbalance between jobs and housing in the City, a trend that will cumulatively result in local air quality degradation and other environmental effects. Chapter 13: Growth Inducement Page 6 West Pointe Homes Job Generation and Effects on the Jobs: Housing Balance Based on an average of 1.6 employees per dwelling unit, approximately 400 jobs would be needed to absorb the permanent work force generated by the West Pointe Homes Project. The estimated number of jobs that would be provided by the residential project maintenance and service personnel is about 50 persons (most of which would be temporary or part- time). Taking into account the discussion of Issue 2 above, job demands created by the project will not even be partially offset by the anticipated service level employment to be created as a result of project development. Therefore, the imbalance between the number of dwelling units and the nature and socio- economic focus of the employment generated by the development is expected to create a demand for more jobs in nearby communities. As such, the development may induce growth in other locations in Ventura and Los Angeles Counties (a Class II impact). Population Growth By the end of the year 2000, the population of the Moorpark Growth Area is expected to increase by 13,417 persons (over baseline 1990 census population figures). An additional 13,749 persons are anticipated in the Moorpark Growth Area by 2010. These estimates assume a constant growth rate of approximately 1,358 persons per year. Assuming a constant growth rate, the project's total population increase within the Moorpark Growth Area over the 6 years of phased development would be approximately 780 persons. This represents a modest portion of the projected yearly growth in the Moorpark Growth Area. Because these growth projections are consistent with VCOG estimates, no significant impacts on population growth projections would occur associated with implementation of the project (a Class III impact). Increases in Housing Stock According to VCOG, projected housing growth for the Moorpark Growth Area between 1990 and 2000 is 4,419 units. Based on the presumed project buildout phasing plan (50 units per year over a five year period), the project would represent approximately less than 15% percent of the anticipated growth in the region. VCOG has estimated that between 2000 and 2010 the projected increase in housing units within the Moorpark Growth Area is expected to be 4,740 units. Because the West Pointe project would not cause the total number of housing units expected to be developed within the Moorpark Growth Area to be exceeded during the time in which the project will be implemented, no project specific significant impacts are anticipated (Class IV impact). Cumulative Effects Considered without accounting for regional trends, this project would modestly increase the current imbalance between jobs and housing within the VCOG SCAG subregion. The proposed project is primarily a residential development. Rarely are jobs and housing entirely balanced within any single undertaking. Taken in a regional context, the proposed project is part of the Moorpark Growth Area and the housing and employment opportunities provided by the project are within the projections for the Moorpark Growth Area. Because the development is within these projections, the project should be considered consistent with the future cumulative projections for job /housing balance. The cumulative area of socioeconomic impact for the proposed project is the VCOG SCAG subregion. The West Pointe Homes Project will contribute to the cumulative demand for jobs in Moorpark and surrounding communities in a subregion classified by SCAG as housing -rich. The indirect effect may be to increase commuting distances and further exacerbate impacted traffic and air quality problems in the region. These indirect impacts would be partially offset by the provision of limited public transportation facilities and implementation of the City's Trip Reduction Ordinance for the recreational component of the project. The housing opportunities projected for the project would contribute to the current imbalance between jobs and housing within the subregion. However, this impact is not considered to be significant, because the project has been considered in the region's growth projections through its recognition and consideration under buildout of the General Plan. The relatively minor difference in buildout potential for Chapter 13: Growth Inducement Page 7 the project as proposed versus existing General Plan designations would not contribute substantially to conflicts with adopted plans and policies designed to improve the jobs: housing ratio in the City and subregion. 13.4 Mitigation Measures Issue 1: Short Term Construction Employment Effects No significant impacts were identified and therefore no mitigation is required. Residual Effects: Not Significant Issue 2: Growth Inducing Effects of Permanent Professional and Support Service Employment Opportunities in the Local Economy No significant impacts were identified and therefore no mitigation is required. Residual Effects: Not Significant Issue 3: Infrastructure Extensions Which Could Facilitate the Development of Surrounding Properties (1) Prior to issuance of a Zoning Clearance for building permits, the potable water, reclaimed water, and wastewater disposal facilities and conveyance lines required for the project shall be designed to accommodate, the dwelling units together with the limited development permitted under the existing General Plan for lands along the conveyance lines. The computation of future buildout is subject to the review and approval of the Director of Community Development prior to determining final line sizing. Building permits shall not be issued until this computation is provided and verified by service providers. All facilities shall be designed to accommodate peak rather than average demand. Residual Effects: Not Significant Issue 4: Indirect Growth Inducement Related to Service Demands No significant impacts were identified and therefore no mitigation is required. Residual Effects: Not Significant Issue 5: Project Impacts on the Moorpark Jobs: Housing Balance and Population Growth No significant impacts were identified and therefore no mitigation is required. Residual Effects: Not Significant Chapter 13: Growth Inducement Page 8 13.5 References and Technical Data No additional references (other than those cited in the text) have been consulted. Further technical data concerning population and housing issues discussed in this section can be obtained from SCAG, VCOG, and the City of Moorpark. Chapter 13: Growth Inducement Page 9 CHAPTER 14 TRANSPORTATION AND CIRCULATION' This section of the EIR is comprised of an abbreviated summary of the full text of the traffic and circulation analysis prepared on the West Pointe Homes proposal by the consulting traffic engineers, Associated Transportation Engineers (October 2000). The following synopsis has been written to make the conclusions of the traffic analysis more accessible to readers without technical training in traffic engineering. The original analysis performed for the Draft EIR was substantially revised in response to comments and to reflect changes to the project cumulative list used for the analysis of future impacts along the Walnut Canyon Corridor. Sections of this chapter that were changed as a result of the reanalysis of the project are indicated in italic print. 14.1 Existing Conditions Standards of Measurement and Traffic Analysis Traffic engineers describe traffic operations in terms of Levels of Service (abbreviated LOS). LOS is not a statistic; it is an ordinal ranking of traffic operation characteristics which is based on calculated Volume to Capacity Ratios (abbreviated as V/C ratios) for both roadway segments and intersections. V/C ratios are calculated by relating the volume of traffic using a roadway or intersection to a theoretical service capacity. For intersections, V/C ratios are also known as Intersection Capacity Utilization measures (abbreviated ICU). Information about LOS and ICU values and how these values related to adopted performance standards for the City of Moorpark are described in the Traffic Technical Appendix and summarized in Section 14.2 below. ICU and V/C ratios are used by engineers to determine existing operations, to forecast future operations, as well as to consider how best to improve an intersection or street segment that is constrained by too much traffic. It is important to understand that calculated ICU and V/C values for future conditions are only estimates or models. Like all models, these predictions are based on a set of assumptions that should reflect future conditions. However, there is no guarantee that the assumptions made about future conditions will be realized and therefore. like all such models, traffic impact predictions are subject to error of estimate. Unlike some statistics, ICU and V/C ratios are not sufficiently complex mathematically that a formal "error of estimate" may be obtained. When reviewing predictions about future conditions, it is important to treat the predicted intersection operation values with a certain amount of discretion. A future LOS prediction may or may not conform to model conditions. The future traffic is likely to be in the range of the estimates provided but undue reliance on the "statistical truth" of predicted future LOS and V/C values should be temptered. In the analysis to follow, when reference is made to ICU values that change by tenths or hundredths of a measurement unit, these changes should be understood in context. Impacts approaching or just exceeding "Threshold values" (discussed below in Section 14.2) need particularly to be interpreted generously rather than strictly. A final word of caution about the statistics used in the following analysis concerns the AM and PM peak hour values that are calculated as the threshold criteria for intersection design. Peak hour traffic patterns are generally related to the morning and evening hours when most commuters depart to and return from ` The following assessment is based on a traffic engineering assessment of the West Pointe Homes Project completed by Associated Transportation Engineers (ATE) of Santa Barbara, California) (West Pointe Homes, Mooroark, California: Traffic and Circulation Study, October 20001. Appendix 8 of the EIR contains the complete text of the traffic technical report. The References and Technical Data section included in this Chapter of the EIR (Section 14.4) summarizes information extracted from the ATE technical report. 2 Guidelines for Preparing Traffic and Circulation Studies, City of Moorpark, April, 1994 Chapter 14: Traffic Circulation Page 1 work, school, errands, and recreation. An intersection may operate at very satisfactory Levels of Service during most of the day but the same intersection may become seriously constrained during "rush" hours. It is important to understand that the higher the LOS standard during peak hours, the more need there is to create enhanced capacity which generally translates to wide, multi -lane intersections with multiple turning lanes. By tolerating a reduced Level of Service for short periods of time during the day at a given intersection or by permitting somewhat poorer levels of service with certain parts of the City, it becomes less necessary to install large scale traffic improvements that decrease the value of the streetscape as a multi -use pedestrian oriented area. It is not necessarily desirable to create an urban environment that is dominated by over scaled traffic improvements designed only to serve the automobile at the expense of the human environment. ScoQe of the Traffic Stud A traffic impact analysis study area for the project was defined by the City in consultation with the EIR preparers. This study area was determined by mapping the probable locations for ingress and egress to the project and defining intersections along this routes of access and departure that were likely to be affected by the addition of project traffic. A map illustrating the study area boundary is provided in Appendix 8 of the EIR and Table 14 -1 of this chapter itemizes the intersections of concern within the perimeter of potential impacts. The scope of the traffic study was modified in response to comments to ensure that all intersections in the Walnut Canyon Corridor were addressed in the impact analysis. The study was also expanded to include analysis performed as part of the developer initiated Walnut Canyon Corridor Analysis. The purpose of this applicant initiated effort was to determine how best to coordinate improvements required of the Toll Brothers, Specific Plan No. 2, West Pointe and SunCal projects and to determine if any overlap or improvement gaps existed within the corridor. Existinq Study Area Traffic Conditions and Levels of Service Existing average daily traffic (ADT) volume data for the study area surface streets were obtained from the City of Moorpark, from "Traffic Volumes on California State Highways" (Caltrans, June 1998), and from "The Draft Hitch Ranch Specific Plan" traffic analysis completed by Austin -Foust (March 2000). The counts used in the analysis were performed in 1999 and early 2000. Since these counts were taken, no significant changes in build out have occurred within the Walnut Canyon Corridor that would cause a misrepresentation of base traffic flows on City streets. QRGe approved pFGOGt6 6kuated to the north bu#4 out, then the exi-q-tin.g 4999 data, will need to he A;vised. This consistency of count data through time is consistent with "spot checks" made by the traffic consultants along the Walnut Canyon Corridor for the Moorpark Country Club Estates EIR where such checks revealed that then current (1995) volumes had not experienced any appreciable change since 1993. The year 2000 base volumes used in this analysis were determined to be sufficiently current to predict build out consequences for the West Pointe Homes project. The existing ADT volumes on the SR 118 and SR 23 freeway segments were obtained from the "Traffic Volumes on State Highways ", Caltrans, June 1998. All four traffic reports currently in preparation for the developments along the Walnut Canyon Corridor have used the same base traffic volumes in computing and projecting impacts. These four reports include the West Pointe Project, Specific Plan No. 2, Toll Brothers Modification No. 2 and the SunCal proposal. Existina Relevant Street Svstem and Intersection Grid The circulation system serving the project site comprises two State Highways that are intersected by both major arterial and local collector streets. The primary components of the study street system evaluated in the EIR are illustrated in Figure 14 -1. The operation of intersections relevant for understanding the impacts of the West Pointe Homes project are summarized in Table 14 -1. Chapter 14: Traffic Circulation Page 2 e S n W File Name: WP - pg3fig14 -1 / WP - StreetSystems.eps NOT TO SCALE Street System in the Project Vicinity Figure West Point Homes - City of Moorpark, California 1 14 -1 Chapter 14: Traffic Circulation State Route 118: This State Highway extends from the Santa Paula Freeway (State Route 126) in the eastern portion of the City of Ventura to the Foothill Freeway (Interstate 210) near the City of San Fernando. North of the New Los Angeles Avenue Interchange, State Route 118 is a four -to -six lane freeway. Between the New Los Angeles Avenue Interchange and Spring Road, State Route 118 (concurrent with State Route 23) continues on a westerly alignment along New Los Angeles Avenue. New Los Angeles Avenue is a major east -west arterial within the City of Moorpark. This arterial has four travel lanes with traffic signals at Route 118 -Route 23 Interchange Ramps, Science Drive and Spring Road. Between Spring Road and Tierra Rejada Road, State Route 118 continues along Los Angeles Avenue. Los Angeles Avenue in this portion of the City of Moorpark is four lanes with median left -turn lane. Los Angeles Avenue is signalized at Spring Road, Moorpark Avenue, Park Lane, Liberty Bell Road and Tierra Rejada Road. West of Tierra Rejada Road - Gabbert Road, State Route 118 continues west along Los Angeles Avenue as a four -lane facility to Mira Sol. West of Mira Sol, there is one westbound lane. West of Butter Creek Road, State Route 118 is a two -lane arterial. State Route 23: This State Highway facility extends north from U.S. Highway 101 in Thousand Oaks to Fillmore. South of the New Los Angeles Avenue Interchange, State Route 23 is a four -to -six lane freeway. Between the New Los Angeles Avenue Interchange and Spring Road, State Route 23 continues on a westerly alignment along New Los Angeles Avenue. New Los Angeles Avenue is a major east -west arterial with four travel lanes with turn lanes at the intersections. There are traffic signals at Route 118 -Route 23 Interchange Ramps, Science Drive and Spring Road. Between Spring Road and Moorpark Avenue, State Route 23 (concurrent with State Route 118) continues westerly along Los Angeles Avenue. This segment of Los Angeles Avenue has four travel lanes and a median area/turn lane. Between Los Angeles Avenue and High Street, State Route 23 continues on a northerly alignment along Moorpark Avenue. Moorpark Avenue is a major north -south arterial with one northbound travel lane, a median left -turn lane and two southbound travel lanes between Los Angeles Avenue and just south of Second Street. North of Second Street, Moorpark Avenue transitions to one travel lane each direction with a median lane to just south of Third Street. From just south of Third Street to High Street, Moorpark Avenue is a two -lane facility. Moorpark Avenue is signalized at Los Angeles Avenue, Poindexter Avenue -First Street and High Street. Between High Street and Broadway, State Route 23 continues on a northerly alignment along Walnut Canyon Road. This section of State Route 23 has two travel lanes and a median two -way left -turn lane from High Street to 0.2 miles north of Casey Road. From this point to Broadway State Route 23 has two 13' travel lanes, with gravel shoulders and serves as the primary north -south route between the Cities of Moorpark and Fillmore. There is a traffic signal at Casey Road. Between Walnut Canyon Road and Grimes Canyon Road, State Route 23 continues on a westerly alignment along Broadway. This section of State Route 23 has two 13' travel lanes, with gravel shoulders. North of Broadway, State Route 23 continues on a northerly alignment along Grimes Canyon Road. This section of State Route 23 has two 13' travel lanes, with gravel shoulders. Spring Road: This north -south arterial extends from Tierra Rejada Road on the south to its current terminus north of the High Street -Los Angles Avenue intersection. Between High Street -Los Angles Avenue and Los Angeles Avenue -New Los Angeles Avenue, Spring Road has four travel lanes and a median left -turn lane. South of Los Angeles Avenue -New Los Angeles Avenue, Spring Road narrows to two travel lanes and continues to Tierra Rejada Road. At the Peach Hill Road intersection right- and left -turn lanes are provided on both the north and southbound approaches. Spring Road is signalized at High Street -Los Angeles Avenue, Los Angeles Avenue -New Los Angeles Avenue, Peach Hill Road and Tierra Rejada Road. Chapter 14: Traffic Circulation Page 4 Moorpark Avenue: This segment of Route 23, is a north -south arterial with one northbound travel lane, a median left -turn lane and two southbound travel lanes between Los Angeles Avenue and just south of Second Street. North of Second Street, Moorpark Avenue transitions to one travel lane each direction with a median lane to just south of Third Street. From just south of Third Street to High Street, Moorpark Avenue is a two -lane facility. Moorpark Avenue is signalized at Los Angeles Avenue, Poindexter Avenue -First Street and High Street, High Street: This street extends between Moorpark Avenue and Spring Road (opposite Los Angeles Avenue) as a two lane east -west collector street with on- street parking. Commercial vehicles over 3 tons are prohibited on this local collector street. High Street is signalized at Moorpark Avenue and Spring Road. Existing Traffic Volumes and Levels of Service Existing A.M. and P.M. Peak Hour traffic volumes at the intersections in the study area determined to be potential problem locations with the addition of project traffic are presented in Table 14 -1; data in this table indicate that all of the study area intersections currently operate at acceptable levels of service. This conclusion is based on the City's system performance objective of LOS C. Field observations conducted by the consultants generally confirmed that the study intersections currently operate at the described Levels of Service. However, during peak hours, performance along the Walnut Canyon corridor periodically deteriorates coincident with delays experienced by vehicle waiting for train passage (at the Moorpark Metrolink stop adjacent to High Street between Los Angeles Avenue and Spring Road). Average Daily Traffic Volumes Average daily traffic (ADT) volume data for the study -area surface streets were obtained from "Traffic Volumes on California State Highways ", Caltrans, June 1998. Average volumes in the study area are illustrated on Figure 14 -2; these volumes represent the "existing condition" volumes within the street segments studied for this EIR. Peak Hour Traffic Volumes and Levels of Service Traffic flow on roadway network is most restricted at intersections, thus, a detailed traffic flow analysis must examine the operating conditions of critical intersections during peak periods. In analyzing the existing and future operational characteristics of intersections, "Levels of Service" (LOS) grades "A" through "F" are used, with LOS A indicating very good operations and LOS F indicating poor operations (more complete definitions of the levels of service grades are contained in the Appendix. Based on consultations with the City Traffic Engineer, the following study area intersections were determined to be critical for the analysis of the project's effects: ■ Los Angeles Avenue at Tierra Rejada Road ■ Los Angeles Avenue at Moorpark Avenue ■ Los Angeles Avenue at Spring Road ■ Moorpark Avenue/PoindexterAve -First Street • Moorpark Avenue at High Street ■ Spring Road at High Street ■ Walnut Canyon /Casey Rd. Taken together, these intersections comprise the Walnut Canyon Corridor study area. Chapter 14: Traffic Circulation Page 5 0 a s a i File Name: WP - pg6fig14 -2 / WP - 2000TrafficCounts 14 -2.tiff i 17. NOT TO SCALE Existing Traffic Volumes (Year 2000 Traffic Counts) West Point Homes - City of Moorpark, California Chapter 14: Traffic Circulation Page 6 Figure 14 -2 The data presented in Table 14 -1 indicate that all of the study intersections currently operate at or better than the City's LOS C Performance Objective. Field observations conducted by ATE confirmed that the study intersections currently operate at their respective levels of service. Table 14-1 Existing (1998 Count Data) Levels of Service on the Walnut Canyon Corridor Study Intersection Control Type ICU Ratio - LOS A.M. Peak P.M. Peak Los Angeles Ave./Tierra Rejada Rd. Signal 0.59 -A 0.76 - C Los Angeles Ave. /Moorpark Ave. Signal 0.58 - A 0.66 - B Los Angeles Ave. /Spring Rd. Signal 0.73 - C 0.75 - C Moorpark Ave /Poindexter -First St. Signal 0.66 - B 0.67 - B Moorpark Ave./High St. Signal 0.57-A 0.66 - B Spring Rd ./High St. Signal 0.52-A 0.60-A Walnut Canyon Rd. /Casey Rd. Signal 0.61- B 0.48 - A 14.2 Significance Thresholds Threshold Values Because traffic flow on roadway networks is most restricted at intersections, a detailed traffic flow analysis must examine the operating conditions of critical intersections during peak periods. In analyzing the existing and future operational characteristics of intersections, "Levels of Service" (LOS) grades "A" through "F" are used, with LOS A indicating very good operations and LOS F indicating poor operations (more complete definitions of the levels of service grades are contained in the Appendix. City of Moorpark General Plan Policies state that LOS C is the system performance objective for major streets and roadways. The City of Moorpark significance criteria (City of Moorpark, "Guidelines for Preparing Traffic and Circulation Studies ") states if a level of service degradation of one level of service or greater is attributable to a project, the impacts of the project will be considered significant enough to require mitigation measures; therefore, such impacts are classified as Class II effects. The City's significance criteria also states that a Level of Service degradation of less than one LOS may also be considered significant, depending on certain circumstances. The City's basic design objective is intended to ensure that Level of Service of C (or better) be maintained on City streets and intersections. In order to define this significance criteria with a more precise unit of measurement, the following criteria were developed by the traffic consultants to relate anticipated changes in ICU ratios to project - specific impacts. These criteria were used to identify project specific impacts at the study area intersections in the City: (1) At an intersection operating in the LOS D range (with the addition of project traffic), a significant impact will occur if the project added traffic results in a ICU ratio change greater than or equal to 0.02. (2) At an intersection that is operating in the LOS E or LOS F range (with the addition of project traffic), a significant impact will occur if the project added traffic results in a ICU ratio change of 0.01 or greater. Chapter 14: Traffic Circulation Page 7 Calculation of Threshold Values In order to estimate the existing operational efficiency of the signalized intersections, an Intersection Capacity Utilization (ICU) analysis was performed, as described in the guidelines published by the City of Moorpark. The levels of service for the stop -sign controlled study intersections were determined based on actual vehicle delays measured during the A.M. and P.M. peak hour periods. A discussion of the calculation procedures used in determining the levels of service at signalized and unsignalized intersections, and the vehicle delay data sheets and level of service calculation worksheets applicable to the significance threshold calculations for all intersections and scenarios studied in the EIR are contained in the Traffic Technical Appendix (Appendix 8). 14.3 Impacts Impact Assessment Scenarios Consistent with the analysis of other development proposals being considered by the City at this time, the traffic impacts of the project were analyzed for two "horizon" years: year 2005 (short term cumulative effects) and year 2015, the 2015 scenario is equivalent to full build out of the City under current General Plan designations. The year 2005 traffic projections are based on a model of future conditions under the assumption that (1) an array of projects currently being proposed will be approved and built and (2) that a broad range of improvements to the street system will be implemented coincident with the approved development included in the model. The year 2015 predictions extend the year 2005 predictions under the assumption that major regional traffic improvements will be completed to support planned growth. The year 2005 projections are considered a realistic near term "worst case" estimate of both project specific and near term cumulative impacts (such an estimate is required by CEQA case law). The underlying assumption of both future conditions models is that the City will implement a relatively aggressive Capital Improvement Program to construct necessary infrastructure to support the level of development anticipated in both models. The projected long term worst case estimates associated with build out of the City are included in the 2015 impact assessment scenario. Since there is some questions regarding the future development of the Hidden Creek Project, in the reanalysis of the impacts of this project, a separate model run was completed without the addition of this traffic. This additional model run was necessary to present the most accurate possible outcome for traffic impacts along this corridor. As discussed in detail in the ATE Traffic Analysis contained in the EIR Appendix (October, 2000, page 20 to 21), the addition of traffic from Hidden Creek, if this development proceeds, would not result in any significant change to the findings contained in the 2005 model run without this project. Therefore, the analysis of the project's effects below was performed using base data without the addition of Hidden Creek traffic. It is important to understand that the calculation of impacts under the near term analysis scenario was performed under the assumption that the major improvements proposed under Specific Plan 2 were in place. Specific Plan 2 was recently approved by the City of Moorpark. This development is required to complete a major connection of Spring Road to Walnut Canyon as illustrated in Figure 14 -3. This improvement may result in some diversion of traffic currently traveling along the Walnut Canyon corridor through to Spring Road and New Los Angeles Avenue. This set of assumptions includes the projected connection of Spring Road to Walnut Canyon. This connection will involve creation of a new intersection along Walnut Canyon where the Specific Plan 2 required extension of Spring Road intersects Walnut Canyon. This will be a signalized intersection. A preliminary design for this intersection has been submitted to Caltrans. Thus far, this design has not been approved by Caltrans. Under this set of assumptions, traffic along State Route 23 would partition into an eastern and western reach between the intersection of Spring Road and New Los Angeles Avenue. However, present volumes along this corridor are estimated to be about 9700 Average Daily Trips; with 2005 traffic volumes, even with the Spring Road diversion from Walnut Canyon, estimated trips along the corridor are projected to double to 12,500 Average Daily Trips with 2005 build out and related traffic. Chapter 14: Traffic Circulation Page 8 �O n e File Name: WP - pg9fig14 -3 / WP - AddedVolumes 14 -3.tiff W NOT TO SCALE Project Added Traffic Volumes Figure West Point Homes - City of Moorpark, California 14 -3 Ohaptar 14: Traffic Olrcutatlan ,. Page. "' Proiect Trip Generation and Assignment: The Source of Future Impacts Table 14 -2 summarizes the trip generation estimates for the West Pointe Homes Project. These estimates were calculated using the trip generation rates contained in the City's traffic model. These rates are generally consistent with the Institute of Transportation Engineers (ITE) Trip Generation report (residential uses). The project phasing indicates that the project will be completed by year 2005; for purposes of the traffic analysis, the completion date was assumed to be by this year. Table 14 -2 illustrates the trip generation projection for the West Pointe Homes Project. The data in this table indicate that 2,388 average daily, 190 A.M. and 228 P.M. peak hour trips would be generated by the project. Table 14 -1 summarizes existing levels of service at intersections critical to the distribution of proposed project traffic. The data in this table confirm that at major intersections within the area of project traffic distribution, levels of service are operating under satisfactory conditions. Table 14 -2 Project Trip Generation Existing Plus Project Conditions The project added average daily, A.M. and P.M. peak hour trips are displayed on Figure 14 -5. The 2000 + Project average daily, A.M. and P.M. peak hour traffic volumes are illustrated on Figure 14-6. The ICU and LOS for each of the study -area intersections for existing (2000) and existing plus project conditions (2000 + project) are displayed in Table 14 -3. Based on this analysis, the impacts of the project would result in the following significant changes to existing conditions: (1) The reserve capacity at the Los Angeles Avenue /Moorpark Avenue, Los Angeles Avenue ?ierra Rejada, Los Angeles Avenue /Spring Road would be reduced slightly compared to reserve capacity now available (these changes are non - significant); (2) P.M. Peak Hour Reserve capacity at the Los Angeles Avenue/Moorpark Avenue would be reduced which means that General Plan build out would be less likely to occur without substantial future improvements at this location by later development; (3) The project would add 2,288 daily trips to the Walnut Canyon Corridor, Chapter 14: Traffic Circulation Page 10 Vehicle Trip Ends Land Use Average A.M. Peak Hour P.M. Peak Hour Daily Traffic Total Entering Exiting Total Entering Exiting 250 SFDU (Medium Low Density) 2,388 190 50 140 228 148 80 Existing Plus Project Conditions The project added average daily, A.M. and P.M. peak hour trips are displayed on Figure 14 -5. The 2000 + Project average daily, A.M. and P.M. peak hour traffic volumes are illustrated on Figure 14-6. The ICU and LOS for each of the study -area intersections for existing (2000) and existing plus project conditions (2000 + project) are displayed in Table 14 -3. Based on this analysis, the impacts of the project would result in the following significant changes to existing conditions: (1) The reserve capacity at the Los Angeles Avenue /Moorpark Avenue, Los Angeles Avenue ?ierra Rejada, Los Angeles Avenue /Spring Road would be reduced slightly compared to reserve capacity now available (these changes are non - significant); (2) P.M. Peak Hour Reserve capacity at the Los Angeles Avenue/Moorpark Avenue would be reduced which means that General Plan build out would be less likely to occur without substantial future improvements at this location by later development; (3) The project would add 2,288 daily trips to the Walnut Canyon Corridor, Chapter 14: Traffic Circulation Page 10 a a S e W NO i 1 v o%,ALc File Name: WP - pgllfigl4 -4 / WP - 20OSStreetNetwork 14 -4.tiff Existing Traffic Volumes (Year 2000 Traffic Counts) Figure Homes - City of Moorpark, 14 -4 West Point Ho y p , California Chapter 14: Traffic Circulatlan Qage , n n3 W m File Name: WP - pg12fig14 -5 / WP - Existing Volumes 14 -5.tiff Project Plus Existing Volumes West Point Homes - City of Moorpark, California Chapter 14: Traffic Circulation Page 12 Figure 14 -5 (4) The project trips would reduce the level of operations at Moorpark and High Street from current conditions (LOS A) in the A.M. and P.M. to LOS B and C respectively with the addition of project traffic, (5) P.M. Peak Hour Reserve capacity at the Moorpark and High Street intersection would be reduced which means that General Plan build out would be less likely to occur without substantial future improvements at this location by later development While the projected LOS at these intersections would meet the City's desired performance standard with project -added traffic, it is important to recognize that the addition of the West Pointe traffic to the existing street system would (1) consume reserve capacity, (2) contribute substantial volumes to the Walnut Canyon Corridor and (3) incrementally contribute to future declines in existing levels of service with the addition of traffic from projects proposed in the future. While these consequences do not meet current City thresholds for a finding of significant adverse effect, the cumulative consequences of the development on the street system would nonetheless add be adverse but not significant (a Class 111 effect). Table 14-3 Year 2000 Plus Project Levels of Service on the Walnut Canyon Corridor Study Intersection 2000 ICU - LOS 2000 + Project ICU - LOS A.M. Peak P.M. Peak A.M. Peak P.M. Peak Los Angeles Ave./Tierra Rejada Rd. 0.59 - A 0.76 - C 0.59 - A 0.77 - C Los Angeles Ave. /Moorpark Ave. 0.58 - A 0.66 - B 0.59 - A 0.67 - B Los Angeles Ave. /Spring Rd. 0.73 - C 0.75 - C 0.75 - C 0.77- C Moorpark Ave./Poindexter Ave. -First St. 0.66 - B 0.67 - B 0.70 - B 0.69 - B Moorpark Ave./High St 0.57-A 0.66 - B 0.63-A 0.72 - C Spring Rd./High St. 0.52-A 0.60-A 0.54 - A 0.64 - B Walnut Canyon Rd. /Casey Rd. 0.61 - B 0.48-A 0.68 - B 0.52-A Walnut Canyon Rd. /Site Access N/A N/A 0.38 - A 0.41- A Issue 1: The Effects of Project Traffic on Future Year 2005 Intersections and Street Corridors (Near Term Cumulative Effects Year 2005 Conditions The street system and circulation improvements analyzed for the year 2005 traffic volumes took into account both the traffic impact of developments projected to be completed by this date and the related street and intersection improvements that these developments have been or would be required to fund. In addition, an assumption was made that the present pace of annual capital improvement projects would continue into the future and therefore this model scenario includes the presumption that several street system and intersection improvements would be completed by the City (in addition to improvements funded by approved development). The trip generation and assignment for the two 2005 scenarios modeled for this EIR were developed based on land use projections used for the analysis prepared for the Hitch Ranch Specific Plan (Specific Plan 1 and additional analysis contained in the Specific Plan 2 EIR which was certified by the City in 1999. The Chapter 14: Traffic Circulation Page 13 Moorpark street system that is assumed to be in place in Year 2005 is illustrated in Figure 14-4. This street system projects that Walnut Canyon Road would retain its designation as State Route 23 and that Spring Road would extended to Walnut Canyon Road at an intersection south of Broadway. The MTAM was used to distribute and assign Year 2005 traffic volumes onto this model of the City's street system. Project traffic was then added to the 2005 traffic volumes for Year 2005 + Project scenarios. Year 2005 A.M. and P.M. peak hour traffic volumes with and without the addition of project traffic were calculated by the consulting traffic engineers. The first calculation relating to 2005 traffic conditions projected the Levels of Service without improvements required under the recent approval of Specific Plan 2. This Specific Plan was conditioned to provide a number of intersection improvements at constrained intersections along the Los Angeles Avenue corridor and a mitigation measure was required which will result in the connection of Spring Road through to Walnut Canyon at a location south of Broadway along the northern perimeter of the Specific Plan boundary. The results of the analysis are presented in the traffic report for the project (Appendix 8, ATE Technical Report, Page 13 Table 4). Level of service worksheets for this scenario are presented in the Technical Appendix. Under this scenario, without the addition of project traffic, none of the Walnut Canyon Corridor study area intersections would decline to service levels below LOS C. However, at the following locations, increased traffic would cause at least one level of service decline compared to Year 2000 conditions (with and without project traffic). At all of these locations, PM peak hour conditions would be at LOS C with some intersections approaching unacceptable standards: • Los Angeles Avenue/Tierra Rejada • Los Angeles Avenue/Moorpark Avenue • Los Angeles Avenue /Spring Road • Moorpark Avenue /Poindexter Ave. -First Street • Moorpark Avenue/High Street • Walnut Canyon Road /Casey Road • Spring Road/High Street With the approval of Specific Plan 2 by the City in 1999, (unless this project is not developed as proposed), it is likely that the regional street system in the immediate project vicinity would be modified to accommodate the completion of Spring Road northwesterly to provide a connection with State Route 23 south of Broadway. Also, required intersection improvements at all four of the intersections projected to operate at unsatisfactory LOS are likely to be State Route 23 designation would remain on Walnut Canyon Road. As a result of this improvement, some diversion off of the Walnut Canyon Corridor is anticipated. However, with anticipated growth in the City, the diversion does not result in an overall projected decrease in traffic volumes along the segment of State Route 23 south of this future, planned intersection. Also, the required improvements associated with Specific Plan 2 would increase capacity at each of the intersection locations presented above. Year 2005 Conditions Plus Project The next year 2005 model scenario prepared by the consulting traffic engineers was the calculation of the effects of West Pointe project traffic on the 2005 street system (assuming all Specific Plan 2 improvements are in place by the time the West Pointe project is occupied). The West Pointe project added traffic increases the ICU value at all four of these intersections during both the A.M. and P.M. peak hour period. Given the recent approval of Specific Plan 2, it is likely that this scenario represents the most likely build out consequence associated with development of Specific Plan 2, West Pointe Homes, and the Moorpark Chapter 14: Traffic Circulation Page 14 Country Club Estates projects. For this impact scenario, intersection levels of service were calculated using Year 2005 + Project peak hour traffic volumes. The City traffic model (MTAM) was used to distribute and assign the traffic volumes on the Moorpark street network with (1) the assumption that Walnut Canyon Road would continue to function as State Route 23 and (2) a further assumption that Spring Road is constructed as proposed to connect to State Route 23 south of Broadway through to Spring Road. Year 2005 + Project Average Daily Trips and A. M. and P. M. peak hour traffic volumes are illustrated in Figure 14 -6. The results of this analysis are displayed in Table 14-4, with the level of service worksheets contained in the Technical Appendix. Intersections where significant adverse impacts will occur are highlighted in bold print. Under this scenario, assuming all Specific Plan 2 improvements are constructed as proposed, the addition of West Pointe project traffic will result in significant impacts at one location (Moorpark Avenue and High Street). The project added traffic increases the ICU value at this intersection during the P. M. peak hour period to unacceptable levels of service. intersections where significant adverse impacts will occur are highlighted in bold print. With the addition of Hidden Creek traffic, if this project is ever developed, the impacts at Moorpark Avenue and High Street would be significant in both AM and PM periods (as discussed in the ATE Technical Report October 2000, Pages 20 -24. Table 14-4 Year 2005 plus Project Levels of Service along the Walnut Canyon Corridor Study Intersection 2005 ICU - LOS 2005 + Project ICU - LOS A.M. Peak P.M. Peak A.M. Peak P.M. Peak Los Angeles Ave.lTierra Rejada Rd. 0.61- B 0.78 - C 0.62 - B 0.79 - C Los Angeles Ave.lMoorpark Ave. 0.62 - B 0.77 - C 0.62 - B 0.78 - C Los Angeles Ave.lSpring Rd. 0.69 - B 0.75 - C 0.70-8 0.76 - C Moorpark Ave.lPoindexter Ave. -First St 0.63 - B 0.73 - C 0.67 - B 0.76 - C Moorpark Ave.lHigh St 0.58-A 0.77- C 0.63 - B 0.83 - D Spring Rd.lHigh St. 0.77- C 0.73 - C 0.79 - C 0.77- C Walnut Canyon Rd lCasey Rd. 0.73 – C 0.71- C 0.80 - C 0.75 - C Walnut Canyon Rd.lSite Access N/A N/A 0.38 - A 0.48 - A Issue 2: The Effects of Proiect Added Traffic on Future 2015 Intersection and Corridor Conditions (Long Term Cumulative Effects) With Completion of the State Route 118 Arterial By -pass The analysis of Year 2015 cumulative traffic volumes have incorporated the assumption that the City's current General Plan would govern build out of the City consistent with current zoning. The Year 2015 traffic volumes also consider the impacts of regional growth and developments projected to occur in unincorporated areas immediately surrounding the City. The 2015 model also includes assumptions about a variety of related street and intersection improvements that would be in place coincident with General Plan build out. The land uses assigned for the Year 2015 scenario traffic volumes were extracted from the projections used for the certified Final EIR analysis of Specific Plan 2. The Year 2015 Moorpark street system configuration with the State Route 118 By -pass is displayed in Figure 14 -7. The City traffic model (MTAM) was used to distribute and assigned Year 2015 traffic onto the Year 2015 Moorpark street system with (discussed in this section —Issue 2) and without the State Route 118 Bypass Road (discussed in the next section —Issue 3). Chapter 14: Traffic Circulation Page 15 0 a M S x File Name: WP - pgy6fig"14 -6 / WP - 2005VOlumesw /Prof 14 -6.tiff 01 NOT TO SCA Year 2005 Volumes (Including Project & Existing Traffic) Figure West Point Homes - City of Moorpark, California 14 -6 Chapter 14: Traffic Circulati- ' Sege n File Name: WP - p917fig14 -7 / WP - 2005TraffloVolume 14 -7.tiff W NOT TO SCALE Year 2015 Traffic Volumes with State Route 118 Bypass Figure West Point Homes - City of Moorpark, California 14 -7 Chapter 14: Traffic Circulation Page 17 The A.M. and P.M. peak hour levels of service were calculated for this impact scenario using Year 2015 and Year 2015 + Project tragic volumes. The roadway improvements identified for the Year 2005 were assumed to be in place for Year 2015. Completion of the State Route 118 Bypass was assumed to be part of the Moorpark street network for this impact scenario. The results of the level of service analysis are displayed in Table 14 -5 (level of service worksheets for these projections are contained in Appendix 8 of the EIR). Under this assessment scenario, all of the study intersections meet the LOS C standard with 2015 + Project traffic volumes exce t Los Angeles Avenue /Spring Road which operates at LOS D (ICU of 0.83 without the project or 0.84 with the project) during the P.M. Peak Hour and Los Angeles Avenue/Tierra Rejada Road which also would operate at LOS Din the P.M. peak hour. This scenario also assumes that all improvements have been made that can be made within the existing right -of -way at Los Angeles Avenue/Tierra Rejada Road. 1.44th tht_q_qi_; .04pr-ovemepts in PlaG9, both A.W. and P.M. peak hour- values 60GIud�qg West Pbi.nte The completion of the State Route 118 Bypass will significantly improve operations along the Walnut Canyon Corridor. However, since completion of this By -pass is not a funded program, all right -of -way has not been acquired and preliminary engineering is considered schematic and incomplete, this cross -City connection /diversion corridor may not be completed in the next 10 to 15 years. Therefore, an additional more likely cumulative scenario was analyzed (Issue 3 below) which assumed that this Bypass would not be in place prior to full General Plan build out Table 14 -5 Year 2015 Levels of Service on the Walnut Canyon Corridor (With Completion of the State Route 118 Bypass) Study Intersection 2015 ICU -LOS 2015 + Project ICU -LOS A.M. Peak P.M. Peak A.M. Peak P.M. Peak Los Angeles Ave./Tierra Rejada Rd. 0.65 - B 0.74 - C 0.66 - B 0.74 - C Los Angeles Ave./Moorpark Ave. 0.41 - A 0.77 - C 0.42 - A 0.77 - C Los Angeles Ave. /Spring Rd. 0.68 - B 0.83 - D 0.69 - B 0.84 - D Moorpark Ave./Poindexter Ave. -First St. 0.64 - B 0.75 - C 0.67 - B 0.77 - C Moorpark Ave./High St. 0.55-A 0.60 - A 0.60-A 0.64 - B Spring Rd./High St. 0.33 - A 0.64 - B 0.35 - A 0.65 - B Walnut Canyon Rd. /Casey Rd. 0.50 - A 0.59 - A 0.56-A 0.63 - B Walnut Canyon Rd. /Site Access N/A NIA 0.40-A 0.44 - A This scenario includes the assumption that the West Pointe Homes project will complete proposed improvements at Moorpark Avenue and High Street which are illustrated in the ATE traffic report. The improvement of this intersection has been included in the proposals made by the applicant to mitigate project impacts through modifications to the project description and the addition of mitigation measures to the project which were proposed by the applicant. Chapter 14: Traffic Circulation Page 18 Issue 3: The Effects of Proiect Added Traffic on Future 2015 Intersection and Corridor Conditions (Long Term Cumulative Effects) Without Completion of the State Route 118 Arterial By -pass Using the same model assumptions as the prior scenario, this analysis considered the impacts of the project under the more likely outcome for Moorpark regional traffic planning —that the State Route 118 Bypass may not be constructed prior to full build out of the General Plan. As the results of the foregoing Issue 3 analysis documented, the impacts of the project and cumulative development at area intersections would be insignificant with this improvement in place. However, given the probability that build out will continue to pace ahead of regional infrastructure for which funding has not been acquired, the EIR provides an analysis of a more likely cumulative development condition. This likely condition assumes that build out of the General Plan will be achieved prior to completion of the Bypass. Both A.M. and P.M. peak hour levels of service and average daily traffic were calculated using the Year 2015 and Year 2015 + Project traffic volumes and distributing these trips assuming that the State Route 118 Bypass is not constructed by 2015. The City traffic model (MTAM) was used to distribute and assign the traffic volumes on Moorpark street network. The project generated traffic was then added to the Year 2015 volumes to produce the results projected for the Year 2015 + Project scenario. The resulting Year 2015 cumulative traffic volumes with the addition of project traffic are illustrated in Figure 14 -8. As was the case for the Issue 3 analysis, the improvements identified for the base Year 2005 Scenario were assumed to be in place for Year 2015. Table 14 -6 Year 2015 Levels of Service Without the State Route 118 Bypass Study Intersection 2015 IOU - LOS 2015'+ Project ICU - LOS A.M. Peak P.M. Peak A.M. Peak P.M. Peak Los Angeles Ave.11rierra Rejada Rd. 0.77 - C 0.85 - E 0.78 - C 0.86 - E Los Angeles Ave.lMoorpark Ave. 0.57-A 0.94 - E 0.59 - A 0.95 - E Los Angeles Ave. /Spring Rd. 0.89 - D 0.94 - E 0.89 - D 0.95 - E Moorpark Ave.lPoindexter Ave. -First St. 0.63 - B 0.74 - C 0.63 - B 0.77- C Moorpark Ave.lHigh St. 0.68 - B 0.66 - B 0.73 - C 0.70 - B Spring Rd.lHigh St. 0.74 - C 0.79 - C 0.76 - C 0.80- C Walnut Canyon Rd. /Casey Rd. 0.71- C 0.78 - C 0.79 - C 0.83 - D Walnut Canyon Rd.lSite Access N/A N/A 0.49-A 0.44-A The results of the level of service analysis are displayed in Table 14 -6 (level of service calculation worksheets for this scenario contained in Appendix 8 of the EIR). Under this projected cumulative impact condition, there two intersections that exceed LOS C with 2015 cumulative traffic volumes. These intersections include: ➢ Los Angeles Avenue at Tierra Rejada Road, ➢ Los Angeles Avenue at Spring Road, ➢ Los Angeles Avenue at Moorpark Avenue, Chapter 14: Traffic Circulation Page 19 ➢ Walnut Canyon Road at Casey Road. The cumulative traffic impacts of existing development plus pending and approved projects and cumulative development (including the West Pointe proposal) will generate significant adverse effects at several intersections critical to circulation for the proposed project. The project added traffic increases the ICU value at intersections and consume reserve capacity in the P.M. peak hour period. However, given the relatively large traffic volumes contributing to the decline in cumulative conditions, the West Pointe project by itself does not cause a change in LOS at any location except at the Casey Road/Walnut Canyon intersection. The cumulative impacts of existing and proposed development would be significant (a Class II impact). With full build out of the Los Angeles Avenue right -of -way, level of service values would improve slightly at Los Angeles Avenue/Moorpark Avenue and at Los Angeles Avenue/Tierra Rejada. However, even with all improvements in place within the existing right-of-way at these locations, P. M. peak hour operations would be at LOS D and E respectively. Issue 4: State Route 23 (Walnut Canyon Road) Operational Conditions ( High Street to Broadway) Operational Conditions As discussed in Chapter 5 of the EIR (Land Use), Walnut Canyon Road (State Route 23) must meet the design functions of a city street while facilitating intra - regional travel, the primary function of a State Highway. These conflicting uses create conditions that may be difficult to resolve in the future, especially as traffic volumes along this roadway increase with future buildout in the City, the County, and with increased passage of truck traffic from quarries north of the City to destinations to the north. For the purposes of this dicussion, consistent with the Land Use analysis in Chapter 5, the segment of Walnut Canyon Road between High and Broadway has been referred to as the Walnut Canyon Corridor. The purpose of the following discussion is to review the traffic operational conditions, both existing and future, along this corridor. Walnut Canyon is oriented in a north -south alignment from Casey Road to Broadway. From Everett Street to approximately 1,500 feet north of Casey Road, Walnut Canyon Road has one travel lane in each direction and a median two -way left -turn lane. From the end of the three lane section to Broadway, Walnut Canyon Road has two 13' travel lanes and variable width gravel shoulders. There is a traffic signal at Casey Road. Walnut Canyon Road serves three functions: one use of the corridor is as the regional connector for traffic passing between the Cities of Moorpark and Fillmore; a second use is to serve as a local City arterial providing access to series of developments that exist or have been proposed along State Route 23 within the City and the third primary use is as an industrial travel -way for large scale aggregate mining that occurs north of the City. The mountains north of the City contain state identified aggregate resources which produce truck traffic hauling the aggregate and transit mixed concrete to meet the construction material demands of Ventura County. Along the Walnut Canyon Road segment of State Route 23 north of Casey Road, a number of homes have direct driveway ingress and egress onto Walnut Canyon Road. A few years ago, Caltrans widened the section of Walnut Canyon Road from Everett Street to approximately 1,500 feet north of Casey Road to provide paved shoulders and a median lane. By providing this turning lane, vehicles can more safely await turning movement opportunities without interfering with northbound traffic proceeding to Fillmore and State Route 126 which provides a direct connection to the Santa Clarita Valley. Unfortunately, this improvement did not include the entire residential section where the homes have direct driveway access and therefore some delays in northbound traffic movements still occur while residents wait for turning movement opportunities. The traffic projection for the Year 2005 scenario indicates that the average daily traffic on Walnut Canyon Road will increase from 7,400 ADT to 10,200 ADT. Chapter 14: Traffic Circulation Page 20 n File Name: WP - pg20ff 9 14 -8 / WP - 2015Volw /Proj 14 -8.tiff w NOT TO SCALE Year 2015 Cumulative Traffic Volumes Including Project Figure West Point Homes - City of Moorpark, California 14'8 Chapter 14: Traffic Circulation Page 20 The Moorpark Country Club Estates project is currently under construction and will construct "C Street located north of the West Pointe Homes Project access road. The City recently approved Specific Plan No. 2 project which is programmed to construct the Spring Road Connection to Walnut Canyon Road, north of the West Pointe Homes Project. All projects that construct new connections to Walnut Canyon Road will be required to construct left -turn lanes and widen the shoulders in the vicinity of their connections. This will improve the operation on Walnut Canyon Road in these areas and diminish turning movement conflicts with through northbound traffic movement. However, there is still a segment of Walnut Canyon Road where driveways exist and there is no left - turn /median lane and where the shoulders are narrow. This condition is not directly affected by any of the proposed projects in the immediate vicinity (SunCal, West Pointe, Specific Plan 2, Moorpark Country Club Estates), but the absence of this lane along the full length of the corridor where it is functionally needed will create cumulative adverse effects on driveway and roadway operations. An evaluation of traffic safety issues along State Route 23 was conducted by Caltap' in connection with the Transit Mixed Concrete Project processed by Ventura County. This safety study contained an evaluation of vehicle speeds (passenger car and trucks), vertical and horizontal roadway alignment, sight distance, traffic control devices, pavement conditions and accident data. The following text is a brief summary of the data contained in the safety study conducted by Caltap. Vehicle Speeds - An evaluation of vehicle speeds on the segment of State Route 23 between Los Angeles Avenue and Shekell Road indicated that the prevailing truck speeds were between 2 and 10 miles per hour (MPH) less than the prevailing vehicle speeds and the total combined vehicle and truck speeds. This evaluation also indicated that in the areas where no speed limit was posted (speed limit 55 MPH), the prevailing truck speeds were 1 to 6 MPH less than 55 MPH, while the prevailing vehicle speeds were 2 to 4 MPH higher than 55 MPH. Vertical/Horizontal Roadway Alignment - An evaluation of the vertical and horizontal roadway alignment of State Route 23 between Los Angeles Avenue and Ventura Street (S.R. 126) was based on a review of the State Route 23 construction plans. The evaluation indicated that the segment of State Route 23 between Broadway and High Street complied with the Caltrans criteria for the design of vertical and horizontal curves on California State Highways. Sight Distance - The adequacy of sight distance was evaluated along the segment of State Route 23 between Los Angeles Avenue and Grimes Canyon Road. This evaluation was based on guidelines established by the Institute of Transportation Engineers (ITE) and indicated that all present cross street and driveway locations were in conformance with these ITE guidelines. Traffic Control Devices - A review of the traffic control devices along the segment of State Route 23 between Los Angeles Avenue and Ventura Street indicated that current traffic control devices along this State highway meet minimum Caltrans standards. Pavement Conditions - A Caltap field inspection of the pavement conditions along State Route 23 indicated that the majority of the roadway surface was in good conditions. At the time the Caltap inspection was conducted, the portion of State Route 23 south of the San Marino Oil Company was under construction, and the study concluded that this was the only section of roadway that needed improvements. Accident Data - An evaluation of traffic accident data on State Route 23 between Los Angles Avenue and Telegraph Road was performed using data provided by Caltrans for a 45 month time period. This data indicated that a total of 215 accidents were reported, of which 33 (15 %) involved trucks. There were no fatal accidents involving trucks reported. This data also indicated that 35 of the 215 accidents occurred at Chapter 14: Traffic Circulation Page 22 intersections, with only one accident involving truck traffic. It was noted that none of the total 215 accidents reported occurred at the intersections of Happy Camp Road, High Street, State Route 118 or Grimes Canyon Road. A comparison the actual accident rates to the expected rates published by Caltrans (for roadways with similar characteristics) indicated that all of the study roadway segments experienced a higher actual accident rate, except the segment of State Route 23 between High Street and Broadway. This comparison also indicated that for those segments which have a higher actual accident rate, that this rate would still be higher even without the presence of truck traffic. Additional supplementary information regarding accident data is provided in the EIR technical appendix. This data indicates that the incidence of fatal accidents along this corridor is higher than the statewide average. A predictive model to determine future accident rates (based on the addition of cross streets and increased ADT) is in preparation and will be included in the Final EIR. ATE personnel conducted an evaluation of the adequacy of the advisory speed warning signs on curves along Grimes Canyon Road and found them to be consistent with highway signing standards. Potential Operational Improvements Engineering judgement indicates that a median lane where there are driveways and /or road connections would provide added safety and generally improve the street operations. Similarly, where the shoulders of the road are wider, there is some added safety for motorists, bicyclists and pedestrians. Thus, where it is feasible, the construction of the median lane and the widening of the roadway shoulders would be prudent to reduce the effects of the cumulative traffic on Walnut Canyon Road. To ensure uniformity in improvements along Walnut Canyon Road as land is developed and the cumulate traffic increases, the City of Moorpark may consider developing design guidelines for Walnut Canyon Road Corridor. Since Walnut Canyon Road is a State highway, all improvements and /or modifications to the roadway made within the right -of -way must be made in accordance with the encroachment permit issued by Caltrans for the work. Thus, all of the improvements must comply with Caltrans standards and practices. The terrain along Walnut Canyon Road coupled with the environmental constraints related to the adjacent drainage and vegetation severely limit the options available to improve the roadway. The proposed West Pointe development will be responsible for constructing an intersection with left -turn lane, widen the shoulders along the project frontage providing general roadway improvements that will provide added safety for motorists. The land use and landscape planning includes trees and shrubs along the project frontage where possible that will change the atmosphere along the roadway and give the motorist the impression of the change in condition, thus encouraging more caution and possibly lower speed. These improvements have been incorporated into the Project Description. Qualitative Analysis of other Operational Constraints Train Movements and Intersection Delay at Moorpark Avenue and High Street As Moorpark Avenue, this segment of State Route 23, has a north -south alignment with one northbound travel lane, a median left -turn lane and two southbound travel lanes between Los Angeles Avenue and just south of Second Street. North of Second Street, Moorpark Avenue transitions to one travel lane each direction with a median lane to just south of Third Street. From just south of Third Street to High Street, Moorpark Avenue is a two -lane facility. Moorpark Avenue is signalized at Poindexter Avenue -First Street and High Street. The traffic analysis for Moorpark Avenue segment of State Route 23 is based upon the traffic volume in the A.M., P.M. peak hours and the daily traffic volume assuming that traffic volumes are the only factors Chapter 14: Traffic Circulation Page 23 affecting the operations. The Union Pacific Railroad tracks cross Moorpark Avenue between High Street and Poindexter -First Street. When trains use this crossing, the traffic flow is interrupted. ATE staff visited the area and observed the effect that the different trains have on the operation of the street system. The following is a synopsis of ATE staff observations and an estimate of the effects of these movements on intersection operations. Standard capacity type computations and delay estimates have not been used to analyze these data. Two Metrolink trains arrive in Moorpark from Los Angeles between 7 and 9 A.M on scheduled stops. These trains do not cross Moorpark Avenue however, as they arrive in the station the crossing gates are lowered for 30 to 45 seconds then raised. During the A.M. commute period, approximately 10 vehicles were observed queuing in the southbound direction. There were three to four vehicles observed in northbound queue. Once the gates were raised it took 12 to 15 seconds for the vehicles in the queue to move on to the south clear of the tracks. Vehicles at High Street and First Street are controlled by a flashing red signal when the gates are lowered. While southbound vehicles are allowed to turn left onto High Street, little diversion was observed, generally vehicles remained in the queue and continued southbound when the gates were raised. In addition to the Metrolink trains, one AMTRAK train (10 car San Diegan) stops in Moorpark during the 8 to 9 A.M. commute hour. The crossing gates were lowered for approximately 1.5 minutes as the train entered the station and came to rest. When the gates were raised it took 15 -20 seconds for the queued vehicles to clear the intersection. During the evening 4 to 6 P.M. commute period one southbound freight, a northbound Metrolink and a southbound AMTRAK train were observed. The 54 car freight train was observed between 5 -6 P.M. It took approximately 3 minutes to cross Moorpark Avenue with the gates being lowered for approximately 4 minutes. During which time, 15 northbound and 25 southbound vehicles queued. It took 60 seconds for the northbound vehicles to clear the intersection and 85 seconds for the southbound vehicles to clear the intersection. At approximately 5:30 P.M., a northbound Metrolink train made a scheduled stop and a southbound AMTRAK (San Diegan) made an unscheduled stop in Moorpark. The Moorpark Avenue gates were lowered twice within a few minutes as each train approached the station. Each time it took less than 20 seconds to clear the queue in both directions. The time required to clear this queue depends on a number of factors including the speed and quantity of northbound gravel and cement trucks, regional traffic, occurance of peak travel periods, and related variables. The longest vehicle delays are experienced when the freight trains travel through Moorpark. According to the Union Pacific Operations staff, daily freight trains are not "scheduled" but run "randomly'. The daily scheduled passenger trains do not cause significant delay as the crossing gates are only down for short periods for each train. In order to eliminate the traffic interruptions by trains, the roadway and the train tracks would have to be separated with a grade separation structure. Initial review indicates that an over crossing structure would have major impacts on the properties adjacent to the roadway for several hundred feet each side of the railroad tracks. The other alternative is to place the railroad below grade through Moorpark. This would be quite costly. A combination of lowering the tracks and crossing over the tracks may prove to be a better solution. All of these solutions would be costly for the relatively small amount of traffic disruption that would be eliminated. Chapter 14: Traffic Circulation Page 24 Issue 5: Street System Planning and Intersection Geometrics at the Project Entrance (Design of Project Ingress and Egress) The proposed project has been designed to have a single gated private street access intersection with Walnut Canyon Road. This intersection is not proposed as a signalized intersection. Stop sign controls would be installed for traffic exiting the development. No detailed schematic configuration has been prepared for the main private project collector road intersection with Walnut Canyon. The project traffic report does not render a judgment regarding the proposal to have a project of this size served by a private street single access point. The traffic report states (Appendix 8, Traffic Report, page 25): "The project will have two access points onto Walnut Canyon Road, a primary and an emergency only. The project improvements include the construction of a northbound left -turn lane on Walnut Canyon Road at the primary entrance in accordance with Caltrans' standards as required by an encroachment permit issued by Caltrans. Figure A in the Technical Appendix illustrates the proposed primary entry off of Walnut Canyon Road. The proposed location will provide sight distance that meets Caltrans' criteria ". "The project traffic volume on the project access road is 2,388 average daily, 190 A.M. and 228 P.M. peak hour trips. These volumes are well within the capacity of a two lane road. The distance between Walnut Canyon Road and the first project street is sufficient to provide adequate storage for the left -turn movements. Traffic signal warrants were reviewed for this intersection and it was determined that the volumes would not meet the Caltrans warrants for the installation of a signal ". While the proposed project entrance and private roadway system may meet engineering design criteria, from the standpoint of regional circulation planning and urban design, this proposal is less than optimal. Issues related to the urban design and transportation planning aspects of the project are evaluated in Chapter 5 of the EIR (Land Use). 14.4 Mitigation Measures Issue 1: Impacts of Project Traffic on Year 2005 Conditions (With Completion of Specific Plan 2 Traffic Improvements and Cumulative Development To ensure implementation of improvements related to project impacts on Year 2005 traffic conditions, the following mitigations are recommended: Chapter 14: Traffic Circulation Page 25 Mitigation of Impacts to Moorpark Avenue and High Street (1) The applicant has agreed to fund the full cost of required improvements to the intersection of High Street and Spring Road. Anticipated improvements to this intersection necessary to ensure operations are maintained at Level of Service C include restriping of lane approaches to provide an additional east bound lane. Based on present information, no widening is required to complete this improvement. This improvement shall be completed under a reimbursement agreement acceptable both to the City and to the applicant. Terms of reimbursement shall be defined in the Development Agreement for the project. Completion of this improvement by the applicant is in excess of CEQA based pro -rata requirements and has been entered into voluntarily by the applicant. This improvement shall be completed prior to the issuance of building permits for the 1st residential dwelling unit in the project. (2) The applicant has agreed to fund the full cost of required improvements to the intersection of Moorpark Road and High Street to ensure that project plus near term cumulative traffic does not result in a reduction of Level of Service to LOS D. Anticipated improvements to this intersection include widening approaches to provide an additional through lane, restriping, providing signal timing and coordination between Casey Road and Moorpark High, completing north and south bound lane approaches, and related pedestrian improvements in the vicinity of the Moorpark/High Street intersection. This improvement shall be completed under a reimbursement agreement acceptable both to the City and to the applicant. Terms of reimbursement shall be defined in the Development Agreement for the project. Completion of this improvement by the applicant is in excess of CEQA based pro -rata requirements and has been entered into voluntarily by the applicant. This improvement shall be completed prior to the issuance of building permits for the 60th residential dwelling unit in the project. The improvement shall be completed and in operation prior to the issuance of the 100th building permit for the project. Discussion Applicant Funding of the Full Cost of Improvements Compliance with CEQA nexus requirements only requires that the applicant fund a `pro- rata" fiar share portion of the improvements needed to offset project effects. The mitigation proposed will only partially offset the effects of the project and cumulative development and the operations under post- development conditions at Moorpark Avenue /High Street and High StreetlSpring Street would not be consistent with General Plan requirements. To avoid the need to make overriding considerations for this issue and to provide additional funding to increase the capacity of this intersection, the applicant has agreed to fund the full cost of improvements under a reimbursement agreement with the City. This agreement would need to be incorporated into the Development Agreement for the project. if this is done, the impacts at the two locations identified above would be fully mitigated. The City has flexibility to negotiate a reimbursement agreement to cover the costs of these improvements in excess of nexus requirements through the Development Agreement process. In the case of the proposed project, the Development Agreement should be structured so fee adjustments are made depending on the number of residential units developed. The consultant recommends that a Development Agreement be prepared which would address final project conditioning for traffic improvement fees. Chapter 14: Traffic Circulation Page 26 Discussion of Required Improvements The following improvements would be required to maintain the City's LOS C performance objective for Year 2005 + West Pointe project traffic conditions at Moorpark Avenue and High Street: ➢ Moorpark Avenue /High Street. There are two options for completing improvements at this location. Either option would provide enhanced capacity at the intersection. Both options require lane additions, widening, and other improvements to' provide additional through and turning capacity. One or both options may require Caltrans design exceptions but such exceptions can usually be obtained in those portions of state highways which are situated in urban areas. This improvement is not fully funded by the applicant's prop -rata contribution and other funding is unavailable to implement the mitigation measure. Therefore, while a solution exists to increase capacity at this location, it has not been fully funded and thus would not be implemented coincident with development of the West Pointe Project. The resulting Levels of Service with the improvements proposed above constructed are displayed in Table 14 -7. With these recommended changes to the street system implemented, the LOS at all four intersections meet the City's General Plan standard of achieving and maintaining LOS C. Table 14 -7 Year 2005 Levels of Service With Specific Plan 2 Improvements And Additional Recommended Mitigation (At locations where project impacts were determined to be significant) Study Intersection 2005 ICU— LOS 2005 + Project ICU - LOS A.M. Peak P.M. Peak A.M. Peak P.M. Peak Moorpark Avenue /High Street 0.56-A 0.72 — B 0.61 - B 0.76 - C Required Applicant Pro -rata Share of Improvements CEQA requires that new development projects contribute a "pro- rata" or proportional share of cost towards solving cumulative problems. CEQA case law requires impact fee payments to be proportional to the impacts generated. This calculation of proportional share of development cost is designed to ensure that there is a nexus between the scale of the problems created by a development and the exaction of fees. The City has established an Area of Contribution (AOC) fee for the Los Angeles Avenue Corridor and the project will have to pay a proportional share of the foregoing improvements based on the traffic volumes projected for the development. The project contribution is calculated by estimating the volume of project traffic as a percentage of the total traffic added to the street system under 2000 to 2015 volume projections. Projected pro -rata contributions are outlined in Table 14 of the ATE Traffic Report in the Technical Appendix. Pro -rata contributions will ultimately be determined by the City Engineer and City Traffic Engineer and fees will be paid accordingly at the time of building permit issuance. Chapter 14: Traffic Circulation Page 27 The improvement recommended at Spring Road /High Street involves restriping the northbound approach to provide a through + right -turn lane in lieu of the present dedicated right -turn lane. The costs associated with this restriping will only partially be funded by the applicant and therefore while a capacity solution exists for this location, it would not be fully funded by the applicant's pro -rata contribution. Once the proposed mitigation measure identified above are fully funded and built, with these and other programmed regional improvements (primarily Specific Plan No. 2 improvements), intersections in the project vicinity would achieve the LOS values presented in Table 14 -7. All intersection related impacts associated with the project would be fully offset. Residual Effects: not significant Issue 2: The Effects of Proiect Added Traffic on Future 2015 Intersection and Corridor Conditions (Long Term Cumulative Effects) With Completion of the State Route 118 Arterial By -pass Even with completion of the 118 bypass, contribution to cumulative mitigation programs is required to offset cumulative impacts. Therefore, the following mitigation measure is required: (1) The applicant shall contribute to any cumulative traffic fee program adopted by the City prior to issuance of the first residential building permit for the project. At this time, relevant fee programs exist only for the Los Angeles Avenue Area of Contribution (AOC). Fees shall be paid in accord with AOC procedures in effect at the time of building permit issuance..In addition to the AOC fee (which only addresses improvements along the Los Angeles Avenue Corridor), the developer shall be required to make similar pro -rata contributions to any other traffic mitigation related pre- construction impact fees approved by the City Council to offset the long term effects on the City's street system. If the residential portion of the project is constructed prior to the adoption of any such additional mitigation fee programs being adopted, then, for impacts to intersections outside of the Los Angeles Avenue Area of Contribution, a proportionate share of future improvement costs shall be collected for locations where project traffic has a measurable effect on cumulative traffic volumes. The City Traffic Engineer and Director of Community Development shall determine the required contributions prior to issuance of building permits; fees shall be paid prior to the issuance of these permits. Discussion The fees that should be considered for inclusion for this project include: (1) the City -wide traffic improvement fee and (2) the Los Angeles Avenue Area of Contribution fee, and any reasonable fee system consistent with CEQA guidelines which is developed to implement required improvements to the Walnut Canyon Corridor. Compliance with CEQA nexus requirements would suggest that of the proposed fees relevant to this project, the City traffic mitigation (AOC) fee would be a fee for which nexus can easily be demonstrated since the intended purpose of this exaction is to address the need for regional improvements related to cumulative traffic volumes. In addition, the City has flexibility in negotiating traffic improvement fee offsets with the applicant through the Development Agreement process than through conditions developed exclusively under CEQA Statutes or Guidelines. In the case of the proposed project, the Development Agreement should be structured so fee adjustments are made depending on the number of residential units developed. The consultant recommends that a Development Agreement be prepared which would address final project conditioning for traffic improvement fees. Chapter 14: Traffic Circulation Page 28 Residual Effects: not significant with the payment of required cumulative impact fees Issue 3: The Effects_ of Proiect Added Traffic on Future 2015 Intersection and Corridor Conditions (Long Term Cumulative Effects) Without Completion of the State Route 118 Arterial By-pass Required Improvements The following improvements would be required to maintain the City's LOS C performance objective for Year 2015 + West Pointe project traffic conditions at Los Angeles Avenue/Tierra Rejada Road, Los Angeles Avenue /Moorpark Avenue, Los Angeles Avenue /Spring Road: ➢ Los Angeles Avenue/Tierra Rejada Road. On the southbound approach, dual left -turn lanes, one through lane and one right -turn lane shall be provided. ➢ Los Anqeles Avenue /Moorpark Avenue. On the eastbound and westbound approaches, a left - turn lane, three through lanes and one through /right -turn lane shall be provided. ➢ Los Angeles Avenue /Spring Road. The east and westbound approach geometry is at full buildout within the existing right -of -way. Without additional right -of -way acquisition, which would include the demolition of existing residential properties, substantial capacity enhancing improvements at this location are not feasible. The resulting Levels of Service without construction of the State Route 118 bypass would not conform with General Plan standards (Los Angeles Avenue/Tierra Rejada Road would operate at LOS E in the PM peak hour; Los Angeles Avenue /Moorpark Avenue would operate at LOS E as well during peak hour as would Los Angeles Avenue and Spring Road. City thresholds can be met however if this bypass route is constructed. Residual Effects: significant without construction of the State Route 118 Bypass (this impact classification is advisory designed to inform the decision- makers about cumulative problems associated with full buildout of the General Plan without construction of the 118 Bypass. Issue 4: State Route 23 Operational Conditions The EIR consultants have considered seven separate traffic management solutions which could serve as the foundation of an interim Walnut Canyon Corridor improvement plan. These solutions are discussed in Chapter 5 (Land Use) of the EIR. Of the seven solutions considered, after engineering review, several were considered technically feasible. Improving delays associated with periodic train traffic and interference with the operation of Moorpark Avenue /High Street was determined to be exhorbitantly expensive given the operational improvements derived from grade separation. Whether these streetscape design and improvement recommendations measures meet the additional CEQA tests of reasonableness and whether the developments anticipated along the corridor can fund these measures needs to be more fully explored. CEQA nexus requirements may limit the implementation potential of the more expensive of these measures unless a Development Agreement is prepared coincident with processing all projects with the potential to impact circulation along this Corridor. From a streetscape corridor planning standpoint (as discussed in Chapter 5), the following engineering solutions have the capacity to provide some potential improvement of operational conditions along State Route 23: Chapter 14: Traffic Circulation Page 29 (1) The following traffic calming devices /techniques shall be incorporated into the street improvements within the Caltrans frontage adjacent to the West Pointe project : • rumble strips could be placed on both the north and southbound approaches to the project entrance intersection; • intersection warning signage shall be placed on both north and southbound approaches to this intersection as well; • to the degree permitted by Caltrans, the project entrance design shall be refined to include landscape transitions which parallel left turn and deceleration /acceleration lanes since an organized and patterned street tree planting program influences travel speeds; • speed limits should be clearly and sufficiently posted above and below the project entrance; • advance signal and intersection notification should be provided on the approach to the project intersection if it is signalized in the future. To improve operations in the lower portion of the Walnut Canyon Corridor between Casey Road and the intersection of Moorpark Avenue /High Street, the following additional improvements measures are required: (2) The approaches to Moorpark Avenue /High Street shall be widened and re- striped to provide additional turning and through lanes consistent with the mitigation measures recommended by the EIR consulting traffic engineer; (3) The Charles Street intersection with Walnut Canyon shall be restriped to provide proper pedestrian crossings and to maintain clearance for northbound left turn movements; and (4) Appropriate traffic calming devices acceptable to the City Traffic Engineer and Caltrans shall be installed along approaches to intersections between Casey Road and Moorpark /High. The applicant for the West Pointe Homes project shall contribute a pro -rata portion of the costs associated with implementing traffic improvements noted in 5 above. Until or unless an Interim Corridor Improvement Plan is developed for Walnut Canyon Road (SR -23), the contribution of this project to the proposed improvements noted in measure (4) above should be negotiated as a component of the project Development Agreement application. To improve general operations in the Walnut Canyon Corridor, the following additional measure is recommended: (5) The frontage improvements associated with the project shall include completing shoulder widening and shoulder safety improvements along reverse curves immediately north and south of the project. The scope of this improvement shall be negotiated in the Development Agreement for the project. The extent of improvement should be commensurate and proportional to the ultimate number of units developed. Residual Effects: not significant Chapter 14: Traffic Circulation Page 30 Issue 5: Street System Planning and Intersection Geometrics at the Proiect Entrance (Design of Project Ingress and Egress) To mitigate impacts associated with intersection design at Walnut Canyon, the following measure is recommended: (1) The primary project collector street intersection with Walnut Canyon Road (State Route 23) shall be designed in consultation with Caltrans to ensure that acceptable turning radii, lane widths, shoulders, lane tapers, and adequate acceleration and deceleration improvements are incorporated into the project entrance improvement program. Modifications to State Route 23 required by Caltrans shall be constructed prior to issuance of first residential dwelling unit. An encroachment permit shall be obtained from Caltrans prior to construction of any proposed roadway improvements. Any additional right -of -way required to implement the Caltrans approved design for this entrance intersection shall be acquired by the applicant and dedicated to the State in a manner acceptable to Caltrans. All required dedications shall be illustrated on the Final Vesting Map. (2) Entry monumentation that does not interfere with sight- distance or turning movements shall be incorporated into the project entrance planning. Landscaping shall be provided appropriate to the entry that will not interfere with sight- distance or turning movement operations. To the degree feasible, the entrance landscaping shall extend along the full frontage of the project to provide traffic calming consistent with current landscape design practice. The final design for the project entrance shall be reviewed and approved by the City Director of Community Development prior to the issuance of building permits. In accord with Caltrans requirements, the turning and acceleration lanes provided along Route 23 at the project entrance shall be 12 feet wide. (3) To offset concerns about dual public access to this project, the design of the project shall be modified to ensure a properly designed connection of the West Pointe project to the proposed City street system to the south. Planned connections to the Specific Plan 1 street grid shall be developed in concept prior to issuance of grading permits. Costs associated with the development of this interconnection shall be estimated to the satisfaction of the City Engineer. No more than 2/3 of the total project unit count or 165 units (if 250 units are approved) shall be permitted to be built until completion of this roadway connection. If the applicant so chooses, a temporary connection to Casey Road could be completed at applicant expense. If such a temporary connection is provided, a bond or other acceptable form of surety adequate to fund this eventual southern connection (to the boundary of the West Pointe Project) shall be required prior to the issuance of grading permits. This item shall be addressed in the project Development Agreement. Residual Effects: not significant Refer to related measures in Chapter 5 (Land Use) which address the transportation planning aspects of this proiect. Chapter 14: Traffic Circulation Page 31 14.5 References and Technical Data EIR Technical Appendix 8 contains a partial discussion of the traffic impacts of the project. Please refer to this document for an expanded discussion of the technical data used in preparing this Chapter of the EIR. Highway Capacity Manual, Highway Research Board Special Report 209, Transportation Research Board, National Research Council, 1994. Trip Generation, Institute of Transportation Engineers, Sixth Edition, 1997 Moorpark General Plan EIR, PBR, October 1991. Traffic Volumes, Caltrans, June 1998. Moorpark Traffic Analysis Model, Austin -Foust Associates, June 1994. Persons Contacted: John Whitman, Traffic Engineer, City of Moorpark David Grantham, Assistant Engineer, City of Moorpark Chapter 14: Traffic Circulation Page 32 CHAPTER 15 PUBLIC SERVICES AND UTILITIES Some portions of this chapter have been modified in response to comments on the Draft EIR (particularly the discussion of impacts on school facilities). Any paragraphs or tables containing changes made as a result of public comment on the Draft EIR or reanalysis have been italicized. 15.1 Domestic Water Services and Facilities Ventura County Waterworks District No. 1 is the agency directly responsible for providing water to the proposed project. The District would provide water to the proposed project using existing water supply infrastructure. Some upgrades would need to be made to existing well recovery and master distribution system lines and substantial modifications would need to be made in the existing well water transmission lines on the property. These required changes are described in detail in Chapter 8 of this EIR (Issues 2 and 3). The District currently acquires approximately 75 percent of its water from the Calleguas Municipal Water District (via the Metropolitan Water District of Los Angeles). The remainder of the Waterworks District supply is obtained from local ground waters. The Metropolitan Water District's primary responsibility as the source provider for the Waterworks District is to distribute supplemental water at wholesale to the member public agencies in quantities requested by these agencies. Most of the member agencies have other sources of water in addition to the water supplies requested from the Metropolitan Water District. Calleguas Municipal Water District receives all of its water supplies from Metropolitan Water District. Therefore, ultimately the primary water source available to the Waterworks District is from regional water sources managed by the Metropolitan Water District of Los Angeles (MWD). Although the Calleguas Municipal Water District endeavors to supply water to meet the reasonable requirements of its customers, it is not responsible for meeting peak hourly and fire demands and it cannot assure uninterrupted supplies at all times. Respective water purveyors (such as the County Waterworks District) must have sufficient storage or auxiliary sources of water supply to meet peak water demands and the supply of water during periods when water is unavailable from the Calleguas water system for any reason. Calleguas does not guarantee by contract any specific amount of water to any of its customers. Calleguas water supplies are ultimately controlled by allocation from the Southern California Metropolitan Water District. The Calleguas District services as a water retailer while the Metropolitan Water Company operates as a wholesaler. No assurances other than market forces actually regulate both the cost and availability of water as a long term supply. Calleguas is not contractually obligated to deliver any specific amount of water to any of its customers. Both the Calleguas Municipal Water District and the Metropolitan Water Company rely primarily upon price to control water usage in the event of a drought or any other water shortage. The Calleguas District has periodically adopted water demand reduction programs requested or mandated by the Metropolitan Water District. To reduce demand, Calleguas increases the unit cost of water to encourage conservation. During the 1978 -79 drought, Metropolitan Water District supplied water to Calleguas up to 90 percent of the previous year's demand at a standard unit rate and then charged a higher rate on any water used in excess of the 90% delivery. Calleguas passed the costs onto its customers and there was as a result a 10 percent cutback in water usage. The Calleguas Municipal Water District is presently implementing plans to reduce the impacts of fluctuating water supplies related to the cycles of abundant and minimal precipitation characteristic of California. These plans rely on the future use of reclaimed water, additional water importation and storage, and groundwater injection (which involves using the underlying aquifers in the region as storage reserves by injecting water available in surplus water years into groundwater basins). The purposes of these planned improvements and water management strategies are to minimize the disruption of environmental variables in assuring water supply and to decrease reliance on market force management during drought periods. Chapter 15: Public Services and Utilities Page 1 Chapter 8 of the EIR contains a detailed analysis of the domestic water service facilities that are designed to serve the project (Issue 3). Based on the analysis contained in Chapter 8 and the technical data supporting the conclusions in that Chapter, domestic water service can satisfactorily be provided to the proposed project, subject to the limitations of supply summarized above. 15.2 Wastewater and Reclaimed Water Services and Facilities The City's wastewater collection, treatment, and reclaimed water program is managed by the Ventura County Public Works Agency. These services are administered from an office located within the City of Moorpark. The wastewater facility that serves Moorpark is the Moorpark Wastewater Treatment Facility which is located four miles west of Moorpark near the intersection of Los Angeles Avenue and Highway 118. The plant processes wastes through a primary, secondary, and tertiary system and, after treatment and aeration, treated waters are released to percolate into the groundwater basin. Recently, the plant has been modified to provide reclaimed water. Presently, the sewer treatment plant has a design capacity of three million gallons per day. Existing sewage flows to the plant are approximately 1.9 million gallons a day (MGD) leaving about 1.1 MGD of plant capacity. Having anticipated the full utilization of present capacity with build out of the City's General Plan, the Waterworks District staff is planning an expansion of capacity. Presently, the plant is operating at about 60% capacity; however, to accommodate development through the year 2010, the District is planning an operational capacity of 5 million gallons per day (MGD). Although the Waterworks District maintains sewer lines throughout the City, a major infrastructure extension is required to serve the proposed project. Details about required extensions are provided in Chapter 8 of the EIR (Issue 4: Adequacy of Wastewater Treatment Planning). The growth inducing effects of the required infrastructure extension for water supply, wastewater treatment, and reclaimed water supply are described in Chapter 13 of the EIR (Issue 3: Infrastructure Effects on Surrounding Properties). Based on the data summarized in these Chapters of the EIR, the project would not adversely effect treatment capacity and the projected project wastewater flows can be accommodated without expansion of the treatment facility. All new development connecting to the District's sewer facilities are required to complete an application process and pay a sewer connection fee prior to initiating construction. Prior to issuance of a Will Serve letter, the Ventura County Waterworks District would be responsible for ensuring that adequate sewer main capacity exists to accommodate the new development prior to granting a permit for connection. No significant impacts to sewer infrastructure components are expected to result from approval of the project. Chapter 8 of the EIR also contains an analysis of the proposed reclaimed water system that may be available to serve the project (Issue 5: Reclaimed Water Planning). Based on the analysis contained in Chapter 8 and the technical data supporting the conclusions in that Chapter, reclaimed water service may not be available to provide a long term contractual commitment to the proposed project. It is important to recognize that substantially more competition exists for reclaimed water capacity than the treatment plant is capable of producing. For example, reclaimed water demands associated with the Hidden Creek Ranch Specific Plan are approximately equal to the demands of the Moorpark Country Club Estates project (refer to the Hidden Creek Ranch EIR, page 3.10 -17). If both of these projects are served by reclaimed water, adequate supplies for the West Pointe Homes project will not be available. The demands for this project are probably best satisfied by obtaining reclaimed water from the Simi Valley Sanitation District. The City of Moorpark, in conjunction with the City of Simi Valley and County of Ventura, should consider developing a system to prioritize the assignment of reclaimed water. Under the present reclaimed water distribution planning, the assignment and future sale of reclaimed water is basically market -force driven; a more systematic approach to reclaimed water allocation may result in a more appropriate allocation system. Chapter 15: Public Services and Utilities Page 2 15.3 Educational Quality and School Facilities Like many School Districts throughout the State of California, the Moorpark United School District has had difficulty meeting present educational demands because sufficient sources of revenue are not available to fund important educational programs and to construct adequate, modern facilities to accommodate population growth. This is both a statewide and national problem that reflects a widespread lack of legislative support for education at every level of government. The problem is also cultural, since higher education funding is not considered a significant national priority. The State Legislature has actually deliberately made it more difficult for local governments to solve educational funding problems by limiting the conditioning power of local jurisdictions relative to educational facilities. The result of these restrictions and limitations has been that often more development is approved than can reasonably be accommodated by local school Districts and many Districts throughout the State are decreasing their educational offerings to minimize deficits. Conditions in Moorpark reflect these Statewide trends. The degree to which facility crowding is a problem in Moorpark educational facilities is reflected in relatively high student - teacher ratios and the extensive use of portable facilities. One hundred and two (102) portables are distributed among the elementary and secondary schools that comprise the District. In February of 2000, the legislature granted school district governing boards the authority to impose revised developer fees. This authority is codified in Government Code Section 53080 which states in part "...the governing board of any school district is authorized to levy a fee, charge, dedication or other form of requirement against any development project for the construction or reconstruction of school facilities." The fees authorized by Government Code Section 53080 are currently set at $3.59 per square foot of new residential construction and $0.33 per square foot for commercial and industrial construction. Due to recent changes in legislation related to the approval of statewide bond initiatives, the City is limited to requiring that the applicant must pay legislatively approved statutory mitigation fees. Any contribution above this requirement cannot be mandated by the City and must be arranged privately between the developer and the District. The District is legally responsible for planning how to accommodate new students using funds allocated through the legislature, through bonds, locally allocated revenues and local developer fee programs. The District has a number of options for meeting increased student population and, in fact, most District's in the state are presently better funded for this effort than they have been for a number of years due to the infusion of state bond funds. Regarding school system impacts, the City is aware of the difficult position that school districts state -wide have been placed in as a result of (1) changes to state law regarding how CEQA documents are to address school system impacts and (2) restrictions on CEQA findings placed in the text of recently approved state bond measures for school funding. The use of a moratorium on residential development, for example, to enable the District to "catch -up" with the growing student population using recently available bond funds conflicts with the government code concerning CEQA findings, mitigation sufficiency (through the payment of fees) and the language of the recently approved bond measure which provided these funds. The City has encouraged the applicant to meet with the District to discuss the potential for supplemental funding of school facilities (or other support) to ensure that the quality of the education received by students in the community remains high. The Moorpark Unified School District, not the City, is responsible for school construction planning and management. In fact, the City is expressly omitted from the process of selecting, designing or building a school within the City's limit. School Districts are exempt from compliance with local zoning ordinances and general plan. Planning for adequate school facilities to balance growth is a responsibility that is entirely within the scope of the School District's authority, not the City's. The West Pointe Homes Project is located within the Moorpark Unified School District service area. The District operates six elementary schools, two middle schools, and two high schools. The location and characteristics of each school are summarized in Table 15 -1. According to the data supplied in Table 15- 1, student enrollment figures for 1998 -2000 are approaching present capacity measures at most facilities Chapter 15: Public Services and Utilities Page 3 and capacities have been exceeded at several locations. Forecasted enrollment for the year 2000 surpasses current capacity for many facilities in the district. Nonetheless, existing educational facilities are adequate to serve the present student population in the City. Most schools within the District are operating at or near capacity including Moorpark High School, which also has no excess capacity. Enrollment increases within the District have primarily occurred in the elementary school population, a trend that the District expects to continue into the future. Since all elementary and middle schools in the District are operating near full capacity, any increase in elementary school age students would generate the need for improvements to and expansion of existing facilities (or the addition of new facilities). The District, guided by the contractual agreement with the Moorpark Educators Associatio and the Class Size Reduction Program funded by the State of California, has a targeted student - teacher ratio of 20:1 for grades K through 5 and 150:1 for grades 9 through 12 (for five class sections). TABLE 15 -1 Moorpark School District Facilities Serving the West Pointe Homes Project Elementary Schools Name/Address Grade Level Available Ca acit 1. Campus Canyon 15300 Monroe Avenue Grade K -3 Near capacity 2. Flory Elementary 240 Flory Avenue Grade 4 -5 Near capacity 3. Mountain Meadows 4200 Mountain Meadows Drive Grade K -2 At capacity 4. Peach Hill 13400 Christian Barret Grade K -3 At capacity 5. Arroyo West 4117 Country Hill Road Grade 3 -5 At capacity 6. Walnut Canyon Elementary 280 Casey Road Grade K -5 At capacity Middle Schools 1. Chaparral Middle 280 Poindexter Avenue Grade 6 -8 At capacity 1. Mesa Verde Middle 14000 Peach Hill Road Grade 6 -8 At capacity Ht h Schools 1. Moorpark High School at Moorpark College Grade 11 -12 At capacity 112. Moorpark High School Grade 9 -12 At capacity 3. ComI munity High School Grade 9 -12 At ca aci t Source: Moo ark Unified School District MUSD 2000. In the mid to late 1990s, the District completed a number of improvements to existing facilities with State funds provided through the Department of Education. Most 'of these facilities were designed to accommodate a modest annual student population growth. However, the rate of student population growth in Moorpark has decreased significantly over the past several years compared to growth rates of the 1980 to 1990 period. Nonetheless, demand for new facilities and continued student population growth, while not at the rate anticipated, has resulted in the consumption of all remaining excess capacity at the City's schools. Therefore, the District does not have sufficient facilities to absorb future residential growth without seriously impacting present facility capacity. Excess temporary facilities and other Chapter 15: Public Services and Utilities Page 4 solutions, including the construction of new schools on school sites planned jointly by the District and the City (such as for Specific Plan No. 2) will be required to accommodate future student population growth resulting from buildout of West Pointe Homes and other related projects. District plans for the improvement and modernization of Flory School and Chaparral Middle School have been funded by the State and implemented. The District also has completed construction of a new elementary school on Casey Road (formerly Moorpark High School). The District is also considering transferring existing relocatable classrooms for projected middle school level students because the existing middle school is operating near full capacity. The Ventura County Community College District administers one facility in the Moorpark area, Moorpark College. The college serves eastern Ventura County, and operates additional off - campus facilities in Simi Valley and Conejo. The college is presently seeking further off - campus sites to provide facilities in closer proximity to students. Total enrollment in the college is 13,000, with an estimated 1,100 students residing in Moorpark. Enrollment is growing at a rate of 8 -10 percent per year. As well as acquiring additional off - campus sites, Moorpark College is attempting to meet the growing needs of students expanding the curriculum to include the performing arts. Without funding improvements in educational facilities, implementation of the proposed West Pointe Homes Project could potentially impact educational quality, accelerate overcrowding at some schools, and otherwise diminish the capability of the existing District facilities to serve the present population of the City. To assess the school facility impact of future residential development associated with the project, student generation factors are used to estimate the number of students that will require educational services for each new residential unit. Table 15 -2 displays the estimated increase in students that is expected to result from implementation of the project. This table was revised in response to comments on the Draft EIR provided by the Moorpark Unified School District. The generation factors have been adjusted to reflect the most recent housing and population data available. TABLE 15 -2 Estimated Student Generation for the West Pointe Homes Project Grade Level Generation Factor Divelling Units Number of Students Generated K -5 .40 250 99 6 -8 .21 250 53 9 -12 .25 250 63 Total .86 250 216 Source: Moorpark Unified School District 2000. Buildout of the project is expected to generate a total of 216 students under full buildout conditions (99 elementary students, 53 middle level students, and 63 high school students. The impacts of additional project specific demands on educational facilities are anticipated to be significant (Class 11 impacts). Development of the proposed project would impact District facilities through the creation of equivalent demand for approximately two additional elementary school classrooms, one middle school classroom, and one high school classroom. Because most existing facilities are near capacity, accommodation of new pupils would require facility planning to accommodate project related growth. The number and type of schools required will ultimately depend on actual student generation (rather than model values outlined above), the capacity of District schools at the time of buildout, the design capacity of future schools, the rate of development approval in the City, and actual number of new residential units constructed within the proposed project. Chapter 15: Public Services and Utilities Page 5 The impacts of the proposed project on District educational facilities and quality would be significant. There are no excess facilities available to accommodate the student population growth resulting from this project according to staff of the Moorpark Unified School District (refer to a comment letter provided in Chapter 21 dated September 11, 2000. Despite the District's aggressive building program of the past five years, there is no excess portable facility capacity in any grades. The District is well managed and is currently negotiating for sufficient land for future school construction. The specific classroom expansion needs associated with the proposed project cannot be accommodated with existing facilities and therefore the project would result in significant effects. Recent state bond issues require a finding under CEQA that full mitigation of impacts will result from the payment of statutory school impact fees. While the legislature has established a requirement to make this finding, the information and interpretation of impacts by School District staff apparently is not consistent with the required CEQA findings directed by the State Legislature. Buildout of the proposed project would impact educational facilities. Mitigation of this impact has been determined to be fully satisfied by the the payment of mandated mitigation fees which would be used to offset project specific effects on educational facilties and quality ($3.59 per square foot consistent with AB50). 15.4 Police and Emergency Services The City of Moorpark Police Department is operated as a contract service which is provided to the City by the Ventura County Sheriffs Department. The Department is based at the East County Sheriffs station in the City of Thousand Oaks. In additional to patrol, emergency, and investigative services, this station has a booking and branch jail facility. There are 12 deputies assigned to Moorpark as patrol officers. They staff two 24 -hour a day patrol cars and 56 -hour per week overlap cars. The city is divided into two "beats," which allows for the deputies to be assigned to a specific area. Deputies can then gain a better understanding of their patrol responsibility area, becoming personally acquainted with residents and business people in their beat. They are more aware of local crime trends and are able to take responsibility for improving the "safety climate" within their beats. This type of policing is generally referred to as Community Oriented Policing. The patrol deputy, in order to be a true resource for the community, must understand the community and the needs of those who live or work there. Staff are assigned to the following functions: operational control of police contract, patrol and traffic supervisors, Community Services Officer, Detective Supervisor, Felony Property Crimes Detective, Misdemeanor Property Crimes Detective, staff for 56 -hour patrol cars, staff for 24 -hour patrol cars, traffic officers, traffic and other services, and office management. The City of Moorpark also funds overhead costs for other services including dispatch, shift supervision and watch commanders. Based on a 1990 population of 25,494 people and the staffing levels described above, the Moorpark Police Department operates at a level slightly less than one officer per 1,000 residents. Equipment levels assigned to the city include six patrol cars, one motorcycle, one cadet pickup truck, and four unmarked cars. Specialized units, such as K -9 and helicopters, are available on an as- needed basis through the contract with the Department. Geographically, each of the two patrol beats is responsible for half of the city. The western and southern beat includes the Peach Hill, Mountain Meadows and Buttercreek neighborhoods and extends to the downtown area west of Moorpark Avenue and south of Los Angeles Avenue. The central and eastern beat covers the remainder of the city including most of downtown, Campus Park and the Moorpark college neighborhoods. Each beat is further partitioned into reporting districts. Chapter 15: Public Services and Utilities Page 6 There are 16 reporting districts within the City at this time. During the late 1990s, public safety conditions in Moorpark was characterized by the following trends: ➢ Recent statistics indicate the lowest overall crime rate in several decades; ➢ Nearly 3 out of every 10 charges filed by deputies were narcotics related; ➢ Charges brought against juveniles for violent crimes increased; ➢ Deputy initiated public contacts increased; ➢ about 75% of violent crimes were for aggravated assault; and ➢ charges brought against juveniles for violent acts have increased substantially. The profile of criminal behavior and law enforcement trends in Moorpark reflect statewide patterns According to the Moorpark Police, current facilities, manpower, and equipment levels are adequate to maintain a sufficient level of service within the city. This assumes that the level of crime, the department's service area, and service population remain relatively constant (Dean and Parks 1994). Response times in the project area vary depending on location and priority of call. The current average response time for emergency calls within the city is 5 minutes; the average response time for non - emergency calls is 18 minutes. These response times are averaged throughout the city and include from the time they are received until a unit arrives on the scene. Development of the project as proposed will result in the creation of 250 new dwelling units. Typically, crime rates associated with gated communities are very low since such facilities are not characterized by either public access and often gated communities employ private security personnel. Therefore, the project is not anticipated to require any substantial additional police services particularly if defensible space design concepts are incorporated into the architectural and circulation planning for the project. The ratio of officers to population in Moorpark is presently adequate (1 officer per thousand residents) and the addition of the project population (about 800 persons) will increase service demands (a Class II impact). While development of the project is expected to result in minor increases in calls for service, the number or frequency of such calls is difficult to predict. The mitigation measures for police service impacts should adequately offset any additional service demands that may result from implementation of the project. Average emergency response times are within the criterion used by the Moorpark Police to evaluate service adequacy. 15.5 Solid Waste Facilities and Planning Solid waste management activities in Ventura County are partitioned into four waste sheds (western, eastern, central, and northern). The West Pointe Homes project is situated within the eastern waste shed which is served by the Simi Valley Landfill. Simi Valley, Moorpark, Thousand Oaks, and Oak Park are within the eastern watershed. The Simi Valley Landfill is owned by Waste Management Inc. (WMI) and is managed by Waste Management of California, Inc. (a division of a subsidiary of WMI). The Simi Valley Landfill is located approximately 1 mile southeast of the Specific Plan site. The landfill is a Class III facility that accepts non - hazardous wastes. The landfill's condition use permit expires on June 27, 2004. The operating permit (Solid Waste Facility Permit) for the landfill allows for a maximum disposal rate of 3,000 tons per day (tpd). Average daily tonnage for the Simi Landfill is 1,000 tpd (1994). The remaining capacity at the landfill is presently about 7.3 million tons (Lackey 1994). Chapter 15: Public Services and Utilities Page 7 Solid waste disposal practices in the State of California are governed by several agencies and forms of legislation. The California Integrated Waste Management Act of 1989 (AB 939) requires all counties to prepare a County Integrated Waste Management Plan. The plan must include the following components: Source Reduction and Recycling Elements and Household Hazardous Waste Elements; a countywide Siting Element identifying 15 years of available disposal capacity; and a statement of significant solid waste disposal problems facing the jurisdiction. AB 939 also mandates that all municipalities divert, through source reduction, recycling, and composting, at least 25 percent of their waste stream by 1995 and 50 percent by the year 2000. Beginning in April 1994, the Simi Valley Landfill initiated a green waste recycling program using an onsite contractor. This pilot program, operated by California Wood, includes a tub grinder to process green waste. The program is available only to people who drop off their waste at the landfill and does not involve curbside green waste recycling efforts. Eventually, this program may be expanded to include a composting operation but the specifics of such a program have not been developed. The City of Moorpark has a franchise agreement with four separate waste haulers. Two of these haulers, G.I. Rubbish and Anderson Rubbish, collect refuse from residential and commercial uses in the city. The two other haulers, Rubbish Control and E.J. Harrison and Sons, only collect commercial waste. Residential waste is classified as single - family residential units. Commercial waste includes typical commercial uses as well as schools and multi - family residential uses. Residential haulers in the city are selected to serve specific geographical areas while commercial haulers are chosen on a competitive basis and do not have neighborhood specific service boundaries. As required by AB 939, the City of Moorpark has an established recycling program for areas within the city. If the project is approved, developments on the site (both residential and recreational) would need to be incorporated into the City's recycling programs. Recycling collection is performed by the individual waste haulers. Each residence is provided a 34- gallon container for co- mingled recycling waste. Materials collected for recycling include glass, aluminum, plastic ( #1, 2, 4, and 6), tin, cardboard, phone books, chipboard (cereal boxes), and newspaper. Other solid waste programs planned for the future include variable rate structures and green waste collection. In late 1995, a variable can rate structure is expected to commence. Under this program, each residence would be provided one 64- gallon container for rubbish, and each additional container would have added monthly costs. Unlimited amounts of recyclable materials will be collected at no additional charge. This program will provide a cost incentive to recycle. In 1997 -1998, a green waste program will also be initiated. The specifics of this program have not been developed at this time. The City actively promotes backyard composting and green waste recycling through education programs. The Ventura County Solid Waste Impact Assessment (VCSWIA) guidelines recommend that developments which generate in excess of 50 tons per year of solid waste and divert less than 25 percent of anticipated refuse from landfill disposal by source reduction, recycling, and /or composting would result in a significant project- specific impact on solid waste facilities. The guidelines further indicate that a project may contribute to potentially significant cumulative impacts if the solid waste disposal rate (the amount disposed in a landfill) exceeds 15 tons per year. To determine the impact of the proposed project, the total residential and recreational facility waste generation was calculated. The diversion rate for the proposed project was calculated assuming the implementation of recycling programs. Table 15 -3 summarizes the project's impact on solid waste based on the uses proposed for the project and the factors contained in the Guidelines for Preparation of Environmental Assessments for Solid Waste Impacts (rev. Sept. 1992) prepared by the Ventura County Solid Waste Management Department. County- specific waste generation characteristics result in per capita rates for residential uses and per square foot rates for recreational /commercial uses. Chapter 15: Public Services and Utilities Page 8 Table 15 -3 Solid Waste Generation Source: Ventura County Guidelines for Preparation of Environmental Assessments for Solid Waste Impacts (rev. 1999) Not including green waste related to maintenance activities, the proposed project is expected to generate approximately 1.68 tons per day of refuse or 613 tons per year of solid waste. With implementation of all feasible diversion strategies, this rate could be reduced to 1.04 tons per day or 380 tons per year. Implementation of the proposed project would account for less than 1/2 of 1% of the permitted daily tonnage received at the Simi Valley Landfill. This landfill has sufficient capacity to serve the proposed project. Even without consideration of green waste production related to golf course operations, the project specific and cumulative waste generation would exceed County thresholds (a Class II impact). Development of the proposed project and projects within the service area for the Simi Valley Landfill would accelerate usage of the remaining 7.3- million -ton capacity at the Simi Valley Landfill. However, the Simi Valley Landfill currently receives only one -third of its permitted daily tonnage of refuse. Therefore, from the standpoint of sufficient capacity, the contribution of refuse from the project and other projects within the landfill's jurisdiction would not result in a significant cumulative impact on solid waste facilities. Nevertheless, County Solid Waste Management guidelines indicate that a project may contribute to potentially significant cumulative impacts if the rate of solid waste disposal rate exceeds 15 tons per year. The applicant has not developed a green waste recycling plan for maintenance activities within open space and landscaped buffers for fuel modification. Therefore, the impacts of the project would exceed the estimates provided above by an undetermined annual tonnage. The absence of green waste recycling planning for open space maintenance is a significant impact requiring mitigation planning (Class II impact). 15.6 Impacts on Utilities and Utility Service Providers Anticipated utility service providers for the proposed project include: _ Electrical service - Southern California Edison Company _ Gas service - Southern California Gas Company _ Phone service - PACIFIC BELL _ Cable TV - (To be determined) Potential service demands on these providers are outlined below. Electrical Service Southern California Edison (SCE) provides electrical service to the project area. The central distribution point in the project area for electrical purposes is the Moorpark substation, located near Los Angeles Avenue and Gabbert Road. A Southern California Edison multi -line transmission corridor passes near the project site; these lines include two 220 kv lines. The lines are suspended from several types of Chapter 15: Public Services and Utilities Page 9 j ( Solid Solid 'Annual Solid Annual Solid Waste Waste Waste Waste Generation Dlversion Generation Generation , Factor Factor Prior to After Percent of E (Tons/Year) (TonsNear) diversion Diversion Solid Waste Land Use ( Units/Area TonslYear Tons/Year Diverted Single - Family 250 units 1.68 1.04 420 260 62 Residential TOTAL 1 420 460 62 Source: Ventura County Guidelines for Preparation of Environmental Assessments for Solid Waste Impacts (rev. 1999) Not including green waste related to maintenance activities, the proposed project is expected to generate approximately 1.68 tons per day of refuse or 613 tons per year of solid waste. With implementation of all feasible diversion strategies, this rate could be reduced to 1.04 tons per day or 380 tons per year. Implementation of the proposed project would account for less than 1/2 of 1% of the permitted daily tonnage received at the Simi Valley Landfill. This landfill has sufficient capacity to serve the proposed project. Even without consideration of green waste production related to golf course operations, the project specific and cumulative waste generation would exceed County thresholds (a Class II impact). Development of the proposed project and projects within the service area for the Simi Valley Landfill would accelerate usage of the remaining 7.3- million -ton capacity at the Simi Valley Landfill. However, the Simi Valley Landfill currently receives only one -third of its permitted daily tonnage of refuse. Therefore, from the standpoint of sufficient capacity, the contribution of refuse from the project and other projects within the landfill's jurisdiction would not result in a significant cumulative impact on solid waste facilities. Nevertheless, County Solid Waste Management guidelines indicate that a project may contribute to potentially significant cumulative impacts if the rate of solid waste disposal rate exceeds 15 tons per year. The applicant has not developed a green waste recycling plan for maintenance activities within open space and landscaped buffers for fuel modification. Therefore, the impacts of the project would exceed the estimates provided above by an undetermined annual tonnage. The absence of green waste recycling planning for open space maintenance is a significant impact requiring mitigation planning (Class II impact). 15.6 Impacts on Utilities and Utility Service Providers Anticipated utility service providers for the proposed project include: _ Electrical service - Southern California Edison Company _ Gas service - Southern California Gas Company _ Phone service - PACIFIC BELL _ Cable TV - (To be determined) Potential service demands on these providers are outlined below. Electrical Service Southern California Edison (SCE) provides electrical service to the project area. The central distribution point in the project area for electrical purposes is the Moorpark substation, located near Los Angeles Avenue and Gabbert Road. A Southern California Edison multi -line transmission corridor passes near the project site; these lines include two 220 kv lines. The lines are suspended from several types of Chapter 15: Public Services and Utilities Page 9 towers and are situated within an easement which is 165 feet wide. All of these lines are suspended from overhead scaffolds. SCE currently has plans to construct a new substation near the project area; however, no environmental clearance has been obtained for any specific location. A 3.67 -acre parcel located at Campus Park Drive and Beragan Street is owned by Edison and might be developed with a substation that would be connected to a 66 -kV distribution line located near SR -118. No date has been set for the construction of a substation, but Edison has indicated that it would take 4 to 5 years to plan and construct this facility. Table 15-4 Projected Annual Electrical Demand for the West Pointe Homes Project Electrical consumption of the proposed project is shown in Table 15-4. Approximately 1.4 million kilowatt hours (kWh) of electricity is projected to be used annually by the West Pointe Homes project. The level of anticipated electrical consumption is within the contemplated scope of the present Edison service grid for the region. Implementation of the proposed project will not require the development of additional facilities to serve project demands. No line relocations are planned or required. Edison 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. This typical coordination ensures that the nature, design, and timing of electrical system improvements are adequate to serve the project and in compliance with California energy conservation requirements specified in California Administrative Code Title 24/25. Implementation of the proposed project will not result in a significant impact on electrical services or facilities (Class III impact). Natural Gas The Southern California Gas Company is the supplier of natural gas in the project area. No existing lines extend onto the Specific Plan site. However, existing residential developments adjacent to Moorpark College are supplied with natural gas through a series of distribution lines. The primary distribution line for natural gas in the project vicinity is a 8 -inch main in Campus Park Drive. Natural gas is not presently consumed onsite. Natural gas consumption of the proposed project is estimated in Table 15.5. Approximately 1.27 million therms of natural gas is projected to be consumed by the proposed project. The proposed project will result in a small increase in the amount of energy consumed in the region. Chapter 15: Public Services and Utilities Page 10 I Electrical Demand Annual Land Use I Units /Area i Eactorl million kWH Residential 250 units 5,626.5 kWh/unit/ r 1.4 TOTAL DEMAND 1.4 kWh /sf /yr - kilowatt hour per square foot per year 1 Appendix 9, SCAQMD CEQA Air Qualify Handbook, adopted April 1993. Demand factors are based on SCE and LADWP average usage rates. Electrical consumption of the proposed project is shown in Table 15-4. Approximately 1.4 million kilowatt hours (kWh) of electricity is projected to be used annually by the West Pointe Homes project. The level of anticipated electrical consumption is within the contemplated scope of the present Edison service grid for the region. Implementation of the proposed project will not require the development of additional facilities to serve project demands. No line relocations are planned or required. Edison 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. This typical coordination ensures that the nature, design, and timing of electrical system improvements are adequate to serve the project and in compliance with California energy conservation requirements specified in California Administrative Code Title 24/25. Implementation of the proposed project will not result in a significant impact on electrical services or facilities (Class III impact). Natural Gas The Southern California Gas Company is the supplier of natural gas in the project area. No existing lines extend onto the Specific Plan site. However, existing residential developments adjacent to Moorpark College are supplied with natural gas through a series of distribution lines. The primary distribution line for natural gas in the project vicinity is a 8 -inch main in Campus Park Drive. Natural gas is not presently consumed onsite. Natural gas consumption of the proposed project is estimated in Table 15.5. Approximately 1.27 million therms of natural gas is projected to be consumed by the proposed project. The proposed project will result in a small increase in the amount of energy consumed in the region. Chapter 15: Public Services and Utilities Page 10 Table 15.5 Projected Annual Natural Gas Demand for the West Pointe Homes Project Land Use Units/Area Natural Gas Demand Factors Annual 'Demand million therms Residential 216 units 4,313 cf /unit/ r .93 mt [Recreational 10,000 sf 34.8 cf /sf/ r 0.34 mt TOTAL DEMAND 1.27 mt cfisfiyr = cubic feet per square foot per year 1 Appendix 9, SCAQMD CEQA Air Quality Handbook, adopted April 1993. Demand factors are based on SCGC average usage rates. Southern California Gas Company is regulated by the Public Utilities Commission (PUC) and is required to provide service to all new customers. The Gas Company continues to develop additional energy supplies while limiting existing consumption. Required distribution facilities, such as the extension of natural gas lines, will be required to conform with specific Gas Company requirements. Implementation of the proposed project will not result in a significant impact on natural gas services or facilities (a Class III impact). The existing and planned facilities owned and operated by these utility purveyors are projected to adequately serve planned growth within the boundaries of their jurisdiction. Planned facilities would be constructed with fees collected by the utility providers. No significant cumulative impacts on future electric and gas facilities would occur from the development. 15.7 Mitigation Measures for Public Services and Facilities Domestic Water Services and Facilities Please refer to Chapter 8 of this EIR Residual Effects: Not significant Wastewater and Reclaimed Water Services and Facilities Please refer to Chapter 8 of this EIR Residual Effects: Not significant Educational Quality and School Facilities (1) Prior to issuance of building permits for either the residential or recreational components of the project, all legally mandated school impact fees applicable at the time of Final Map Recordation shall be paid to the Moorpark Unified School District. Chapter 15: Public Services and Utilities Page 11 (2) The project's contribution to offsetting cumulative impacts on educational quality shall be mitigated by the contribution of a $20,000 Educational Quality Grant to the District. This contribution is not required but is considered voluntary. These funds shall be restricted to the purchase of library books and the improvement of existing library resources (including special education teaching materials) at either elementary or secondary school facilities. Residual Effects: Not significant Police and Emergency Services (1) Prior to issuance of building permits for either the residential or recreational components of the project, the Moorpark Police Department shall review development plans for the incorporation of defensible space concepts to reduce demands on police services. To the degree feasible, public safety planning recommendations shall be incorporated into project plans. The applicant shall prepare of list of project features and design components that demonstrate responsiveness to defensible space design concepts. The City Director of Community Development shall be responsible for review and approval of all defensible space design features incorporated into the project. This review shall occur prior to initiation of the plan check process for either residential or commercial buildings. (2) Prior to the issuance of a Zoning Clearance for Construction, the applicant shall prepare and submit to the Community Development Department for review and approval a security plan for the gated community. This plan shall be oriented to reducing potential service demands on police or emergency service providers. (Existing plans that get reviewed during 30 day review period should be sufficient) Not added as a condition of approval. Residual Effects: Not significant Solid Waste Facilities and Planning (1) Prior to issuance of a Zoning Clearance for Construction of residential units a Solid Waste Management Plan shall be prepared and submitted to the Community Services Analyst for the City responsible for Solid Waste Management Programs for review and approval. This plan, which shall include specific measures to reduce the amount of refuse generated by the proposed project, shall be developed in consultation with the Ventura County Sold Waste Management District and the City of Moorpark to meet waste reduction requirements established by the California Integrated Waste Management Act of 1989. (2) The Solid Waste Mitigation Plan shall include a green waste reduction program. Green waste related to open space maintenance and neighborhood yard maintenance shall not be deposited in landfills. Grass recycling, portable chipping, on -site reuse of trimmings, drip irrigation systems, and use of efficient fertilizers and other landscape management recommendations shall be included in this program. (3) The Plan shall also include a provision for the integration of waste reduction and household hazardous waste management concepts into the residential project Chapter 15: Public Services and Utilities Page 12 CC & R's. The Plan will include measures on how to do household recycling, composting, and refuse reduction. Educational materials shall be provided to residents demonstrating refuse reduction and reuse techniques. (4) Where feasible, the use of recycled building materials shall be included in the construction of both the residential and recreational components of the project. Language shall be included in the CC &R's to encourage such use. (5) Residential units shall include "built -in" recycling and trash separation areas. Residual Effects: Not significant Impacts on Utilities and Utility Providers No mitigation measures are required. Chapter 15: Public Services and Utilities Page 13 CHAPTER 16 AESTHETICS AND VISUAL RESOURCES 16.1 Existing Conditions The City of Moorpark General Plan contains considerable guidance about the protection of Open Space and Scenic Resources. The important goals of these elements of the General Plan encourage: providing well planned open space, designing for the preservation of unique terrain, enhancing the visual environment, adopting design standards, developing buffer areas, and provision of adequate landscaping. The following analysis was guided by these adopted goals and related implementing policies. Landscape and Scenic Character For the purposes of visual resource analysis, the primary viewshed within which the proposed West Pointe Homes development will be situated is defined as the north central portion of the City of Moorpark. The western perimeter of the project is defined by drainages and landforms descending into the Gabbert Creek drainage, the primary watershed that descends southerly through the Little Simi Valley and the City of Moorpark to its confluence with the Arroyo Las Posas. The mix of uses, topographic relief, and dominant natural and cultural features in this part of the City are displayed in Figure 16 -1. The proposed project will be situated in a ridge and valley system defining the northern perimeter of the Little Simi Valley; this ridge system defines the transition zone between two major landscape types which were once associated with dominant native vegetation communities in the Little Simi Valley: hard chaparral and oak savannah. Most of the relatively low lying piedmont foothills surrounding the City support a mixture of relict stands of oak woodland grassland, non- native grassland, and a complex of vegetation communities commonly known as hard chaparral. The West Pointe Homes project is located above the alluvial terraces along the Arroyo Las Posas that have, for a number of years, been cultivated or devoted to other types agricultural uses. For this reason, the once flourishing riparian corridor along the Arroyo Las Posas has been modified into a less luxuriant, less highly vegetated complex of plants compared to conditions along the Arroyo prior to agricultural transition. In the foothills north of the main valley floor where the proposed project is situated, the topography is characterized by mountainous terrain with moderate ridgelines with shallow, small arroyos which descend to the valley floor. Grimes Canyon Road, Walnut Canyon Road, Broadway, and Los Angeles Avenue, the four main collectors encompassing the project, distribute traffic from the immediately surrounding housing tracts and industrial and commercial developments. Because the existing street system carries traffic along a circulation network that is at about the same elevation as immediately surrounding properties and landscaped areas adjacent to the street system, view corridors from the existing streets in the project vicinity are relatively restricted by existing landscaping, topography surrounding the proposed project, and existing development. Existing houses and commercial facilities along these corridors or agricultural operations dominate foreground views. Chapter 16: Aesthetics and Visual Resources Page 1 ATiu!o!A p3a10ad 40 mainaanp I,-9I aan6id ?jl3 saWoH a1u !od 4saM !- - • #: • Y ..onierge- 40/**60,--- _, rx`. ! -9 � ain6i j /CIMPIn 100f0ad jo M01AJan0 M3 SOWOH aluiod ISOM The entire region surrounding the proposed development is transitioning to urban uses. The once semi rural character of the immediate project vicinity is also in transition from open or agricultural land use to more suburban development. The nature and character of the southern portion of the development area is illustrated in Figure 16 -2. Recent Landscape Modifications Within the immediate project vicinity where development will occur, there have been a relatively large number of landscape modifications which have changed the visual integrity of the existing environment compared to conditions prior to the incorporation of the City of Moorpark. Given the project location in the north central portion of the City and the proposed development's proximity to unincorporated lands dedicated to agriculture, the character of the landscape surrounding the project remains dominantly rural. However, much of the land in the street system corridors approaching the development have been converted from agricultural to residential /commercial uses. This process has resulted in the gradual replacement of open space and agricultural fields to more urban uses along approach corridors. Nonetheless, despite the encroachments of development, the present content of the aesthetic environment in the project area is characteristically rural. The sense of ruralness and relative isolation is considerably more pronounced within the perimeter of the property than along approaches to the project. Visual diversity within the project boundary and in the project vicinity is high with significant contrasts in topographic relief, vegetation type, and earth color. The scenic quality of the immediate project environment is also relatively high. This quality is, at least to some degree, compromised by the presence of a high traffic volume state highway (State Route 23) along the eastern and northern project perimeters. In addition, semi - industrial uses in close proximity to the proposed development (gravel and sand quarries) reduce the overall aesthetic value of the project vicinity, particularly along major street system approaches to the development. Current agricultural uses and an overview of the interior valley system within the development area are illustrated in Figure 16 -3; with the exception of several residential properties on larger acreage parcels in the vicinity (including the Orchard Downs subdivision west of the project site), most of these uses are semi - industrial and have no aesthetic merit. Communitv Aesthetics and Identi The quality of life in southern California is characterized not only by the unique attributes of its natural environment but by the history of its man -made environment and architecture. Since about 1945, the succession of changes in the man -made environment have radically altered the quality of life in southern California. Relatively recent large scale housing developments in the region have largely ignored the historic landscape and architectural characteristics of southern California. Most residential projects in the City of Moorpark represent some of the newest developments in Ventura County and as such, this newer portion of the community does not contain a record of architectural heritage. Typical of post 1945 development strategies, housing tracts similar to the West Pointe project are being developed in many parts of California without due consideration for the heritage of architectural forms that were unique to California prior to the advent of Modernism and Post Modernism. Since World War II, distinctive regional California architecture has been broadly replaced by buildings designed in accord with Modernist principles which are reflected in large scale suburban developments with simultaneously designed houses that are undistinguished from one another and from one community to another. Since World War II, much of the housing stock and commercial /industrial development throughout California has been created by individuals living outside of the communities where new construction has occurred. This trend is a significant departure from the way both homes and businesses were conceived and built in the 18th, 19th, and early 20th centuries; during these time periods, usually a home builder or local merchant resided in the community where he /she did business or lived. Chapter 16: Aesthetics and Visual Resources Page 3 .uisee uoilua1aa al. papaauuoa aq of Jopiaao3 utiatd! J put ea.iv luawdolanaa 4o uoipod uaaulnoS Z-9l• aan6!d ?JI3 sauaoH alu !od TsaM ' r , r /► , �� f e... 1 �J. 4. r '' ,� f — n3 1. .4 v '`ram 'se 4- 'y1r x Hy i •s1iun IeRuap!saa OSZ u1!M padolanap aq of waisAS AaIIan aopalui [o mainaano c-9I, aan6id ?113 aluiod isaM ft eaay ju u1UdOI0nap = SOUIPPpi�paniasaJd -uiseg uoilualaa of palaauuoa aq of aopiajoa ueiaedi�j pua aaabr juawdoIanaa 10 uoipod uaaglnoS �-9 G ain6i j ?113 SOWOH alu .'od ISOAA uoisInipgnS aul uigl!m saaeaaal aaddn pasodoad 17-9t ain6i j M3 saWoH 01ui0d IsaM, eaad juaLudolanaQ r In recent years, the architectural heritage of the community has been considered less closely in conceiving both home and commercial developments. Moreover, the building industry has changed and the approach to development has shifted since World War II to producing homes and commercial structures to maximize investment return. However, as a result, building detailing, custom construction, and regional design considerations have been generalized, minimized, or eliminated. These trends have contributed to the general decline in community aesthetics and identity. Existing housing stock in the City of Moorpark, while typical of market trends /demands representing lifestyles and architectural preferences of the period between 1970 and 1990, generally has unusual aesthetic integrity compared to other communities in southern California, a situation that reflects the considerable care and attention the City has directed towards development review. Aesthetic Character and Landscape within the Protect Boundary The proposed project has several unique features compared to many other portions of the City or unincorporated areas that are presently being considered for annexation. The first of these features is the presence of two interior valley systems, one which descends easterly towards Walnut Canyon and the other that descends westerly towards Gabbert Canyon. The western system which is proposed to be dedicated as either a Conservation Easement or open space preserve is mostly concealed by ridgelines from all vantage points along surrounding public street systems. From the lower lying elevations of the City within the Little Simi Valley (along Los Angeles Avenue), neither the east or west trending valleys within the project boundary are visible. The design of the project has been conceived to assure maximum utilization of the privacy that this topographic configuration provides and to prohibit ridgeline disruption. As displayed in Figure 16-4, the ridge systems surrounding these interior valleys enclose the center of both the proposed open space and the portion of the property where development is proposed to be clustered. This figure also illustrates the location of prominent ridge systems in relation to the perimeter of the project. The proposed development, however, while well screened from areas to the north, south, and west, will be prominent and visible towards the east facing Walnut Canyon Road. Placement of the central features of the project, the tiered residential neighborhood, in a setting that is entirely private, sheltered, and protected will probably enhance significantly the market value for the homes to be constructed above the municipal course. Due to applicant redesign efforts prompted by staff work to ensure that the project is consistent with the intents of the City's Hillside Management Ordinance, no significant ridgeline reduction is proposed for the landforms around the perimeter of the project. Only very minor alteration is proposed of the dominant southern ridgeline which overlooks the City. 16.2 Thresholds of Significance In Aesthetic Evaluation Frequently, in an attempt to discredit aesthetic analysis, the opinion is expressed that all aesthetic judgments are equivalent, that aesthetics are subjective. This is not the case. Knowledge about the mathematical relationships between masses (proportion), detailed knowledge about the nature of light and its movement through the environment (site planning), research related to the fabrication and manipulation of color (harmony), knowledge of the psychological relationships between emotions and the elements of the color spectrum (perception), an understanding of architectural elements and principal (forms and detailing), and an appreciation for the history of architecture in a community (historic and regional studies) are all prerequisite types of knowledge for an individual engaged in design or aesthetics analysis. Therefore, although there are no defined thresholds for aesthetic analysis in CEQA guidelines and although judgment is an essential part of aesthetic analysis, these judgments are rightfully made by persons with appropriate training and experience to understand the aesthetic consequences of a project. Not all opinions on the issue of aesthetics are equivalent and a capable aesthetics analysis includes a reasonable analysis of impacts based on the objective Chapter 16: Aesthetics and Visual Resources Page 6 uoisinipgnS aqi uigiiM saaaaaal aaddn pasodoid t-9 I, aan6iI JIJ sauJoH a3u !od Isom ,, 7; , f-rt,z 1 , x 3 1 R R 4,s ' reaay luawdolanaa . ,„. ,,.. 41 saui afi rp.2� amasaad t { p Il EMS- iliniiiMME o �1-.4 File Name: WP-H (pg.17) / scan: WP simulation.afterscan a fi 40mr- --1t, ' , _i_ ,„,:: ,... 14‘,...-:`' . .,i, , I. b i 5} �1 1 le-.y - { Simulation From Walnut Canyon View Corridor Figure West Pointe Homes • City of Moorpark, California 16-5 -spun Ieiluaplsai oS;Z ql!m padolanap aq of WOjS S AallaA aolaajul 10 MOIAJanp £-9 ain6ij HIE] Oluiod ISOAA eaay luauidOJOADU r' � � , E �° ,, � criteria enumerated above (proportion, site planning, harmony, perception, forms and detailing, and historic and regional architectural trends). Aesthetics contribute very strongly to an individual's perception and enjoyment of both the home and the local environment. CEQA recognizes the linkage between protection and enhancement of the environment and quality of life. A design review and critique was developed to address important on -site and off -site visual and aesthetic resources that may be modified by implementation of the project. This review of potential aesthetic impacts is based on several widely used concepts in CEQA based aesthetics analysis: project visibility, visual dominance, and aesthetic compatibility. The visibility of a project (or a specific component of a project) describes the extent to which the project is visible either from the surrounding community or how visible components of a project are from the on -site perspectives created within the proposed tract. Visibility depends upon the angle and direction of views, extent of visual screening, and topographic relations between the development and existing homes, streets, and parks. The viewing distance between an observer and the project is also an important part of project visibility. Visual dominance, another important concept used in aesthetic analysis, describes the extent to which the proposed project may alter the visual landscape. Essentially, this concept is a judgment concerning the visibility of various project components (e.g., collector streets, noise barrier wall housing units, etc.). This judgment is made weighing not only project visibility, but also visual contrast between the project and its setting (in relation to scale, form, color, and texture). The third and final useful concept in aesthetic evaluation is visual compatibility. This judgment describes the extent to which a project component is visually characteristic of existing architectural and landscape features which occupy the regional landscape. 16.3 Impacts Issue 1: Proiect Visibility Alono Public Street View Corridors The potential visual impacts of the proposed project have been described and evaluated by assessing the impacts of the development from a variety of view corridors. View corridors are defined as zones of observation from either mobile or stationary perspectives based on existing land uses and traffic patterns. The degree to which the proposed project is visible from a view corridor depends on the angle and direction of observation, extent of existing visual screening, and the distance between the observer and the project. The size and orientation of homes and landscaping along streets also contributes to the quality of a view corridor. The view corridor assessment includes a consideration of the dominant viewing angles estimated to be of greatest importance to the largest number of people moving through each corridor. The Walnut Canyon- Highway 23 Corridor The visibility of the project from the Walnut Canyon and Highway 23 view corridor would be high because the proposed tiering within the project (descending elevation tiers are proposed to be oriented easterly) would expose the development to passing vehicles. Given the grade differences between the current roadway alignment within the Walnut Canyon drainage and the elevation of the landforms which would be reduced to near street grade levels along the eastern perimeter of the project, most of the development will be visible from this view corridor. The appearance of the property in both pre and post development conditions from this view corridor is illustrated in Figure 16 -5. Chapter 16: Aesthetics and Visual Resources Page 8 Simulation From Walnut Canyon View Corridor West Pointe Homes • City of Moorpark, California I' Figure 16 -5 i As illustrated in the project simulation (Figure 16 -5), the modifications to existing view conditions along this corridor include: (1) creation of entry monumentation and intersection improvements at the Walnut Canyon Road /project collector street intersection; (2) landform cuts and roadway improvements necessary to access the project, (3) ridgeline modifications along the eastern perimeter (lowering of this existing ridge by an average of 50 feet); (4) elimination of the dominant foreground view of the Walnut Canyon Riparian Corridor (5) tiering of the residential neighborhoods resulting in high visibility of portions of the project that are on higher elevation landforms from Walnut Canyon Road, (6) high visibility of the estate homes /estate lots situated along the northern ridgeline defining the project boundary; and (7) exposure of slope remediation areas along the interior of the ridges facing into the development. The period of visibility of the modified landforms, project entrance, and access roadway would be of modest duration from this corridor (15 to 20 seconds). Impacts associated with landform modifications along this view corridor were determined to be potentially significant (Class II). The Broadway Road - Highway 23 Corridor The project would not be visible from this view corridor. The Toll Brothers /Bollinger Development Moorpark Country Club Estates project ridgelines would buffer the West Pointe project from visibility along this corridor. Along much of this alignment, existing agricultural orchard operations, densely planted screening and windrow protection (comprised of olive and eucalyptus trees) effectively screen the entire northern ridge system defining the perimeter of the City. The project would not even be intermittently visible along this corridor. No impacts are anticipated along this view corridor (Class IV). The Grimes Canyon Corridor None of the developed components of the project would be visible from Grimes Canyon Road. The proposed open space reserve would also not be visible from this corridor although ridgelines defining this open space (proposed to be preserved) would be visible briefly from this corridor. Impacts associated with landform modifications along this view corridor were determined to be insignificant (Class IV). The Los Angeles Avenue - Highway 118 Corridor The ridgeline defining the southern perimeter of the project is highly visible from Los Angeles Avenue and most portions of the City south of the proposed development. From some perspectives, a second east -west oriented ridge system provides separation between the southern ridgeline boundary of the project and the rest of the City. The duration of views along this corridor for pedestrians, bicyclists, and vehicle drivers would range from about 1 to 4 minutes. However, no grading modifications are planned to the ridgeline defining the southern limit of the Chapter 16: Aesthetics and Visual Resources Page 10 project and therefore impacts along this corridor would be insignificant (Class IV). To verify this finding, which would render the project consistent with the City's Hillside Management Ordinance, staff requested that a simulation be prepared using engineered grading plans. Issue 2: Modifications to Open Space Perception Given the preceding review of view corridors from off -site perspectives, it is evident that the project will only affect the western view corridor along Walnut Canyon Road. Given the topographic isolation of the central portion of the development, preservation of ridgelines, and commitment to place two- thirds of the overall property into open space preserve, no significant loss of open space perception will result from development of the project. This situation has both a positive and negative connotation: the lack of visibility of the open space and buffer area to the west will prevent the perception of this amenity as an addition to the City's inventory of dedicated open space; however, the sense of privacy and exclusiveness associated with its placement in secluded area does provide a significant buffer between this development and surrounding projects which may have enhanced marketing advantages for the developer. The applicant redesigned the project during initial staff review and critique, which eliminated grading proposals that would modify the southern and northern ridgelines. View corridor changes will not significantly alter the community viewshed of this property for either foreground or background perspectives from the existing developed portion of the City. Residents in the immediate vicinity of the project will experience some modification of street level views but these effects could be diminished by a number of design features including improved landscaping compared to existing conditions and strict design control of portion of the development that may be visible along these corridors. While the loss of open space within the area to be developed resulting from implementation of the project would be biologically significant, the creation of a conservation easement or open space dedication offsets this impact to the maximum extent feasible. From an aesthetic standpoint, the loss of open space in the one -third of the property where development is proposed would be insignificant from the vantage point of the developed portion of the City since the dominantly visible ridgeline along the southern property perimeter will not visibly be changed (a Class III impact). Overall, impacts to important public view corridors and the perception of open space were determined to be insignificant because: • Existing landscaping, grade differences, commercial and residential structures interfere with the visibility of the project from many public view corridors south of the development; • The topography along the southern perimeter of the project will not be noticeably altered; Areas from which the proposed project would be most visible are along Walnut Canyon and Grimes Canyon; in these areas, existing residential properties are present that have already compromised the perception of rural open space. Moreover, higher elevation portions of the foothills along the southern property perimeter will not be significantly modified. Along the corridors where components of the project would be visible, extensive landscaping is being required. These circumstances would offset adverse visual effects associated with the transformation of open space that would result from implementation of this project. Chapter 16: Aesthetics and Visual Resources Page 11 Issue 3: Transformation of the Rural Landscape and Quality of Life Impacts on Surrounding Properties The existing aesthetic environment surrounding the project is characterized by the amenities typically associated with rural and semi -rural properties: lighting in the area is of low intensity and does not interfere with perception of the night; ambient noise levels are generally very low (except along Walnut Canyon Road where intermittent truck travel related to resource production quarries is disruptive). Commanding views are present of the regional environment; there is no sense of crowding or even of neighborhood since the relationship between parcel size and housing density limits all of the attributes associated with neighborhoods and the close house proximity. Individuals who have purchased and constructed homes in a rural or semi -rural settings generally have developed concepts of what is an appropriate proximity for a neighboring property; typically, substantial open space between adjacent homes is a respected and valued aspect of a rural or semi -rural environment. Homes situated on five acre or larger properties are present adjacent to the eastern and western perimeters of the proposed project. Therefore, the presence of a substantially different urban design form in the immediate project environment (rural - ranchette oriented homes on larger parcels) will create quality of life related incompatibilities between existing and proposed development. The dominant changes that the introduction of the proposed project will introduce to the adjacent rural neighborhoods include: (1) existing very low levels of night lighting in the project area will be modified by the presence of the proposed neighborhood within the development; light levels could potentially interfere with current perception of the restful, dark, and silent qualities of the night; (2) ambient noise levels will be increased over current conditions; this change will be related to all types of new noise sources including amplified music, outdoor evening recreation, the sounds of automobiles, trucks, and golf maintenance equipment, vehicle travel along the project collector streets and other sources of nuisance noise. While these noise sources will not exceed significance thresholds, the change in noise levels will be audible and will be perceived generally as nuisance noise by surrounding rural property owners; (3) the existing commanding views that are present in the regional environment will not be modified significantly but the perception of the local environment from existing rural residential neighborhoods will be changed to a more intensively developed condition; and (4) the rural residential environment will be transformed to reflect a neighborhood rather than ranch aesthetic. The impacts of the proposed project related to transformation of the rural environment are potentially significant impacts (Class II). Immediately surrounding properties will experience some change in quality of life related to this transformation. However, the dominant change of this type was initiated with the approval (and now, construction) of the Moorpark Country Club Estates project. Moreover, since the West Pointe Homes proposal includes a very substantial conservation and /or open space preserve component, the project adequately balances transformations in rural quality of life with open space preservation. Most rural ranchette type homes and properties are situated west of the project and will be buffered from the effects of this development by the dedication of open space. Chapter 16: Aesthetics and Visual Resources Page 12 Issue 4: Community Design and Urban Form The community design and urban form proposed for the project would involve the creation of rurally oriented suburban neighborhoods. The quality of a neighborhood is directly related to the design features of the neighborhood streetscape (and circulation planning), the distribution of lots in relation to the street pattern, the diversity of the placement of homes on individual lots, and the attributes of "neighborhood" that are incorporated into the project design. The Residential Planned Development application for the proposed project itself does not provide sufficient information about the proposed development concerning urban form, building layout on lots, placement of garages in relation to the street, streetscape design, or architectural detailing to provide a meaningful review of the details of the project at this time. However, the applicant has initiated preparation of a relatively comprehensive set of Design Guidelines intended to serve as a framework for the project Conditions, Covenants, and Restrictions (CC &Rs). Preliminary architectural concepts, design details for recreational facilities, and typical building facades have been submitted to the City. This submittal has been included in Appendix 10. Not included in this preliminary submittal are streetscape details which are very significant in designing a meaningful neighborhood plan and in assuring that the project will be of high quality. These guidelines are anticipated to be similar to guidelines prepared for the Moorpark Country Club Estates residential project situated immediately to the north, a development which is situated in a similar setting with similar topographic opportunities and constraints. The detailed architectural, streetscape, and site plan information relevant to the Planned Development Permit for this project have been incorporated into the Project Description prior to certification of the Final EIR. Referencing the proposed Design Guidelines through the Development Agreement process is recommended by the consultant. These guidelines have been reviewed by City Staff and formally incorporated into the Project Description or into a Development Agreement, potential project design related aesthetic impacts are considered significant impacts requiring mitigation planning (Class II). The following have been incorporated into the final project design guidelines (1) the estate lot homes along the northern perimeter of the project should be planned to be single story structures with relatively low roof profiles and reduced massing to protect the viewsheds and quality of life attributes of surrounding residential properties; (2) homes situated on higher elevation landforms within the upper tiers of the project should be designed to have reduced massing and lower roof profiles to minimize their visual dominance; (3) to the degree feasible from an engineering and slope stability standpoint, the post - grading slope remediation areas along the northern and southern ridgelines should better reflect contour grading design to diminish the visual effects of slope modifications; (4) the street widths, streetscape patterns, lighting, and parkway concept for the project should be created to assure a decidedly rural aesthetic. This modification may involve providing for rolled curbs, a narrower street section, low intensity decorative lighting, a parkway street section (rather than a typical subdivision pattern), the use of decorative, rural boundary fencing along streets, and other features; Chapter 16: Aesthetics and Visual Resources Page 13 (5) A dedicated location, perhaps adjacent to the proposed HOA meeting hall, should be set aside for landscape maintenance tools and equipment; (6) the streetscape within the various tiers of the neighborhood should be fully landscaped and treated with rural design features typical of the immediate neighborhood. (7) an area dedicated to neighborhood use, congregation and recreation should be provided to enhance the sense of community and quality of life for residents. Recommended components for this area include: • tennis courts, • a neighborhood swimming pool, • a small office and assembly room which would serve as an HOA office and community meeting area, and • a small landscaped park/picnic and outdoor congregation area. Consideration should be given to centrally locating this HOA facility in the vicinity of HOA Lot 251 as long as this placement is consistent with objectives for riparian preservation and restoration articulated by state and federal riparian system management agencies. Alternatively, this set of facilities could be placed on lower elevation landforms adjacent to some of the dedicated open space within the project boundary. Depending on wetland and streambed preservation requirements, to accommodate these proposed amenities, approximately four or as many as six lots may need to be deleted from the proposed inventory of homes. Another solution could involve limited additional grading would need to be done on the periphery of the present grading envelope to provide room for these facilities. Without these modifications, the design of the project will not have achieved acceptable aesthetic standards for rural neighborhood urban form, a significant impact requiring mitigation (Class II). An acceptable solution has now been included in the final RPD submittal. Issue 5: Lot Placement House Design Neighborhood Aesthetics -- Hillside Management Considerations Although the proposed project architectural details require further refinement. Absence of completed architectural and design plans provides an opportunity to develop a project that fully conforms with the City's Hillside Ordinance. The purposes of this Ordinance are: (1) To allow for development patterns in hillside areas that minimize erosion and geologic hazards and that provide for the protection of the public health, safety and welfare. (2) To encourage grading techniques that blend with the natural terrain, minimize earth moving activity, minimize impacts of large cut and fill slopes and provide for the preservation of unique and significant landforms. (3) To encourage retention of natural drainage patterns and the preservation of significant riparian areas. (4) To reduce water use in slope replanting and retention by encouraging grading design that minimizes manufactured slopes. (5) To allow density transfers, where appropriate, to facilitate development in more appropriate locations while retaining significant natural slopes and areas of environmental sensitivity. Chapter 16: Aesthetics and Visual Resources Page 14 (6) To substantially retain the integrity and natural grade elevations of the significant natural ridgelines and prominent landforms that, in aggregate, form the City's skyline backdrop. (7) To the maximum extent possible, preserve the view from the valley floor and make every effort to maintain the original view of the site. The applicant has prepared a report outlining redesign efforts which have been undertaken to ensure compliance with the Hillside Management Ordinance (included in Appendix 4 of the EIR). The EIR consultant has independently reviewed this document and found that the conclusions regarding project design and Hillside Ordinance conformance are generally accurate. Based on available information, the project complies with Ordinance standards with the following possible exceptions: Section 17.38.070: Prominent Landform and Ridgeline Standards The project, as redesigned by the applicant during the initial planning review process, generally conforms with these standards and guidelines. As revised, the project does not propose any grading on either of the major east -west trending prominent ridgelines. The present design proposes a 200 foot setback from the project's southerly boundary. The maximum elevation of this ridgeline is a small eminence which rises to approximately the 790 foot contour (above mean sea level [msl]. This small rise is about 400 feet in length and trends northwesterly behind the ridgeline. The applicant is proposing to back cut along this ridge to reduce pad elevations to about 750 feet providing a grade differential of variable height ranging from about 30 to 35 feet which should ensure that pad elevations are sufficiently below the ridgeline break in slope to provide for construction of two story residences that would not be visible. The only potential difficulty related to this concept is related to geologic remediation requirements. If over - excavation of the slopes which are proposed to be backcut is required due to geologic instability, some modification of the ridgeline may result. Any such change would require a major modification to approved plans so if this circumstance were to occur, additional Council review would likely be required (a Class II effect). The proposed project will alter the prominent north -south ridge along the Walnut Canyon corridor. However, this ridgeline is not mapped in the City's Ordinance as being subject to the requirements of preservation as is the case with the east -west trending ridges. This ridgeline does not meet the Ordinance definitions of a "skyline backdrop" ridge. Moreover, the-project could not be constructed without modifications to this small north -site ridge adjacent to Walnut Canyon Road. One of the consequences of the proposed clustering orientation of the project is that in areas where construction is planned (outside of the open space preserve boundary associated with the project), substantial mass grading and landform modification is required. Section 17.38.070 also establishes the following design standards for structures constructed within the boundary of a project covered by the City's Hillside Management Ordinance. This section states: "Dwellings constructed near the crest of the ridgeline or prominent landforms shall utilize architectural, grading, and landscape elements that serve to integrate the structure with the landform upon which it is constructed. Specifically. On steep natural grades, foundations and floor plans should be designed to change elevations with natural contours. Roof planes should vary rather than be angled in one direction. The main building mass, including gabled sections of roof structures, should face away from lower lying areas. Chapter 16: Aesthetics and Visual Resources Page 15 Roof lines should provide architectural relief in such a way as to complement the natural contours of the land. Building colors should emphasize blending with the surrounding natural terrain. Daylight grading techniques shall be used where appropriate to reduce disruption of natural topography and vegetation. Structural setbacks from the edge of natural slopes should be used to reduce the visual prominence of structures. Berming and tree massing near the landform crest should be utilized to blend in with the natural landforms and to screen view of the structure from lower lying areas ". The RPD permit documentation for the project should specifically address how the development will be designed to ensure compliance with these standards. Sufficient information is not available at this time to evaluate the project's compliance with these aspects of the Ordinance. A final compliance review with RPF standards should be included in the Final EIR. 17.38.080: Slope Categories As redesigned, the project exceeds the open space requirements established in this section of the ordinance. A detailed analysis of slope variability within the project boundary and the project's consistency with slope:open space ratio requirements is provided in Appendix 4 of the EIR. This Appendix includes graphic exhibits documenting the slopes on site. 17.38.090: Slopes Greater than Fifty Percent Several small areas in excess of 50% slope will need to be graded for road construction, retention basin development, and for several home pads. In general, the project conforms with this requirement. The location of building sites has been designed around two areas of 50% slope both on ascending hills and on 50% slope within drainage areas. The Ordinance permits limited 50% slope cuts for roads and other project features as long as landscaping and grade restoration requirements are met. The limited areas of non - compliance with this requirement are unavoidable and have resulted in part from the degree to which the development has been clustered on a single location within the property boundary (a Class III effect). 17.38.100: Grading Standards and 17.38.110 Landform Grading Standards The project conforms with maximum slope requirements (maximum height of 30 feet) except in a few locations where roadway or flood control facilities are planned which will result in behind the ridge and the preserved crest of the ridge. The proposed use of backcuts to preserve ridgelines, however, will result in slopes which exceed the thirty foot requirements, a significant impact requiring mitigation (a Class II effect). By requiring that all slopes in excess of thirty feet in height be contour graded or tiered with low retaining walls, the visual impacts of those instances where slope heights exceed the Ordinance can be minimized. The depth of the proposed lots should ensure that standards in the Ordinance regarding setbacks from slopes can be achieved. Most other aspects of compliance review associated with grading standards in the Ordinance are best reviewed at the 40 scale grading plan stage (after recordation of the tentative map which is developed at 100 scale. The plan for maintaining slopes within the project boundary needs to be further clarified since some lot patterns along slopes appear not to conform with general guidance Chapter 16: Aesthetics and Visual Resources Page 16 in the Ordinance regarding having manufactured slopes incorporated into common areas subject to HOA maintenance (a Class II effect). 17.38.120 Hillside Street Standards With the exception of selected areas where slopes exceed thirty feet (discussed above), the project generally complies with standards set forth in this section of the ordinance. The general street design is curvilinear which is designed to provide a street grid that follows the topographic relief within the property boundary as it will be reworked during mass grading. Likewise, no roadways are designed along the ridgelines within the project boundary (although the existing secondary fire access to be developed into an emergency access for the West Pointe Homes project is situated along a ridge north of the property). The Vesting Map has been designed to comply with street section standards in the Ordinance. All local streets within the development boundary have been designed with grades less than 15 %. Sidewalks have been incorporated into the street system (as required by the Ordinance). The design of the project does not require any special streets (e.g., split level streets). Rolled curbs have been incorporated into the standard street sections for the project. 17.38.130 Landscape and Erosion Control Standards and 17.38.140 Slope Maintenance Standards Conceptual landscape plans have been developed for the project. Preliminary landscape plans developed by the applicant as a component of the RPD submittal for the project adequately address the design issues relative to erosion control and slope maintenance. Independent City review of these materials has been completed prior to certification of the Final EIR. 17.38.150 Drainage Standards The project's consistency with drainage standards has been achieved for those portions of the project that will be retained in a natural state (HOA Lot 255 and the upcanyon portions of Lot 254 outside of the boundaries of the flood control conveyance structures and impoundment facilities required by the Gabbert and Walnut Canyon Drainage deficiency study. Therefore, the project is consistent with drainage standards in the Ordinance. Summary Some aspects of the project will require design refinement to ensure maximum compliance with Hillside Ordinance Standards and Guidelines. The development as presently designed and presently proposed meets the basic objectives of the Ordinance which are: (1) to ensure that the development has been designed to substantially retain the natural contour elevations of these features as viewed from vantage points on the valley floor within the City of Moorpark; and (2) to provide for a grading plan that does not result in any substantial re- shaping or modification of the prominent landforms and ridgelines that form a component of the City's skyline backdrop. The project, as designed with the imposition of mitigation measures, already complies with the most aspects of the Ordinance. Any remaining incompatibilities of the project with some of Ordinance standards and objectives is considered a significant impact that can be resolved through further design modifications of the project (Class II) to better conform with these draft guidelines and standards. Chapter 16: Aesthetics and Visual Resources Page 17 Issue 6: Proiect Entry Monumentation Landscaping Design Concepts and Related Design Issues Specific architectural details concerning the exterior monument, streetscape plan, and landscape design project has been proposed along Walnut Canyon satisfaction of landscaping and entry requirements. 16.4 Mitigation Measures or interior design of the proposed entry in the RPD submittal. No signage for the Road. Concept plan review indicates Issue 1: Proiect Visibility Along Public Street View Corridors (1) The entrance to the proposed project shall be modified to provide residential community entry monumentation and gate architecture, appropriate landscaping at the entry point, and appropriate signage. An orderly and consistent tree planting program shall be established for both entrance roads to provide a landscaping pattern along the entranceways that resembles a rural ranch entry road design. All entry roads shall be planted so trees are spaced at equal intervals. Recommended tree plantings for these entry points shall include the non - natives typically used in ranch settings for entryways in the City of Moorpark including olive trees, poplars, eucalyptus, and other native or naturalized trees. The use of xeriscape accent features (agave, yucca, and local types of cactus [Opuntia sp.] shall be encouraged in the entry design. (2) The eastern perimeter of the project shall be designed to provide a substantial restoration of riparian landscape features within the Walnut Canyon drainage situated between Walnut Canyon Road and the project. The drainage /detention facility slopes within both the public and private debris /detention facilities within the development shall be landscaped with native riparian woodland plants (such as valley oak, live oak, sycamore, poplar, and willow). Similar landscaping shall be provided in the central drainage located central to the project. (3) Restoration landscaping along Walnut Canyon Road shall emphasize reestablishment of existing native and non - native habitat. The landscaping program for areas visible from Walnut Canyon Road shall emphasize restoration of the existing vegetation and the use of tiered, tree lined streets to minimize the adverse effects of the urban design planned along this perimeter. Residual Effects: not significant Issue 2: Modifications to Open Space Perception No mitigation measures are required. Residual Effects: not significant Chapter 16: Aesthetics and Visual Resources Page 18 Issue 3: Transformation of the Rural Landscape and Quality of Life Impacts on Surrounding Properties (1) Low intensity night lighting shall be required within the streetscape and at intersections. Lighting standards shall be rural in nature, low in profile, and shall be minimized along street corridors. More intensive lighting is appropriate at intersections within the project boundary but this lighting shall be only sufficiently intensive to provide for vehicle and pedestrian safety. The project entrance lighting should emphasize low intensity landscape feature uplighting of accent landscaping plants. Standard approach lighting within the Walnut Canyon Road Corridor shall comply with Caltrans design standards. Front and rear yard lighting restrictions shall be included in the project CC and Rs and Planned Development Permit conditions. (2) The proposed trail system for the project shall be designed to retain the integrity of the proposed open space preserve. The preserve area shall be fenced (consistent with biological mitigation recommendations) to prevent unauthorized use or intrusion. Trail systems developed within the project shall not be illuminated. A north -south trail alignment shall be developed which links the east -west trail system along "C" street in the Moorpark Country Club Estates project. This north -south connection should traverse the Walnut Canyon drainage and connect to the Hitch Ranch and other areas south of the West Pointe project. The applicant shall be responsible for developing this trail linkage. (3) Appropriate management and use guidelines for a proposed recreational facility to be developed within the project boundary shall emphasize protecting the quality of life of immediately surrounding residents with rear or front yards facing or adjacent to this facility. Residual Effects: not significant Issue 4: Community Design and Urban Form (1) The design of the project streetscape shall minimize street widths, provide differentiated streetscape patterns within the various street tiers within the development and shall provide for minimal neighborhood lighting consistent with traffic and pedestrian safety. A parkway concept for the project should be created to assure a decidedly rural aesthetic - -this modification may involve using rolled curbs, a narrower street section, low intensity decorative lighting, a parkway street section (rather than a typical subdivision pattern), the use of decorative, rural boundary fencing along streets, and other features. The design of the streetscape, lighting and landscaping for the project shall be reviewed and approved in concept by the Community Development Director prior to preparation of final landscape plans. Final plans shall be prepared consistent with Director approved design concepts. (2) The streetscape within each neighborhood shall be fully landscaped and treated with rural design features typical of the immediate project vicinity. (3) The estate homes along the northern perimeter of the project shall be planned as single story structures with relatively low roof profiles and reduced massing to protect the viewsheds and quality of life attributes of surrounding residential properties. Chapter 16: Aesthetics and Visual Resources Page 19 (4) Homes situated on higher elevation landforms within the upper tiers of the project shall be designed to have reduced massing and lower roof profiles to minimize their visual dominance. (5) To the degree feasible from an engineering and slope stability standpoint, the post - grading slope remediation areas along the northern and southern ridgelines should better reflect contour grading design to diminish the visual effects of slope modifications. (6) The street widths, streetscape patterns, lighting, and parkway concept for the project shall be created to assure a rural aesthetic - -this modification may involve providing for rolled curbs, a narrower street section, low intensity decorative lighting, a parkway street section (rather than a typical subdivision pattern), the use of decorative, rural boundary fencing along streets, and other features. (7) A dedicated location, perhaps adjacent to the proposed HOA meeting hall, shall be set aside for landscape maintenance tools and equipment. (8) The streetscape within the various tiers of the neighborhood should be fully landscaped and treated with rural design features typical of the immediate neighborhood. (9) An area dedicated to neighborhood use, congregation and recreation should be incorporated to enhance the sense of community and quality of life of future residents and to reduce impacts upon other public facilities. Recommended components for this area include: a, tennis courts, b. a neighborhood swimming pool, c. a small office and assembly room which would serve as an HOA office and community meeting area, and d. a small landscaped park/picnic and outdoor congregation area. Residual Effects: not significant Chapter 16: Aesthetics and Visual Resources Page 20 Issue 5: Lot Placement, House Design, Neighborhood Aesthetics -- Hillside Management Considerations (1) Detailed information about residential project design features shall be incorporated into the Project Description or included in the recommended Development Agreement for this project. This detailed information shall comply, to the extent feasible, with the design guidelines and development standards contained in the City's Hillside Management Ordinance. Final details concerning landscaping, streetscape, and the architecture of residential units shall be provided to the Community Development Director for review and approval prior to issuance of grading permits. Residual Effects: not significant Issue 6: Entry Monumentation, Landscape Design and Signage (1) Detailed information about the landscape, entry monumentation, and gate and signage design features of the project shall be incorporated into the Project Description or included in the recommended Development Agreement for this project. This detailed information shall comply with the design guidelines and development standards contained in the City's Hillside Management Ordinance. Residual Effects: not significant Chapter 16: Aesthetics and Visual Resources Page 21 CHAPTER 17 CULTURAL AND HERITAGE RESOURCES' 17.1 Existing Conditions Historic Backaround The West Pointe Homes Project is situated in an area that was originally part of El Rancho Simi land grant which was ceded by the Spanish crown to the Santiago de la Cruz Pico family in 1795; the agricultural operations within the land grant were managed from the hacienda at the 'Simi Adobe' (at modern Strathearn Historical Park). Rancho Simi was ultimately patented (validated) by the United States in 1865. In 1889, Robert Strathearn purchased 18,000 acres of Rancho Simi, including portions of what are now Moorpark. During the existence of the original Rancho Simi, however, it is apparent that the West Pointe Homes Project area was marginal to the Rancho; no known historic incidents or significant physical development occurred on the area proposed for development. Historic Moorpark, the area of the original old town around High Street and the railroad, was subdivided and recorded in 1900, following the reorganization of the Simi Land and Water Company. By 1901 a rail depot, warehouse, post- office, blacksmith shop, general store and barber shop had been established in Moorpark. Moorpark remained a rural farming community into the latter half of the twentieth century: in 1957, the areas population was still limited (less than 3,000 residents). However, since about 1960, Moorpark's growth cycles were consistent with the suburban development pattern in the County. Based on the review of historic literature pertaining to the West Pointe Homes Project area, no historic resources are anticipated to exist within the project boundary. Prehistoric Background Appendix 9 of the EIR contains a relatively detailed review of the prehistoric resources and cultural history of the project vicinity. Definitions of the principal types of archaeological and heritage sites with the potential to exist within the project boundary are presented in Section 17.5 below. Based on the literature review documented in Appendix 9 of the EIR and survey records on file with the State Office of Historic Preservation, no cultural resources had been previously identified within the project boundary. However, since the property had not been systematically surveyed using contemporary survey and research protocols, a Phase I reconnaissance program was required by the City. Cultural Resource Evaluation Procedures The Phase I cultural resource evaluation for the West Pointe Homes Project is described in detail in Appendix 9 of the EIR and summarized below. This evaluation involved (1) a review of published reports and studies to establish the cultural history of the region and anticipated types of archaeological deposits that may exist within the property boundary; (2) an examination of historical reports and sources to determine the history of the property; (3) review of existing archaeological site records and documentation to identify known cultural resources within or adjacent to the property, and (4) a field survey and subsurface testing assessment designed to identify previously unknown or unreported archaeological sites within the project boundary. ' The following assessment is based on Phase I and 11 archaeological survey and historic resource inventory, which was completed by Stephen Horne Anthropological Consultants. A supplemental Phase I field reconnaissance was completed by Planning Corporation staff to determine the accuracy and completeness of the preliminary survey completed by Stephen Horne. No significant discrepancies were found in the conclusions reached Stephen Horne and the Planning Corporation supplemental survey generally confirmed the results of the initial Phase I and II analysis. A complete copy of the Phase I survey report for this project is contained in Appendix 9 of the EIR. Chapter 17: Cultural and Heritage Resources Page 1 Definitions Archaeological Sites Most of the cultural resources within the Moorpark area are archaeological sites which are places where human activity has measurably altered the earth. Archaeological deposits formed before the period of Spanish colonization are the only source of information about the historical development of Native Californian societies. Archaeological sites formed during and after the Spanish colonization of California can usually be easily distinguished from sites occupied prehistorically. Historic Chumash settlements frequently contain iron artifacts, pottery, porcelain, glass, coal, and other materials not used in the region before Spanish contact. The majority of the archaeological deposits in the project vicinity were formed before European colonization. The most frequently observable artifacts on the surface of these sites include refuse from stone tool making and sharpening, stone tools or stone tool fragments, heat - altered rocks, ash, bone and shell fragments. These most frequently observable remains resulted largely from the manufacture of implements and the preparation of food. Alterations such as excavated depressions and painted, pecked, or incised rock art can also be observed in the course of surface surveys. Below the surface of most prehistoric archaeological sites are clusters of burned rocks which are the remains of hearths and ovens and abundant, complex distributions of faunal remains and artifacts that are the product of prehistoric domestic and ceremonial life. Soil disconformities caused by the excavation of post holes and pits associated with structures, ovens, storage facilities, and burials also are present at most archaeological sites. Because these physical remains are the product of organized human life, data on the distribution of hearths, ovens, house depressions, storage facilities, manufacturing areas, deposits of food refuse, and other artifacts can be used to reconstruct the organization of human societies which existed in the past. Because most archaeological sites accumulate over time, it is usually possible to distinguish different periods of occupation at the same site. When groups of people repeatedly carried out activities or lived at a specific location, they discarded materials on top of older deposits and excavated into earlier deposits while building structures such as houses, ovens, gaming areas, or sweat lodges. The study of the sequence of occupations in an archaeological deposit makes it possible to describe the development of the societies which once existed in the past. In the case of the societies which existed in California before colonization, no contemporary written records exist and therefore the study of archaeological deposits is the remaining method available to understand the evolution and structure of these societies. The destruction of all or portions of an archaeological site by land- altering activities results in the loss of unique information concerning the development of the societies which evolved in California over a period of almost 10,000 years. Thousands of sites have been damaged or destroyed making the remainder extremely important. The present state of knowledge concerning the content and organization of Southern California archaeological deposits is remedial. In the Ventura region generally and the Moorpark area specifically, there is only a partial knowledge of the organization of residential sites from any time period, and little knowledge concerning the organization of settlements occupied during most time periods. Within the few settlements that have been excavated, it is possible to observe differences in the internal organization of deposits situated both within and outside of residences. However, with only a few exceptions, the internal organization of most residential deposits is poorly understood and very little has been done which enables the organization of different house structures in the same settlement to be compared. The lack of adequate financing and sophisticated approaches to the archaeological record are the main reasons for these deficiencies. Compounding these problems, native societies of the Ventura region used relatively soft wood materials in the construction of their houses which makes the identification of individual residences rather difficult. Chapter 17: Cultural and Heritage Resources Page 2 Many aspects of the archaeological record are observable only as relationships, which are recognized by comparing and logically arranging the many different pieces of information contained in an archaeological deposit. These relationships are observed as a result of asking questions about the past such as: why does the distribution of population in a region change through time? How do extensive trade and exchange systems come into existence? In what way do changes in the availability of food alter human organization? In order to answer such questions, it is necessary that intact archaeological sites be available for study. Future techniques of observation will be more sophisticated than those presently employed and researchers will be recognizing classes of information bearing on questions that are now not even recognized. The evaluation of archaeological sites can provide an almost infinite amount of information to be used in understanding the differences and similarities between societies and the causes and consequences of social and economic evolution. These understandings are impossible, however, if the appropriate kinds of archaeological remains are either destroyed or seriously modified. Sacred Places and Cultural Sites of Significance to Native Americans Besides their potential to aid in the evaluation of human history, many archaeological sites created by native societies have social and religious significance to the local Native American community who are descended from the people who once occupied these sites. Traditional religions of California imparted value to the earth at the location of settlements and associated places of importance which had a bearing on the course of human life. Places of birth, residence, and death, places for making offerings and instructing the young, as well as locations commemorating and protecting the dead are among the locations within or near settlements of significance to native Californians. The living descendants of the people whose activities created archaeological sites consider themselves guardians of cultural values for the present generation of descendants. The disarticulation and destruction of human burials and the modification of plants, topography, and views at sacred places are therefore considered violations of traditional California religion by the contemporary Chumash. California ethnographer, A.L. Kroeber observed that there were many places with religious value to traditional native societies: "Each territory contained spots which had religious, magical, or other effective associations to its inhabitants. Here might be a spot where the Creator or Culture- bringer left an imprint on a rock, there a spring inhabited by a water monster. Some landmarks were sacred. Others were dangerous. Some brought blessings if prayed to. There must have been literally tens of thousands of such natural features or spots throughout California having magical or religious or legendary meaning and significance. For the one Yurok nationality alone, Waterman has mapped and named and described hundreds." At some sacred places, there is no observable evidence of human activity. Many shrines were marked merely by a pole with feathers tied to it; such shrines cannot readily be identified during a surface survey once the pole has disappeared. Other places are sacred because of the presence of herbs which are needed for the maintenance of traditional societies. Places where people went to meditate or where historical events considered traditionally significant occurred - ranging from places where traditional societies are said to have been created to the site of an important altercation - may in many cases not be identifiable except on the basis of oral tradition or historical accounts. The most important publicly identified sacred places near major residential deposits within the project vicinity are cemetery sites in the major residential sites and rock art locations distributed along Simi Hills. In addition, winter and summer solstice shrines were placed on promontories above all major settlements. Major historic and prehistoric settlements contain the physical remains associated with shrine sites (e.g., concentrations of beads and ornaments). The local native American community desires to preserve the appearance, sanctity, and significance of such locations from intrusion or alteration. Both altering the contents of the visual environment and reducing the amount of plant and animal life associated with major Chapter 17: Cultural and Heritage'Resources Page 3 historic settlement locations would reduce the integrity of these locations as places of cultural significance. Architectural Sites Architectural sites are structures which are standing and have not decayed to the point where they are only identifiable as archaeological sites. No historic standing structures or historic structure locations are known to be present within the project boundary. 17.2 Significance Thresholds Processes of natural erosion and modern activity are constantly reducing the number and altering the condition of historic and prehistoric archaeological sites. These sites, which are a unique record of both history and prehistory, can only decrease in number over time. Only protection of the remaining cultural sites will insure that even a small proportion of the original number of sites which existed in California at the time of European colonization will be preserved. Because each archaeological site contains a unique part of the only surviving record of native societies which lived in the project area prior to European contact, they all have the potential to yield information significant for understanding the prehistory of these societies. Mitigation of the loss of cultural resources which will result from planned disturbance should comply with the basic requirements of Federal and State laws protecting these resources. Planning alternate routing and siting to avoid impacts to cultural resources is in accord with Federal, State, and local cultural resource management guidelines, and preferable to mitigation through data salvage programs [see Code of Federal Regulation, Title 36, Part 800: 5(d) and (e)j. The development of any mitigation program should involve appropriate state agencies, local representatives of groups whose heritage will be impacted, and concerned archaeologists, historians, and architects. Federal statutes require that cultural resources to be impacted by a Federally permitted or funded project should be evaluated (and protected when possible). Federal agency permits may be required for modification of riparian corridors. The National Environmental Policy Act (NEPA) (Public Law 91 -190; 91 Stat852), Executive Order 11593, Section 106 of the National Historic Preservation Act of 1966 (Public Law 89 -665; 80 Stat915), and the Archaeological and Historical Preservation Act of 1974 (Public Law 93- 291; 88 Stat174) all set forth basic planning and heritage protection procedures, most of which have been codified into the California Environmental Quality Act. State legislation which protects cultural resources (regardless of the source of funding) includes Section 21001 of the California Environmental Quality Act, Section 27402 of the Coastal Zone Conservation Act of 1972, California Senate Concurrent Resolution No. 43, Chapter 87, the California Health and Safety Code, Section 8100, and Chapter 1.75 beginning with Section 5097.9 of Division 5 of the Public Resources Code. Based on CEQA Guidelines, significant impacts occur to cultural resources if a project will result in damage to or disruption of: (1) archaeological deposits which have the potential to contribute to an understanding of the prehistory of a region; (2) archaeological deposits which contain unique qualities, attributes, or features, (3) human remains in isolated or cemetery contexts; and (4) sacred places of significance to ethnic groups (primarily native Californians). As interpreted in the County of Ventura and the City of Moorpark, these thresholds generally require that all cultural or historic resources receive relatively detailed study as part of the CEQA review process. At a minimum, preliminary field based inventories are generally required (Phase I level studies) for any project Chapter 17: Cultural and Heritage Resources Page 4 undergoing CEQA evaluation. If archaeological deposits are encountered, City policy is to require significance evaluation of these deposits and preparation of a preliminary research design for data recovery (Phase II analysis). 17.3 Impacts Data Evaluation: Phase I Cultural Resource Surve The Phase I investigation consisted of two activities: literature and historic land use review and archeological field surrey. Literature Review A records search was requested of and conducted by the South Central Coastal Information Center (refer to Appendix 9 for a copy of this literature search). Previously recorded archeological or historic sites exist within the tract. Two prehistoric archeological sites have been identified within a one - quarter mile radius of the project area, but are not situated within the West Pointe tract. Inspection of historic maps dating from 1921 and 1941 indicate very little development with scattered structures and several secondary roads. By 1941, the most significant historic development was the development of Highway 23. At the turn of the century, the bulk of the parcel was owned by G.M. Carter with the remainder owned by Thomas Gabbert. No documentation exists about the specific nature of turn -of- the - century land use within the property but, reasoning from known land uses at the M.L. Wick property directly across Walnut Canyon, the primary use was likely to have been dry farming and livestock (Horne 1998). These former uses are reflected in the vegetation distribution patterns present on the property. One previous survey was conducted in portions of the West Pointe tract with negative findings (Lopez 1980). Several archeological surreys have been completed on land adjacent to the West Pointe tract. Relatively recent surreys, also with negative findings, have been done in a parcel of approximately 285 acres bordering the West Pointe tract on its southern boundary (W and S Consultants 1994) and in a parcel of approximately 650 acres bordering the West Pointe tract on the north. Portions of the land toward the west have also been surveyed and no sites have been reported near the West Pointe tract. Historic maps, consisting of the 1921 and 1942 USGS Piru 15' topographical quadrangles and other archival map sources, were also examined in an effort to determine if any historical structures or features might have existed on the property. No mapped structures or features were identified within the project boundary; however, one ranch development was illustrated as being within a one -mile radius of the property in about 1915. Although the landforms and such plant associations as sage and yucca suggest that prehistoric use was likely to have occurred in the project vicinity, there are few archeological indications of such use. The largest prehistoric sites that have been documented in proximity to the West Pointe tract are associated with permanent springs. On the basis of the literature search and the apparent absence of permanent water sources within the project area, the investigation strategy for the West Pointe property assumed that sites would be small, ephemeral, and associated with plant resources that would have been exploited seasonally. In particular, a search was conducted for small, low density flaked stone deposits and for such specialized food processing sites as yucca roasting hearths. Chapter 17: Cultural and Heritage Resources Page 5 Archeological Survey Stephen Horne and Janine McFarland conducted archeological field surveys on six dates in July and August 1998. The major limiting factor for this field survey was the extraordinarily dense coverage of grass, weeds, and brush across most landforms. In many areas, the ground surface was completely obscured, especially where grass and weeds have become matted. Visibility was best within the project footprint since much of the area of the most culturally sensitive landforms had been disked recently. The survey strategy was designed to compensate for the limiting effects of the ground cover. Special effort was given to close inspection of terraces, ridgelines of less than 10 percent slope, margins of watercourses, and canyon bottoms within and adjacent to the proposed development footprint. Side slopes were given less intense levels of coverage. The standard intensive survey for this property included parallel transects spaced 10 to 20 meters apart with ground clearance by shovel at 10 to 20 meter intervals where the ground surface was not otherwise visible. More closely spaced transects were used in areas within and surrounding aggregations of yucca, with a typical spacing of 5 to 10 meters. The accuracy of archeological survey conducted where significant ground- obscuring cover exists is variable. High - density archeological sites are easily discovered and characterized despite dense ground cover. However, low- density sites are often undiscoverable despite the consistent application of appropriate technique. Lithic material of the type selected for transformation into prehistoric tools is and spalled pieces of rhyolite, chalcedony, and quartzite were found throughout the project area. The patterns of breakage are consistent with mechanical fracturing and temperature stress — especially the absence of striking platforms and bulbs of percussion. The survey also encountered several areas of relatively modern trash, especially along a dry watercourse in the eastern end of the tract. Building rubble was especially predominant, indicating the use of the area as an informal dump in the recent past. These dumps are relatively modern with no historic value. Their locations were plotted on field maps but the information was not carried forward into subsequent cultural resources documentation because these areas did not meet basic CEQA significance tests. Results of Phase I Research One prehistoric archeological site was discovered and described. No other cultural resources were found despite intensive survey effort. The limited findings are consistent with the findings of previous survey within and adjacent to the West Pointe property. This site is described briefly below and is documented in more detail in Appendix 9. Archeological Site CA -VEN -1573 is a low density lithic artifact and shell deposit. It is apparently the remnant of a site which has been graded repeatedly in the past to provide a level area which has been used for materials storage, parking, grazing, and animal enclosures in the past. . Visual inspection of sidecast materials from the grading yielded no additional artifacts. The assemblage at the site includes: one red chert secondary decortication flake fragment, one angular nodule of chalcedony with series of flake scars, one cream color banded chert interior flake fragment, and a fused shale interior flake. Fragments of Protothaca sp., all apparently from one individual valve, were found also. A shovel test pit (40 cm diameter by 30 cm) was excavated at the site; no subsurface deposit was apparent in this small sample. Further description of this deposit and maps of site CA -VEN -1573 are included in Appendix 9 of the EIR (map locations suppressed in accord with State Historic Preservation Office Requirements —site maps are available to qualified individuals upon request from the City). Chapter 17: Cultural and Heritage Resources Page 6 Phase II Archeological Investigation The following summary is provided of the Phase II field study. The terrace landform on which CA -VEN- 1573 is situated was resurveyed. The mapping datum established during Phase I documentation (Horne and McFarland 1998) was found to have been removed but traces of shell and non - artifactual fused shale were found in the area of the mappi ng datum. Two 50 cm by 50 cm test units were excavated in the vicinity of the original mapping datum. Both units were excavated in 10 cm arbitrary levels and dry- screened through one - eighth inch hardware cloth. No artifacts or cultural material were found on the surface or subsurface components of either test unit. Both units were terminated at 30 cm total depth. A trench was excavated adjacent to the test units. The trench was 10 meters long, one -half meter wide and one -half meter deep. The excavated material was sampled and screened. The exposed sidewalls of the trench were visually inspected for archeological site structure and features. The results of the trenching operation were similarly negative. To determine if any buried features, concentrations of artifactual material, or soil disconformities reflecting cultural activity were present in the deposit, thee surface scrapes were excavated north south across the site and portions of the landform adjacent to the mapped site boundary. The scrapes were two meters wide, 60 meters long, and from 15 to 35 cm deep. Exposed surfaces were examined for soil discoloration and other indicators of archeological features and site structure. The results of this work were also negative and failed to produce any artifacts, debitage, burned rock, or faunal remains. The Phase I investigation indicated that the terrace landform had been modified from an earlier episode of grading. Sidecast material from this grading has been pushed over the side of the terrace, accumulating in a low berm at the dominant slope break. Given the paucity of cultural materials on the surface of the landform, it appeared to be possible that portions of the site might have been incorporated in this sidecast material. Accordingly, this berm was inspected visually and with a limited program of shovel testing. Tested material was sidecast and inspected for the presence of cultural remains. A total of 16 locations were inspected using the sidecasting method. No indications of cultural material were observed in these testing units. Conclusions Regarding Site Definition and Significance All testing activities failed to result in the identification of further cultural material and no concentrations of archaeological deposit were identified. Based on this inspection, there appears to be no subsurface deposit at CA -VEN -1573. The existence of very low density surface deposits in areas with Venturan Coastal Sage Scrub vegetation appears to be a pattern in the project vicinity. Similar deposits, as well as single event hearth and food processing sites were identified during grading of the nearby Special Devices Incorporated property located in this vegetation community (several miles to the east) (S. Craig, Personal Communication, 1999). In addition to the confirmed absence of a subsurface deposit, there is no remaining intact surface deposit of any archeological significance. The information potential of this site is limited to (1) the information developed during Phase I and reported in the archeological site record and (2) comparison of the very limited array of material encountered to similar deposit situated in Venturan Coastal Sage Scrub communities. Based on the evidence available, this site represents a very limited range of activities related to hard seed harvesting and sharpening and preparing tools related to these activities. What the discovery of this deposit does indicated is that similar small, low density, possibly single event type of use sites are likely to be present in other portions of the West Pointe Homes project boundary. Such sites are valuable, if they are encountered prior to grading or leveling of landforms. Therefore, while further research at CA -VEN -1573 is not warranted, there is clearly a potential for the existence of such deposits within the project boundary (a Class II impact). Without clear and grub vegetation removal, it is very unlikely that such sites will be found given the density of surface vegetation and small quantity of archaeological material present. Although this deposit does not meet the CEQA test for archeological significance (and therefore Phase III data recovery is not required), it is very likely other deposits of similar constitution but in better condition will be encountered during site clear and grub activities. Chapter 17: Cultural and Heritage Resources Page 7 17.4 Mitigation Measures 1999 CEQA Guidelines recommend preservation of archaeological sites whenever possible by designing projects so that impacts to archaeological sites can be avoided. It appears that in the case of the West Pointe Homes Project it will not be necessary to plan the proposed development to avoid or minimize impacts to any significant cultural deposits. Based on available information, it is not necessary to conduct further studies to evaluate the cultural resource potential of the property. However, consistent with the results of post - approval grading monitoring at other locations in the City where the Venturan Coastal Sage Community is present, it is very likely that small and low density deposits will be encountered during initial clear and grub activities. To mitigate potential impacts to small, low density, or buried cultural deposits that may exist within the project boundary, the following mitigation measure is recommended: (1) A cultural resource monitoring program shall be instituted during the initial vegetation clearance for the project. The purpose of this monitoring program is to determine if any significant deposits not identified during the Phase I survey exist within the project boundary. The monitoring shall be limited to the initial vegetation clearance phase of the grading program. If cultural deposits meeting the significance criteria defined in CEQA Guidelines are encountered, limited data recovery shall be conducted. The costs of this data recovery shall be limited as defined in Appendices to CEQA Guidelines. Chumash representatives shall be actively involved in the monitoring and any subsequent phases of the project mitigation program. Participation shall include monitoring of archaeological investigations, construction monitoring, and data analysis. Year 2000 CEQA Guidelines make allowances for the evaluation of unexpected archaeological deposits encountered during construction. The recommended procedures involve testing the unexpected remains using conventional archaeological techniques, determining the significance of the deposits, and recommending a mitigation program (or excavation plan, as such programs are referred to in CEQA). The procedure provides a fair and reasonable method for protecting the resources involved while avoiding unnecessary costs and delays which would result from the necessity of reopening a case for environmental and development review. In essence, under the "Discoveries during Construction" portions of the Guidelines, the CEQA mandated evaluation of significance and determination of proper mitigation proceeds in an expedited manner (since the project has already been approved) while meeting the intents of the law. This approach generally protects the interests both of the applicant and the concerned Native Americans, the principally affected parties. 17.5 References and Technical Data Anderson, D. 1911 Historical Atlas of Ventura County. Photocopies of portion of original document on file, Moorpark Library Pamphlet Files. Gunter, Norma 1969 Moorpark Story. Moorpark Chamber of Commerce. 1974 A Diamond for Moorpark. Moorpark Chamber of Commerce. Horne, Stephen 1998 Report of Phase I Archeological Investigation, SunCal Companies, Tentative Tract No. 5130, Moorpark, California. Manuscript on File, South Central Coastal Information Center. Chapter 17: Cultural and Heritage Resources Page 8 Horne, Stephen and Janine McFarland 1998 Report of Phase I Archeological Investigation, West Pointe Moorpark Project, Tentative Tract No. 4620, Moorpark, California. Manuscript on File, South Central Coastal Information Center. Horne, Stephen 1998 Report of Phase I Archeological Investigation, SunCal Companies, Tentative Tract No. 5130, Moorpark, California. Manuscript on File, South Central Coastal Information Center. Hudson. D. Travis, Thomas Blackburn, Rosario Curletti and Janice Timbrook 1977 The Eve of the Flute: Chumash Traditional History and Ritual As told by Fernando Librado Kitsepawit to P. Harrington. illus. by Campbell Grant. Santa Barbara Museum of Natural History, Santa Barbara. King, Chester, 1976 Chumash Inter - village Economic Exchange. In Native Californians: A Theoretical Perspective, edited by L.J. Bean and T.(Z. Blackburn. Ballena Press, Ramona. ((First Published in Indian Historian 4(1)]. 1982 The Evolution of Chumash Society' A Comparative Study of Artifacts_ Used in Social Svstem Maintenance in the Santa Barbara Channel Region Before A.D. 1804. PhD. Dissertation, University of California, Davis. University Microfilms. Lopez, Robert 1980 An Archeological Reconnaissance of the 89 Acres involved in Tentative Tract 3387 Moorpark, Ventura County, California (80 -7). Prepared for DIAL Services. Manuscript on File (V -235), South Central Coastal Information Center. Lopez, Robert 1981 An Archeological Reconnaissance of the 89 Acres involved in Tentative Tract 3387 Moorpark, Ventura County, California (80 -7). Prepared for DIAL Services. Manuscript on File (V -235), South Central Coastal Information Center. W and S Consultants 1993 Phase I Archeological Survey and Cultural Resources Assessment for the Moorpark Golf Course Project, Ventura County, California. Manuscript on File (V- 1274), South Central Coastal Information Center. 1994 Phase I Archeological Survey and Cultural Resources Assessment for the Levy Specific Plan Study Area, Ventura County, California. Prepared for Impact Sciences. Manuscript on File (V- 1329), South Central Coastal Information Center. Chapter 17: Cultural and Heritage Resources Page 9 CHAPTER 18 INSIGNIFICANT EFFECTS 18.1 Agricultural Resources Although the lands within the proposed project have never been under cultivation and are not characterized by the presence of prime soils or farmlands, in response to comments from trustee agricultural agencies, the following discussion of the agricultural potentials of the property is provided. The analysis is directed to evaluating the significance of onsite soils and their suitability for agricultural production; the suitability of the property for agriculture is also assessed in accord with United States Department of Agriculture (USDA) Soil Conservation Service (SCS) and State Farmland Mapping criteria. Historically, the property site has not been used for agricultural production and does not currently support any orchard, row, or specialized crops. The only farm related uses of the property is limited to livestock grazing; however, even this use is restricted to a very small portion of the property. The extensive stands of Venturan Coastal Sage Scrub and related chaparral communities were not converted to grassland historically. No grazing activity exists on the property at this time. Soil Classifications Soil maps for Ventura County have been prepared as part of the USDA Soil Conservation Service comprehensive mapping program. This program established a rating program for defining the agricultural suitability of soils in relation to what is termed a land use Capability Grouping System (I- VIII). Capability groupings show, in a general way, the suitability of soils for most kinds of field crops; the classifications take into account the limitations of various soil types, risk of watershed damage when used for intensive agriculture, and soil response to amendments and treatment. On the maps for eastern Ventura County the City of Moorpark and its Area of Interest is generally shown to be within Capability Classes VI and VII to the north of Los Angeles Avenue, and in Capability Classes I through IV just south of Los Angeles Avenue. Capability classes for agricultural purposes are described as follows: • Very good to good -- Capability Classes I and 11 • Fair to poor -- Capability Classes III and IV • Very Poor -- Capability Classes V through VII • Unsuited -- Capability Classes Vlll Table 18 -1 displays the 9 soil types found onsite and their corresponding capability groupings. Based on the information contained in this soil mapping profile, the agricultural potential of the West Pointe Homes property is ranked as poor to unsuited for agricultural use. The Soil Conservation Service initiated a program to map the nation's important farmlands in October 1975. The State of California Department of Conservation subsequently initiated a Farmland Mapping and Monitoring program in 1980 to supplement the farmland inventory and monitoring activities of the Soil Conservation Service. For land inventory purposes, categorical definitions of important farmlands were developed by soil scientists. These definitions gave recognition to the land's suitability for agriculture production, rather than solely reflecting the reflecting physical and chemical characteristics of the soils. Chapter 18: Insignificant Effects Page 1 TABLE 18 -1 ONSITE SOIL TYPES WITHIN THE WEST POINTE HOMES PROJECT BOUNDARY you 1 t:: 9 to 50% VII Arnold Sand AsF F2 Cf F 30 to 50% VI Castaic - Balcon Complex 5 to 15% IV Chesterton Coarse Sandy Loam C hD 2 9 to 30% VI Chesterton Sandy Loam C kE C 2 to 9% III Corratitos Loamy Sand 2 to 9% II Garretson Loam GaC _ IV Sandy Alluvial Land Sd S sE2 15 to 30% VI Soper Loam SsE2 30 to 50% VII Soper Gravelly Loam Conservation Service, June 1992. Source: USDA Soil The important farmland maps compiled by the Department of Conservation, State of California and County of Ventura, utilize the following designations: ■ Prime Farmland. Lands with the best combination of physical and chemical features able to sustain long term production of agricultural crops. The land must be supported by a developed irrigation water supply that is dependable and of adequate quality during growing season. The land must have been used for the pr production or irrigated crops at some time during the two update cycles prior to the mapping ■ Farmland of Statewide Importance. Lands similar to Prime Farmland but with minor shortcomings, such as greater slopes or with less ability to hold and store moisture. These lands have the same reliable source of adequate quality irrigation water available during the growing season as required for Prime Farmland. The land must have been used for the production of irrigated crops at some time during the two update cycles prior to the mapping date. ■ Unique Farmland. Lands of lesser quality soils used for the production of the State's leading agricultural cash crops. These lands are usually irrigated, but may include non - irrigated orchards or vineyards as found in some climate zones in California. ■ Farmland of Local Importance. Lands of importance to the local agricultural economy, as determined by e i cunty's board of supervisors and definition of Farmland of local county has developed ts Local importance. The Ventura County definition is as follows: • Grazing Land. Lands on which the existing vegetation is suited to the grazing of livestock. ■ _UrbanLand. Lands ne -half acres,cor approximately rs x structubesto a ten-nacre least t one unit to a parce l one and o • Other Land. Lands which do not meet the criteria of any other category. • Water. Water areas with an extent of at least forty acres. Chapter 18: Insignificant Effects Page 2 The majority of the soils within the project site fall into two of the aforementioned farmland categories, Grazing Land and Farmland of Local Importance. The majority of the site is designated as Grazing Land which corresponds with the historical use of the site. Locally important lands are situated exclusively in lowerl ying areas in the western portion of the property which are proposed to be included in the Conservation Easement to be dedicated by the applicant. The area designated Farmland of Local Importance overlays the very limited distribution of Garretson loam which is confined to the stream terraces above Gabbert Canyon Creek. Gabbert Canyon Creek is the primary drainage of a 2,500 acre drainage area and is subject to extensive periodic flooding which limits their cultivation potential. For this reason, despite the classification of Locally Important Farmland, the significance of the very limited agriculturally capable soils is very limited. Applicable City of Moorpark Agricultural Policies The Land Use Element of the City of Moorpark General Plan sets forth the following goal and policies for the identification and protection of viable agricultural resources: GOAL 11: Identify and encourage the preservation of viable agricultural resources in the City and its Area of Interest. Policy 11.1: An agricultural land use designation should be retained for farmlands within the City's Area of Interest, which have been identified as Prime and /or Statewide Importance, as long as economically viable. Policy 11.2: When new residential development is adjacent to existing agricultural uses, a 200 -foot minimum width setback shall be provided to minimize compatibility conflicts. Policy 11.3: Agricultural uses in buffer areas between Moorpark and adjacent communities shall be encouraged, and the City shall support the use of Greenbelt Agreements to preserve agricultural land uses. In support of this agricultural resource goal and policies, the General Plan Land Use Plan incorporates two agricultural designations as follows: AG1 - Agriculture 1 (1 dwelling unit per 10 -20 acre minimum) This designation applies to viable agriculture uses located near urban growth areas of the City. AG2 - Agriculture 2 (1 dwelling unit per 40 -acre minimum) This designation is intended for large parcels of agricultural use located in rural area, with appropriate buffers in proximity to adjacent urban areas. The project site General Plan designation is RL (Rural Low - maximum of 1 dwelling unit per five acres) with land use zoning of RE (Rural Exclusive - maximum density of 1 dwelling unit per 5 acres). Therefore, based on City land use classifications, the site is not proposed to be retained in agricultural production. Because the property is not in agricultural production and therefore is not a part of the local agricultural economy, State Department of Conservation farmland designations are not applicable. Further, the City has not identified the project site as part of its agricultural resources and has not applied the corresponding land uses classifications, conflicts with agricultural land preservation will not occur if the project is approved. Therefore, based on all of these criteria, the impacts of converting the proposed property to urban and recreational uses will not result in significant effects. Chapter 18: Insignificant Effects Page 3 18.2 Light and Glare A discussion of community design issues related to the introduction of lighting into a rural area Is discussed in Chapter 16 of the EIR. Light and Glare related impacts associated with conversion of the property from open space to a developed condition will be mitigated fully through the imposition of lighting restrictions. The applicant has agreed to modify the Project Description to include the following restrictions. Lighting Restrictions Prior to the issuance of a Zoning Clearance for the first building permit to be issued for the project, the Community Development Director shall approve a lighting plan for all exterior lighting. A lighting plan shall be prepared by an electrical engineer registered in the State of California. The lighting plan shall achieve the following objectives: void interferences with reasonable use of adjoining properties; minimize on -site and off -site glare; provide adequate on -site lighting; limit electroliers height to avoid excessive illumination; provide structures which are compatible with the total design of the proposed facility; and minimize energy consumption. The lighting plan shall include the following provisions: (1) A photometric plan showing a point -by -point foot candle layout to extend a minimum of twenty (20) feet outside the parking lot and clubhouse boundaries. The layout plan is to be based on a ten (10) foot grid center. Down lighting and accent landscape and building lighting shall be employed throughout the project. Entrance lighting along project access roads shall be compatible with the surrounding rural neighborhood. (2) Maximum overall height of fixtures shall be twenty (20) feet, unless otherwise approved by the Community Development Director. Fixtures must possess sharp cut -off qualities with a maximum of one foot candle illumination at property lines. (3) There shall be no more than a seven -to -one (7:1) ratio level of illumination shown (maximum -to- minimum ratio between lighting standards). (4) Energy efficient lighting fixtures shall be provided which are compatible with adjacent properties. (5) No light shall be emitted above the 90 degree or horizontal plane. No direct light source shall be visible from the street or adjacent properties. (6) Light standards in the parking lot shall be shielded and directed downward to avoid light and glare on neighboring properties. (7) Lighting devices shall be high enough to prohibit tampering by anyone on the ground unless tamper -proof fixtures are approved by the Director of Community Development. All parking areas shall be provided with a lighting system capable of illuminating the parking surface with a minimum maintained 1 -foot candle of light and shall be designed to minimize the spillage of light onto adjacent properties. All exterior lighting devices shall be protected by weather and breakage resistant covers. (8) Street lighting and rural lot lighting standards specified in the EIR Urban Design Guidelines shall be incorporated into the project photometric plans. Chapter 18: Insignificant Effects Page 4 CHAPTER 19 ALTERNATIVES The California Environmental Quality Act requires that an EIR present reasonable and feasible alternatives to a proposed project, including the "no project" alternative. The purpose of the following discussion is to ascertain whether an "environmentally superior" alternative to the proposed project can be conceived. Section 15126(d) of CEQA Guidelines recommends that the discussion of alternatives should focus on revisions to a proposed project that can either eliminate a significant effect or reduce the severity of an impact. The alternatives evaluated for the West Pointe Homes Project included the following options: Alternative 1: No Project Alternative 2: 5 Acre Estate Homes (Existing Project Design and Density) Alternative 4: Alternative Project Designs: Revised Project Design (Reduced Project Size -1 Acre Estate Lots) Alternative 5: Rural Neighborhood Plan (Cluster Housing or Special Needs Housing) Alternative 6: Alternative Locations Alternative 7: Reduced Density Alternatives (applicant analysis) Conclusion and Recommendations: A Comparison of Alternatives 19.1 Legal Background An EIR must describe a range of reasonable alternatives to the proposed project, or to its location, that could feasibly attain the project's basic objectives. The document must include an evaluation of the comparative merits of each alternative (CEQA Guidelines, Section 15126, subd.(d); section 21100, subd.(d).) The discussion must focus on alternatives capable of either eliminating any significant adverse environmental effects or reducing them to a level of insignificance, even if such alternatives would be costly or to some degree would impede the project's objectives (Guidelines, section 15126, subd.(d)(3).) If an alternative would cause one or more significant effects in addition to those that the project itself would cause, the adverse effects of alternatives must be discussed, but in less detail than is required for impacts caused by the project (Guidelines, section 15126, subd.(d)(4).) Court cases have clarified that the discussion of alternatives need not be exhaustive and the requirement to discuss alternatives is subject to the test of reasonableness. The statute does not demand what is not realistically possible given the limitation of time, energy, and funds (Residents Ad Hoc Stadium Committee v. Board of Trustees). In Village Laguna of Laguna Beach v. Board of Supervisors, the court noted that "there are literally thousands of reasonable alternatives to the proposed project ... the key issue is whether the selection and discussion of alternatives fosters informed decision - making and informed public participation. An EIR need not consider an alternative whose effects cannot be reasonably ascertained and whose implementation is remote and speculative." (Guidelines, section 15126, subd.(d)(5).) Chapter 19: Alternatives Analysis Page 1 Although the analysis of the impacts of developing the proposed project at an alternative site need not be as detailed as the analysis of the project as proposed, reasonable alternatives must be studied with a "sufficient degree of analysis to provide decision - makers with information to allow them to intelligently take account of [the alternative's] environmental consequences." (San Bernardino Valley Audubon Society Inc v County of San Bernardino). One of the alternatives analyzed must be the so- called "No Project Alternative." it must "describe what condition or program preceded the project." (County of Inyo v. City of Los Angeles). The No Project Alternative must summarize the environmental consequences of not permitting future development under the proposed Plan. This alternative must address a condition which results in no further development. In addition, the alternatives discussed in this document include the more realistic No Project option - -that is, buildout under existing land use designations. If the No Project alternative is environmentally superior to all others, the EIR must also identify which of the other alternatives causes the least environmental damage. (Guidelines, section 15126, subd.(d)(2).) 19.2 Summary of Significant Project Specific and Cumulative Impacts The impacts associated with implementation of the project and increasing the permitted residential density in the project area can be segmented into population dependent and non - population dependent impacts. Population dependent impacts include effects on transportation circulation, public and municipal services, air quality and noise. Non - population dependent impacts would occur regardless of proposed densities of types of land use; these effects include impacts to cultural resources, biological habitats, open space, community aesthetics and visual resources, geologic hazards, and hazardous materials related problems. The emphasis in the analysis to follow is on describing alternatives that can reduce population dependent impacts to acceptable levels while providing for a greater degree of environmental preservation within the project boundary. A secondary environmental design goal is to reduce the general impacts of the project on the areas surrounding the project within the City. The potentially significant impacts of the project have been discussed in detail in the individual chapters in the EIR and a summary table has been provided in Chapter 2 which links each significant impact and the mitigation measures required to offset these impacts to acceptable levels. For the purposes of comparing the impacts of the alternatives to follow and the project, the primary effects to be considered include: (1) Geologic and Seismic Hazards (2) Air Quality Impacts (3) Groundwater Supplies and Surface Water Quality (4) Drainage, Hydrology, and Flood Control (5) Biological Resources (6) Noise (7) Fire Hazards (8) Transportation and Circulation (9) Public Services and Private Utilities (1o) Effects related to Population, Housing and Urban Design (11) Aesthetics, Visual Resources, Community Design issues In comparing and analyzing each of the following alternatives, fiscal constraints, environmental resources, known significant effects arising from the proposed project configuration, and design constraints implicit in various land use designations were all taken into account in deriving two alternatives that are superior to the project as proposed. Chapter 19: Alternatives Analysis Page 2 19.3 Alternative 1: No Project The "No Project" alternative which must be analyzed under the California Environmental Quality Act (CEQA) is defined for this EIR to include two options: (1) an alternative which results in no amendments to the existing plan designations (no new parcel map, General Plan Amendment, and related entitlements) which would prohibit further development on the property and, a more reasonable outcome, (2) buildout under existing General Plan and Zoning designations. To describe the impacts of buildout under the second option, the consultants estimated full residential buildout potential within the property boundary. The environmental consequences of these alternatives are described briefly in the following summary. No Proiect Alternative 1: No Future Development on the Property The assumption that no development at all will occur within the project boundary is an unlikely outcome. An existing approved five acre subdivision has been approved by the City in the past which occupies the entire 350 acre applicant ownership. Although the approved Map for the property does not include a companion RPD, it is very unlikely that the City would legally be able to withhold reasonable development rights for the existing 66 estate type home approval. Once infrastructure is extended northward along Grimes Canyon Road (now under construction as a component of the adjacent Toll Brothers Moorpark Estate Project), these parcels would likely be developed in short order. In the case of the proposed project, the No Project Alternative is not equivalent to a no development option with the entire property retained in open space (current conditions). It is appropriate to assume that eventually the existing five - acre ranchette type parcels on the property will be developed with residential uses. Undoubtedly future attempts to parcelize the property would occur consistent with or possibly more intense than the present land use designations that have been approved or are proposed on adjacent of nearby major land holdings (e.g., Specific Plan 1, Specific Plan 2, Moorpark Country Club Estates). Therefore, even with the No Project Alternative, a minimum level of development consistent with existing General Plan and Zoning designations is likely to occur. A more intensive development option is also likely even if the existing 66 unit Map remains unrecorded or is recorded and then revised. It is important to stress that the No Project Alternative would not result in long term preservation of environmental resources and scenic values within the property. While superior to the project as proposed in the short term, this alternative does not provide planned or dedicated open space and would not, ultimately, serve to preserve the important attributes of the environment in the project boundary nor would this alternative result in a rural neighborhood design that would represent a livable community. No Project Alternative 2: Buildout to Existing General Plan and Zoning Designations Under existing land use designations, the proposed project could be developed with about 66 homes and a number of ancillary structures, including horse and ranch facilities. The likely distribution of such homes and related amenities would be in five acre parcels which would occupy most of the land within the property boundary. Selected parcels would probably exceed the five acre minimum and, consistent with this type of development elsewhere in California, it is likely that some of the more view commanding lots would be purchased and combined into "villas" which could include extensive ancillary structures (horse facilities, guest houses, domestic worker's housing). These "villas" often are conceived and implemented with idiosyncratic (and sometimes creative) designs and often exceed 15,000 square feet per primary residence. Combined five acre lots built out as "villas" are common in the County of Ventura and County of Los Angeles; many of these "villa" properties dominate significant ridgelines, exceed 20,000 square feet of residential space and often include as much as 25,000 square feet of amenity and support structures and facilities. As discussed in section 20.4 below (Alternative 2: Five Acre Estate Homes), this alternative would result in the partitioning of the entire property into five acre parcels and therefore is not recommended for a variety of reasons (inordinately large number of streets would be required; little if any environmental preservation of contiguous open space; very costly infrastructure extension requirements; more extensive flood control and drainage infrastructure would need to be installed; water consumption would exceed the proposed project, etc.). Chapter 19: Alternatives Analysis Page 3 As discussed in the Land Use and Planning Considerations chapter of the EIR (Chapter 5 pages 5 -1 through 5 -6), such a designation is over represented in the city's inventory of planned designations while clustered, rural neighborhood designations are under represented. Furthermore, from environmental management, resource conservation, social organization, and infrastructure extension standpoints, rural neighborhood creation and clustering of neighborhoods within the environment provides a more livable community plan than five acre estate ranchette types of housing products. Therefore, under the No Project Alternative that assumes entitlements would eventually be obtained to buildout the property to existing General Plan designations, potential environmental effects would be equivalent to Alternative 2 described below in section 19.4. Because a more resource conserving land use plan can be developed for the property if the General Plan designations were modified to permit a rural residential neighborhood development, the No Project Alternative, while possibly somewhat environmentally superior to the project as proposed in the short term, would not result in environmental preservation or enhancement of the basic resource values within the project boundary; further, the existing land use designations would commit a developer to a design that encourages environmental impacts and prevents the creation of clustered rural neighborhoods. From the standpoint of community design, such an alternative is not preferred. 19.4 Alternative 2: Five Acre Estate Homes (Existing Project Design and Density) The City of Moorpark previously reviewed and considered a General Plan Amendment for the subject property which resulted in the approval of a five acre "ranchette" tentative parcel map which generally conforms with the site and grading plan presented in Appendix 1of the EIR. This 66 unit development proposal was originally approved using a Mitigated Negative Declaration for CEQA compliance. A companion RPD permit for this Map, which has never been submitted for consideration by the owner /developer, would ultimately need to be approved consistent with the 66 unit tentative map before this `approved alternative could be constructed as planned. The tentative map for this alternative project has not expired and was in fact extended for one year in the spring of 2000. Therefore, this alternative is considered a likely development scenario for the property if the proposed project is not approved. The Mitigated Negative Declaration (MND) which was used to consider the impacts of the 66 unit project indicated that many of the impacts associated with this level of parcel development could be mitigated effectively. However, more focused consideration of the impacts of this alternative which has been made possible with the information obtained as part of the EIR preparation process, suggests that the 66 unit alternative is not as environmentally benign as originally thought. From the standpoint of the EIR analysis in this document, buildout of this alternative is not recommended for serious consideration for the following reasons: (1) Grading quantities would be significantly increased: A schematic representation of the approved five acre parcel layout, virtually the entire property would be subject to grading which would be equal to the proposed project in severity. All of the basic mass grading required for the project would likewise be required for this alternative: the northern and southern ridges defining the property perimeter would need to be lowered to fill portions of both the eastern and western valley systems within the property boundary; an additional ridgeline road would need to be constructed along the southern property ridge - -an area not graded in the project as proposed. More extensive grading would be required as well to adjust landforms to provide relatively large building envelopes within each five acre parcel. Chapter 19: Alternatives Analysis Page 4 (2) Road and infrastructure development would be too extensive: As illustrated in the project schematic for this alternative, a much more extensive road and infrastructure system would need to be developed to implement this design than is required for the project as proposed or for either of the environmentally superior options (Alternatives 3 and 4) presented in sections 19.5 and 19.6 respectively. To implement this design, nearly three times the amount of road development would need to be completed (compared to the proposed project) and all related necessary infrastructure would also need to be installed within the more elaborate road system. The costs of the infrastructure installation for this alternative would be high relative to dwelling unit count. Indeed, projected infrastructure costs for this more dispersed parcel distribution alternative undoubtedly contributed to the applicant's decision to apply for a revised project design. (3) Hillside Management Ordinance concerns and ridgeline modifications: Compared to all of the other alternatives considered, this option results in the most substantial impact to ridgelines, hillside terrain, native vegetation, and drainage features. The highly dispersed nature of the site plan prevents the concentration of residential land into neighborhoods surrounded by open space. Despite the larger lot size and decreased home to home proximity, the ultimate experience for residents could be one of a more crowded and less spacious environment than the project as proposed (or other alternatives). Typically, five acre estate projects ultimately result in at least some parcel mergers, creation of very large and visually dominant residences, construction of a large number of ancillary structures and facilities, and often thoughtless placement of these facilities in relation to surrounding residences. Given the unique shape of the topography within the property, the design objective of placing homes outside of major ridgeline views can be accomplished only if rural residential neighborhoods are created in relatively compact areas. Cross valley noise would also decrease the potential quality of life for individuals residing in a development built to this site plan. With this alternative, homes would undoubtedly be built, or would be proposed to be built, on the entire perimeter of the project area creating a sense of enclosure and density. Large houses would likely be built on these lots which would increase the visual dominance of the development overall from both the perspective of surrounding neighborhoods and from within the project. Since other design options exist which preserve dominant ridgelines, serious consideration of this alternative for buildout would be counterproductive both to open space preservation and good urban design. In addition to the three basic design and development problems outlined above, this alternative would result in the virtual elimination of all native habitats, noise, light and glare, external and internal traffic circulation problems including lack of connectivity to adjacent developments, and related environmental degradation. Specific Environmental Effects of this Alternative The potential changes in environmental effects associated with this alternative are summarized briefly in the following discussion. The principal site design distinctions between this alternative and the project as proposed include: ➢ a much more extensive collector road system would need to be developed to accommodate the more dispersed pattern of the residences planned under this scenario; Chapter 19: Alternatives Analysis Page 5 ➢ far more infrastructure needs to be installed to provide the basic water, sewer, and reclaimed water service planned for the project; ➢ the drainage system and infrastructure related structures (stormwater conveyance, internal access roads, etc) would be more complex and more expensive to purchase and install than a more compact design for the project; ➢ more open space modifications would occur since under this alternative, all open spaces would be committed to enclosure within private parcels — complete conversion of native habitat within these parcels would a very likely outcome; ➢ grading quantities would be more difficult to balance and the elevation of the ridgeline homes in relation to the valley system homes would be more topographically separated than with the project as proposed or with the alternatives discussed in section 19.6. Geologic and Seismic Hazards Impacts associated with mass grading, landform modification, slope stability, and all types of soil disturbance typical of mass graded projects would all be equal to or greater than the project as proposed since the actual surface area to be graded would increase and a much more extensive road and flood control system would be required. Slope stabilization requirements would be increased in several residential areas that were not subject to remediation under the project design as proposed. Areas with unstable slopes in the valley system in the western half of the project could not be avoided. Expensive remediation would potentially be required in the northern extension of the western neighborhood (adjacent to Gabbert Canyon) and in other locations. All impacts associated with proposed mass grading will be equal to or significantly increased with this alternative. The potential for seismically induced slope failures also would be increased with this alternative because much more land area will be disturbed. Potential downstream hydraulic and debris transport impacts would be correspondingly increased. These effects would impact not only the Walnut Canyon Drainage but also the Gabbert Canyon Drainage as well. Under the proposed project alternative, impacts will not occur to the Gabbert Drainage. Air Quality Impacts Operational impacts associated with the project would be approximately comparable to the project as proposed or somewhat less than the 250 unit proposal. However, construction related impacts would be substantially increased compared to the proposed project. These increases over project estimates would occur both for PM10 values as well as for all ozone precursors. The duration of construction, particularly the air quality disruptive grading period, would be increased since site specific contour grading would be required to develop access and building sites on individual five acre parcels within the center of the project. Furthermore, while from the standpoint of gross vehicle trips, a 250 unit project exceeds a 66 unit option, since the 66 unit project may result in substantial ancillary agricultural facility, horse maintenance, service trips and domestic support trips (compared to a more typical single family lot standard residential project), the long term air quality impacts of this alternative could substantially exceed the projections for 66 units. Groundwater Supplies and Surface Water Quality Due to expanded acreage within individual residential lots, water consumption would predictably increase. Since these lots would not be served by reclaimed water supplies, this alternative would be more consumptive of domestic water. Typically, five acre estate homes include extensive landscaping, outbuildings, second units, and often orchards. Water consumption would certainly increase compared to the project as proposed. Planning for on -site retention and surface water quality control would require the Chapter 19: Alternatives Analysis Page 6 addition of a larger number of more widely distributed water features. Even if properly managed, impacts to surface water quality would likely not be diminished with this alternative (compared to impacts anticipated under the proposed project). However, the use of herbicides, pesticides, and other materials on 'hobby farms', orchards, and turf within individual estate home sites would increase very substantially over the level of effect predicted with the 250 unit project. Based on the relative lack of control over the use of such chemicals in home settings, overall, this alternative would result in more intensive surface water quality effects. Impacts related to groundwater supplies, groundwater extraction, and long term water supply planning would be equivalent to or exceed the impacts of the project as proposed. Drainage, Hydrology, and Flood Control Major changes in infrastructure planning would be necessary to implement this design. Most of these changes would result from the more dispersed nature of the development, the need to link each lot with roads, sewerlines, waterlines, storm water control devices, and related infrastructure (utilities, etc.). The drainage planning for the project would be more complex and expensive to install. Increased retention basin sizing would also be required. The impacts of this alternative would exceed the project as proposed regarding all aspects of water management and drainage. Biological Resources The proposed project has incorporated biologically protective plans for the retention of open space and the use of native vegetation communities as a component of neighborhood design. This "ranchette" option does not include any such planning. This alternative would represent a substantially less desirable option than the project as proposed from the standpoint of biological resources. The project and the other alternatives discussed below in sections 19.6 and 19.7 both would result in more habitat preservation than this alternative. Typically, in five acre ranchette developments, all native vegetation is ultimately converted to other uses (open turf areas, outbuildings, second units, landscaping, animal enclosures, fuel modification zones, etc). Under this alternative, the expectation would be that all of the native vegetation within the property would be converted and no dedicated open space would be preserved. Noise This alternative would not result in a significant departure from the anticipated noise impacts of the project as proposed. However, because fewer proposed homes within the project boundary would be directly exposed to the street system passing through the development, this design would probably result in an improved ambient noise environment for most homeowners. Larger lot sizes would permit changes in building orientation and site planning that could minimize the exposure of bedrooms to the street. Very few of the home sites within this project configuration are actually oriented to a noise corridor with significant CNEL volumes. The proposed size of the lots would also decrease nuisance noise related to close adjacencies for proposed residents. The noise impacts of the alternative would probably be less significant than the impacts anticipated under the project as proposed for project residents. However, for the neighborhoods proposed or existing surrounding the project, nuisance noise related to hobby agricultural activities would probably increase. Fire Hazards While the decrease in population that would result from this alternative may reduce fire risks marginally, essentially this alternative will result in very similar fire risks characteristic of the project as proposed. With the addition of greater dispersion of the homes over the 350 acre site, there would be an overall increase in developed areas adjacent to wild lands. This would increase the perimeter of wild land - residential interface that could, if improperly managed, somewhat increase fire potential compared to the project as proposed. However, balancing these increased risks would be the likely outcome that virtually Chapter 19: Alternatives Analysis Page 7 all native vegetation would be removed from the site thereby reducing fire potential. Population, Housing and Urban Design The impacts of the project and the alternative are not significantly different than the project for issues related to housing markets, population growth, and job formation potential. However, from the standpoint of urban design, this alternative is clearly less desirable than the project as proposed since the development will involve the destruction of and construction on ridgelines. In addition, with ranchette type of developments, often "big houses" of poor architectural quality are constructed on visually very prominent ridgelines. In addition, ancillary construction for hobby farm activities can result in an appearance of disinvestments unless horse stables, barns, and related facilities are well maintained. Transportation and Circulation The alternative will result in a far more complex and difficult to maintain internal circulation system, more potential for pedestrian and bicycle accidents, more exposure of children and young adults to high volume traffic (due to a lengthier internal private street system). This alternative may create greater street privacy for some potential residents and a streetscape design that will probably less resemble a typical suburban tracts (compared to the street grid planned for the project as proposed). The off -site impacts of this alternative on the surrounding street system (road capacity and intersection impacts) would decrease slightly over what is anticipated for the project since the number of residential units with this alternative is 66 and 250 units are proposed for the project. However, given the tendency for second unit construction and the use of day laborer agricultural workers and domestic help in estate ranchette settings, the basic trip generation for the individual residential units within the project would increase well beyond the projections for a 66 unit project. Furthermore, the 250 unit project will result in public street system improvements at Moorpark/High and Spring /High that will not only accommodate project traffic but will improve existing capacity problems. Neither of these improvements would occur with the 66 unit alternative. Furthermore, the project has been planned to provide a street system connection to the south (to Specific Plan 1) which will ultimately link the project neighborhoods to the greater City street system. The 66 unit alternative plans no such connection and will result in a relatively isolated community design. Public Services and Private Utilities The impacts of the project and the alternative on public services and private utilities would be relatively similar although the higher density 250 unit project will undoubtedly have more effect on the local school system, service providers, and private utilities. These impacts are typically population dependent and the basic population to be situated on the property; higher base population density would result in more impacts to local public service providers. However, for at least some public service impacts including effects on drainage and flood control planning, the project's impacts would be reduced since the land area committed to development would be reduced. In addition, the project is proposed to be gated which will probably reduce any commitment of resources for police services. Fire related impacts may actually decrease for the project compared to the alternative since the wild land interface perimeter would be reduced. On balance, while areas of emphasis related to public service and utility impacts may differ for the 66 and 250 unit projects, the impacts of the two undertakings are probably roughly comparable, taking into account the design variables of both projects that could contribute to demands for service. Aesthetics, Visual Resources, Community Design From the standpoint of community design and project layout in relation to environmental constraints, the 66 unit alternative will result in more visual, open space and urban design impacts than the project as proposed. The highly dispersed nature of the 66 unit development is not conducive to the preservation of hillside values. Unnecessarily long lengths of street (and related infrastructure) will need to be constructed and perhaps at least one small bridge over an on -site drainage will be required to implement Chapter 19: Alternatives Analysis Page 8 the 66 unit proposal as designed. Rather than preserving any open space to serve as greenbelts between neighborhoods, the entire internal view shed of the project will be developed with rural and urban uses. The potential land use conflicts between the more dispersed five acre parcels in the project in relation to surrounding developments would potentially create land use incompatibilities that would, undoubtedly, be reflected in the marketability of the five acre estate homes. In addition, within the 66 unit proposal, selected parcels would probably exceed the five acre minimum and, consistent with this type of development elsewhere in California, it is likely that some of the more view commanding five acre lots would be purchased and combined into "villas" which could include extensive ancillary structures (horse facilities, guest houses, domestic worker's housing). These "villas" often are conceived and implemented with idiosyncratic (and sometimes creative) architectural designs and often exceed 15,000 square feet per primary residence. Combined five acre lots built out as "villas" are common in the County of Ventura and County of Los Angeles; many of these "villa" properties dominate significant ridgelines, exceed 20,000 square feet of residential space and often include as much as 25,000 square feet of amenity and support structures and facilities. The 66 unit project also provides no planned open space, will result in "big house" construction, does not prevent building on visible ridgelines, and will likely result in the buildout of a number of ancillary structures and uses. In summary, this alternative actually will increase impacts in most categories of significant environmental effect and in several other categories the alternative and the proposed project will result in comparable effects. From the standpoint of urban form, hillside protection, community planning, environmental protection and streetscape design, this alternative is inferior to the project as proposed. Therefore, adoption of this alternative is not recommended. While this alternative basically addresses some of the development goals set forth by the applicant, if this alternative or some variation on this alternative is adopted as the project, the entire layout should be revised and the five acre lots should be redesigned to be consolidated into more compact neighborhoods. This alternative is basically flawed from the standpoint of land planning and rural neighborhood design. The distribution of five acre parcels over the entire property (to meet either existing or proposed land use densities) is not recommended. From the standpoint of urban form, hillside protection, community planning, environmental protection and streetscape design, this alternative is inferior to all other options. NOR! 1 •. P Milt MMM Mr-UMME1. iee-. i- Chapter 19: Alternatives Analysis Page 9 Chapter 19: Alternatives Analysis Page 10 2. The City Shoutd- rGend-ition the Vesting h� for- the that �_s pFejeGt SG n9ap FeGor4atien 0 the tota of 0 Chapter 19: Alternatives Analysis Page 11 Chapter 19: Alternatives Analysis Page 12 QQRS-wftapt 0-5 by th—e-, - Gity Moel:park) as part of ' Gf theR the and an Environmental - ent 9 3. The Corps would ImpaGt analyze prGjeGt prepare Re rt Assessment is the typoGal - Envor,GnmeRtal (an PFOGedure) _ .._ - - - 5, the wssue6 a NGtiGe Of IRteAt - 4. As part of the enviFORmeRtal F .. Permit GOnditiGns then - - with .. Chapter 19: Alternatives Analysis Page 12 A -- - Mrm - - - - - ■ - - - -- I Chapter 19: Alternatives Analysis Page 13 7-1 ITZ a Mm MIFF . INV- PS Chapter 19: Alternatives Analysis Page 14 Chapter 19: Alternatives Analysis Page 15 anfiGipated foF the pi;(�eGt SiRGe the numbeF of residential units taking aGGeS6 eff of Walnut Gany9l; would ity pro ),ems. Neither of these improvements would GGGUF without th pipoposed il;GFea% ;A pFGjeGt } eF, aR additional 25 units ;would need to be pArMittAd f4OF development to fund the rest of these evementis: Chapter 19: Alternatives Analysis Page 16 , GOFFespe-RdiRgly reduGed (tFaffiG e#eGts OR Walnut Gany9n, fare related iRg �r-,6 egFess, urban design and f49 FA addresses same of the development 99 - - t, Of this altemative GF GGFAe var atmen OR this alternative or, adopted ar, the prejeGt, the entire laye-ut GOFAMURity planning, - envirenrneRtai pFeteGtiGR and StFeetSGape design, this alternative *6 SupeF*GF tQ all This layout preGeGS- 'FlGluded eva nq several ---diffeFeRt eptie"IS faF the lot plattiRg at the point ef There 5-6re inn-lude� in AppeRdix d n-f the r—='R- Based en this analysis, 19.6 Alternatives 4 and 6: Reduced Project Size (1 Acre Estate Lots) and Cluster Housing (Special Needs Housing) Alternatives As an alternative to the Environmentally Superior Alternative recommended by the consultant, the following additional design options could be considered by the City to reduce the environmental effects of the project through modification of the overall dimension of mass grading and building pad sizes. The consultant has emphasized the use of phasing to achieve a more environmentally beneficial project. Because realistically considerable expense would result from implementing the phased project alternative (engineering and planning redesign, additional infrastructure planning and roadway development, greater dispersion of lots, etc), a reduction in the overall density of the project was not recommended as part of the phasing alternative. However, reducing the size of the project would likely be environmentally superior to the project as proposed as long as the reductions are not so extensive that funding needed for infrastructure extensions would not be achievable. Chapter 19: Alternatives Analysis Page 17 Planning Conce is Guidin Potential Alternative Redesi n Recommendations In considering what specific features of the project could be modified or redesigned to achieve better environmental preservation and he design cofnthetproect asslproposed consultants following for areas of concern regarding modification to reduce the size (and scale) of the project: (1) Reduction in Grading Quantities: The grading quantities proposed in the project could be reduced by modifying the project layout through the preservation of additional ridgeline areas around the project perimeter. This redesign would be oriented to reducing the area proposed for mass grading and decreasing encroachment into the landforms on or below perimeter ridgelines within the grading boundary. Construction related air quality impacts could be reduced if grading modifications could be achieved; further, aesthetic impacts would be lessened if ridgeline grading and landform cutting could be replanned. (2) Reduction in Ridgeline Modifications: To better achieve consistency with the City's approved Hillside Management Ordinance and to reduce or eliminate design inconsistency with policies in the City's General Plan governing the preservation of ridgelines, an open space buffer could be created around the northern, eastern, and southern perimeter of the project within which a small mass grading envelope could be planned. A more clustered type of housing product would need to be proposed for this lot. This design revisions would result in a reduction not only in lot size but also in unit size. (3) Incorporate Improved Urban Design Features for the Rural Neighborhoods: Three essential urban design modifications could be developed to produce an alternative design for the project: first, the street design and streetscape plan could be revised to accommodate a more rural neighborhood aesthetic; second, the average size of the lots in the development as proposed are less than an acre - -for rural neighborhoods, when average lot size is increased to approximately an acre, the aesthetics and quality of life within the neighborhood are substantially improved. Such neighborhoods are also better distinguished from more traditional subdivisions - -a redesign feature that actually enhances value for both the applicant and future home purchasers; larger lot sizes also support variability in the presentation of homes to the street which further enhances both aesthetics and value. Finally, the layout of the homes as proposed could maximize exposure to important natural features. If an acre estate type of lot is developed, the maximum number of units that would likely be able to be placed on a mass graded pad would be approximately 100 units. Design Alternative 1 Reduced Proiect Size (1 Acre Estate Loth The design objective for this alternative was to conceive a variation of the project as proposed that would meet some of the applicant's objectives, including increasing the unit count, while reducing environmental effects and improving the proposed urban design to enhance consistency with surrounding larger lot parcels. This alternative has not been designed in consultation with the applicant's engineer or architect. The basic components of this alternative would include the following: (1) The mass grading envelope for the project would be reduced to centralize the development area to the landforms below the perimeter ridgelines; (2) The proposed lot size objective would be set at approximately 1 acre; Chapter 19: Alternatives Analysis Page 18 (3) This smaller project would not require a dual access connection to the south to comply with basic planning and design standards for single access subdivisions; (4) Other infrastructure costs and requirements would be correspondingly reduced, as would costs associated with geologic remediation and infrastructure development; (5) Residences should be limited to 3,500 square feet with design standards encouraging California ranch style layouts, interior plans, and detailing; (6) Two story homes should be prohibited or at least discouraged; and (7) The total unit count should be determined by the land's carrying capacity with the design and engineering constraints itemized above —the consultant's estimated unit count with this set of revisions used as guidance would likely not exceed 85 units. Design Alternative 2: Rural Neighborhood Plan (Cluster Housing for Special Needs) The design objective for this alternative was to conceive a variation of the project as proposed that would meet some of the applicant's objectives, including increasing the unit count, while reducing environmental effects and providing an alternative overall design objective for the development. This alternative has not been designed in consultation with the applicant's engineer or architect. The basic components of this alternative, which would involve many of the conventional features associated with cluster housing, would include the following: (1) The mass grading envelope for the project would be reduced to centralize the development area to the landforms below the perimeter ridgelines; (2) The proposed lot size objective would be set at approximately 7 or 8 dwelling units per acre; (3) This smaller project would be better served and better integrated into the community through development of a dual access connection to the south to comply with basic planning and design standards for single access subdivisions; (4) Residences should be limited to 2,250 square feet with design standards requiring two story Mediterranean type of building features, interior plans, and detailing; (5) Lot sizes would likely be rather small, probably no more than twice the total building square footage (about 5,000 square feet); and (6) The total unit count should be determined by the land's carrying capacity with the design and engineering constraints itemized above —the consultant's estimated unit count with this set of revisions used as guidance would likely not exceed 120 units. Furthermore, the market for these type of homes would be very different than the target market for the project as proposed. Feasibility of these Alternatives Neither the applicant nor the consultant have undertaken any detailed market or engineering analysis of either of these alternatives. From a market standpoint, design alternative 1 (1 acre estate lots) is more consistent with market trends in the northern part of the City. Demand for this type of housing remains Chapter 19: Alternatives Analysis Page 19 high regionally. Senior housing, particularly well designed housing which includes the range of housing types typically needed by seniors (senior market, assisted living, and congregate care) iis would kwith n the in rapid market absorption, particularly if the entire range of needed housing types development boundary. All of the design alternatives are considered feasibly physically since the anticipated grading and geologic remediation boundary of these alternatives is equal to or less than the project as proposed or the phased alternative. Both alternatives are considered economically feasible to develop. Environmental Effects of Reduced Project Desian Alternatives Comparison of Alternatives and Consultant Recommendation The environmental effects of both of these alternatives are considered jointly in the following analysis. Both alternatives would result in decreased population dependent impacts (traffic generation, long term air quality effects, cumulative noise impacts, size and extensiveness of infrastructure,, etc.) compared to both the project as proposed and the phased project. Non population dependent et of such as biological and cultural resource impacts, effects related to geologic remediation, preservation resources anprodedeli resent) or as proposed aselong as the mass grading alternatives than size is educed. the project as app presently From a design and land use perspective, the reduced project size larger lot alternative is more consistent with surrounding land uses. An approximately one acre lot size alternative, with lots arranged in a traditional rural residential setting, could conveniently and effectively be served using a single point of public access. While connection of this neighborhood to the surrounding street system would be desirable from an urban design standpoint, due to the smaller population size associated with this alternative and the larger "estate" type lot pattern, integration with surrounding neighborhoods would be less imperative than for the considerably larger community size proposed under the project and phased project alternatives. The cluster housing alternative, if oriented to a special need housing types (such as senior housing and assisted living housing), would be more appropriate than other alternatives. The small lot sizes associated with this option would reduce the quality of life for residents if the market objective of the developer was to sell homes to families and first time home buyers. Moreover, this type of highly clustered larger house - smaller lot alternative is being constructed in abundance in Ventura County. To balance the City's need for more upscale housing and to preserve the rural aesthetic established in the Moorpark Country Club Estates project, the second design alternative is not recommended for serious consideration (except as a senior - assisted living option) since it conflicts with existing uses, the City's design objectives for the hillsides on the northern perimeter of the project, and is not appropriately scaled to the markets objectives and design objectives of the City or the development community. For these reasons, although both of these design alternatives may result in reduced environmental effects compared to the project as proposed or the phased alternative, only the first of these two options should be seriously considered as a viable alternative to the project as proposed. The potential reductions in environmental effects associated with these alternatives are summarized briefly in the following discussion. If either of these Alternatives are ultimately to be adopted by the decision - makers instead of the project as proposed, some additional expanded discussion and documentation of the impacts of the Alternative would be prudent prior to certification of the Final EIR. The following analysis is based on the assumption that a slightly reduced grading envelope is required to implement these two alternatives. If this is not the case and an equivalent graded pad area is required for either the 1 acre estate option or for cluster housing, some of the findings related to non - population dependent effects would result in increased effects. This contingency is made clear in each relevant analysis below. Chapter 19: Alternatives Analysis Page 20 Geologic and Seismic Hazards Impacts associated with mass grading, landform modification, slope stability, and all types of soil disturbance typical of mass graded projects would all be equal to or less than the project as proposed since the actual surface area to be graded would likely decrease and a less extensive road and flood control system would be required (assuming a reduction in grading envelope). If the grading area for these options were to expand, slope stabilization requirements would be increased in several residential areas that were not subject to remediation under the project design as proposed. Areas with unstable slopes in the valley system in the western half of the project could not be avoided if an increase in grading envelope is required to implement the 1 acre estate ranchette option. All impacts associated with proposed mass grading will be equal to or slightly decreased with these alternatives. The potential for seismically induced slope failures also would be increased with these alternatives if more land area will be disturbed than under the proposed project or phased alternative. Potential downstream hydraulic and debris transport impacts would be correspondingly increased or decreased depending on the size of the graded pad. These effects could impact not only the Walnut Canyon Drainage but also the Gabbert Canyon Drainage as well if the grading area is increased. Air Quality Impacts Operational impacts associated with the project would be somewhat less than the 250 unit proposal. Operational air quality effects are directly related to the number of residences included in the development. However, construction related impacts would be substantially increased compared to the proposed project unless the mass graded pad size is reduced. Any increases over project estimates related to construction activities would occur both for PM10 values as well as for all ozone precursors. The duration of construction, particularly the air quality disruptive grading period, would be increased since site specific contour grading would be required to develop access and building sites on individual one acre parcels. Furthermore, while from the standpoint of gross vehicle trips, a 250 unit project exceeds an 80 to 100 or 150 unit option, since the 66 unit project may result in substantial ancillary agricultural facility, horse maintenance, service trips and domestic support trips (compared to a more typical single family lot standard residential project), the long term air quality impacts of this alternative could substantially exceed the projections for 80 to 100 units. Groundwater Supplies and Surface Water Quality Due to expanded acreage within individual residential lots, water consumption would predictably increase. Since these lots would not be served by reclaimed water supplies, this alternative would be more consumptive of domestic water. Typically, one acre estate homes include extensive landscaping, outbuildings, second units, and often orchards. Water consumption would certainly increase compared to the project as proposed. Planning for on -site retention and surface water quality control would require the addition of a larger number of more widely distributed water features. Even if properly managed, impacts to surface water quality would likely not be diminished with this alternative (compared to impacts anticipated under the proposed project). However, the use of herbicides, pesticides, and other materials on 'hobby farms', orchards, and turf within individual estate home sites would increase very substantially over the level of effect predicted with the 250 unit project. Based on the relative lack of control over the use of such chemicals in home settings, overall, this alternative would result in more intensive surface water quality effects. Impacts related to groundwater supplies, groundwater extraction, and long term water supply planning would be equivalent to or exceed the impacts of the project as proposed. Drainage, Hydrology, and Flood Control Major changes in infrastructure planning would be necessary to implement either of these design options. Most of these changes would result from the more dispersed nature of the development, the need to link each lot with roads, sewerlines, waterlines, storm water control devices, and related infrastructure Chapter 19: Alternatives Analysis Page 21 (utilities, etc.). The drainage planning for the project would be more complex and expensive to install. Increased retention basin sizing would also be required. The impacts of this alternative would exceed the project as proposed regarding all aspects of water management and drainage for both design alternatives unless the cluster option could actually be placed on a substantially smaller mass graded pad. Biological Resources The proposed project has incorporated biologically protective plans for the retention of open space and the use of native vegetation communities as a component of neighborhood design. The 1 acre estate option does not include any such planning at this time but such reservation of open space would likely be incorporated into any such design. These alternatives would represent a substantially less desirable option than the project as proposed from the standpoint of biological resources since the 1 acre option may require additional land to implement and the cluster option would not necessarily result in the same level of land conservation as the project as proposed or as the phased project. This change would likely result from the differences on return investment for the various options. The density of the 250 unit project is in part being used to underwrite the conservation easement dedication according to the applicant. Typically, in one acre ranchette developments, all native vegetation is ultimately converted to other uses (open turf areas, outbuildings, second units, landscaping, animal enclosures, fuel modification zones, etc). Under this alternative, the expectation would be that all of the native vegetation within the property would be converted and no dedicated open space would be preserved. Noise This alternative would not result in a significant departure from the anticipated noise impacts of the project as proposed. However, because fewer proposed homes within the project boundary would be directly exposed to the street system passing through the development, this design would probably result in an improved ambient noise environment for most homeowners. Larger lot sizes would permit changes in building orientation and site planning that could minimize the exposure of bedrooms to the street. Very few of the home sites within this project configuration are actually oriented to a noise corridor with significant CNEL volumes. The proposed size of the lots would also decrease nuisance noise related to close adjacencies for proposed residents. The noise impacts of these two alternatives would probably be less significant than the impacts anticipated under the project as proposed for project residents. However, for the neighborhoods proposed or existing surrounding the project, nuisance noise related to hobby agricultural activities would probably increase. Fire Hazards While the decrease in population that would result from this alternative may reduce fire risks marginally, essentially this alternative will result in very similar fire risks characteristic of the project as proposed. With the addition of greater dispersion of the homes over the 350 acre site, there would be an overall increase in developed areas adjacent to wild lands. This would increase the perimeter of wild land - residential interface that could, if improperly managed, somewhat increase fire potential compared to the project as proposed. However, balancing these increased risks would be the likely outcome that virtually all native vegetation would be removed from the site thereby reducing fire potential. Population, Housing and Urban Design The impacts of the project and the alternative are not significantly different than the project for issues related to housing markets, population growth, and job formation potential. However, from the standpoint of urban design, the special purpose housing needs alternative is clearly less desirable than the project as proposed since the development will not be compatible with surrounding land uses or with the general design trend in market housing in the northern portion of the City. The one acre option would be more Chapter 19: Alternatives Analysis Page 22 design compatible with the City's General Plan land use element and other general plan policy related documents. Transportation and Circulation The alternative will result in a far more complex and difficult to maintain internal circulation system, more potential for pedestrian and bicycle accidents, more exposure of children and young adults to high volume traffic (due to a lengthier internal private street system). This alternative may create greater street privacy for some potential residents and a streetscape design that will probably less resemble a typical suburban tract (compared to the street grid planned for the project as proposed). The off -site impacts of this alternative on the surrounding street system (road capacity and intersection impacts) would decrease slightly over what is anticipated for the project since the number of residential units with this alternative is 80 to 100 units and 250 units are proposed for the project. However, given the tendency for second unit construction and the use of day laborer agricultural workers and domestic help in estate ranchette settings, the basic trip generation for the individual residential units within the project would increase well beyond the projections for a 66 unit project (existing entitlements). Furthermore, the 250 unit project will result in public street system improvements at Moorpark/High and Spring /High that will not only accommodate project traffic but will improve existing capacity problems. Neither of these improvements would occur with these two design options. Furthermore, the project has been planned to provide a street system connection to the south (to Specific Plan 1) which will ultimately link the project neighborhoods to the greater City street system. The lower density unit alternative (1 acre estates) would not necessarily require such a connection and will result in a relatively isolated community design. Public Services and Private Utilities The impacts of the project and the alternative on public services and private utilities would be relatively similar although the higher density 250 unit project will undoubtedly have more effect on the local school system, service providers, and private utilities. These impacts are typically population dependent and the basic population to be situated on the property; higher base population density would result in more impacts to local public service providers. However, for at least some public service impacts including effects on drainage and flood control planning, the project's impacts would be reduced since the land area committed to development would be reduced (or should be reduced) under these two design alternatives. In addition, the project is proposed to be gated which will probably reduce any commitment of resources for police services. Fire related impacts may actually decrease for the project compared to the alternative since the wild land interface perimeter would be reduced under the 250 unit project. On balance, while areas of emphasis related to public service and utility impacts may differ for the 80 to 100 or 150 and 250 unit projects, the impacts of the three versions of this development are probably roughly comparable, taking into account the design variables of both projects that could contribute to demands for service. Aesthetics, Visual Resources, Community Design From the standpoint of community design and project layout in relation to environmental constraints, the 80 to 100 unit 1 acre estate alternative will result in more visual, open space and urban design impacts than the project as proposed. The likely more dispersed nature of the 1 acre estate type of development is not conducive to the preservation of hillside values. Unnecessarily long lengths of street (and related infrastructure) may need to be constructed and perhaps at least one small bridge over an on -site drainage will be required to implement the 1 acre estate proposal. Rather than preserving any open space to serve as greenbelts between neighborhoods, the entire internal view shed of the project will be developed with rural and urban uses. The potential land use conflicts between the more dispersed one acre parcels in the project in relation to surrounding developments would potentially create land use incompatibilities that would, undoubtedly, be reflected in the marketability of the five acre estate homes. Regarding the cluster housing option, this type of housing, if constructed on an equivalent or smaller grading enveloper, would result in a highly urban development in a marginally urban area. Chapter 19: Alternatives Analysis Page 23 Summary of Impacts Under These Alternatives In summary, both of these alternatives would potentially increase some and reduce other impacts compared to the project as proposed and the phased project. If the mass graded pad for the cluster housing alternative is not reduced compared to the proposed project, the cluster alternative could actually increase impacts in most categories of non - population dependent significant environmental effects and in several other categories, the alternative and the proposed project will result in comparable effects. From the standpoint of urban form, hillside protection, community planning, environmental protection and streetscape design, the cluster alternative is inferior to the project as proposed. The 1 acre estate lot option, if proper design controls are put in place to avoid "big house" construction (out of scale and out of proportion homes designed to maximize residence size), and if the grading envelope for this option can be reduced compared to the project, may result in a reduction in impacts. However, there is considerable uncertainty regarding the land base needed for the 1 acre alternative and the presumption is that at least some additional land may be needed to produce a 100 unit version of this design alternative. Therefore, adoption of the 1 acre estate alternative is not recommended unless the unit count is restricted to fit the present mass graded pad area. While this alternative basically addresses some of the development goals set forth by the applicant, if this alternative or some variation on this alternative is adopted as the project, a new project layout and infrastructure plan would need to be conceived. The second of these two design options, cluster housing, should only be seriously considered if special needs senior housing is adopted as the market objective; all other forms of cluster housing that may be proposed would likely be small lot subdivisions which are distinctly incompatible with the higher market share housing orientation for this area which is both embedded in the City's General Plan land use designations for the northern perimeter of the City and such a housing type is inconsistent with approved projects in the vicinity, particularly with the Moorpark Country Club Estates project. This alternative is basically flawed from the standpoint of land planning and rural neighborhood design. The distribution of one acre parcels over the entire property (to meet either existing or proposed land use densities) is not recommended; if restricted to the project mass graded pad, a sufficient number of units may be able to be accommodated to make the project economically feasible with reservation of a conservation easement. However, since such easements are voluntary actions and cannot be required by the City, the applicant's willingness to adopt such a plan as the project would be influential over the decision to recommend such an option as superior to the project as proposed. 19.7 Alternative Locations A number of alternative locations exist within the City of Moorpark which could feasibly support the type of land uses proposed for the West Pointe Homes project. However, consideration of alternative development sites would not solve the basic land use and environmental design problems associated with conceiving and implementing a project that would be suitable for the property described in this document. The West Pointe Homes property has a number of significant constraints which require careful and thoughtful design. As discussed in previous chapters, these constraints can be addressed successfully through maintaining relatively small parcel sizes, minimizing infrastructure development, and designing a project organized around rural neighborhood principals. The open space to be situated within and around these rural neighborhoods should be retained as either unmodified or partially modified open space. If alternative locations are selected for the project, the specific habitat and open space benefits of the project as. proposed (preservation of significant biological habitat for rare and endangered species, preservation of ridgelines, establishment of trail linkages) would not necessarily be achieved at alternative locations. There is no environmental rationale for considering a number of specific alternative locations for the project proposed by the applicant. The City is currently reviewing a number of major specific plans that could accommodate a 250 unit home development including the Hitch Ranch or Levy Properties to the Chapter 19: Alternatives Analysis Page 24 south and southwest. In most respects, the impacts of the project would be very similar if the proposed development were situated in any semi - mountainous area around the perimeter of the City currently under consideration as Specific Plans. Furthermore, the CEQA requirements to consider alternative locations for projects was based on case law which was oriented to a dispute concerning the possible location of a major hotel project proposed to be situated in a highly sensitive portion of the coastal zone which included a large native American burial site. The project proposed in this case is not a commercial development nor is it proposed to be situated within the boundaries of any specially sensitive natural or cultural resource. Therefore, the consideration of alternative locations for this project is not directly relevant to the issues raised by CEQA case law concerning alternative locations. To perform such an analysis of specific sites would not address the germane issues for the West Pointe property which include how best to plan on -site preservation of a substantial portion of the property and how to evaluate what type of project density should be permitted over the present entitlements for the property. Evaluating the environmental effects of the proposed projects at other locations would not contribute to understanding the environmental issues relevant for this project. 19.8 Alternative 7: Applicant Analysis of the Impacts of Reduced Project Alternatives The applicant's environmental consultants and engineers prepared an analysis of several reduced density options for City Council consideration. The request for study of several reduced density alternatives was directed to City staff and the consultant by the City Council Affordable Housing /Community Development Committee. The Committee requested that the following density options be considered in the environmental analysis: the 66 unit approved project, a 120 and 180 unit alternative and the project as proposed. After completion of the environmental analysis by the EIR consultant, the impacts of the 250 unit proposal were considered in the text of the EIR chapters. The 66 unit project (existing entitlements) was evaluated in previously in this chapter as the No Project Alternative 2: Buildout to Existing General Plan and Zoning. The 120 unit project roughly coincides with the 1 Acre Estate alternative discussed previously (Alternative 4) and the 180 unit option is roughly comparable to the Cluster Housing for Special Needs option (Alternative 5). The Alternatives Analysis completed by the applicant's consultants is included in Appendix 1 of the EIR. However, much of this analysis was completed prior to the applicant making modifications and concessions regarding traffic mitigation, conservation easement planning, and other design modifications so the text of the analysis is not current. However, some of the impact summaries provided by the applicant's consultants may be of some relevance in considering various options. All of these options were considered without reference to any urban design considerations (type of market products, type of neighborhoods, connections to surrounding areas, compatibility with existing or future land uses, consistency with the General Plan Land Use Element, etc.). Therefore, for the purposes of deriving an environmentally superior project, the quantitative analysis provided by applicant is of limited utility. However, some of this quantitative analysis is included in the following brief discussion and accompanying summary tables. This analysis has been limited in scope to those computations provided by the applicant were deemed to be consistent with the project description and impact analysis completed by the EIR consultant. Air Quality The applicant prepared impact consultations to describe the basic changes in quantifiable impacts related to operational impacts. These computations are summarized below in Table 19 -1. These computations do not take into account ancillary trips related to second units and estate type uses which would be anticipated if the lower density project alternatives are constructed rather than the project as proposed. As expected, the increasing unit count correspondingly increases long term air quality operational impacts. All alternatives except the existing 66 unit entitlement option exceed operational thresholds. Chapter 19: Alternatives Analysis Page 25 The proposed project would roughly double the air quality effects of a lower density 1 dwelling unit per acre option studied above. Table 19 -1 Estimated Average Daily Emissions 2,388 190 50 140 Emissions Generated (pounds`per day) 180 -Unit Alternative Project 1,719 2001 2002 36 2003 164 Project Component ROC NOX ROC NOX ROC NO),_ ._ 250 -Unit Project 52.6 55.4 49.9 51.8 47.2 49.2 180 -Unit Alternative Project 37.9 39.9 35.9 37.3 34.0 35.4 120 -Unit Alternative Project 25.2 26.6 24.0 24.9 22.7 23.6 66 -Unit Approved Project & Alternative 13.9 14.6 13.2 13.7 12.5 13.0 Source: Impact Sciences, Inc. Traffic Circulation The trip generation estimates associated with various densities can be approximated, again subject to the understanding that the lower density project alternatives as presented may underestimate ancillary trips associated with related building uses, hobby ranching and other activities. As discussed in the more qualitative analysis provided previously, the impacts of the project on traffic (as on air quality and other population dependent variables) would be reduced proportionately to the number of residential units deleted. The 120 unit alternative is roughly twice the generation of the approved entitlement and the proposed project is, as expect, about four times the generation of the existing entitlement. The mid range options are proportionately higher than the approved entitlement. It is important to stress, when considering these quantitative estimates, that the impacts of the project as proposed, with mitigation incorporated as agreed upon by the applicant, are effectively offset at all intersections in the City where changes in levels of service were anticipated. Trip generation projections are provided in Table 19 -2. Table 19 -2 Trip Generation Projections Daily A.M. Peak Hour P.M. Peak Hour Land Use Traffic Total Enter Exit Total Enter Exit 250 -Unit Project 2,388 190 50 140 228 148 80 180 -Unit Alternative Project 1,719 137 36 101 164 106 58 120 -Unit Alternative Project 1,146 91 24 67 109 71 38 66 -Unit Approved Project & Alt. 630 50 13 37 60 39 21 Chapter 19: Alternatives Analysis Page 26 Table 3 Alternative Densities: Levels of Service The calculation of level of service impacts associated with these four options has now been updated and therefore the following table values indicating levels of service with various densities would need to be updated to define accurately the impacts of each alternative. This type of reanalysis would only result in very limited changes in the projected level of service values related to each development option. The calculated values presented below should only be considered approximations of impact since a number of changes have been made in the traffic report for this project since completion of this analysis. Not surprisingly, the higher the density, the greater the impact at various locations. However, compared to Chapter 19: Alternatives Analysis Page 27 2000 + Project 2005 + Project 2015 + Project 2015 + Project ICU -LOS ICU -LOS ICU -LOS ICU -LOS Alternative Prolects Study intersections A.M. P.M. A.M. P.M. A.M. P.M. A.M. P.M. Peak Peak Peak Peak Peak Peak Peak Peak 66 Unit Project: Los Angeles Ave./Tierra Rejada Rd. 0.59 -A 0.76 - C 0.61- B 0.78 - C 0.65-B 0.74 - C 0.77 - C 0.85 - D Los Angeles Ave. /Moorpark Ave. 0.58 - A 0.66 - 8 0.62 - B 0.77 - C 0.41 -A 0.77- C 0.58 - B 0.94 - E Los Angeles Ave. /Spring Rd. 0.74 - C 0.76 - C 0.69 - B 0.75 - C 0.68-B 0.83 - D 0.89 - D 0.94 - E Moorpark Ave. /Poindexter Ave. -First St. 0.67 - 8 0.68 - 8 0.64 - 8 0.74 - C 0.65 - 8 0.76 - C 0.63 - B 0.75 - C Moorpark Ave. /High St. 0.58-A 0.68-B 0.59-A 0.78 - C 0.56-A 0.61 - B 0.69 - B 0.67-B Spring Rd. /High St. 0.52-A 0.61 - 8 0.78 - C 0.74 - C 0.34-A 0.64 - B 0.74 - C 0.79 - C Walnut Canyon Rd. /Casey Rd. 0.63 - B 0.49 - A 0.75 - C 0.72 - C 0.52-A 0.60-A 0.73 - C 0.79 - C 120 Unit Project: Los Angeles Ave.lTierra Rejada Rd. 0.59 -A 0.76 - C 0.61- B 0.78 - C 0.65 - B 0.74 - C 0.77 - C 0.85 - D Los Angeles Ave. /Moorpark Ave. 0.58-A 0.66 - B 0.62 - 8 0.77 - C 0.41 -A 0.77- C 0.58-B 0.94 - E Los Angeles Ave. /Spring Rd. 0.74 - C 0.76 - C 0.69 - B 0.75 - C 0.68 - B 0.83 - D 0.89 - D 0.94 - E Moorpark Ave./PoindexterAve. -First St 0.68-B 0.68 - B 0.65 - B 0.74 - C 0.65 - B 0.76 - C 0.63-B 0.75 - C Moorpark Ave. /High St 0.60-A 0.69 - B 0.60 - B 0.80 - C 0.57-A 0.62 - B 0.70-8 0.68-B Spring Rd./High St. 0.53-A a 62 - B 0.78 - C 0.75 - C 0.34 -A 0.64 - B 0.75 - C 0.79 - C Walnut Canyon Rd /Casey Rd. 0.64-B a 50 - A 0.76 - C 0.73 - C 0.54 -A 0.61 - B 0.75 - C a 80 - 8 180 Unit Project. Los Angeles Ave.lTierra Rejada Rd. a 59 - A 0.77 - C 0.62 - B 0.79 - C 0.66 - B 0.74 - C 0.78 - C 0.86 - D Los Angeles Ave. /Moorpark Ave. a 59 - A 0.67 - B 0.62 - B 0.78 - C 0.42 - A a 77 - C a 58 - A 0.95 - E Los Angeles Ave. /Spring Rd. a74 - C 0.76 - C 0.70 - 8 0.76 - C 0.69 - B 0.84 - D 0.89 - D 0.95 - E Moorpark Ave. /Poindexter Ave. -First St. a69 - 8 a 68 - B 0.66 - 8 0.75 - C 0.66 - 8 a 76 - C 0.63 - B 0.76 - C Moorpark Ave. /High St. 0.61 - B a 70 - B a 62 - 8 0.81- D 0.59 -A 0.63 - B 0.72 - C a69 - 8 Spring Rd. /High St. a 53 - A 0.63 - B 0.78 - C 0.76 - C 0.34 - A 0.65 - B 0.75 - C 0.80 - C Walnut Canyon Rd. /Casey Rd. a66 - B a 52 - A 0.78 - C a 74 - C 0.56-A a 62 - B a77- C 0.82 - D 250 Unit Project. Los Angeles Ave./Tierra Rejada Rd. a 59 - A a 77 - C 0.62-B 0.79 - C a 66 - B 0.74 - C 0.78 - C 0.86 - D Los Angeles Ave. /Moorpark Ave. a 59 - A 0.67-B 0.62 - B 0.78 - C 0.42 - A 0.77 - C a 59 - A 0.95-E Los Angeles Ave. /Spring Rd. a 75 - C a 77 - C 0.70-B a76- C a69 - B 0.84 - D 0.89 - D 0.95 - E Moorpark Ave./Poindexter Ave. -First St. a 70 - B a69 - 8 0.67 - B 0.76 - C 0.67-B 0.77 - C a 63 - B 0.77 - C Moorpark Ave./High St. 0.63-B 0.72 - C 0.63-8 0.83 - D a 60 - A 0.64 - B a73 - C 0.70-B Spring Rd./High St 0.54-A 0.64 - 8 0.79 - C 0.77- C 0.35-A 0.65 - B 0.76 - C 0.80 - C Walnut Canyon Rd /Casey Rd. a 68 - B 0.53 -A 0.80 - C 0.75 - C 0.58-A a63 - B a79 - C 0.83 - D The calculation of level of service impacts associated with these four options has now been updated and therefore the following table values indicating levels of service with various densities would need to be updated to define accurately the impacts of each alternative. This type of reanalysis would only result in very limited changes in the projected level of service values related to each development option. The calculated values presented below should only be considered approximations of impact since a number of changes have been made in the traffic report for this project since completion of this analysis. Not surprisingly, the higher the density, the greater the impact at various locations. However, compared to Chapter 19: Alternatives Analysis Page 27 the project as proposed, with the incorporation of traffic mitigation measures, the project will result in more improvement to levels of service than any of the options considered in this analysis since the project now includes mitigation in excess of minimal requirements for pro -rata contributions. The summary of impacts presented in Table 19 -3 should be interpreted carefully and does not now accurately estimate impacts for the 250 unit alternative. Impact estimations for smaller scale projects should be considered relatively accurate. 19.9 Conclusions and Recommendations Aspects of the proposed project which have been developed cooperatively with the applicant and applicant's engineer that provide substantial environmental benefits over all alternatives include the following features of the project as proposed that are not included in any of the project alternatives at this time. These features include: ➢ The agreement to donate a several hundred acre conservation easement area for habitat protection ➢ The development of a loop trail system which connects in a north -south orientation to the Toll Brothers Moorpark Country Club Estates project; ➢ An agreement with the City to improve at substantial private expense the intersection of Moorpark/High street to restore level of service to C (this improvement includes a lane addition, signal coordination, and restriping); ➢ An agreement with the City to improve the intersection of Spring /High Streets; ➢ An agreement with the Corps of Engineers and County of Ventura to develop a substantial and important regional detention basin to contribute to the resolution of drainage deficiency issues in Chapter 19: Alternatives Analysis Page 28 the lower lying portions of the City adjacent to the Arroyo Simi; ➢ Progress redesign efforts to reduce the grading envelope of the project which resulted in reduced impacts to interior ridge systems within the project boundary and elimination of ridgeline impacts when viewed from the central view corridor along New Los Angeles Avenue; ➢ Agreement to participate in habitat enhancement, air quality construction mitigation plans, and related environmental protection measures; and ➢ Acceptance of a range of mitigation measures for natural and cultural resources that will result in unusual and unique protection of resources and habitats (as described in the EIR) including participation in implementing an interim corridor plan for Walnut Canyon. Deliberating About Alternatives: Some Suggestions for Consideration None of these features of the project, particularly the important conservation easement dedication, would necessarily be accomplished under other project alternatives. Therefore, any conclusions about an environmentally superior project needs to be tempered with the realization that all of the negotiated mitigation measures included in the Project Description and non - negotiated measures included in the EIR analysis would not necessarily be carried forward to other project alternatives, if these other alternatives are adopted. The only very significant issue that has not been resolved with the applicant regarding the design of the project infrastructure is the question of including an extension of the internal road system in the project southerly to Specific Plan 2. A related issue concerns the size of the detention basin on the property and Corps permitting of an in -line versus bypass basin, an issue that remains unresolved. For these two reasons, the consultants developed the Environmentally Superior Alternative which involves project phasing but retains the number of units requested. Many of the issues to consider for this project concerning designation of an environmentally superior alternative are directly related to the size of the mass graded pad to be developed in the center of the project. Therefore, in considering what type and size of project may be approved, since some alternative other than the approved entitlements should be approved to enhance environmental and ridgeline preservation, the ultimate size of the mass graded pad is the paramount variable of significance. For example, if the City Council considers reducing the project unit count without also reducing the estimated size of the mass graded pad, resource related impacts would not necessarily be reduced. Impacts that would be reduced with a decreased unit count, however, would include all impacts that are based ultimately on project population size (e.g., traffic, air quality, noise, etc.). A second important consideration for this project is the urban design objective of the alternative being selected. Approving projects is in fact the process whereby the designing and building of a City is undertaken. Therefore, any consideration in the count of units or the density of these units within a building area should be carefully deliberated with reference to urban design objectives, degree of integration of neighborhoods, type of housing, lot size relation to projected market for sale, quality of life issues and lot size, and related variables. Including sufficient units in the project to ensure that buildout is successful and that all required amenities can be funded is also an important consideration. Environmental issues which are based on population size estimates for various possible project densities are more simple to define as "better" or "worse" than the project. With certain caveats regarding estate housing, a reduction in project unit count will generally proportionately reduce impacts on City services, the school district, the City's roadway system, etc. However, if the City deems it advisable to reduce the unit count based on the analysis contained in this chapter, it is equally important to consider urban design, housing types and markets, neighborhood compatibility issues, and related concerns in considering the size of the project to be approved. A lower unit count for this project does not necessarily translate directly into a better project. The unit count proposed, if properly phased, is in part necessary to Chapter 19: Alternatives Analysis Page 29 offset the substantial negotiated mitigation measures included in the Project Description and Environmental Analysis. Consultant Recommendations An environmentally superior project that basically conforms with the applicant's objectives has been conceived through applicant negotiations with City Staff. Many of these negotiations have emphasized reconsideration of the project design. Amendments have been incorporated into the Project Description that accommodated most of the recommendations contained in the Environmentally Superior Alternative which was described in the Draft EIR. This altematuve would involve geReFally pFeserving the unit type ai;d unit r.Gunts requested by the appliGant with the ui;deFStanding that the Rumber Gf units developed needs to be Garefully GFqaAi the &*FenmeRtally SupeFiei: PFojeGt in thus Gase will prGbably involve seme unit redUlGtiGn but this .6 net Chapter 19: Alternatives Analysis Page 30 Chapter 19: Alternatives Analysis Page 31 Chapter 19: Alternatives Analysis Page 32 CHAPTER 20 MITIGATION MONITORING PROGRAM West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent Mitigation Measures Incorporated Into the Project Description 1. Habitat Enhancement Plan - Prior to issuance of grading The applicant shall complete Prior to issuance of grading Verification by permits, the Director of Community Development shall and submit a Habitat permits. Community approve a Habitat Enhancement Plan which shall be Enhancement Plan prior to Development integrated into the Landscape Plan for the project. The Plan issuance of grading permits. Director. shall include a`_provision requiring periodic monitoring of the enhancement. area and a means of 'enforcement should Periodic monitoring: of the Continuous during project Verification by unauthdrize ' _dlsturbances occur: The intent of the Plan enhancement area shall be grading., qualified biologist would be to protect on -site natural systems, trees and completed by a qualified resources and to devise methods for integrating planting biologist during construction Date Approved: suitable for recreational activities into the Landscape Plan. activities. Monitoring The Plan shall also provide guidance regarding revegetation ft uiienicy shdil lie in of wetland /riparian areas that will be disturbed by cornipliancr; *th ap`proved construction. The advice provided in this Plan should apply Habitat Enhancement Plan. to all existing or created on -site oak woodlands, riparian areas, detention basins and fuel modification zones. The purpose of this plan shall be to increase the biological carrying capacity of these areas. City of Moorpark 11/2001 Page 1 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Miti ation Monit ring Program — West Pointe Homes Mitigation Measure I Monitoring Actions Verification and Frequency Compliance Agent 2. Prior to issuance of a Zoning Clearance for Grading, fencing The applicant shall install Prior to issuance of grading Verification by or hedgerow of sufficient height and design shall be approved hedgerow or permits Community constructed between the edge of the fuel modification zone fencing at the edge of the fuel Development and the natural areas to prevent humans and domestic modification zone and the Director. animals from entering open space habitat areas. This fencing natural areas for the shall be ,placed along Lots 2.3.3, through 2.39 and along, purposes of delineating open Date Approved: portion of Lots 211 and 2'12:. The barrier could consist of a space boundaries. thick native brush line consisting of such native shrubs as laurel sumac, California coffeeberry, toyon, and coast prickly pear. Final design and height shall be subject to the review and approval of the Director of Community Development and shall be consistent with criteria establish by the California Department of Fish and Game. Fencing will not be placed within the jurisdictional areas of the site. 3. Pets and other domestic animals shall be prohibited from the Pets and animals are not Continuous Code enforcement - remaining open space habitat areas and in any revegetation allowed in open space areas Animal Control areas on the project site unless restrained by leash and and in revegetation areas accompanied at all times by the owner or res onsible party. unless on leash. City of Moorpark 11/2001 Page 2 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 4. The CC &R's shall contain provisions prohibiting h44mxan, CC and R's shall prohibit Continuous. Signs must be Verification by domestic animal., and motorized vehicle use in the entire domestic animal, and installed prior to issuance of Community apensp�mce ai preserved natural Gpen space areas. Tree motorized vehicle use in zoning clearance for first unit Development houses shall not be constructed in remaining trees within the preserved natural open space construction. Director. natural open space areas of the site. Interpretative signs areas and that tree houses shall be constructed and placed in appropriate areas, as shall not be constructed in Date Approved: determined by a qualified biologist, that explain the sensitivity remaining trees within the of natural habitats and the need to minimize impacts on these natural open space areas of Recipient of land natural areas prior to the issuance of Zoning Clearance for the site. Appropriate signage donation shell be construction of the first residential dwelling unit. The signs shall be constructed respensiblb for are required to state that they are entering a protected natural delineating sensitive habitat monitoring.: area and that all pedestrians must remain on designated areas. trails, all pets are restrained on a leash, and that it is illegal to harm, remove, and /or collect plants and /or animals. A qualified biologist shall monitdr.the,opep space area to prevent unauthorized intrusion. City of Moorpark 11/2001 Page 3 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 5. ! Plants listed in Table 4 -2 of the project EIR shall not be The Applicant shall not After review and approval of Verification by City planted within the common landscaped areas of the proposed incorporate any invasive plant Landscape Plan, and Final Landscape Architect site plan. This table shall be included within the CC &R's to species into the proposed Inspection an annual inspection and designated HOA notify and educate homeowners. In addition, a qualified landscaping areas. shall be ongoing. biologist. botanist, who shall recommend appropriate provisions to prevent other invasive plant species from colonizing Date Approved: remaining natural areas, shall review the landscaping plans within common areas of the project. These provisions may include the following: (a) review and screening of proposed plant palette and planting plans to identify and avoid the use of invasive species; (b) weed removal during the initial planting of landscaped areas; and (c) the monitoring for and removal of weeds and ot invasive plant species as part of ongoing landscape maintenance activities. A qualified botanist shall determine the frequency and method of monitoring for invasive species. These monitoring activities shall be included as a component of the C,C and R's 6. Lighting - All lighting along the perimeter of natural areas, All lighting along the After review and approval of Initial review and particularly street lamps, shall be downcast luminaries and perimeter of natural areas, Lighting Plan, and Final approval, and field shall be shielded and oriented in a manner that will prevent particularly street lamps, shall Inspection an annual inspection inspection by City spillage or glare into the remaining natural and open space be downcast luminaries and shall be ongoing. Lighting Consultant. areas. The City shall approve final lighting orientation and shall be shielded and oriented Subsequent design. All lighting proposed will need to be consistent with in a manner that will prevent inspections by Public Chapter 17.30 of the Municipal Code. spillage or glare into the Works Department. remaining natural and open space areas. Date Approved: City of Moorpark 11/2001 Page 4 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent Geologic and Seismic Hazards 1. Prior to recordation of the Final Map, initiation of rough The applicant or subsequent Prior to issuance of a grading Verification by City grading, or issuance of any subsequent development developers shall contract with permit. Engineer permits, the applicant or subsequent developers shall an engineering geologist and contract with an engineering geologist and geotechnical geotechnical engineer to Date Approved: engineer to quantify the engineering properties of the on -site quantify the engineering soil materials, to assess the potential for weak soils or properties of the on -site soil bedding layers which may affect cut and /or natural slopes, materials, to assess the and to verify that grading planned within landslide areas will potential for weak soils or be remediated to result in an increase in landslide stability bedding layers which may consistent with factors of safety approved by the City's affect cut and /or natural consulting Geotechnical engineers. This geotechnical study slopes, and to verify that shall, as deemed necessary by the City Engineer and grading planned within consulting City geologist and geotechnical engineer, further landslide areas will be assess slopes within or adjacent to proposed residential remediated to result in an development areas (depending on the final configuration of increase in landslide stability proposed individual residential parcels). Further assessment consistent with factors of must also address stability and mitigation measures for safety approved by the City's slopes within residential areas, basins, and the water tank consulting Geotechnical site and access road, as well as potential off -site impacts engineer prior to issuance of along access corridors. The findings and recommendations grading permit. of the geotechnical assessment shall be incorporated into the final design for both the residential and nonresidential components of the project. City of Moorpark 11/2001 Page 5 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 2. Unless determined otherwise, by subsequent geotechnical Landslides shall be removed Continuous during grading Verification by City studies, landslides shall be removed and recompacted and recompacted during operation. Engineer during grading. Alternatively, landslides or unstable slopes grading. can potentially be stabilized by constructing buttress or Date Approved: stabilization fill slopes to reduce their potential for future downslope movement. All cut and fill slopes, foundations and structures, shall be designed and constructed to comply with Chapter 70 of the Uniform Building Code (UBC) and applicable City and /or Country Grading Ordinances. Modifications to these standards shall be permitted only with the written concurrence of the City Engineer and the City's consulting geologist. 3. The applicant, or subsequent developers, shall contract with An engineering geologist Continuous during grading "cut" Verification by the an engineering geologist to study any unanticipated faults shall be on -site during the or removal of portions of the City Engineer. exposed during grading to detect any evidence of possible grading operation to assess grading operation. recent activity. dull . "disclosure of.. the ;(iaca #ian and any unanticipated faults Date Approved: characteristics of the on-site fault shall; be included as a exposed during grading. component of the project's escrow package, No structure Remed!atto shall follow the should be placed within 50 feet of any fault trace which pro'eduros ,contained in the exhibits recent activity. An engineering geologist shall define approved; grading; plan and final grading requirements for residential and recreational soils'report; facilities. All geological recommendations shall be reviewed and approved by the City Engineer and the City's consulting Escrow package shall One time activity during escrow Verification by geologist. Foundation designs in areas where fault traces disclose the ,location and package preparation: Community are identified but deemed inactive should address enhancing characteristics of the on -site Development the stability of homes in the event minor movement occurs fault: Director. as a secondary effect of ground shaking. ..._ .............___.... Date A roved: City of Moorpark 11/2001 Page 6 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 4. All habitable structures shall be designed to accommodate Habitable structures shall be Prior to issuance of building Same as (3) above structural impacts from 0.128 ground acceleration and a designed to withstand seismic permits maximum credible earthquake event of magnitude 7.6 events as required by the Date Approved: (Richter) or to another standard factor of safety if other Uniform Building Code. standards are deemed applicable to this project by the City Engineer and City geotechnical engineer. 5. Prior to the recordation of the Final Map, the applicant, or The applicant or subsequent Prior to recordation of the final Same as (3) above. subsequent developers, shall contract with an engineering developers shall contract with map. geologist to prepare grading recommendations, foundation an engineering geologist to Date Approved: design criteria, and other recommendations regarding prepare grading detailed project design. As a component of required recommendations, foundation subsequent geologic studies, a soils engineer shall evaluate design criteria, and other the condition of alluvium and unconsolidated soils. recommendations regarding Relatively loose soils or alluvium shall be densified or detailed project design removed and recompacted prior to placement of structures upon such soils. Other mitigation measures shall be incorporated into the final project design as required by the geological assessment. All geological recommendations shall be reviewed and approved by the City Engineer and the City's consulting geologist. City of Moorpark 11/2001 Page 7 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitorin Pro ram — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 6. Prior to issuance of grading permits, the Director of The Director of Community Prior to issuance of grading Verification by Community Development and City Engineer shall review the Development and City permits. Community project's grading,,plan to, ensure conformance with contour Engineer shall review the Development grading design criteria consistent with recommendations in project's conformance with Director and the City the City's Hillside Management Ordinance. Grading permits contour grading concept Engineer. shall not be issued until 40 scale grading plans have been design criteria consistent with developed that incorporated contour grading techniques. recommendations in the Date Approved: The project shall be constructed in accord with grading plans City's Hillside Management approved by the City Engineer and the Director of Ordinance Community Development. 7. Prior to issuance of a grading permit, a paleontological A paleontological mitigation Prior to issuance of a grading Verification by mitigation plan outlining procedures for paleontological data plan outlining procedures for permits. Community recovery shall be prepared and submitted to the Director of paleontological data recovery Development Community Development for review and approval. The shall be prepared and Director. development and implementation of this program shall submitted to the Director of include consultations with the applicant's engineering Community Development for Date Approved: geologist. The monitoring and data recovery should include review and approval. periodic inspections of excavations to recover exposed fossil materials. The cost of this data recovery shall be limited to A qualified paleontological Continuous during grading Verification by the discovery of a reasonable sample of available material. consultant shall be!on site activities. Community The interpretation of reasonableness shall rest with the during all grading activities Development Director of Community Development. and shall recover and curate Director. all significant remains in conformance with the approved mifigation plan. City of Moorpark 11/2001 Page 8 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent Air Quality 1. The project applicant has agreed to incorporate an Air The project applicant will Prior to issuance of grading Verification by City Emissions Mitigation Plan into the Project Description. The 43 develop an Air Emissions permits. Engineer and nine mitigation measures in this Plan presented in the Project Mitigation Plan. This plan will Director of Description (Chapter 4), will offset the air quality effects of the include the Air Quality: Community project to a considerable degree. However, because mitigation measures listed in Development. emissions of ROC, NOX and dust during construction grading Chapter 4 and Chapter 7 of would be significant, the following additional construction the F-iR, Date Approved: mitigation measures are required to be incorporated >in, the construction program: City of Moorpark 11/2001 Page 9 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitorin Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent • Equipment not in use for more than ten minutes should be The project applicant will Continuous- during all portions of Verification by City turned off. follow the Air Emissions grading and through to Engineer and City • The fuel injection grading of all diesel engines used in Mitigation Plan as outlined in completion of construction. Building Inspector. construction equipment should be retarded two degrees from the Project Description.. The the manufacturer's recommendation. applicant will, incorporate the Date Approved: • All diesel engines used in construction equipment should use use ° of. the 10 additional high - pressure injectors. measures outlined herein to • All diesel engines used in construction equipment should use minimize air quality impacts. reformulated diesel fuel. • Construction grading should be discontinued on days forecasted for first stage ozone alerts (concentration of 0.20 ppm) as indicated at the Ventura County APCD air quality monitoring station closest to the City of Moorpark. Grading and excavation operations should not resume until the first stage smog alert expires. • All clearing and grading activities shall cease during periods of high winds (i.e., greater than 15 miles per hour averaged over one hour) to prevent excessive amounts of fugitive dust. • All material transported off -site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. • All active portions of the site shall be either periodically watered or treated with environmentally safe dust suppressants to prevent excessive amounts of dust. • Facilities shall be constructed and operated in accordance with the Rules and Regulations of the Ventura County Air Pollution Control District. • Large scale construction vehicles and trucks exiting the project site during the mass grading period shall be required to have tire wash -downs to minimize the dispersion of dust onto local streets. City of Moorpark 11/2001 Page 10 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 2. Prior to the issuance of a Zoning Clearance for construction The applicant will contribute Prior to issuance of a building Verification by of the first residential unit, the applicant shall be required to $360,915 to the Moorpark permit for the first residential unit . Community make a contribution to the reduction of local and regional air Traffic Systems Management Development quality impacts through the payment of an air quality impact Fund Director. fee to the Moorpark Traffic Systems Management Fund consistent with the fee recommendations for residential projects contained in the Ventura County Guidelines to Air Date Approved: Quality Impact Analysis. Fees shall be paid for emissions in excess of the 25- pound - per -day ROC /NOX significance threshold. Fees shall be paid prior to the issuance of building permits. 3. The project applicant's contribution to the referenced air The applicant will contribute Prior to issuance of Zoning Verification by quality fee offset program is estimated to be approximately $360,915 to the Moorpark Clearance for construction of first Community $360,915. The fee calculations required to implement this Traffic Systems Management residential unit. Development measure are summarized in Table 7 -7 in the project EIR. Fund Director. The annual cost of reducing ROC is compared to the annual cost of reducing NO,. The contribution is based on the higher of the two costs, as off -site TDM funding would result in Date Approved: programs that reduce both pollutants. As shown, a total of $360,915 or $13,093 per pound of NO,, would be required to reduce the operational impacts generated by the proposed project to acceptable levels. City of Moorpark 11/2001 Page 11 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent Groundwater Supplies, Reclaimed and Domestic Water The applicant shall design an Prior to recordation of the final Verification by Systems and Surface Water Quality infrastructure plan which Vesting Tentative Map or any Community places all required water, phase thereof. Development 1. Prior to approval of the final Vesting Tentative Map or any sewer, and reclaimed water Director and City phase thereof, the proposed infrastructure plan for the conveyance facilities in Engineer. project shall be designed to place all required water, sewer, Walnut Canyon. and reclaimed water conveyance facilities in Walnut Canyon. Date Approved: The applicant shall obtain all necessary right -of -way and easements to install the required infrastructure in this alignment. The City may assist with the acquisition of such easements. 2. Prior to issuance of a grading permit, the applicant shall The applicant shall submit to Prior to issuance of grading Verification by the submit to the City Engineer for review and approval., an the City Engineer for review permits. City Engineer Erosion and Sediment Control Plan. This plan shall be and approval, an Erosion and prepared by the applicant and approved by the City Engineer Sediment Control Plan shall Date Approved: prior to issuance of any bulk or mass - grading permit for the be prepared by the applicant project. Sedimentation basins and devices for controlling and approved by the City storm water flows and reducing erosion shall be constructed Engineer prior to issuance of by the applicant or subsequent developers as required by any bulk or mass - grading the City and the County Flood Control District. Provisions for permit for the project. the construction of the sedimentation basins and erosion control devices shall be incorporated into the project Erosion Erosion control measures Continuous during project Verification by the and Sediment Control Plan. If clear and grub operations are outlined in the approved plan construction. city to proceed independently of and prior to the issuance of a shall be implemented and _Engineer mass grading permit, adequate temporary erosion control maintained by the applicant: Date Approved: devices will need to be installed prior to initiating clear and grub. City of Moorpark 11/2001 Page 12 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 3. Temporary erosion control measures shall be used Temporary erosion control Continuous- during all portions of Same as (2) above. during the construction process to minimize water quality measures shall be used the grading program and effects. Specific measures to be applied shall be during the construction continuing until final erosion Date Approved: identified in the project Erosion and Sediment Control process to minimize water control devices have been Plan. The following water quality assurance techniques quality effects. Specific deemed unnecessary GGRs shall be included as deemed necess k} the Cit Y r measures to be applied shall Pp to the approval of h ; the City Y Y —by Engineer: be identified in the project Engineer. Erosion and Sediment • Minimize removal of existing vegetation. Control Plan.. Proper • Provide temporary soil cover, such as hydro seeding, rOaintenance of BMPs stall mulch /binder and erosion control blankets, to protect be monitored by City exposed soil from wind and rain. l= ng €neer. • Incorporate silt fencing, berms, and dikes to protect storm drain inlets and drainage courses. • Rough grade contours to reduce flow concentrations and velocities. • Divert runoff from graded areas, using straw bale, earth, and sandbag dikes. • Phase grading to minimize soil exposure during the October through April storm period. • Install sediment traps or basins. • Maintain and monitor erosion /sediment controls. City of Moorpark 11/2001 Page 13 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 4. To minimize the water quality effects of permanent erosion The applicant shall construct Prior to issuance of Zoning Same as (2) above. sources, the following design features shall be incorporated permanent erosion control Clearance for first building permit into the project grading plan to the degree determined devices to reduce impacts to for any habitable structure. Date Approved: necessary by the project civil engineer. The City Engineer water quality. shall review and approve the grading plan to verify compliance with water quality enhancement features including: The applicant shall properly Continuous Same as (2) above. • drainage swales, subsurface drains, slope drains, storm maintain all permanent drain inlet/outlet protection, and sediment traps; erosion control devices. • check dams to reduce flow velocities; • permanent desilting basins; • permanent vegetation, including grass -lined swales; • design of drainage courses and storm drain outlets to reduce scour. 5. Prior to issuance of a grading permit, the applicant shall The applicant shall submit to Prior to issuance of a grading Same as (2) above submit to the City Engineer for review and approval an the City Engineer for review permit. Urban Runoff Management Plan to address water quality and approval an Urban Date Approved: impacts of the project. The management regime Runoff Management Plan. recommended in this Plan shall be the governing document for the long term maintenance of water quality features included in the project (e.g., first flush basins and other The City shall periodically Continuous Same as (2) above facilities). The City shall periodically monitor adherence to monitor' adherence to ` the the plans and management guidelines contained in the Plan. plans and management The Plan should require periodic analysis of the nutrients in guidelines contained in the the reclaimed water and the nutrient and moisture Plan. requirements of the grass and other landscaping within any turf areas in excess of two acres. City of Moorpark 11/2001 Page 14 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 6. Runoff from developed areas should be diverted to detention Runoff from developed areas Prior to approval of the final Same as (2) above. basins, or underground oil and grease traps or other Best should be diverted to Vesting Map or any phase Management Practices, as determined by the City Engineer. detention basins, or thereof. Date Approved: These devices should be designed by a registered civil underground oil and grease engineer as part of the drainage improvement plans for the traps or other Best project. Management Practices. Gentain that may be harmful tG Their These rlevirec ohO ld be pellutaants wildlife, design and location should be reviewed by a concerned designed by a registered ri,il conservation agency such as the California Department of engineer as port of the e. Fish and Game or an independent biologist, prior to approval drainage improvement plans of the improvement plans by the City Engineer and Director fo"he- project-: of Community Development. The basins and traps would The basins and traps will Continuous Same. as (2) above. require periodic maintenance by the property owner, require periodic maintenance homeowners association, or other entities. Provisions shall by the homeowners be made by the applicant to provide for maintenance in association. perpetuity rior to Final Vesting Map approval. 7. The grading permits issued for the development shall require The applicant shall obtain all NPDES Permit- Prior to issuance Same as (2) above, maintenance schedules for earthmoving equipment and necessary NPDES related of the initial grading permit. documentation of proper disposal of used oil and other permits prior to City issuance Date Approved: lubricants. The applicant shall obtain all necessary NPDES of the initial grading permit related permits prior to City issuance of the initial grading for the project and provide Equipment Maintenance- permit for the project. evidence of ongoing, Continuous during .project equip Menf maintenance . construction: City of Moorpark 11/2001 Page 15 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent Drainage, Sediment Transport, and Flood Control Planning 1. Prior to approval of a final map, the applicant shall submit to The applicant shall submit to Prior to approval of a final Vesting Verification by City the City Engineer for review and approval, a Master the City Engineer for review Map. Engineer. Drainage and Flood Control Improvement Plan which and approval, a Master identifies all required drainage and flood control Drainage and Flood Control Date Approved: improvements necessary to implement the proposed project. Improvement Plan which This plan shall be prepared in consultation with the Moorpark identifies all required City Engineer and the Ventura County Flood Control District drainage and flood control to facilitate required interagency coordination. The plan shall improvements necessary to identify all major improvements and typical drainage facilities implement the proposed for the project. The capacity, location, and size of all project. No Mass Grading culverts, collection devices, energy dissipaters, and related shall be permitted until improvements shall be designed to the satisfaction of the Master Drainage Plan is City Engineer and Ventura County Flood Control District. dpprpved Capacity details for the construction of the on -site private detention basins and the regional flood control basin in Walnut Canyon shall be included in the Master Improvement Plan. All necessary permits required to implement the Improvement Plan shall be obtained from the County Flood Control District prior to City issuance of a permit for mass grading. No mass - grading permit shall be issued until the Master Plan is completed and approved. The Master Plan shall identify improvements that must be completed coincident with the initiation of mass grading. All improvements shall be constructed consistent with approved plans. (CE - Map) City of Moorpark 11/2001 Page 16 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 2. Sediment yields in the watersheds within the project The applicant or subsequent Prior to approval of the final Verification by the boundary shall be computed for pre - development and developers shall prepare an Vesting Map, or any phase City Engineer. post - development conditions in accord with methods Erosion and Sediment thereof. outlined in Erosion and Sediment Yields in the Control Plan to address Date Approved: Transverse Ranges, Southern California (United States construction impacts and Geological Survey, 1978). These estimates of long -term operational effects Sedimentation Monitoring - sediment yield shall be completed prior to initiating final on downstream environments Continuous design of the regional flood control debris /detention and watersheds. This plait basin facility situated in the Walnut Canyon Drainage shall include monitoring and along the easterly project boundary. maintenance- provisions to keep sedimentation at acceptable levels: prepared by Professional eF a qualified 3. Prior to issuance of a permit for rough grading the applicant The applicant or subsequent Prior to grading permits for rough Verification by the or subsequent developers shall prepare an Erosion and developers shall prepare an grading. City Engineer and Sediment Control Plan to address construction impacts and Erosion and Sediment Director of long -term operational effects on downstream environments Control Plan to address Community and watersheds. This plan shall be prepared by a Certified construction impacts and Development Erosion and Sediment Control Professional or a qualified long -term operational effects Civil Engineer. Proposed management efforts shall include on downstream environments Date Approved: (but not be limited to) provisions for the use of vegetative and watersheds. This plan filtering enhanced by creek bed reconstruction, preparation shall be prepared by a of detailed erosion control plans, appropriate use of Certified Erosion and temporary debris basins, silt fences, sediment traps and Sediment Control other erosion control practices. The proposed plan shall Professional or a qu.al;ifi.ed also address all relevant NPDES requirements and Civil Engineer and shall recommendations for the use of best available technology. contain provisions to ensure long -term reduction in sedimentation rates. City of Moorpark 11/2001 Page 17 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 4. Prior to the recordation of a final map or any phase thereof The applicant shall make a Prior to recordation of the final Verification by the the applicant shall make a pro -rata contribution to the pro -rata contribution to the Vesting Map, or phase thereof. City Engineer. mitigation of cumulative regional drainage deficiencies mitigation of cumulative consistent with the remediation programs proposed in the regional drainage deficiencies Date Approved: Drainage Deficiency Study as adopted by the City. If a consistent with the formal fee program to implement required drainage remediation programs improvements is not adopted at the time of project approval, proposed in the Drainage the applicant's pro -rata contribution to funding required Deficiency Study and adopted regional improvements shall be included in the project by the City. Development Agreement. Payment of negotiated drainage improvement fees shall be required prior the recordation of a final map. City of Moorpark 11/2001 Page 18 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent Biological and Botanical Resources 1. Prior issuance of building permits and coincident with The proposed conservation Conservation Easement - One Verification by grading activities, the proposed conservation easement/conservation time activity prior to issuance of a Community easement/conservation dedication area shall be fenced with dedication area shall be Zoning Clearance for grading. Development wire (or other fencing as approved by the Director of fenced with f9up Gtrand Director. Community Development) to minimize intrusions by non- barbed wire (er eth e r fencing Trail Dedication — One time residents. A minimal designated trail system shall be as approved by the Director activity prior to approval of the Date Approved: devised for the easement area which, to the extent feasible, of Community Development) final Vesting Map. avoids or minimizes impacts to stands of native vegetation. to minimize intrusions. A The design of the trail system shall preserve, to the extent minimal designated trail Trail Maintenance- Continuous feasible, large tracts of Venturan Coastal Sage Scrub to system shall be devised for enhance the potential value of this dedication for wildlife. the easement area which, to The trail system shall be posted indicating penalties for the extent feasible, avoids or damage to or destruction of wildlife. All motorized vehicles minimizes impacts to stands shall be prohibited from entering the conservation area. of native vegetation. Open Prior to the approval of the Final Vesting Map the site plan Space grantee shall be shall be revised to include the dedicated trail alignment responsible for the long - term across the open space. The trail system shall be constructed maintenance of the trail as a minor multi -use trail and access to the area shall system. otherwise be restricted. The trail system shall be completed prior to occupancy of the first dwelling unit. City of Moorpark 11/2001 Page 19 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 2. Prior to the approval of the Final Vesting Map the applicant or The applicant shall construct Prior to issuance of building Verification by subsequent owner /developer shall dedicate a trail alignment a multiuse trail across the permits for phase one. Community across the open space conservation parcel. The trail conservation dedication area. Development system shall be constructed as a minor multi -use trail and Director. access to the area shall otherwise be restricted and shall be completed prior to occupancy of the first dwelling unit. Date Approved: 3. Disturbed (ruderal) vegetation zones within the conservation Disturbed (ruderad) vegetation Verification by i^ phase 9 easement/conservation dedication area shall be cleaned up zones within the Open Space Community and, to the degree feasible, restored pF49F to dGminant Area shall be cleaned up, and Development to the degree feasible, Continuous Director. restored by the Open Space grantee. Date Approved: City of Moorpark 11/2001 Page 20 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 4. Prior to issuance of grading permits, a proposed habitat A habitat restoration plan Habitat Restoration Permit - Prior Same as (1) above. restoration plan shall be developed to ensure shall be developed to ensure to issuance of grading permits. compensation for the loss of native habitats that will occur compensation for the loss of from project development. This plan may be included in native habitats that will occur Maintenance of Restored Area - the Landscape Plan for the project or may be prepared as as a result of project On going activity to continue for Date Approved: a separate document for City review and approval. The development. The plan will three years, or until the native habitat restoration plan shall emphasize the selective use be subject to the review and grasses, riparian corridor. and of purple needle grass (Stipa pulchra) and other native approval of the CDFG and perimeter plantings are grasses in the landscape plan for the property. The plan ACOE. and USF.W successfully established. shall also require, subject to approval of the Fire Department, the use of native plants common to Venturan Coastal Sage Scrub (e.g., Salvia apiana, Salvia leucophylla, Artemisia californica, Rhus integrifolia, Eriogonum fasciculatum, Encelia californica) in upland areas surrounding the project that are disturbed as a result of project development (geologic remediation, construction of fire access roads, etc.). The applicant shall also fund a program to provide an enhanced riparian canopy within and around the proposed detention basin consistent with requirements of the Department of Fish and Game and Army Corps of Engineers. The restoration shall be performed in accordance with current best available restoration procedures. The applicant (or a designee) shall be responsible for maintaining the restoration areas for a period of three years or until the native grasses, riparian corridor, and perimeter plantings are successfully established. City of Moorpark 11/2001 Page 21 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 5. The applicant/developer shall deposit with the City funds to The applicant shall pay to the Prior to approval of a final map. Same as (1) above. be held in trust for open space acquisition and maintenance. City a $25,000 contribution The sum of funds recommended in the EIR as an offset to and participate in the Date Approved: impacts related to rare plant communities is $25,000. This preservation, protection and trust fund deposit shall be used at the discretion of the City enhancement of open space for purposes consistent with the intents of the biological communities containing resources mitigation measures in the EIR addressing impacts significant plant communities. to rare plants, restoration of Valley Needle Grassland, and impacts to endangered species. The payment of this fee The funds shall be deposited shall be recognized by the City as full compliance with fee in the.Open'Space deposits for these purposes identified in the EIR. The Open Conservation and Space Conservation and Maintenance Trust Fund shall be Maintenance Fund.' used to protect and restore native habitat within the City 6. Native plants shall be used in the restoration of areas The City shall monitor the use After review and approval of Verification by City disturbed by the construction of the project. The City shall of native plants through Landscape Plan, and Final Landscape monitor the use of native plants through review and approval review and approval of all Inspection, an annual inspection Consultant, HOA and of all project landscape plans. project Iandscape plans. shall be ongoing Director of HOA shall :complete annual Community inspection and verify Development. consistency with approved landscape plans. Date Approved: City of Moorpark 11/2001 Page 22 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 7. The permanent removal of 10 California walnut trees that are The permanent removal of 10 Prior to recordation of the final Same as (6) above located within the California walnut woodland community, California walnut trees shall Vesting Map. shall be replaced at a 10:1 mitigation ratio by planting 100 be replaced at a 10:1 California walnut trees on the site or in the adjacent mitigation ratio by planting Conservation Easement/Conservation Dedication area. The 100 California walnut trees on Date Approved: trees should be planted dominantly within the upland areas the site or in the adjacent above the detention basin, in upland areas within restored Conservation riparian corridors, and in other upland areas within the Easement/Conservation Conservation Easement/Conservation Dedication area. Field Dedication area. research shall be conducted by a qualified biologist to determine whether soils, drainage, and compaction of the soil are suitable for survival of the species in all areas where restoration is planned. To ensure maximum survival rates, these replacement trees shall be limited to one - gallon specimens. If possible, replacement plantings should be derived from locally harvested native walnuts in the upper reaches of Walnut Canyon. Otherwise, if nursery stock is used for restoration, no grafted stock shall be permitted 8. A Tree Removal Permit shall be obtained from the City prior A Tree Removal Permit shall Prior to issuance of grading Verification by to removal of trees that meet the native oak and mature tree be obtained from the City permits. Director of criteria within the City's tree ordinance (no. 101). Permits for prior to removal of trees that Community tree removal shall not be issued until (or unless) the project meet the native oak and Development and has been approved by the City. The loss of 30 non - native mature tree criteria within the Replacement- prior to issuance of Qty-- €.ngineeeF City Peruvian pepper trees, 3 native blue elderberry 5 non - native City's tree ordinance (no. ibuilding,.permilts. Landscape blue gum, and 12 non - native tamarisk shall be replaced 101). Replacement quantities Consultant consistent with the City of Moorpark tree ordinance and maintenance schedule Monitoring — Continuous guidelines. shall`bje developed using the Date Approved: City's tree ordinance guidelines. City of Moorpark 11/2001 Page 23 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 9. Prior to grading, the single native oak tree which will be The single native oak tree Prior to issuance of a grading Verification by impacted by the project shall be preserved on the site and which will be impacted by the permit thereafter on a continuous Director of shall be protected from any adjacent grading or construction project shall be preserved on basis. Community operations. The measures that shall be taken to protect this the site and shall be Development. oak tree, and the other remaining protected trees on the site, protected from any adjacent shall be provided in the Biological Resources Mitigation Plan grading or construction Date Approved: outlined in the Project Description of the EIR (Chapter 4). operations. 10. Prior to recordation of the final map the proposed voluntary The proposed voluntary Prior to recordation of a final map. Verification by City Conservation Easement/Conservation Dedication shall be Conservation Engineer and secured by, at a minimum, (1) an irrevocable conservation Easement/Conservation Director of easement and (2) by a deed restriction. A separate parcel Dedication shall be secured Community shall be created for transfer of the dedicated open space to by, at a minimum, (1) an Development. conservation status. Although the parcel shall be deed irrevocable conservation restricted to prevent any future development, a reserved right easement and (2) by a deed Date Approved: for the development of a minimal trail system shall be restriction. A separate reserved. The subject parcel shall be designated as parcel shall be created for permanent open space on the City's General Plan Land Use transfer of the dedicated open Map. space to conservation status. City of Moorpark 11/2001 Page 24 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 11. The applicant shall be required to obtain all Clean Water Act The applicant shall be Prior to issuance of grading Verification by City 401 and 404 permits and clearances as administered by the required to obtain all Clean permit. Engineer. Army Corps of Engineers and the Regional Water Quality Water Act 401 and 404 Control Board /State Water Resource Board. These permits permits and clearances as Date Approved: shall be obtained prior to initiating any grading or clear and administered by the Army grub activities not covered under the City's grading Corps of Engineers and the ordinance. All conditions of the permits and certifications Regional Water Quality from these agencies that are designed to minimize impacts to Control Board /State Water biological resources and all measures to mitigate for the loss Resource Board. of jurisdictional habitats shall be implemented. Implementation of mitigation designed to offset impacts to lmplementation.of "mitigation Monitoring - continuous until Verification by areas of federal jurisdiction shall be monitored by the relevant shall be monitored by the plantings,are reestablished relevant federal federal agencies and by the City (under the Environmental relevant federal agencies agencies Quality Assurance Program) for the project. and by 1. the City (under "the Environmental Quality Assurance Program) for the project, 12. A Streambed Alteration Agreement shall be executed with Streambed Alteration Prior to issuance of grading Verification by City California Department of Fish and Game under provisions of Agreement shall be executed permit, thereafter periodically Engineer and Section 1603 of the California Fish and Game Code prior to with California Department of monitored. Director of issuance of grading permits. All conditions of this agreement Fish and Game prior to Community designed to minimize impacts to biological resources and all issuance of grading permits. Development. measures to mitigate for the loss of jurisdictional habitats shall be implemented. Implementation of mitigation designed Monitoring shall ` be the Continuous until reestablishment Date Approved: to offset impacts to areas of state jurisdiction shall be responsibility of the CDFG monitored by the Department of Fish and Game and by the and"tire City under the EQAi? City (under the Environmental Quality Assurance Program) program: for the project. City of Moorpark 11/2001 Page 25 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 13. Prior to issuance a grading plan, two artificial freshwater Two artificial freshwater Prior to issuance of Zoning Verification by spring shall be established within the Conservation spring shall be established Clearance for a grading permit. Director of Easement/Conservation Dedication area in a location that will within the Conservation Community provide maximum potential for long -term use by native Easement/Conservation Development. wildlife. These springs are designed to replace regionally Dedication area in a location available water sources that have been destroyed by that will provide maximum Date Approved: cumulative development. The springs are designed to potential for long -term use by contribute to the provision of habitat refuges for local native wildlife. mammals, birds, and potentially endangered species as well. Since the water sources for these springs would be artificial, Monitoring of habitat viability Continuous until adequate habitat Verification by City's riparian plantings within these restoration areas would not shall be provided snail be reestablishment. EQAP monitor. qualify for mitigation under federal or state permit procedures. included as `a component A qualified vertebrate biologist and botanist shall designate .of the project's ECO. the location of these artificial springs. These artificial springs shall be maintained to provide year round low flows of appropriate water volumes (similar to existing springs in the region). The created spring systems shall be designed to reproduce the conditions present at the existing natural springs in the Walnut Canyon area. The springs shall be appropriately revegetated with native plants and other streamside plants common in similar settings. The springs shall not be developed within 700 feet of any proposed trail system. City of Moorpark 11/2001 Page 26 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent To partially mitigate impacts associated with disruption of the Perimeter fencing shall be Prior to issuance of a Zoning Verification by the ecology of surrounding open space, the following mitigation provided in areas where Clearance for the first residential Director of measures have been recommended: future residents could obtain building permit. Community access to surrounding Development. 14. Perimeter fencing, subject to the review and approval of the private lands. Director of Community Development, shall be provided in Date Approved: areas where future residents could obtain access to surrounding private lands. 15. Off road vehicle use on property within the project boundary Off road vehicle use on Continuous Verification by City shall be prohibited. The CC &R's shall specify fines for property within the project Code Enforcement, unauthorized use of off road vehicles. boundary shall be prohibited. Police Department, Compliance monitoring shall and the Homeowners be provided. Association Date Approved: 16. The trail system design shall be submitted to the Director of Trail system design shall be Prior to issuance of a grading Verification by Community Development for review and approval. The submitted to the Director of permit. Community design shall be consistent with the recommendations Community Development for Development contained in the Project Description (Chapter 4) of the EIR. review and approval. The Director. Trail links shall provide with surrounding subdivisions and the design shall be consistent regional trail system shall be properly designated and shall with the recommendations Date Approved: prohibit the use of motorized vehicles. contained in (Chapter 4) of the EIR. City of Moorpark 11/2001 Page 27 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 17. Landscaping, lighting, construction practices and Landscaping, lighting, Prior to approval of the Final Map. Same as (16) above. management of the Conservation Easement/Conservation construction practices and Dedication area consistent with best management practices management of the Date Approved: for open space preservation shall be required for this project. Conservation These design, construction, and post- construction efforts Easement/Conservation shall be consistent with the applicant proposed Biological Dedication area shall be Resources Management Plan outlined in the Project consistent with best Description (Chapter 4). management practices. Impacts to special interest species that will result from loss of The applicant shall contribute Prior to issuance of Zoning Same as (16) above. habitat will require mitigation. Recommended measures include: $30,000 to the U.S. Fish and Clearance for the first residential Game for funding unit. Date Approved: 18. The applicant shall contribute $30,000 to funding endangered endangered wildlife species wildlife species breeding, predator trapping, or other support breeding, predator trapping, programs undertaken by the US Fish and Wildlife Service or or other support programs by appropriate private conservation institutions actively undertaken by the US Fish seeking to restore the status, range, or abundance of any of and Wildlife Service or by the rare, special interest, or endangered species that have appropriate private occurred or have the potential to occur within the project conservation institutions. boundary. This contribution shall be coordinated with the US Fish and Wildlife Service. Evidence of contribution approved by the Service shall be presented to the City prior to the issuance of building permits. Funding shall be established by preparation of a research design in consultation with the Fish and Wildlife Service and the City. (Note: this mitigation measure concerns offsets to state and federal species of concern or rare plants and animals and is an independent mitigation requirement from the City related issues concerning open space programs). City of Moorpark 11/2001 Page 28 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 19. The applicant shall contribute $15,000 towards the City's Verify deposit of $15,000 Prior to recordation of a Final Same as (16) above. sensitive species research program (established as a towards the City's sensitive Map. component of the Open Space Trust Fund previously species research program. Date Approved: referenced). The purposes of this program are to study how best to assist in providing adequate marginalized habitats in areas of urban encroachment for sensitive species that are predicted to occur within the West Pointe Homes property and surrounding area. The program shall include an updated inventory of sensitive species occurring in the project area. Recommendations shall be made to provide modifications to the Moorpark General Plan Open Space, Conservation, and Recreation Element to improve the accuracy of the existing inventory of native fauna. Management suggestions designed to permit at least the marginal survival of native wildlife shall be provided. The study shall also provide management advice on native fauna for agencies and private individuals. Provision must be made for disseminating the results of the study. Research programs shall be performed only by qualified professional botanists, wildlife biologists, or other relevant researchers. City of Moorpark 1112001 Page 29 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 20. No earlier than 45 days and no later than 20 days prior to The applicant shall have a Prior to Issuance of a Zoning Same as (16) above. grading /site preparation activities that would occur during the field survey conducted by a Clearance for Grading Permit for nesting /breeding season of native bird species potentially qualified biologist to any phase of the project. Date Approved: nesting on the site (typically February through August), the determine if active nests of applicant shall have a field survey conducted by a qualified bird species protected by the biologist to determine if active nests of bird species Migratory Bird Treaty Act protected by the Migratory Bird Treaty Act and /or the and /or the California Fish and California Fish and Game Code are present in the Game Code are present in construction zone or within 100 feet (200 feet for raptors) of the construction zone or the construction zone. A report of this field survey shall be within 100 feet (200 feet for submitted to the Director of Community Development . If raptors) of the construction active nests are found, a minimum 50 -foot (this distance may zone. If active nests ' are be greater depending on the bird species and construction found, the applicant shall' activity, as determined by the biologist) fence barrier (subject consist with the CDFG -and to the review and approval of the Director of Community USI" N prier, to the Development) shall be erected around the nest site and cbmmencement of grading, clearing and construction within the fenced area shall be postponed or halted, at the discretion of the biological monitor, until the nest is vacated and juveniles have fledged, as determined by the biologist, and there is no evidence of a second attempt at nesting. The biologist shall serve as a construction monitor during those periods when construction activities will occur near active nest areas to ensure that no inadvertent impacts on these nests will occur. City of Moorpark 11/2001 Page 30 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 21. Should the development of the project proceed as proposed, Fo"^„ w the As shied in– the— rneasuFes Verification by pressFE FesearGh GUtli irGluded in thi: 'table the entire project area would have degraded wildlife value Community PFGgFarnG —the compared to existing levels of significance. A typical partial Development Director mitigation for loss of habitat and open space would be setting €IR A der toTedFse the Deyelepmen+ greement aside essential habitat and open space at a ratio of at least 1 ire, is of the development acre open space to 1 acre developed land. Provisions for to the extent feasibde such a set -aside have been made in the Project Description. Final details concerning this conservation program shall be a Open Space Area shall be Continuous portion of the Development Agreement for the project. managed and maintained by a qualified conservation The restoration of the riparian area may provide some offset agency to ensure for the loss of essential native habitats within the project implementation of long -term boundary. The research programs suggested above may stewardship program: also contribute to the long -term preservation of remaining sensitive native habitats in the Moorpark area. Noise 1. No construction activities shall be permitted before 7:00 a.m. City shall ensure that or after 7:00 p.m., Monday through Friday. Saturday construction is not allowed Continuous during project Verification by City construction would be permitted with more restrictive hours if before 7:00 a.m. or after 7:00 construction. Building and Safety complaints from adjacent neighborhoods occur. p.m., Monday through Friday Department. Construction shall not permitted on Sunday or on holidays. or on Sundays and Holidays. Date of Approval 2. Stationary noise sources that exceed 70 dBA of continuous Noise sources exceeding 70 Continuous during project Verification by City noise generation (at 50 feet) shall be shielded with dBA shall be shielded with construction Building and Safety temporary barriers if existing residences are within 350 feet temporary barriers or existing Department. of the noise source. residences. Date Approved: City of Moorpark 11/2001 Page 31 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 3. Designated parking areas for construction worker vehicles Adequate construction Continuous during project Verification by City and for materials storage and assembly shall be provided. vehicle parking shall be construction. Building and Safety These areas shall be set back as far as possible from or provided with appropriate Department. otherwise shielded from existing surrounding rural residential setbacks. neighborhoods. Date Approved: 4. Immediately surrounding property owners shall be notified in Property owners shall receive Prior to initiation of grading. Verification by writing of construction schedules involving major grading. proper notification regarding Director of grading operations. Community Development. Date A roved: 5. A construction effects mitigation program shall be prepared The applicant shall prepare a Prior to occupancy of first phase Verification by and submitted to the City prior to occupancy of the first phase construction effects mitigation of project buildout. Community of project buildout. This program shall protect, to the degree program prior to occupancy of Development feasible, new residents from the impacts of sustained the first phase of project Director. construction on new neighborhoods. buildout. Date A proved: City of Moorpark 11/2001 Page 32 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent Fire Hazards and Fire Suppression 1. Prior to the recordation of the Final Map, the applicant shall The applicant shall retain a Prior to recordation of the Final Verification by retain a certified fire management professional to prepare a certified fire management Map. Community Fire Hazard Reduction Program; this program shall be professional to prepare a Fire Development prepared in consultation with the County Fire Protection Hazard Reduction Program; Department and District and shall be approved by the City Community this program shall be County Fire Development Director. The certified fire management prepared in consultation with Prevention District. professional shall be familiar with the objectives of fuel the County Fire Protection management in wildland -urban interface. A native plant District and "shall be approved Date Approved: specialist shall participate in the development of the fuel only when County fire management program. The program shall apply to all lands protection standards have within 200 feet of the proposed residences comprising the been met. project (or as amended by the certified fire professional based on fuel modification factors acceptable to the County Fire Protection District). City of Moorpark 11/2001 Page 33 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 2. The vegetation management requirements of the Fire Hazard The vegetation management Prior to recordation of Final Map. Verification by Reduction Program shall be clearly defined. The proposed requirements of the Fire Community West Pointe Homes Homeowners Association (HOA) shall be Hazard Reduction Program Development responsible for implementing this program in perpetuity. shall be clearly defined. The Consistency Monitoring- Department and Fuel modification zones are proposed to be retained in as proposed West Pointe Homes Continuous County Fire natural a state as safety and fire regulations will permit. The Homeowners Association Prevention District. zones will be designed by and planted under the supervision (HOA) shall be responsible of a landscape architect with expertise in native plant for implementing and Date Approved: materials and habitat restoration, with the approval of the City monitoring this program in Community Development Director, to appear as a transition perpetuity between the built environment and natural open space. Final approval of this Program by the County Fire Prevention District and City Community Development Director shall be required prior to the recordation of the Final Map. Appropriate language shall be included on the Final Map indicating the boundary of all areas of fuel modification hazard zones. 3. All structures adjacent to open space around the perimeter of All structures adjacent to Prior to issuance of building Same as (2) above the project shall be designed to satisfy at least a one -hour fire- open space around the permits resistant rating. Such structures shall incorporate fire perimeter of the project shall Date Approved: retardant features including boxed -in eaves, reduced be designed to satisfy at least overhangs, double paned windows, convection resistant roof a one -hour fire - resistant design, non - combustible roofing material, and related design rating. features. Building permits shall not be issued until review of fire retarding architectural features has been completed by the County Fire Protection District. Alternatively, design standards meeting Fire Department criteria could be included in the Fire Hazard Reduction Program and incorporated into the RPD Design Guidelines for the residential units. City of Moorpark 11/2001 Page 34 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 4. If required by the Fire Protection District, Interior fire sprinkler Interior fire sprinkler systems Prior to issuance of a building Verification by systems and /or roof sprinkler systems shall be included in the and /or roof sprinkler systems permit for hots 15.6 to 207 {or lots Building and Safety homes constructed on Lots 156 to 207 (or any lot adjacent to shall be included in the West adjacent to open space) as Department. the unmodified open space west of the project if these lots Pointe Homes Deve'lopme'nt shown in the Tentative Map. are renumbered prior to recordation of the Final Map). units 156 to 207 (or any lot Date Approved: adjacent ,to unmodified oppp space) as shown in the Tentative Map. 5. The applicant shall be required to comply with all County Fire The applicant shall be Prior to issuance of a building Verification by Protection District design requirements regarding hydrant required to comply with all permit. Building and Safety locations, fire ratings for building materials, fuel modification County Fire Protection District Department. requirements, fee payments for pro -rata cumulative impacts design requirements and other standard fire safety requirements prior to issuance regarding hydrant locations, Date Approved: of building permits. The City shall not issue building permits fire ratings for building until plan review and approval has been obtained from the materials, fuel modification County Fire Protection District. requirements, fee payments for pro -rata cumulative impacts and other standard fire safety requirements 6. Prior to recordation of the Final Map, the proposed interim The proposed interim Prior to recordation of the Final Verification by City secondary fire access road which extends onto adjacent secondary fire access road Map. Engineer and private property shall be recorded as a revocable easement shall be recorded as a Director of benefiting the West Pointe Homes subdivision. The terms of revocable easement Community revocation of this easement shall be limited to a condition that benefiting the West Pointe Development. adequate dual access to the site be provided developing a Homes subdivision. southern connector public street which shall link the West Date Approved: Pointe Homes project to the proposed North Hills Parkway arterial or other linkage to the public street system to be developed by the Hitch Ranch Specific Plan. City of Moorpark 11/2001 Page 35 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 7. Buildout of the project shall be consistent with an approved The Project b ildout shall be Prior to recordation of the Final Verification by Phasing Plan approved by the City Council. The Plan shall be consistent with the Phasing Map Director of consistent with requirements to provide adequate dual access Plan approved by the City Community to the proposed subdivision. Council. Development. Date Approved: 8. During all grading and site clearance activities, earth moving Earth moving and clearing Continuous during clearing and Verification by City equipment shall be equipped with spark arrestors and at least equipment shall be equipped grading operations. Fire Department and two fire extinguishers. All equipment used in the vegetation with spark arrestors and at Developers Contract clearance phase shall be equipped with spark arrestors and least two fire extinguishers. Manager, best available fire safety technology. The vegetation clearance activities shall be coordinated with and approved by Date Approved: the County Fire Protection Division. 9. All equipment and material staging activities shall be All equipment and material Same as (8) above. Verification by City coordinated with the County Fire Prevention Division. Fire staging activities and any Engineer and prone construction activities shall be prohibited during "Santa prohibited activities s:hal:l be Director of Ana" wind conditions. Goordinated—with monitored Community and enforced by the County Development. Fire Prevention Division. Date Approved: 10. The applicant shall be required to make a pro -rata fee The applicant shall be Prior to recordation of the final Verification by contribution to the provision of fire protection services. This required to make a pro -rata map. Director of fee shall be established prior to recordation of the first tract fee contribution to the Community map and shall be used to fund the construction, operation, or provision of fire protection Development. maintenance of fire suppression facilities in the project vicinity. services. Date A roved: City of Moorpark 11/2001 Page 36 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 11. Approved turn around areas for fire apparatus shall be Approved turn around areas Prior to recordation of a final map. Verification by provided where any access road is 150 feet or more from the shall be compliant with Fire Director of main project collector. Department Standards. Community Development. Date Approved: 12. If deemed necessary by the District, the project shall include If deemed necessary by the Prior to recordation of a final map. Verification by Fire a heliport and associated fire suppression equipment storage. District, the project shall Department. Any heliport facilities shall be conditioned for the Final Map of include a heliport and the project. associated fire suppression Date Approved: equipment storage. 13. Any gates to control vehicle access are to be located to allow Gates to control vehicle Prior to occupancy of the first Verification by Fire a vehicle waiting for entrance to be completely off the public access are to be located to phase of the project. Prevention Bureau roadway. The method of gate control shall be subject to allow a vehicle waiting for and Director of review by the Fire Prevention Bureau. A minimum clear open entrance to be completely off Community width of 15 feet in each direction shall be provided. If gates the public roadway. Development. are to be locked, a Knox System shall be installed. Date Approved: 14. Prior to recordation of a final map, proposed street names Proposed street names shall Prior to recordation of the Final Verification by Fire shall be submitted to the Fire Department Communication be submitted to the Fire Map. Prevention Bureau Center for review and comment. Department Communication and City Engineer. Center for review and comment. Date Approved: 15. Street signs consistent with County Road and Fire District Same as (14) above. Same as (14) above. Same as (14) above. Standards shall be installed prior to occupancy. Date Approved: City of Moorpark 11/2001 Page 37 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program —West Pointe Homes Mitigation Measure I Monitoring Actions Verification and Frequency Compliance Agent 16. Prior to grading, the applicant shall submit plans to the The applicant shall submit Prior to issuance of a grading Same as (14) above. Ventura County Fire Prevention Division for the approval of plans to the Ventura County permit. the location of fire hydrants; all hydrants shall be shown on Fire Prevention Division for Date Approved: the plan that are situated within 500 feet of the perimeter of the approval of the location of the residential development. fire hydrants 17. A minimum fire flow of 1,000 gallons per minute shall be A minimum fire flow of 1,000 Prior to recordation of the Final Same as (14) above. provided. The location and capacity of all water storage and gallons per minute shall be Map. conveyance facilities shall be reviewed and approved by the provided to all conveyance Date Approved: District. and water storage facilities 18. Fire hydrants shall be installed and in service prior to Fire hydrants shall be Same as (16) above. Verification by City combustible construction and shall conform to the minimum installed and in- service prior Engineer. standards of the County Water Works Manual. These to combustible construction standards specify: and shall conform to the Date Approved: minimum standards of the • Each hydrant shall be a 6 inch wet barrel design, and shall County Water Works Manual. have one 4 inch and one 2 1/2 inch outlet. • The required fire flow shall be achieved at no less than 20 psi residual pressure. • Fire hydrants shall be spaced 500 feet on center, and so located that no structure will be farther than 250 feet from any one hydrant. • Fire hydrants shall be 24 inch on center, recessed in from the curb face. 19. All grass or brush exposing any structures to fire hazards shall All grass or brush exposing Prior to the issuance of the first Same as (14) above. be cleared for a distance of 100 feet prior to framing. any structures to fire hazards building permit. shall be cleared for a distance Date Approved: of 100 feet prior to framing. City of Moorpark 11/2001 Page 38 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 20. An approved spark arrester shall be installed on all residential An approved spark arrester Same as (19) above. Verification by unit chimneys. shall be installed on all Director of chimneys of residential units. Community Development and Fire Prevention Bureau. Date Approved: California Administrative Code (Title 24- Section 2.1217) Address numbers, a minimum Prior to occupancy or final Verification by requirements that shall be imposed on the project include: of 4 inches high, shall be inspection. Building and Safety installed prior to occupancy, Department. 21. Address numbers, a minimum of 4 inches high, shall be shall be of contrasting color to installed prior to occupancy, shall be of contrasting color to the the background, and shall be Date Approved: background, and shall be readily visible at night. Where readily visible at night. structures are set back more than 150 feet from the street, larger numbers will be required so that they are distinguishable from the street. In the event the structure(s) is not visible from the street, the address number(s) shall be posed adjacent to the driveway entrance. 22. Portions of this development within a designated hazardous Structures within a Same as (19) above. Verification by fire area shall meet hazardous fire area building code designated hazardous fire Building and Safety requirements. area shall meet hazardous Department and Fire fire area building code Prevention Bureau. requirements. Date Approved: City of Moorpark 11/2001 Page 39 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent Growth Inducements and Impacts on City Jobs: Housing Balance 1. Prior to issuance of a Zoning Clearance for building permits, The potable water, reclaimed Prior to issuance of Zoning Verification by the potable water, reclaimed water, and wastewater disposal water, and wastewater Clearance for the first building Community facilities and conveyance lines required for the project shall disposal facilities and permit. Development be designed to accommodate the dwelling units together with conveyance lines required for Department, Building the limited development permitted under the existing General the project shall be designed and Safety Plan for lands along the conveyance lines. The computation to accommodate the dwelling Department, and of future buildout is subject to the review and approval of the units together with the limited Servicing Utility Director of Community Development prior to determining final development permitted under Agencies. line sizing. Building permits shall not be issued until this the existing General Plan for computation is provided and verified by service providers. lands along the conveyance Date Approved: All facilities shall be designed to accommodate peak rather lines. than average demand. City of Moorpark 11/2001 Page 40 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent Traffic and Transportation 1. The applicant has agreed to fund the full cost of required The applicant has to Prior to issuance of a building Verification by City improvements to the intersection of High Street and Spring ' s ' hall fund the full cost of permit for the first residential unit. Engineer. Road. Anticipated improvements to this intersection rquired improvements to the necessary to ensure operations are maintained at Level of intersection of High Street Date Approved: Service C include restriping of lane approaches to provide an and Spring Road. additional east bound lane. Based on present information, no widening is required to complete this improvement. This improvement shall be completed under a reimbursement agreement acceptable both to the City and to the applicant. Terms of reimbursement shall be defined in the Development Agreement for the project. Completion of this improvement by the applicant is in excess of CEQA based pro -rata requirements and has been entered into voluntarily by the applicant. This improvement shall be completed prior to the issuance of building permits for the 1st residential dwelling unit in the project. City of Moorpark 11/2001 Page 41 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 2. The applicant has agreed to fund the full cost of The applicant has agreed tG Prior to issuance of a building Verification of required improvements to the intersection of Moorpark shall' fund the full cost of permit for the first residential unit. compliance by City Road and High Street to ensure that project plus near required improvements to the Engineer. term cumulative traffic does not result in a reduction of intersection of High Street Level of Service to LOS D. Anticipated improvements and Moorpark Road. Date Approved: to this intersection include widening approaches to provide an additional through lane, restriping, providing signal timing and coordination between Casey Road and Moorpark High, completing north and south bound lane approaches, and related pedestrian improvements in the vicinity of the Moorpark/High Street intersection. This improvement shall be completed under a reimbursement agreement acceptable both to the City and to the applicant. Terms of reimbursement shall be defined in the Development Agreement for the project. Completion of this improvement by the applicant is in excess of CEQA based pro -rata requirements and has been entered into voluntarily by the applicant. This improvement shall be completed prior to the issuance of building permits for the 60th residential dwelling unit in the project. The improvement shall be completed and in operation prior to the issuance of the 100th building permit for the project. City of Moorpark 11/2001 Page 42 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 3. The applicant shall contribute to any cumulative traffic fee The applicant shall contribute Prior to issuance of a building Verification by program adopted by the City prior to issuance of the first to any cumulative traffic fee permit for the first residential unit. Community residential building permit for the project. At this time, relevant program adopted by the City Development fee programs exist only for the Los Angeles Avenue Area of to issuance of the Department and the prior st Contribution (AOC). Fees shall be paid in accord with AOC City's Traffic procedures in effect at the time of building permit issuance. In }"°eGt. Engineer. addition to the AOC fee (which only addresses improvements along the Los Angeles Avenue Corridor), the developer shall Date Approved: be required to make similar pro -rata contributions to any other traffic mitigation related pre- construction impact fees approved by the City Council to offset the long term effects on the City's street system. If the residential portion of the project is constructed prior to the adoption of any such additional mitigation fee programs being adopted, then, for impacts to intersections outside of the Los Angeles Avenue Area of Contribution, a proportionate share of future improvement costs shall be collected for locations where project traffic has a measurable effect on cumulative traffic volumes. The City Traffic Engineer and Community Development Department Director shall determine the required contributions prior to issuance of building permits; fees shall be paid prior to the issuance of these permits. City of Moorpark 11/2001 Page 43 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation ivionaorin Fro ram — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent Verification by the 4. The following traffic calming devices /techniques shall be The applicant shall Prior to occupancy of the first incorporated into the street improvements within the Caltrans incorporate MI traffic calming dwelling unit. City Engineer. frontage adjacent to the West Pointe project: techniques /devices as • rumble strips shall be placed on both the north and required by the City's Traffic southbound approaches to the project entrance and Transportation intersection; Department. • intersection warning signage shall be placed on both north and southbound approaches to this intersection as well; • to the degree permitted by Caltrans, the project entrance design shall be refined to include landscape transitions which parallel left turn and deceleration /acceleration lanes since an organized and patterned street tree planting program influences travel speeds; • speed limits should be clearly and sufficiently posted above and below the project entrance; • the City should implement a posted excess fine program for speeding along the corridor (similar to the Caltrans "Fines Doubled in Construction Zone" warnings posted in construction areas; and • advance signal and intersection notification should be provided on the approach to the project intersection if it is signalized in the future. City of Moorpark 11/2001 Page 44 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 5. To improve operations in the lower portion of the Walnut The applicant shall widen Prior to issuance of the first Verification of Canyon Corridor between Casey Road and the intersection of Moorpark AveRUeiHi9h StF building permit. compliance by City Moorpark Avenue /High Street, the following additional TG provide add#k).na,l taming Engineer. improvement measures are required: #wough -- lar+es-- fund - and • The approaches to Moorpark Avenue /High Street shall be constfuct all required traffic Date Approved: widened and re- striped to provide additional turning and impfoverrtent measures in the through lanes; lower portion of the Walnut; • The Charles Street intersection with Walnut Canyon shall Canyon Corridor. be restriped to provide proper pedestrian crossings and to maintain clearance for northbound left turn movements • Appropriate traffic calming devices shall be installed along approaches to intersections between Casey Road and Moorpark/High; • Proper signal interconnection, video controls, and improved signal coordination shall be installed between Casey Road/Walnut Canyon and Moorpark Road /New Los Angeles Avenue. 6. The applicant for the West Pointe Homes project shall The applicant shall be Prior to recordation of the Verification by contribute a pro -rata portion of the costs associated with required to provide a pro -rata Development Agreement. Director of implementing traffic improvements noted in 5 above. Until or contribution to supplement Community unless an Interim Corridor Improvement Plan is developed for the costs of traffic Development. Walnut Canyon Road (SR -23), the contribution of this project improvement implementation to the proposed improvements noted in measure (4) above along the Walnut Canyon Date Approved: should be negotiated as a component of the project Corridor. Development Agreement application. City of Moorpark 11/2001 Page 45 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Miticiation Monitoring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 7. The frontage improvements associated with the project shall The applicant shall provide Prior to recordation of the first Director of include completing shoulder widening and shoulder safety frontage improvements along Phase of the Tentative Tract Map. Community improvements along reverse curves immediately north and Walnut Canyon Road as Development and the south of the project. The scope of this improvement shall be contained in the Conditions of City Engineer. negotiated in the Development Agreement for the project. The Approval and the extent of improvement should be commensurate and ©evelopm+ nt Agreement Date Approved: proportional to the ultimate number of units developed. 8. The primary project collector street intersection with Walnut Primary project collector Prior to recordation of a Final Verification by City Canyon Road (State Route 23) shall be designed in street intersection with Map. Engineer and consultation with Caltrans to ensure that acceptable turning Walnut Canyon Road (State Director of radii, lane widths, shoulders, lane tapers, and adequate Route 23) shall be designed Community acceleration and deceleration improvements are incorporated in consultation with Caltrans Development. into the project entrance improvement program. Modifications to ensure that acceptable to State Route 23 required by Caltrans shall be constructed turning radii, lane widths, Date Approved: prior to issuance of first residential dwelling unit. An shoulders, lane tapers, and encroachment permit shall be obtained from Caltrans prior to adequate acceleration and construction of any proposed roadway improvements. Any deceleration improvements. additional right -of -way required to implement the Caltrans approved design for this entrance intersection shall be acquired by the applicant and dedicated to the State in a manner acceptable to Caltrans. All required dedication shall be illustrated on the Final Vesting Map. City of Moorpark 11/2001 Page 46 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 9. Entry monumentation that does not interfere with sight- Entry monumentation shall be Prior to the issuance of building Verification by distance or turning movements shall be incorporated into the incorporated into the project permits Community project entrance planning. Landscaping shall be provided entrance planning. Development appropriate to the entry that will not interfere with sight- Landscaping shall be Director and City distance or turning movement operations. The entrance provided appropriate to the Landscape landscaping shall extend along the full frontage of the project entry that will not interfere Consultant. to provide traffic calming consistent with current landscape with sight- distance or turning design practice. The final design for the project entrance movement operations. Date Approved: shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. In accord with Caltrans requirements, the turning and acceleration lanes provided along Route 23 at the project entrance shall be 12 feet wide. City of Moorpark 11/2001 Page 47 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 10. To offset concerns about dual public access to this project, Planned connections to the Conceptual Plan - Prior to Verification by City the design of the project shall be modified to ensure a Specific Plan 1 street grid issuance of grading permits. Engineer and properly designed connection of the West Pointe project to shall be developed in concept Director of the proposed City street system to the south. Planned Fading Engineered Plan - Prior to Community connections to the Specific Plan 1 street grid shall be hermits. - - - - -- and ultimately construction of 2/3 of the total unit Development. developed in concept prior to issuance of grading permits. constructed by the applicant: count. Costs associated with the development of this interconnection Date Approved: shall be estimated to the satisfaction of the City Engineer. No Construction — Prior to issuance more than 2/3 of the total project unit count or 165 units (if of a building permit for that unit 250 units are approved) shall be permitted to be built until which equals the 2/3 point of the completion of this roadway connection. If the applicant so approved number of units to be chooses, a temporary connection to Casey Road could be constructed. completed at applicant expense. If such a temporary connection is provided, a bond or other acceptable form of surety adequate to fund this eventual southern connection (to the boundary of the West Pointe Project) shall be required prior to the issuance of grading permits. This item shall be addressed in the project Development Agreement. (CE - Map) Public Services and Utilities 1. Prior to issuance of building permits for either the residential Payment of all legally Prior to issuance of any building Verification by or recreational components of the project, all legally mandated school impact fees permits. Community mandated school impact fees applicable at the time of Final applicable at the time of Final Development Map Recordation shall be paid to the Moorpark Unified Map Recordation shall be Director. School District. paid to the Moorpark Unified School District. Date A roved: City of Moorpark 11/2001 Page 48 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 2. The project's contribution to offsetting cumulative impacts on The applicant shall veluntaFily Prior to recordation of the final Verification by educational quality shall be mitigated by the contribution of a contribute $ 20,000 in the map. Community $20,000 Educational Quality Grant to the District. This form of an Education Quality Development contribution is not required but is considered voluntary. Grant to the Moorpark Unified Director. These funds shall be restricted to the purchase of library School District. books and the improvement of existing library resources (including special education teaching materials) at either Date Approved: elementary or secondary school facilities. 3. Prior to issuance of building permits for either the residential The Moorpark Police Prior to issuance of building Verification by the or recreational components of the project, the Moorpark Department shall review and permits. Moorpark Police Police Department shall review development plans for the approve development plans Department and incorporation of defensible space concepts to reduce for the incorporation of Director of demands on police services. To the degree feasible, public defensible space concepts to Community safety planning recommendations shall be incorporated into reduce demands on police Development. project plans. The applicant shall prepare of list of project services. features and design components that demonstrate Date Approved: responsiveness to defensible space design concepts. The Community Development Director shall be responsible for review and approval of all defensible space design features incorporated into the project. This review shall occur prior to initiation of the plan check process for either residential or commercial buildings. City of Moorpark 11/2001 Page 49 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Miticiation Monitoring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 4. Prior to the issuance of a Zoning Clearance for Construction, The applicant shall prepare Prior to issuance of a Zoning Verification by the applicant shall prepare and submit to the Community and submit a security plan for Clearance for Construction of the Community Development Department for review and approval a security the gated comrnuni:ty. This first unit. Development plan for the gated community. This plan shall be oriented to plan shall; -be designed to Director. reducing potential service demands on police or emergency reduce :potential . service service providers. (Existing plans that get reviewed during 30 demands on= police or Date Approved: day review period should be sufficient) Not added as a emergency service providers: condition of approval. 5. Prior to issuance of a Zoning Clearance for Construction of A Solid Waste Management Prior to issuance of a Zoning Verification by residential units a Solid Waste Management Plan shall be Plan shall be prepared and Clearance for construction of Community prepared and submitted to the Community Services Analyst submitted to the Community residential units. Development for the City responsible for Solid Waste Management Services Analyst for the City Director and the Programs for review and approval. This plan, which shall responsible for Solid Waste Community Services include specific measures to reduce the amount of refuse Management Programs for Director. generated by the proposed project, shall be developed in review and approval. consultation with the Ventura County Sold Waste Date Approved: Management District and the City of Moorpark to meet waste reduction requirements established by the California Integrated Waste Management Act of 1989. City of Moorpark 11/2001 Page 50 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 6. The Solid Waste Mitigation Plan shall include a green waste A R-^' Este MaRagem ° ^+ Prior to approval of the Final Map Verification by reduction program. Green waste related to open space Plan 'Shall and issuance of a Zoning Community — prepared maintenance and neighborhood yard maintenance shall not Clearance for construction of Development be deposited in landfills. Grass recycling, p ortable chipping, SeWise s- ARalyst f9F tha residential units. Director and —rity on -site reuse of trimmings, drip irrigation systems, and use of respeRsible fer. Solid W Community Services efficient fertilizers and other landscape management Management Programs for Analyst recommendations shall be included in this program review- and- apwraval- The ` plant shall - include a Annual monitoring- Continuous Date Approved: green waste recycling plan and... shall be monitored for compliance' with Stote recycling requireents by the Community Services Analyst: 7. The Plan shall also include a provision for the integration of A Solid Waste Management Prior to issuance of a Zoning Verification by waste reduction and household hazardous waste Plan shall be prepared and Clearance for construction of the Community management concepts into the residential project CC & R's. submitted for 1. review '_and residential units. Development The Plan will include measures on how to do household approval to the Community Director, and recycling, composting, and refuse reduction. Educational Services Analyst for the City Community Services materials shall be provided to residents demonstrating refuse for Solid Wa Director. Fespensible reduction and reuse techniques. MaRagemeRt Prams fsr Date Approved: 8. Where feasible, the use of recycled building materials shall be The use of recycled building Prior to recordation of required Verification by included in the construction of both the residential and materials shall be included in CC &Rs. Community recreational components of the project. Language shall be the construction of both the Development included in the CC &R's to encourage such use. residential and recreational Director. components of the project. Date Approved: City of Moorpark 11/2001 Page 51 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 9. Residential units shall include "built -in" recycling and Units shall be equipped with Prior to a Zoning Clearance for Verification by trash separation areas. "built -in" recycling and trash construction. Community separation areas. Development Director. Date Approved: Aesthetics and Visual Resources 1. The entrance to the proposed project shall be designed to The entrance to the proposed Prior to issuance of a grading Verification by provide entry monumentation, appropriate landscaping and project shall be designed to permit. Director of signage. An orderly and consistent tree planting program provide entry monumentation, Community shall be established to provide a landscaping pattern at the appropriate landscaping and Development. entranceway that resembles a rural ranch entry road design. signage at the entry point. All entry roads shall be planted so trees are spaced at equal Date Approved: intervals. Recommended tree plantings for these entry points shall include the non - natives typically used in ranch settings for entryways in the City of Moorpark including olive trees, poplars, eucalyptus, and other native or naturalized trees. The use of xeriscape accent features (agave, yucca, and local types of cactus [Opuntia sp.] shall be encouraged in the entry design. City of Moorpark 11/2001 Page 52 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 2. The eastern perimeter of the project shall be designed to The project shall be designed provide a substantial restoration of riparian landscape features to provide a substantial within the Walnut Canyon drainage situated between Walnut restoration of riparian Prior to issuance of a grading Verification by Canyon Road and the project. The drainage /detention facility landscape features within the permit. Director of slopes within both the public and private debris /detention Walnut Canyon drainage Community facilities within the development shall be landscaped with situated between Walnut Development. native riparian woodland plants (such as valley oak, live oak, Canyon Road and the project. sycamore, poplar, and willow). Similar landscaping shall be Date Approved: provided in the central drainage located central to the project. 3. Restoration landscaping along Walnut Canyon Road shall The landscaping program for Prior to issuance of a grading Same as (2) above. emphasize reestablishment of existing native and non - native areas visible from Walnut permit. habitat. The landscaping program for areas visible from Canyon Road shall Date Approved: Walnut Canyon Road shall emphasize restoration of the emphasize restoration of the existing vegetation and the use of tiered, tree lined streets to existing vegetation and the minimize the adverse effects of the urban design planned use of tiered, tree lined along this perimeter. streets to minimize the adverse effects of the urban design planned along this perimeter. City of Moorpark 11/2001 Page 53 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Miticiation Monitoring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 4. Low intensity night lighting shall be required within the Low intensity night lighting Prior to issuance of a grading Verification by the streetscape and at intersections. Lighting standards shall be shall be required within the permit. City Lighting rural in nature, low in profile, and shall be minimized along streetscape and at Engineer. street corridors. More intensive lighting is appropriate at intersections. Front and rear intersections within the project boundary but this lighting shall yard lighting restrictions shall Date Approved: be only sufficiently intensive to provide for vehicle and be'lricluded itt' the project pedestrian safety. The project entrance lighting should CG Rs and Planned emphasize low intensity landscape feature uplighting of Development Permit accent landscaping plants. Standard approach lighting within cohditions. the Walnut Canyon Road Corridor shall comply with Caltrans design standards. Front and rear yard lighting restrictions shall be included in the project CC &Rs and Planned .Development Permit conditions. 5. The proposed trail system for the project shall be designed to The proposed trail system for Prior to issuance of a grading Verification by retain the integrity of the proposed open space preserve. The the project shall be designed permit. Community preserve area shall be fenced (consistent with biological to retain the integrity of the Development mitigation recommendations) to prevent unauthorized use or proposed open space Director and intrusion. Trail systems developed within the project shall not preserve. a qualified approved consulting' be illuminated. A north -south trail alignment shall be biologist shall review, the plain biologist developed which links the east -west trail system along "C to minimize impacts to the street in the Moorpark Country Club Estates project. This open space area. Date Approved: north -south connection should traverse the Walnut Canyon drainage and connect to the Hitch Ranch and other areas south of the West Pointe project. The applicant shall be responsible for developing this trail linkage. City of Moorpark 11/2001 Page 54 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 6. Appropriate management and use guidelines for a proposed The recreational facility shall Prior to issuance of building Verification by recreational facility to be developed within the project emphasize +inn the permit for the recreation facilities. Community preten boundary shall emphasize protecting the quality of life of quality of life of the Development immediately surrounding residents with rear or front yards +,mmedfately surrounding be Director. facing or adjacent to this facility. adjacent to residents with rear or front yards facing or Date Approved: adjacent to this facility. 7. The design of the project streetscape shall minimize street The design of the Prior to issuance of a grading Verification by widths, provide differentiated streetscape patterns within the streetscape, lighting and permit. Community various street tiers within the development and shall provide landscaping for the project Development for minimal neighborhood lighting consistent with traffic and shall be reviewed and Director. pedestrian safety. A parkway concept for the project should approved in concept by the be created to assure a decidedly rural aesthetic. This Community Development Date Approved: modification may involve using rolled curbs, a narrower street Director. Field conditions section, low intensity decorative lighting, a parkway street shall be subject to the review section (rather than a typical subdivision pattern), the use of and approval of the decorative, rural boundary fencing along streets, and other Community Development features. The design of the streetscape, lighting and Director. landscaping for the project shall be reviewed and approved in concept by the Community Development Director prior to preparation of final landscape plans. Final plans shall be prepared consistent with Director approved design concepts. 8. The streetscape within each neighborhood shall be fully Same as (7) above. Same as (7) above. Same as (7) above. landscaped and treated with rural design features typical of the immediate project vicinity. Date Approved: City of Moorpark 11/2001 Page 55 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Miticiatin n Monitoring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent Prior to issuance of building Same as (7) above. 9. Estate homes along the northern perimeter of the project shall be planned as single story structures with relatively low Estate homes along _ , the roof profiles and reduced massing to protect the viewsheds and northern perimeter shall be designed w4h r-edUGed permit. quality of life attributes of surrounding residential properties; massing as , single -story Date Approved: structured to protect scenic viewsheds and quality of life attributes. Same as (9) above. Same as (7) above. 10. Homes situated on higher elevation landforms within the upper tiers of the project shall be designed to have reduced massing Homes located on higher and lower roof profiles to minimize their visual dominance. elevation shall be designed with reduced massing and lower roof profiles. Date Approved: Prior to issuance of a grading Verification by City 11. To the degree feasible from an engineering and slope stability standpoint, the post - grading slope remediation Slopes shall be constructed areas along the northern and southern ridgelines should better reflect utilizing contour grading to reduce visual effects of slope permit. Engineer and contour grading design to diminish the visual effects of slope rnodifcatioaS. City. Engineer Communit y modifications shall: review and approve all Development slt pe remediation plans,. Director. Date Approved: 12. The street widths, streetscape patterns, lighting, and parkway concept for the project shall be created to The street widths, Prior to issuance of a grading Verification by City assure a rural aesthetic. This modification may involve providing for rolled streetscape patterns, lighting, and parkway concept for the permit. Engineer and curbs, a narrower street section, low intensity decorative lighting, a parkway street section (rather than typical project shall be created to Director of Community a subdivision pattern), the use of decorative, rural boundary assure a rural aesthetic. Development. fencing along streets, and other features. Date Approved: City of Moorpark 11/2001 Page 56 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 13. A dedicated location, perhaps adjacent to the proposed HOA A location shall be set aside Prior to issuance of any building Verification by City meeting hall, shall be set aside for landscape maintenance for storage of landscape permits for the recreation Engineer. tools and equipment; maintenance tools and buildings or improvements. equipment. Date Approved: 14. The streetscape within the various tiers of the neighborhood Streetscapes for the interior Prior to issuance of a grading Verification by should be fully landscaped and treated with rural design shall be developed to permit. Community features typical of the immediate neighborhood. maintain rural character. Development Director. Date Approved: 15. An area dedicated to neighborhood use, congregation and The project shall incorporate Prior to issuance of a grading Verification by recreation should be incorporated to enhance the sense of areas of congregation and permit. Community community and quality of life of future residents and to reduce recreation. Development impacts upon other public facilities. Recommended Director. components for this area include: • tennis courts, Date Approved: • a neighborhood swimming pool, • a small office and assembly room which would serve as an HOA office and community meeting area, and • a small landscaped park/picnic and outdoor congregation area. City of Moorpark 11/2001 Page 57 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitorin Program — West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency 16. The design features of the project shall comply, to the extent The design features of the Prior to issuance of a grading feasible, with the design guidelines and development project shall comply, to the permit. standards contained in the City's Hillside Management extent feasible, with the design guidelines and development standards contained in the Ordinance. Final details concerning landscaping, streetscape, design guidelines and City's Hillside Management Ordinance. Details concerning and the architecture of residential units shall be provided to development standards landscaping, streetscape, and the architecture of residential the Community Development Director for review and approval contained in the City's Hillside units shall be provided to the Community Development prior to issuance of grading permits. Management Ordinance and Director for review and approval prior to issuance of grading the approved RPD design permits. manual. 13. Detailed information about the landscape, entry monumentation, and gate and signage design features of the IRG9FPerate detailed de i- Prior to issuance of a grading permit. feat, into the-- ,-ires pfojeEt plan -- Detailed design project shall be incorporated into the Project Description or included in the recommended Development Agreement for information consistent with this project. This detailed information shall comply with the the ' City`e Hillside design guidelines and development standards contained in the Management Ordinaft shall City's Hillside Management Ordinance. Details concerning be included on the landscaping, streetscape, and the architecture of residential landscaping, streetscape and units shall be provided to the Community Development architectural plans' Director for review and approval prior to issuance of grading permits. Compliance Agent Same as (15) above. Date Approved: Verification by Community Development Director. Date Approved: City of Moorpark 11/2001 Page 58 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Miti ation Monit ring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent Cultural Resources 1. A cultural resource monitoring program shall be instituted A cultural resource monitoring Continuous during initial clearing Verification of during the initial vegetation clearance for the project. The program shall be instituted of the project and subsequent Compliance by City's purpose of this monitoring program is to determine if any during the initial vegetation phases of grading. Environmental significant deposits not identified during the Phase I survey clearance for the project. A Consultant. exist within the project boundary. The monitoring shall be qualified archaeologist shall limited to the initial vegetation clearance phase of the grading be on -site during all Phase. { Date Approved: program. If cultural deposits meeting the significance criteria grading activities: defined in CEQA Guidelines are encountered, limited data recovery shall be conducted. Chumash representatives shall be actively involved in the monitoring and any subsequent phases of the project mitigation program. Participation shall include monitoring of archaeological investigations, construction monitoring, and data analysis. Insignificant Effects 1. Prior to the issuance of a Zoning Clearance for the first An exterior lighting plan shall Prior to issuance of building Verification by building permit to be issued for the project, the Community be prepared by an electrical permits for the first units. Community Development Director shall approve a lighting plan for all engineer registered in the Development exterior lighting. A lighting plan shall be prepared by an State of California. Director and City electrical engineer registered in the State of California. The Engineer. lighting plan shall achieve the following objectives: void interferences with reasonable use of adjoining properties; Date Approved: minimize on -site and off -site glare; provide adequate on -site lighting; limit electroliers height to avoid excessive illumination; provide structures which are compatible with the total design of the proposed facility; and minimize energy consumption. City of Moorpark 11/2001 Page 59 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monitoring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent The lighting plan shall include the following provisions: 2. A photometric plan showing a point -by -point foot candle layout to extend a minimum of twenty (20) feet outside the lot A photometric plan shall be by the Prior to issuance of any building Verification by City parking and clubhouse boundaries. The layout plan is to be based on prepared applicant. permits. Lighting Engineer a ten (10) foot grid center. Down lighting and accent and Director of Community landscape and building lighting shall be employed throughout the project. Entrance lighting along project access roads shall Development. be compatible with the surrounding rural neighborhood. Date Approved: 3. Maximum overall height of fixtures shall be twenty (20) feet, unless otherwise approved by the Community Development Light fixtures shall not exceed height limitations unless Same as (2) above. Same as (2) above. Director. Fixtures must possess sharp cut -off qualities with a cleared by Community Date Approved: maximum of one foot candle illumination at property lines. Development Director. 4. There shall be no more than a seven -to -one (7:1) ratio level of illumination shown (maximum -to- minimum ratio between Lighting standards shall be designed to the specification Prior to issuance of any building Same as (2) above. lighting standards). of Moorpark Municipal Code permits. Date Approved: 17 -30. 5. Energy efficient lighting fixtures shall be provided which are Compliance with Moorpark Prior to issuance of any building Verification by City compatible with adjacent properties. Municipal Code 17 -30. permits. Lighting Engineer. Date A roved 6. No light shall be emitted above the 90 degree or horizontal plane. No direct light source shall be visible from the street or Same as (4) above Prior to issuance of any building Same as (5) above. adjacent properties. permits. Date Approved: City of Moorpark 1112001 Page 60 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Monit ring Program —West Pointe Homes Mitigation Measure Monitoring Actions Verification and Frequency Compliance Agent 7. Light standards in the parking lot shall be shielded and Same as (4) above Prior to issuance of any building Same as (5) above. directed downward to avoid light and glare on neighboring permits. properties. Date Approved: 8. Lighting devices shall be high enough to prohibit tampering by Same as (4) above Prior to issuance of any building Same as (5) above. anyone on the ground unless tamper -proof fixtures are permits. approved by the Director of Community Development. All Date Approved: parking areas shall be provided with a lighting system capable of illuminating the parking surface with a minimum maintained 1 -foot candle of light and shall be designed to minimize the spillage of light onto adjacent properties. All exterior lighting devices shall be protected by weather and breakage resistant covers. 9. Street lighting and rural lot lighting standards specified in the Same as (4) above Prior to issuance of any building Same as (5) above. EIR Urban Design Guidelines shall be incorporated into the permits. project photometric plans. Date Approved: City of Moorpark 11/2001 Page 61 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Mitigation Measures Proposed by the Applicant incorporat d tr to the Prbjbdt,Descnptlon Environmental Issue Mitigation Measure Prior to issuing grading or building permits, the Community Development Director shall approve a Habitat Enhancement Plan as a component of the Project Landscape Plan. The Habitat Plan shall apply to all existing or created on -site trees Habitat Enhancement Plan oak or planned compensating woodlands, riparian areas, detention basins, and fuel modification zones (if required). This plan is intended to increase the biological carrying capacity of the upslope areas above Agoura Road (on the south side), and to re- vegetate any areas that require geologic remediation. Policies and design features incorporated into this shall address the following plan concerns. Introduction of non - native In order to protect the native plant communities within the natural open space areas south of the site and the Agoura Road improvement program, Prohibited Ornamental Plants (listed in Table 4 -2) will not be species planted within the proposed common landscaped areas, or within the Agoura Road Corridor. Light and Glare All lighting along the perimeter of natural areas, particularly street lamps, shall be downcast luminaries and shall be shielded and oriented in a manner that will prevent spillage or glare into the remaining natural and open space areas to the south. The City shall approve final lighting orientation and design. All proposed lighting shall be consistent with the City's Development Code. Biological Impacts Resulting To limit impacts to biological resources, the following design and construction measures will be incorporated into either the Environmental Quality Assurance Program for the project (refer to Chapter 18 from Grading and of the EIR, Mitigation Monitoring Program), or into the project design itself. Some of these measures should be incorporated into grading bid documents to ensure that contractors are Construction limitations. aware of likely construction Activities ➢ Construction documents will clearly delineate grading limits, and the location of remaining trees, remaining jurisdictional resources, and the preserved natural open space areas. City of Moorpark 11/2001 Page 62 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Environmental Issue Mitigation Measure Biological ➢ A qualified surveyor shall stake and flag grading limits in accordance with the final approved grading plan. Prior to surveying Impacts Resulting activities, the surveyor will be instructed to avoid driving on or immediately adjacent to sensitive biological resources, including from Grading and remaining trees, remaining jurisdictional resources, and remaining natural habitats. Construction Activities ➢ The construction contractor will ensure that temporary fencing is installed at the grading limit when it is close to natural habitat areas (continued) or to any identified jurisdictional resources. The fencing will remain in place until grading and excavation work is complete, and will be removed under direction of the biological inspector. Prior to fence installation, the fencing contractor will be instructed to avoid driving on or immediately adjacent to sensitive biological resources, including remaining trees, remaining jurisdictional resources, and remaining natural habitats. ➢ If the temporary fencing is damaged during construction, the construction contractor shall be responsible for repairing the damage within 48 hours. ➢ Signs, stating that access to preserved natural open space areas is prohibited, will be attached to the temporary fencing. ➢ Along the southern side of the Agoura Road Corridor, all California black walnut, native oak, and mature trees within 200 feet of grading and construction shall be inventoried and marked for protection prior to any construction activities. Trees to be removed shall be painted or tagged with a red "X" on the trunk. Trees to be preserved shall be flagged with yellow flagging visible from all directions. The flagging will not be nailed to any trees. ➢ All California black walnut, native oak, and mature trees to be preserved in the vicinity of the grading limits shall be protected with temporary fencing. Plastic snow - fencing, available in bright orange, is recommended for its high visibility and ease of installation. Where possible, the fencing will be no closer than 5 feet to the dripline of any tree. ➢ Where necessary, erosion control measures shall be constructed on the slopes below grading areas to prevent erosion and materials deposits into areas with remaining California black walnut, native oak, and mature trees during grading and construction activities. These erosion control measures will also prevent silts from entering drainages. ➢ Entry into areas outside the designated construction area by construction personnel shall be prohibited, except for necessary construction - related activities such as surveying, and possible construction of storm drain inlet and outlet structures. All construction activities in or adjacent to remaining open space areas shall be coordinated with the City. City of Moorpark 11/2001 Page 63 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Environmental Issue Mitigation Measure Biological ➢ The construction contractor will install temporary erosion control measures, if necessary, to protect and reduce impacts to on -site Impacts Resulting drainages from excess sedimentation, siltation, and erosion. These measures shall consist of: using temporary soil covers such as from Grading and hydro- seeding with native plants, mulch /binder and erosion control blankets to protect exposed soil from wind and rain; and /or silt Construction fencing, sandbags, hay /straw bales (excluding rice straw), berms, or dikes to protect storm drain inlets and drainages. City Activities monitoring staff will periodically examine the erosion control devices to ensure proper operation. The construction contractor will be (continued) responsible for repairing any erosion control devices not working correctly. ➢ Refueling and changing oil or other fluids is prohibited on the project site. Vehicles carrying supplies, such as concrete, will not be allowed to empty, clean out, or otherwise place materials into the on -site open space areas or natural areas adjacent to the site. If oil or other fluids spill accidentally within the open space areas, the contaminated soil will be removed from the area immediately and disposed of in accordance with laws and regulations. ➢ Discarding any trash or other construction waste material within the open space or natural areas adjacent to the site is prohibited. The construction contractor will periodically collect trash and debris within construction areas for disposal off -site according to laws and regulations. ➢ Equipment or vehicles driven and /or operated within or adjacent to on -site drainages shall be checked and maintained daily to prevent hazardous materials leaks. Equipment maintenance is prohibited within or adjacent to jurisdictional areas, or within 50 feet of these areas. ➢ Standard Los Angeles County Air Quality Management District dust control measures shall be followed to reduce impacts on nearby plants and wildlife. This includes dust - reducing options such as replacing ground cover in disturbed areas as quickly as possible, watering active sites regularly, and suspending all excavating and grading operations during periods of high winds. ➢ The biological inspector and /or a qualified arborist retained through the EQAP program shall periodically monitor all project construction activities in the vicinity of any California black walnut, native oak, or mature trees. ➢ The EQAP arborist will monitor all grading and construction activities within 5 feet of the dripline of any California black walnut, native oak, or mature trees. City of Moorpark 11/2001 Page 64 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Environmental Issue Mitigation Measure Biological ➢ Construction access shall minimize pruning trees. However, all dead branches, or large branches that distort the symmetry or sound Impacts Resulting structure of any tree, or trees posing a hazard, should be removed. A qualified arborist shall perform all necessary pruning. from Grading and Construction ➢ Whenever possible, no soil compaction, trenching, grading, or filling will occur within 5 feet of the dripline of any California black Activities walnut, native oak, or mature trees. (continued) ➢ If lowering the grade within 5 feet of the dripline of any California black walnut, native oak, or mature trees, the root zone shall be protected. Retaining walls shall be used around trees as needed to preserve root zones. If a retaining wall is not feasible, then the cut should be covered with 4 to 6 inches of mulch or ungrouted stone to prevent roots from drying out. ➢ During or following construction, a qualified arborist will prune all dead branches and hazardous limbs from all remaining trees located adjacent to the development envelope. Dead branches housing bird nest cavities shall be removed for safety reasons only. ➢ Grading uphill from remaining California black walnut, native oak, or mature trees shall not allow excess soil or rock to escape downslope or disturb tree bases. ➢ Hand -tools are required for any brush clearance within tree driplines. ➢ Where possible, irrigation devices shall be installed outside oak driplines. ➢ Irrigation will not wet areas within oak driplines. ➢ Unavoidable surface runoff must flow away from remaining trees, or be collected outside the dripline by a swale or other means. Water shall not pond or collect within any oak dripline. City of Moorpark 11/2001 Page 65 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Environmental Issue Mitigation Measure Biological Post - Construction Conditions Impacts Resulting from Grading and Construction ➢ Upon completing construction, the contractor shall be responsible for restoring any haul roads, access roads, staging areas, or graded areas outside approved grading limits. Restoration shall occur in consultation with City monitoring staff or EQAP specialist. Activities (continued) ➢ Following construction, the construction contractor will collect all trash and debris within open space areas, and dispose of it off -site in a legal manner. ➢ The construction contractor will remove temporary fencing following grading and construction activities. ➢ The biological inspector shall determine if the contractor must remove any erosion control devices such as silt fencing, sandbags, or hay /straw bales, installed to protect open space areas during construction. Air Quality Air Quality Mitigation Plan Mitigation Plan The applicant's environmental consultants have proposed incorporating the following measures into an Air Quality Mitigation Plan. The Community Development Director shall approve this Plan prior to issuing grading or building permits. The Plan shall apply to all areas within the project boundary where mass grading will occur. This Plan shall decrease air quality impacts due to project grading and other construction activities. Policies and design features in this plan shall address the following concerns. (1) The Construction Supervisor shall require all development contractors to keep on -site project records demonstrating that equipment engines are in good condition. Proper tuning according to manufacturer specifications is required to prevent excessive emissions. These records shall be available for City review during grading and construction inspections. (2) The Construction Supervisor shall prepare and submit a Dust Control Plan for City review and approval when applying for grading permits. (3) All active construction site areas shall be watered sufficiently at least twice daily to minimize fugitive dust generation. Other recommended dust and particulate control measures include: City of Moorpark 11/2001 Page 66 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Environmental Issue Mitigation Measure Air Quality ■ Replacing ground cover or applying APCD- approved chemical soil stabilizers according to manufacturer's specifications to Mitigation Plan all inactive portions of the construction site (previously graded areas inactive for four days or more). (continued) ■ Apply water twice daily, or chemical stabilizers according to manufacturers' specifications, to all unpaved parking and staging areas, and unpaved road surfaces. ■ mph averaged over one hour. The developer may contact the APCD meteorologist for current information about average wind speeds. ■ Water sufficiently or cover securely all material transported off -site, and all fill material transported on -site. ■ Inform all workers involved in project site grading operations to wear face masks during dry periods to reduce dust inhalation — a source of respiratory tract irritation and possible health risk. ■ Post signs limiting traffic speeds to 15 mph or less on all unpaved roads. Geologic and The applicant has agreed to incorporate the following design mitigation measures into the final project design. City plan check staff and field Seismic Hazard inspectors will be responsible for ensuring adherence to these procedures from plan preparation through final grading and construction. Design Mitigation Planning (1) All project structures must comply with current seismic safety requirements, including the Uniform Building Code (UBC) and City requirements. The seismic potential of the San Andreas, Oak Ridge and Santa Rosa faults shall determine specific building requirements. (2) All alluvial materials within the development area shall be removed and re- compacted prior to overlying fill materials. Removal shall occur in accordance with the soils and geology study recommendations. (3) Landslide materials within the development area shall be removed and /or buttressed in accordance with the soils and geology study recommendations. (4) All cut slopes shall be inspected during grading to ensure exposure of stable geologic conditions. Standard stabilization measures, such as buttresses or stabilization fill, shall be used wherever potential instabilities occur. (5) Prior to issuing any grading permits, the Regional Water Quality Control Board - Los Angeles Region and the City of Moorpark shall approve a Stormwater Pollution Prevention Plan (SWPPP) for the project. The SWPPP shall include measures to prevent erosion and contain hazardous materials spills. Specific elements of the SWPPP may include, but are not limited to: City of Moorpark 11/2001 Page 67 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Environmental Issue I Mitigation Measure Geologic and ■ Installing sand bags at existing and proposed storm drain inlets; Seismic Hazard ■ Stabilizing soil in future phase areas after rough grading; Design Mitigation ■ Limiting the number of separate staging, construction and storage areas (including vehicle) to minimize ongoing disruptions and Planning simplify contaminant collection and disposal; ■ Identifying fuel storage areas; and ■ Erecting barriers around vehicle, equipment and fuel storage areas to prevent trespassing. Fire Safety and The applicant's environmental consultants have proposed that the following measures be incorporated into a Fire Safety and Fuel Fuel Modification Modification Plan. Prior to issuance of grading or building permits, the Community Development Director shall approve this Plan and buildout Plan of the project shall conform with the adopted Plan. This mitigation planning effort shall apply to all areas within the project boundary where mass grading will occur and where fuel modification is planned. The purpose of this plan shall be to decrease the short and long term potential for wildland fires within the project boundary. Policies and design features to be incorporated into this plan shall address the following concerns. (1) Heavy duty equipment shall be equipped with spark arrestors and at least two fire extinguishers during all grading and site clearance activities. (2) All vegetation clearance shall be coordinated with the Los Angeles County Fire Protection District. (3) All equipment and material staging activities shall also be coordinated with the District. (4) Fire -prone construction activities shall be prohibited during "Santa Ana" wind conditions. City of Moorpark 11/2001 Page 68 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Environmental Issue Mitigation Measure Fire Safety and (5) Vegetation management requirements shall be clearly defined, emphasizing retaining the southern portion of the Agoura Road Fuel Modification Corridor in as natural a state as safety and fire regulations permit. Fuel modification zones shall appear as transition areas Plan between the built environment and natural open space. Irrigation will occur outside established wet zones only when required . for plant materials within the zones. (6) Fire hydrants shall be installed and in service prior to construction of combustible structures. (7) All structures adjacent to open space areas around the development area perimeter shall be designed with at least a one hour fire - resistance rating. To meet hazardous fire area building code requirements, these structures shall incorporate fire retarding features such as boxed -in eves, reduced overhangs, double paned windows, convection resistant roof design, non - combustible roofing material, and related design features. (8) All construction equipment and tools shall be secured properly during non - working hours. (9) During construction, a licensed security service shall monitor the site during non - working. (10) All construction equipment and tools shall be properly secured during non - working hours. (11) Licensed security service shall be provided during non - working hours during the construction phases. Mitigation of (1) The applicant will fund capacity improvements at the intersection of Moorpark Road and High Street under a reimbursement Impacts to agreement program which will require that all future development contributing traffic to this location will fund a pro -rata share of the Moorpark Avenue costs of this improvement and provide reimbursement to West Pointe Homes commensurate with estimate trip generation impacts. and High Street The design objective for this improvement will be to complete the intersection reconstruction referenced as "Option A" in the project traffic report included in the EIR Technical Appendix. This improvement will provide for increased capacity at this location consistent with General Plan Standards. The improvement shall be initiated prior to the issuance of building permits for the project. City of Moorpark 11/2001 Page 69 of 70 West Pointe Homes 250 Unit Subdivision in Walnut Canyon Environmental Issue Mitigation Measure Redesign of the (1) The street system for this project shall be redesigned to provide a public street connection between Walnut Canyon Road Project Street and the street system serving Specific Plan No. 1. Gated private street connections to this public connecting street shall be System designed to be consistent with Hillside Management Ordinance standards and adopted design details contained in the Residential Planned Development Permit for the project. The standard section for this public road connector shall be consistent with recommendations imposed by the Fire Department. Once the connection to Specific Plan No. 1 is completed, private emergency access road connections along the northern and western portions of the project may be abandoned. Creation of a (1) The applicant shall design and construct a regional trail system connector linking the Moorpark Country Club Estates project Regional North- and Specific Plan No. 1 (to the southwest of the West Point Homes Project). The design of this trail system shall conform to South Trail design details to be provided in the Residential Planned Development permit for the project. This trail connector shall be System completed prior to occupancy of the first residential unit for the West Pointe Project. The trail system improvements shall be planned, reviewed and constructed under the initial grading permit for the project. If an early grading agreement is permitted for this development, the trail system planning and implementation shall be completed prior to the issuance of any building permits for the project. City of Moorpark 11/2001 Page 70 of 70 CHAPTER 21 RESPONSE TO COMMENTS ON THE DRAFT EIR The Draft EIR on the West Pointe Homes project was circulated for public review by the City during the designated State Clearinghouse public review period which extended from Public Agencies and Private Utility Companies California Department of Transportation California Regional Water Quality Control Board County of Ventura Resource Management Agency County of Ventura Public Works Agency: Water Resources County of Ventura Office of the Agricultural Commissioner County of Ventura Public Works Agency: Transportation County of Ventura Resource Management: Air Pollution Control District Moorpark Unified School District Individuals and Homeowners Associations Concerned Citizens of Walnut Canyon (15 Signatures) Eloise Brown Applicant Representatives Daly and Associates on behalf of James Rasmussen Oral Comments Received During Public Hearings on the EIR Planning Commission Hearing Minutes: October 9th, 2000 Planning Commission Hearing Minutes: October 23rd, 2000 Planning Commission Hearing Minutes: November 6th, 2000 Responses prepared to these comments are divided into two parts. The first part contains topical responses —these are issues that were raised frequently in individual comments. A single comprehensive response to these important issues of public concern are provided preceding individual responses to comments. The second part of the responses contains informational responses to specific comments raised by individuals, groups and public agencies. Together, these sections comprise the response to comments section of the document. For informational purposes, oral comments on the Draft EIR taken during public hearings have been provided at the conclusion of this chapter. As appropriate, modifications have been made in the text of the Final EIR (indicated in Italics West Pointe Final EIR Response to Comments - 1 in the body of the document) in response to Planning Commission direction. Part l: Topical Responses Topical Response 1: Traffic Improvement Planning Along State Route 23 (Walnut Canyon) In response to comments on this EIR, early agency comments on the pending SunCal application across the street from the West Pointe project, planning for Specific Plan 1 (Hitch Ranch), and improvement planning by the approved Toll Brothers for the Moorpark Country Club Estates and approved Moorpark Highlands Project (Specific Plan No. 2: Morrison, Fountainwood, Agoura), City Planning staff convened a forum of the developers in a series of meetings designed to explore opportunities to improve the operating capacity, safety, and streetscape design of the Walnut Canyon Corridor. The participating developers defined the proposed improvement corridor as Moorpark Avenue/Walnut Canyon Road from High Street extending north approximately to the City Limit line south of Broadway. The successful evolution of this planning program was largely attributable to the efforts of the development community. City staff has met with the participating developers on four occasions and final planning for coordination of improvements is pending. The basic purposes of the Corridor Plan are: (1) to provide a method for ensuring that the improvements along frontages adjacent to new developments provide for full width street improvements; (2) to define the improvement domains of each project along the Corridor —these domains were determined to include complete project frontage including both the east and west sides of State Highway 23 (with the exception of areas west of the proposed SunCal project where existing private residences front Walnut Canyon Road); (3) to provide a uniform section for all improvements within the corridor boundary— the developer proposed section design includes two 12 (twelve) foot travel lanes, four foot paved shoulders, and other minor required improvements related to these widenings (e.g., guard rails where required, etc). Discussions regarding this modification to the typical standard section resulted in the direction that all new projects along the corridor will provide a standard 8 foot section along West Pointe Final EIR Response to Comments - 2 project frontage and a 4 to 8 foot section along the opposing street frontage depending on specific constraints (the need for retaining walls in excess of 6 feet, the feasibility of utility relocations, and regulatory conflicts with federal and state agencies responsible for streambeds). This widening may result in some segments of the roadway being slightly different from the statewide standard and therefore some minor design exceptions may be required. Full width improvements may result in adverse impacts to the adjacent riparian corridor and the need to construct an extensive network of retaining walls on the east side of the Corridor. The final street section for the Corridor is being designed for presentation to the City and Caltrans. (4) The Corridor program is also designed to integrate overlapping improvement zones between the various projects (e.g., the Toll Brothers required improvements overlap with the Moorpark Highlands improvements; the SunCal improvements may overlap with Hitch Ranch (Specific Plan No. 1] intersection improvements;, the West Pointe and Toll Brothers improvements also overlap as do the West Pointe and SunCal improvements). The areas of overlap are properly designed in logical segments. Since Cal Trans must approve all of the work done within the Corridor, co- engineering is essential at all areas of overlap. The Corridor Plan was also required to identify any improvement program gaps between adjacent projects. The research completed to date suggests that there are virtually no significant improvement gaps between adjacent projects. (5) Finally, the Corridor Plan is designed to provide guidelines for streetscape design so the overall landscaping plan in areas facing public spaces along the Walnut Canyon Corridor are coordinated to provide a rural aesthetic and consistent streetscape treatment. An improvement program for the frontages where existing private driveways intersect with Walnut Canyon Road will also be included in the Final Corridor Plan Recommendations. The Walnut Corridor Plan, as presently conceived, offers opportunities to correct many of the long term problems motorists have experienced using this Corridor. The improvement plans include extending the existing turn lane north of Casey Road north to the most northerly residence in this area with driveway intersection access along the State Highway. As a result of the initiation of improvement planning related to the Walnut Corridor Plan, a number of Land Use issues discussed in Chapter 5 of the EIR have now been resolved or will be resolved in the near future through continuing planning efforts West Pointe Final EIR Response to Comments - 3 between the City, Caltrans, and the relevant development teams representing the private sector. Therefore, some impacts in the Land Use section originally categorized as Class I have been reclassified to be Class II effects (impacts subject to effective mitigation). Topic 2: Revisions to the Traffic Report for the Project The Draft Traffic Report for the West Pointe Homes project has been completely revised. The updated report is provided as Attachment 1. Preparation of an update to the Traffic Report for this project was required because the cumulative project list used in the initial report (included in the Draft EIR Technical Appendices) did not reflect current projections for traffic generating uses through the year 2005. A number of adjustments in the cumulative project table (which provides the overall basis for projecting the impacts both of specific project and the effect of combined future project traffic) were made to more accurately predict future conditions. In addition, the reanalysis of the project's impacts was required to ensure that the three CEQA documents presently describing impacts along the Walnut Canyon Corridor used consistent methods of analysis and baseline traffic projections. Care has been taken to ensure that the EIR on Specific Plan No. 1 (Hitch Ranch), the EIR on the West Pointe Homes Project, and the Mitigated Negative Declaration on the SunCal proposal all used the same City -wide model. In addition, the revised Draft Traffic Report (dated October 30th, 2000) included an evaluation of the entire Walnut Canyon Corridor from the City Limit line (near Broadway) south to New Los Angeles Avenue. The revised report includes an analysis of such issues as future widening requirements, intersection operations, signal coordination, and related engineering issues. The report also addresses many of the concerns that may be resolved through the planning being done under the Walnut Corridor Improvement Plan. As a result of this reanalysis, it became evident that both project specific and cumulative traffic volumes would exceed thresholds at the Moorpark Avenue and High Street intersection. In response to this finding, the consulting traffic engineers (Associated Traffic Engineers) developed two design options for adding additional capacity to the intersection of Moorpark Avenue and High Street. The West Pointe applicant has agreed to fund improvements subject to the creation of a reimbursement agreement program which would ensure that future development would reimburse West Pointe for this investment on behalf of future projects. West Pointe Final EIR Response to Comments - 4 The EIR section on traffic circulation has been revised to reflect the reanalysis of the Walnut Canyon Corridor from Los Angeles Avenue to the northern City Limit. The revised text of the EIR addresses the mitigation of impacts to Moorpark Avenue and High Street. As a result of this reanalysis and the corresponding mitigation enhancement proposed by the applicant, project specific impacts at this location have been reduced from Class I to Class II (impacts subject to effective mitigation). The applicant's statement of concurrence with this mitigation plan is included in Attachment 2 to the Response to Comments submittal. It is important to stress that the offer to improve the operations at Moorpark Avenue and High Street is limited to Design Option A (included in the Associated Traffic Engineers Traffic Report dated October 30, 2000 -- Attachment 1 page 19). This improvement may be expanded upon in the future by the City if additional property is purchased for any future potential redevelopment of the City Hall and Library. However, Option A solves the existing and reasonably foreseeable future adverse impacts of development along the Walnut Canyon Corridor to 2005. The Option A improvement can be considered as a first step in a more ambitious future program to provide more extensive reconstruction of this intersection and widening of Moorpark Avenue south to Los Angeles Avenue. Topic 3: Land Use Effects Related to Street System and Dual Access Planning The Land Use chapter of the EIR indicated that the absence of dual access planning and the integration of the proposed project with the street system planned to the south (in Specific Plan No. 1) would result in significant and unmitigated impacts. City Planning Staff and the EIR consultant have worked with the applicant to devise a project circulation system alternative that accomplishes the following design objectives: ➢ Providing a public street connection between Walnut Canyon Road and the future street system in Hitch Ranch Specific Plan No. 1; ➢ Linking the neighborhoods in the West Pointe Homes project to future neighborhoods designed in the northern portion of Hitch Ranch; ➢ Creating a street system plan that will enable most of the homes in the project to be incorporated into a gated community consistent with the applicant's original intents; West Pointe Final EIR Response to Comments - 5 ➢ Including a series of larger lots which would be outside of the gated portion of the community which would be of sufficient size to permit the creation of equestrian use lots which would be outside of the primary clusters of gated residences —this separation of uses between equestrian lots and the private, gated executive homes would prevent some of the land use incompatibilities that result from mixing non - equestrian and equestrian lots; ➢ Ensuring that dual public emergency access is provided with the potential for ingress and egress in and out of the West Pointe neighborhood during emergency conditions consistent with County Fire District design standards and City circulation policy. The revised conceptual design plan that was developed jointly by the City and the applicant is illustrated in Attachment 3. This design accomplishes all of the preceding objectives without the deletion of any lots. Twelve of the fifteen lots along the single loaded public connector street are of sufficient depth to permit ancillary equestrian facility development. Approximately seven of these lots would not be developed until Specific Plan 1 street and sewer system connections are provided. Alternatively, these lots could be served by the sewer treatment grid for the remainder of the project but a small lift station would be necessary to achieve necessary sewage drainage contours to integrate these lots into the remainder of the West Pointe project's sewer plan. This modified plan is illustrated and discussed in the Alternatives Analysis section of the EIR as the Environmentally Superior Alternative. This design alternative, if approved by the City as the project rather than approving the project as proposed, would reduce remaining Class I Land Use and Fire impacts to Class II status which means the subject impacts would be mitigated to acceptable levels and overriding considerations related to Land Use and Fire would not be required. This project alternative meets all of the basic planning objectives of the City (combined public - private street, connection of the street system to the surrounding community) and the applicant (providing a project that is dominantly a gated community). Planning Staff and the EIR consultant have stressed the overall importance of the adoption of this alternative as a design which is superior to the project. West Pointe Final EIR Response to Comments - 6 Topic 4: Applicant Responses to Unresolved Planning Issues Outlined in Chapter 5 of the EIR (Land Use) The Land Use Chapter of the EIR outlined a series of unresolved planning issues relative to the project. These issues included: 1. Required Vesting Tentative Map Modifications and Project Amendments 2. Infrastructure Planning and Commitments 3. Right -of -Way Requirements and Caltrans Conditions on State Route 23 Modifications 4. The Feasibility of the Proposed Project Design Under the Individual Permit 401/404 Process Should be Resolved 5. Public versus Private Street Design: Access Concerns and Neighborhood Integration 6. Dual Emergency Access Complying with Fire Department Standards Should be Developed for this Project 7. State Route 118 Arterial Bypass Concerns 8. A Development Agreement Should be Prepared for this Project 9. Further Analysis of the Environmentally Superior Alternative Should be Completed Prior to Certification of the Final EIR 10. Federal and State Consultations for Sensitive Habitat, Rare and Endangered Species, and Riparian Restoration 11. Planned Development Permit Details and Standards. The applicant has provided a point -by -point response to these issues which were described as unresolved in the Draft EIR. This applicant response is provided in Attachment 4. As of the date of preparation of this Response to Comments document, the status of the applicant's implementation of responses is as follows: 1. Modifications to the project relative to the RPD Permit have not been resolved since, as of November 13th, a complete RPD submittal acceptable to the City has not been provided. No formal amendment of the Vesting Map has been made incorporating potential design modifications to recreational areas which will be submitted with the RPD application documentation. 2. The referenced preliminary approvals by County Flood Control and the County Waterworks District have not yet been provided to the City. 3. Most of the issues relative to improvements along State Route 23 (Walnut Canyon) have been addressed through development of the Walnut Canyon Corridor Improvement Plan. West Pointe Final EIR Response to Comments - 7 4. The City has yet to receive a letter from the Corps of Engineers and /or other federal or state agencies indicating that the project design, as presently submitted, will be acceptable under the Individual Permit process. Evidence of federal and state agency preliminary acceptance of the project design within areas of jurisdiction should be provided for inclusion in the Final EIR. It is staff's understanding that progress has been made in achieving the cooperation of these agencies but this cooperation or acceptance should be documented and provided to the City prior to certification of the Final EIR. 5. Problem 5 has been resolved in part through the creation of the Walnut Corridor Improvement Plan and by the creation of the street system design alternative included in the Screencheck Final EIR as the revised Vesting Map. 6. Problem 6 will be resolved if the design alternative in the Screencheck Final EIR presented as the revised Vesting Map is adopted as the project. 7. Issues related to the design of the State Route 118 arterial have not been formally resolved. However, based on the design alternative provided in the Revised Vesting Map proposal in the Project Description, the project will not conflict with the eventual development of the bypass. Evidence documenting this conclusion outlined in the Draft EIR under this issue should be provided to the City to conclude this matter. The design of the project would not interfere with the bypass alignment or construction program. 8. A Development Agreement will be negotiated for this project prior to certification of the Final EIR. 9. Further analysis of an environmentally superior alternative has been completed. The results of this analysis indicate that the site plan included in Attachment 3 is superior to the project as proposed. The complex phasing recommended in the Draft EIR would not be required if the Attachment 3 alternative is adopted as the project. The alternatives analysis included in the Draft EIR has been modified to reflect the changed recommendations embedded in the site plan as revised by the applicant during the public hearing /public review process. Some of the applicant commitments included in the applicant comment submittals concerning the environmentally superior alternative have been carried forward into the revised discussion of the superior alternative in the Final EIR. 10. The City has not received copies of correspondence between the applicant and the federal and state agencies reviewing the project for consistency with endangered species requirements and related wetland /riparian permits. Copies of this correspondence should be provided to the City by the applicant for inclusion in the Final EIR prior to certification. 11. A final RPD submittal has not yet been provided to the City. Potential and environmental issues relative to this submittal have yet to be determined by Planning Staff or the EIR consultant. When the revised formal is submittal is provided, relevant information will be included in the Final EIR as necessary. Finally, the land use analysis in Chapter 5 has been substantially revised to indicate that the project as redesigned now complies with most aspects of the General Plan policy guidance for a subdivision of this scope. Refer to the revised text in the Final EIR for specific changes to the EIR text and reclassification of impacts. West Pointe Final EIR Response to Comments - 8 Part II: Responses to Written Comments From Public Agencies, Responsible and Trustee Agencies and Members of the Public The following pages contain a complete record of written comments received on the Draft EIR. The Draft document was circulated to the State Clearinghouse and local responsible and trustee agencies and the public. The following responses were received to this circulation: • Governor's Office of Planning and Research (August 23, 2000) • Governor's Office of Planning and Research (October 5, 2000) • Governor's Office of Planning and Research (October 20, 2000) • California Department of Transportation (October 4, 2000) • California Regional Water Quality Control Board (October 4, 2000) • County of Ventura — Resource Management Agency (Keith Turner, October 4, 2000) • County of Ventura — County Public Works Agency (Lowell Preston, August 29, 2000) • County of Ventura — Agricultural Commissioner (Julie Bulla, September 1, 2000) • County of Ventura — Public Works Agency (Butch Britt, September 11, 2000) • County of Ventura —Air Pollution Control District (Molly Pearson, October 4, 2000) • Moorpark Unified School District (Larry Brown, September 11, 2000) • Concerned Citizens of Walnut Canyon (15 signatures, September 5, 2000) • Eloise Brown, Received October 8, 2000 Responses to each of these comments are provided on the following pages. Copies of comment letters follow each response. In cases where responses include references to changes in the text of the Final EIR, these text changes will be provided prior to the decision - makers prior to certification of the EIR. West Pointe Final EIR Response to Comments - 9 Governor's Office of Planning and Research (August 23 2000) This letter acknowledged receipt of the Draft EIR by the State Clearinghouse and set the period of review for the document by State Agencies as initiating on August 21, 2000 and terminating on October 4, 2000. Comments received after this date from both State and local agencies and members of the public have been received and considered in the Response to Comments. West Pointe Final EIR Response to Comments - 10 STATE OF CALIFORNIA `°' .. Governor's Office of Planning and Research `-' State Clearinghouse Gray Davis Steve Nissen GOVERNOR ACTING DIRECTOR ACKNOWLEDGEMENT OF RECEIPT DATE: August 23, 2000 TO: Steve Craig City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 RE: West Pointe Homes SCH #: 1994081075 This is to acknowledge that the State Clearinghouse has received for state review. The review period assigned by the State Clearin€ Review Start Date: August 21, 2000 Review End Date: October 4, 2000 We have distributed your document to the following agencies and departments: California Highway Patrol Caltrans, District 7 Department of Conservation Department of Fish and Game, Region 5 Department of Forestry and Fire Protection Department of Housing and Community Development Department of Parks and Recreation Department of Water Resources Native American Heritage Commission Office of Historic Preservation Regional Water Quality Control Board, Region 4 Resources Agency Santa Monica Mountains Conservancy State Lands Commission The State Clearinghouse will provide a closing letter with any state agency comments to your attention on the date following the close of the review period. Thank you for your participation in the State Clearinghouse review process. I400 TENTH STREET P.O. BOX 3044 SACRAMENTO, CALIFORNIA 95812 -3044 916- 445-M3 FAX 916-323-3018 WWW. OPR.CA.GOV /CLEARINGHOUSE.HTML1` Governor's Office of Planning and Research (October 5 2000) This correspondence from the State Clearinghouse indicated that no written responses were received by any State agencies (as of October 4, 2000). Several late responses were forwarded to the City and have been considered in the finalization of the EIR. West Pointe Final EIR Response to Comments - 12 Steve Craig City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 Subject: West Pointe Homes SCH #: 1994081075 Dear Steve Craig: The State Clearinghouse submitted the above named Draft EIR to selected state agencies for review. The review period closed on October 4, 2000, and no state agencies submitted comments by that date. This letter acknowledges that you have complied with the State Clearinghouse review requirements for draft environmental documents, pursuant to the California Environmental Quality Act. Please call the State Clearinghouse at (916) 445 -0613 if you have any questions regarding the environmental review process. If you have a question about the above -named project, please refer to the ten -digit State Clearinghouse number when contacting this office. Sincerely, Terry Roberts Senior Planner, State Clearinghouse 1400 TENTH STREET P.O. BOX 3044 SACRAMENTO, CALIFORNIA 95812-3044 916 - 445-0613 FAX 916- 323 -3018 WWW.OP R.CA.GOV/CLEARI NGHOUSE. HTML STATE OF CALIFORNIA •.•... , Governor's Office of Planning and Research it I State Clearinghouse g Steve Nissen Gray Davis ACTING DIRECTOR GOVERNOR October 5, 2000 Steve Craig City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 Subject: West Pointe Homes SCH #: 1994081075 Dear Steve Craig: The State Clearinghouse submitted the above named Draft EIR to selected state agencies for review. The review period closed on October 4, 2000, and no state agencies submitted comments by that date. This letter acknowledges that you have complied with the State Clearinghouse review requirements for draft environmental documents, pursuant to the California Environmental Quality Act. Please call the State Clearinghouse at (916) 445 -0613 if you have any questions regarding the environmental review process. If you have a question about the above -named project, please refer to the ten -digit State Clearinghouse number when contacting this office. Sincerely, Terry Roberts Senior Planner, State Clearinghouse 1400 TENTH STREET P.O. BOX 3044 SACRAMENTO, CALIFORNIA 95812-3044 916 - 445-0613 FAX 916- 323 -3018 WWW.OP R.CA.GOV/CLEARI NGHOUSE. HTML Document Details Report State Clearinghouse Data Base SCH# 1994081075 Project Title West Pointe Homes Lead Agency Moorpark, City of Type EIR Draft EIR Description Subdivision & 200 acre open space preserve Subdivision= 100 acres & 250 units Minor infrastructure extensions Lead Agency Contact Name Steve Craig Agency City of Moorpark Phone 805 - 472 -2266 Fax email Address 799 Moorpark Avenue City Moorpark State CA Zip 93021 Project Location County Ventura City Thousand Oaks Region Cross Streets Walnut Canyon Parcel No. 500- 260 -025, 045, 075 Township Range Section Base Proximity to: Highways 23 Airports Railways Waterways Schools Land Use Rural Low Density(RL); IDU /5 acres Project Issues Aesthetic/Visual; Air Quality; Archaeologic- Historic; Drainage /Absorption; Economics /Jobs; Flood Plain /Flooding; Forest Land /Fire Hazard; Geologic /Seismic; Minerals; Noise; Population /Housing Balance; Public Services; Sewer Capacity; Soil Erosion /Compaction /Grading; Traffic /Circulation; Vegetation; Water Quality; Water Supply; Wetland /Riparian; Wildlife; Landuse; Cumulative Effects Reviewing Resources Agency; Department of Conservation; Department of Fish and Game, Region 5; Agencies Department of Forestry and Fire Protection; Office of Historic Preservation; Department of Parks and Recreation; Department of Water Resources; California Highway Patrol; Caltrans, District 7; Department of Housing and Community Development; Regional Water Quality Control Board, Region 4; Native American Heritage Commission; Santa Monica Mountains Conservancy; State Lands Commission Date Received 08/18/2000 Start of Review 08/21/2000 End of Review 10/04/2000 Note: Blanks in data fields result from insufficient information provided by lead agency. Governor's Office of Planning and Research (October 20, 2000) This correspondence from the State Clearinghouse included a forwarded comment from the California Department of Transportation which was considered in the finalization of the EIR. Refer to specific responses that follow. West Pointe Final EIR Response to Comments - 15 STATE OF CALIFORNIA ' Governor's Office of Planning and Research State Clearinghouse Gray Davis GOVERNOR October 20, 2000 Steve Craig City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 Subject: West Pointe Homes SCH #: 1994081075 Dear Steve Craig: It Steve Nissen ACTING DIRECTOR The enclosed comment (s) on your Draft EIR was (were) received by the State Clearinghouse after the end of the state review period, which closed on October 4, 2000. We are forwarding these comments to you because they provide information or raise issues that should be addressed in your final environmental document. The California Environmental Quality Act does not require Lead Agencies to respond to late comments. However, we encourage you to incorporate these additional comments into your final environmental document and to consider them prior to taking final action on the proposed project. Please contact the State Clearinghouse at (916) 445 -0613 if you have any questions concerning the environmental review process. If you have a question regarding the above -named project, please refer to the ten -digit State Clearinghouse number (1994081075) when contacting this office. Sincerely, Terry Roberts Senior Planner, State Clearinghouse Enclosures cc: Resources Agency 71-/S U 1400 TENTH STREET P.O. BOX 3044 SACRAMENTO, CALIFORNIA 95812 -3044 916-445'0613 FAX 916- 323 -3018 WWW .OPR.CA.GOV/CLEARING HOUSE. HTML California Department of Transportation (October 4, 2000) 1. Regarding comment 1, a mitigation measure has been added to the Final EIR which requires that a haul route plan, including hours of operation for large trucks, be submitted to the City for review and approval prior to the initiation of grading. 2. This comment advises the applicant that an encroachment permit will be needed to construct offsite improvements along State Route 23. This information has been forwarded to the applicant. Issues related to the development of frontage improvements are being coordinated through the preparation of the Walnut Corridor Improvement Plan. In addition, the applicant is pursuing a review of requirements with Caltrans independent of any City involvement in coordination of design exceptions, widening requirements, drainage issues, and similar review topics. 3. Comment three is acknowledged. West Pointe Final EIR Response to Comments - 17 STATE- OF CALIFORNIA— BUSINESS. TRANSPORTATION and HOUSING AGENCY GRAY DAVIS, Governor DEPARTMENT OF TRANSPORTATION DISTRICT 7. ADVANCE PLANNING OFFICE 1 -10 120 SO. SPRING ST LOS ANGELES, CA 90012 (213) 897 -3747 ATSS: 8- 647 -3747 FAX: (213) 897 -6317 October 4, 2000 Mr. Steve Craig City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 Dear Mr. Craig: f of. �M1f „o [GR/CEQA /DEIR/ #000876/CP West Pointe Homes Loc: Walnut Canyon Vic: VEN- 23- 13.621 & VEN -118- 16.150 SCH# 0408105 Thank you for including the California Department of Transportation in the review of the West Pointe Homes project referenced above. The proposed project includes the construction of 250 homes with a recreational component. The western two- thirds of the project area would be placed into an irrevocable open space /conservation easement to preserve ridgelines, open space, and rare plant communities. Based on the information received we have the following comments: 1) We recommend that during the construction phase of the project, large truck trips and /or the transport of large structures on State transportation facilities be limited to off -peak hours. 2) Drainage, sediment transport, and flood control planning are discussed in Chapter 9 of the document. Because of the project's close proximity to the State transportation facilities a Caltrans Encroachment Permit may be needed. A Caltrans Encroachment Permit is needed in all instances where the proposed work falls within or affects the State right -of -way such as construction, grading, changes to hydraulic run -off, etc. We recommend that the applicant submit a permit application and six sets of plans and two sets of hydrology/hydraulic calculations along with relevant studies, for example the Gabbert and Walnut Canyon Channels Drainage Deficiency Study, March 1997 to Caltrans Office of Permits for review. 3) If we have additional comments regarding the project, we will contact you further. If you have any questions regarding this response please reference IGR #000876 and call me at (213) 897 -4429 or contact Cheryl Powell the IGR/CEQA Coordinator for the project at (213) 897 -3747. Sincerely, t STEPHEN J. BUSWELL IGR/CEQA Program Manager Transportation Planning Office Cc: Scott Morgan State Clearinghouse California Regional Water Quality Control Board (October 4, 2000) This comment indicates that the project is within the Calleguas Creek Watershed which has been defined as impaired; the watershed's status as impaired, in essence, means that the watershed system cannot process the levels of sediment and pollution that are being discharged into it and therefore special management is necessary to support efforts to restore the general quality of surface waters within the Watershed. The project will collect and discharge surface runoff into a series of on -site basins, some of which have been included in regional storm water planning efforts (outlined in the Gabbert- Walnut Canyon Drainage Deficiency Study). The request for supplemental information regarding project impacts was forwarded to the applicant for response. Final responses to the Board's request for additional information will be included in the Water Quality discussion in the Final EIR. The following additional information concerning this letter has been provided by the applicant's environmental consultant, Impact Sciences. Point 1 — Request to provide estimates of concentrations (ppb) and loads (lbs. /day) from point and non -point sources of each of the constituents for the impaired drainage. The West Pointe Homes project involves the construction of 250 homes, two National Pollution Discharge Elimination System design basins for treating storm water and one detention basin required for storm water retention in accordance with the Gabbert and Walnut Canyon Channels Flood Control Deficiency Study, dated March 1997 on 100 acres of a 350 acre parcel in the City of Moorpark. Historically, the site has been used for cow and horse grazing. No commercial or industrial uses are proposed at the site; therefore, no point source water will be generated on the site. It is important to note that 250 acres of the site will be set aside in an open space easement. Therefore, there will be no impacts to storm water, surface water, groundwater and percolation on 250 of the 350 acres of the project site. Project construction includes the preparation and implementation of a Storm Water Pollution Prevention Plan (SWPPP). This includes, but is not limited to, maintenance of construction equipment, use of sandbags to limit water flowing off site, use of dust control methods, and continual housekeeping to remove all material that could be swept away during a major storm West Pointe Final EIR Response to Comments - 19 event. Impacts from project construction are expected to be minimal due to the implementation of the SWPPP. The City of Moorpark requires preparation of the SWPPP prior to any construction. Non -point source storm water generated on the project site is expected to include the following constituents: nutrients from fertilizer application to homeowners landscaping, pesticides from application to homeowners landscaping, and coliform from domestic and wild animal wastes. Estimates of concentrations and loads are not available for these constituents. A storm water quality education pamphlet is being prepared for submission to each homeowner by the West Pointe Homes Home Owners Association that will address fertilizer, pesticides and animal waste Best Management Practices will be used to limit impacts to storm water. This pamphlet will include recommended application techniques, concentration levels and irrigation recommendations to limit the amount of constituents that exit the homeowners' property. Education of the homeowners will result in reduced impacts to storm water due to non -point sources. Salts, metals, sulfates, total dissolved solids, polychlorinated biphenyls and historic pesticides are not expected to be present. Salts that are present in the soil are expected to leach at the same or less levels than currently occur on site. Metals, such as lead from brake pads, are expected to be non - detect after construction of the project. Total dissolved solids are not expected to change due to project construction. Sulfates and polychlorinated biphenyls are associated with commercial or industrial uses, which will not be part of the proposed project. Pesticides were not used historically on the site. No impacts are expected from these constituents. Estimates of the concentrations and loads are not available at this time. These measurements will be taken prior, during and after project construction to develop baseline levels of each of these constituents. Point 2 — Provide estimates of the amount of runoff generated by the project during wet and dry weather. As previously stated in point 1, irrigation recommendations will be included in the storm water quality education pamphlet for the Homeowners Association. These recommendations are expected to limit off -site water flows during dry weather. Runoff generated by the project during wet weather will be contained in the two NPDES basins, which have been designed to contain the storm water from a 100 -year level storm for 24 hours after the storm. It is expected that there will be no net increase of runoff due to project construction. Runoff West Pointe Final EIR Response to Comments - 20 generated from the project will be measured during both wet and dry weather during the first year of occupancy to develop a runoff baseline. Point 3 — Outline strategy for surface water management for the stormwater, wash water and other wastewater generated during the project. As previously stated a storm water quality education pamphlet for the Home Owners Association will be prepared to address possible impacts due to homes construction and residential uses. Point 4 — Provide estimates of the amount of increased or decreased percolation due to the project. Approximately 37 acres of the 100 developed acres within the 350 acres of the project site will be covered with impermeable surfaces such as asphalt roads, concrete sidewalks, driveways and foundations for the homes, totaling approximately 37 percent impermeable surface. The remaining areas will be landscaping, streambeds, open space, parks, detention and NPDES basins. As previously stated, the NPDES basins will retain a 100 -year level storm event for 24 hours. It is expected that this will allow percolation to the maximum extent possible of the storm water generated by the project. West Pointe Homes is not located in an area that is recognized for groundwater recharge. Walnut Canyon Creek and the Gully System are tributaries to the Arroyo Simi. Groundwater recharge within the Arroyo Simi is designated as an Intermittent beneficial use. Due to construction of the NPDES Basins, which retain storm water during all storm events and the Intermittent Groundwater Beneficial Use designation for the Arroyo Simi, impacts to percolation are expected to be negligible. Point 5- Estimates of the net change in cubic feet per second of surface water contributions under historic drought conditions (as compiled by local water purveyors, the Department of Water Resources, and others), and 10 -year, 50 -year and 100 -year flood conditions: (Response prepared by David K. Nishimura, Consulting Civil Engineer, December 4, 2000) The overall concept of the storm drainage system proposed by this project will be to limit the post - development, peak storm water runoff discharge rates to not exceed the pre - development discharge rates for 2 -year, 10 -year, 50 -year, and 1000 year frequency storms where there is a potential for downstream erosion. West Pointe Final EIR Response to Comments - 21 The watercourse traversing the central portion of the development has a pre - development peak discharge rate of 309 cubic feet second (cfs) for a 100 -year frequency storm. The post development peak 100 -year discharge rate for this watercourse will be reduced to approximately 282 cfs, a 9 percent net reduction from the pre - development condition. The peak discharge rate in Walnut Canyon Creek will be limited to reduce the 100 -year frequency peak discharge rates to levels compatible with existing downstream improvement as determined by the Ventura County Flood Control District. The pre - development, peak 100 -year discharge for this watercourse is 391 cfs. With the development of this site, the peak discharge rate for this water course will be reduced to approximately 261 cfs, a net reduction of 33 percent form the pre - development condition. IN addition to the peak discharge rate reduction, a Ventura County Flood Control District maintained debris basin is proposed to be constructed in this watercourse to reduce the sediment currently being transported from watersheds upstream of this project. It is unclear what is meant by the historic drought conditions, therefore no response was able to be prepared. In summary, the net change of surface water contributions will be reduced by project construction. Point 6- Describe effects of the project on local groundwater conditions (water elevations, and net change in recharge in cubic feet per second) under the following conditions; • during construction, including dewatering activities There will be no impacts to local groundwater during construction. No dewatering activities are required to construct this project. • under historic drought conditions It is unclear what is meant by the historic drought conditions, therefore, no response was able to be prepared. • Under 10 -year, 50 -year and 100 -year flood conditions West Pointe Final EIR Response to Comments - 22 As previously stated in Point 4, West Pointe Homes is not located in an area that is recognized for groundwater recharge. Walnut Canyon Creek and the Gully System are tributaries to the Arroyo Simi. Groundwater recharge within the Arroyo Simi is designated as an Intermittent beneficial use. Due to construction of the NPDES Basins, which retain storm water during all storm events and the Intermittent Groundwater Beneficial Use designation for the Arroyo Simi, impacts to groundwater are expected to be negligible. West Pointe Final EIR Response to Comments - 23 California Regional Water Quality Control Board Los Angeles Region Winston H. Hickox 320 W. 4th Street, Suite 200, Los Angeles, California 90013 Gray Davis Secretary for Phone (213) 576 -6600 FAX (213) 576 -6640 Governor Environmental Internet Address: http : / /www.swrcb.ca.gov /—rwgcb4 Protection October 4, 2000 Steven Craig Planning and Community Development City of Moorpark 799 Moorpark Avenue Moorpark, California RE: RESPONSE TO DRAFT ENVIRONMENTAL IMPACT REPORT AND ENVIRONMENTAL ASSESSMENT FOR WEST POIT:TE HOMES IN MOOR.P.A RK, CALIFORriIA (SCH# 91081075) Dear Mr. Craig: We appreciate the opportunity to comment on the above project. For your information a list of permitting requirements and Regional Board contacts is attached. The project site lies in the Calleguas Creek watershed, which was listed as impaired pursuant to Section 303(d) of the Clean Water Act. Impairments listed in reaches downstream from the proposed project include nutrients and their effects, salts, metals, sulfates, total dissolved solids, polychlorinated biphenyls, coliform bacteria and historic pesticides. The Los Angeles Regional Water Quality Control Board will be developing Total Maximum Daily Loads (TMDLs) for the watershed, but the proposed project is expected to proceed before the applicable TMDLs are developed. In the interim, the Regional Board must carefully evaluate the potential impacts of new projects that may discharge to impaired water bodies. Please provide the following additional information for both the construction and operational phases of the project: • Estimates of concentrations (ppb) and loads (lbs /day) from point and non -point sources of each of the constituents for with the system is impaired (listed above); • Estimates of the amount of runoff generated by the project during wet and dry weather; • Surface water management for the stormwater, wash water and other wastewater generated during the project; • Estimates of the amount of increased or decreased percolation due to the project; • Estimates of the net change in cubic feet per second of surface water contributions under historic drought conditions (as compiled by local water purveyors, the Department of Water Resources, and others), and 10 -year, 50 -year and 100 -year flood conditions; and • Effects of the project on local groundwater conditions (water elevations, and net change in recharge in cubic feet per second) under the follwing conditions: • during construction, including effects of dewatering activities • under historic drought conditions and • under 10 -year, 50 -year and 100 -year flood conditions. S OJ l' California Environmental Protection Agency qty Recycled Paper Our mission is to preserve and enhance the quality of California's water resources for the benefit of present and future generations. Thank you for the opportunity to provide our initial comments during this early stage of the proposed project planning process. We hope that these comments will provide early direction to the preparers of the environmental review documents and ensure an adequate analysis of water quality issues. If you have any questions please contact Shelley Luce at (213) 576 -6690. Sincerely, Melinda Merryfield- Becker TMDL, Unit Chief Attachments (1) cc: file State Clearinghouse California Environmental Protection Agency 01 Recycled Paper Our mission is to preserve and enhance the quality of California's water resources for the benefit of present and future generations. ATTACHMENT A ✓ If the proposed project is subject to a federal license or permit, and will result in a discharge (dredge or fill) into a surface water, including a dry streambed, the project may require a Section 409 Water Quality Certification, or waiver thereof. For further information, please contact: Alex Fu at (213) 576 -6692, or Anthony Klecha at (213) 576 -6785, Nonpoint Source Unit ✓ If the project involves inland disposal of nonhazardous contaminated soils and materials, the proposed project may be subject to Waste Discharge Requirements. For further information, please contact: Rodney Nelson, Landfills & Cleanup Unit, at (213) 576 -6719 ✓ If the overall project area is larger than five acres, the proposed project may be subject to the State Board's General Construction Activity Storm Water Permit. For further information, please contact: Wayne Chiou, Los Angeles Inland Unit, at (213) 576 -6664: Los Angles County watersheds draining to Long Beach and San Pedro Carlos Urrunaga, Los Angeles Coastal Unit, at (213) 576 -6655: Los Angeles County watersheds draining to Santa Monica Bay and Palos Verdes Peninsula Ventura County watersheds draining to Malibu Creek watershed Mark Pumford, Ventura Coastal Unit, at (213) 576 -6657: Watersheds draining to Ventura County coastline ✓ If the project involves a facility that is proposing to discharge storm water associated with industrial activity (e.g.. manufacturing, recycling and transportation facilities, etc.), the facility may be subject to the State Board's General Industrial Activities Storm Water Permit. For further information, please contact: Robert Tom, Nonpoint Source Unit, at (213) 576 -6789: Watersheds draining to Los Angeles County coastline Mark Pumford, Ventura Coastal Unit, at (213) 576 -6657: Watersheds draining to Ventura County coastline ✓ If the proposed project involves any construction and /or groundwater dewatering to be discharged to surface waters or storm drains, including dry streambeds, the project may be subject to NPDES/Waste Discharge Requirements. For further information, please contact: Wayne Chiou, Los Angeles Inland Unit, at (213) 576 -6664: Los Angles County watersheds draining to Long Beach and San Pedro Mazhar Ali, Los Angeles Coastal Unit, at (213) 576 -6652: Los Angeles County watersheds draining to Santa Monica Bay and Palos Verdes Peninsula Ventura County watersheds draining to Malibu Creek watershed Mark Pumford, Ventura Coastal Unit, at (213) 576 -6657: Watersheds draining to Ventura County coastline ✓ If the proposed project involves any construction and /or groundwater dewatering to be discharged to land or groundwater, the project may be subject to Waste Discharge Requirements. For further information, please contact: Jau Ren Chen, Los Angeles Coastal Unit, at (213) 576 -6656: Watersheds draining to Los Angeles County coastline Mark Pumford, Ventura Coastal Unit, at (213) 576 -6657: Watersheds draining to Ventura County coastline ✓ The proposed project shall also comply with the local regulations associated with the applicable Regional Board stormwater permit: Los Angeles County and co oermittees: Ventura County and co- permittees: NPDES No. CAS614001 NPDES No. CAS063339 Waste Discharge Requirements Order No. 96 -054 Waste Discharge Requirements Order No. 94 -082 Revised 12/15/99 County of Ventura — Resource Management Agency (Keith Turner, October 4, 2000) Transmittal letter: no response is necessary. West Pointe Final EIR Response to Comments - 27 OCT -04 -2000 15:54 RMA PLANNING RESOURCE MANAGEMENT AGENCY county of ventura October 4, 2000 John Libiez Moorpark, CA FAX #: 529 -8270 Subject: West Pointe HomesIDEIR 005 654 2509 P.01/07 Planning Division Keith A. Turner Director. Thank you for the opportunity to review and comment on the subject document. Attached are the comments that we have received resulting from intra- county review of the subject document. Your proposed responses to these comments should be sent directly to the commentator, with a copy to Joseph Eisenhut, Ventura County Planning Division, L #1740, 800 S. Victoria Avenue, Ventura, CA 93009. If you have any questions regarding any of the comments, please contact the appropriate respondent. Overall questions may be directed to Joseph Eisenhut at (805) 654 -2464_ Sincerely, - l FO iZ Keith Tumer County Planning Director 1: 4ma Wpc lwinwcnA 1h20 -400 Attachment County RMA Reference Number 00 -087 ® 800 South Victoria Avenue, L #1740, Ventura, CA 93009 (805) 654 -2481 FAX (805) 654 -2509 �i Pointed On Recycled P-pe, � County of Ventura — County Public Works Agency (Lowell Preston August 29, 2000) The County Water Resources Division has requested that a more detailed breakdown of water use be provided in the Final EIR. This information has been requested of the applicant. When data are available, supplemental information regarding water demands will be included in the Final EIR Water Resources section. Corrections to Table 8 -2 on page 5 have been made as requested. Updated information has been requested from the Water works District No. 1 regarding capacity at the sewage treatment facility serving Moorpark. Updated demand and usage factors will be included in the Final EIR. The Moorpark Country Club Estates Project is presently under construction and therefore connections to this project will not be problematic as presumed in this comment. Requirements regarding well abandonment are noted. Well abandonment issues were not included in the EIR mitigation measures because no wells were found or recorded upon on the subject property. In the course of development, should any old well be uncovered, the location will be noted and proper abandonment actions will be taken. The minor correction referenced on Page 4, Section 8.3 has been made as requested. West Pointe Final EIR Response to Comments - 29 OCT -04 -2000 15 :55 RMA PLANNING 805 654 2509 P.02i07 TO: FROM: COUNTY OF VENTURA PUBLIC WORKS AGENCY WATER RESOURCES AND DEVELOPMENT DEPARTMENT MEMORANDUM August 29, 2000 JOSEPH EISENHUT, RMA - Planning Division LOWELL PRESTON, PWA - Water Resources Division i SUBJECT: City of Moorpark DEIR for West Pointe Homes, a 250 Unit Residential Subdivision In Walnut Canyon, Moorpark, Ca. (GPA 9"1, VTT -5187) f This project is for the construction of 250 single family homes on a 350 acre parcel west of Walnut Canyon Road, approximately one mile north of Moorpark We believe the following water supply concems regarding the proposed development should be addressed: Chapter 8, Section 8.1 discusses the capacity of Ventura County Waterworks District No.1 (WWD#1), as being adequate to supply the project A rough estimate of water demand is given as 222 acre -feet per year (197,750 gpd). A more detailed breakdown of project water demand would be useful for the final EIR. � I Project water supply will be provided from WWD#1 which ubTrzes local groundwater from the overdrafted North Las Poses Groundwater Basin combined with Calleguas Municipal Water � District (CMWD) water. As stated, this a potentially significant impact is mitigated by the restrictions on pumping implemented by the Fox Canyon Groundwater Management Agency (FCGMA). Table 8.2 on page 5 is entitled Historic and Projected Groundwater Extractions from the North Las Poses Groundwater Basin_ The title or the data presented in the table needs to be modified. Chapter 8 discusses wastewater treatment plant capacity of the County WWD#1 Moorpark facility. The data in this table is outdated. The DEIR roles on wastewater conveyance facilities that are planned for the adjacent Moorpark Country Club Estates project Since this project has not been built, mitigation measures to deal i with this uncertainty should be included in the EIR. As part of the potential impacts to groundwater quality, abandoned wells that can cause damage to groundwater quality should be destroyed. ACCOfdingly, a requirement to destroy all existing weft within the project area shall be included in the EIR. This work must be done according to current Ventura County Well Ordinance under permit from the County Water Resources Division. ! Finally, Section 8.3, page 4, of the DEIR should be Connected in the second paragraph where it I OCT -04 -2000 15:55 RMA PLANNING 905 654 2509 P.03i07 should fwid. "The FOC OwTAn C?uildaata' If you have any questions regarding our comments, pisses call me at 648-9204- RLRdp AAwaarpain¢.dac 2 County of Ventura — Agricultural Commissioner (Julie Bulla September 1 2000) Comments acknowledged regarding agricultural issues. No significant impacts are anticipated. As requested, several maps showing the spatial relationships between various proposed and under - construction projects along the Walnut Canyon Corridor have been created for inclusion in the Final EIR. West Pointe Final EIR Response to Comments - 32 OCT -04 -2000 15:55 RMA PLANNING Office Of AGRICULTURAL COMMISSIONER p.0. Box 889, Santa Paula, CA 93061 815 East Santa Barbara Strcct Tclephone: (805) 933 -3165 (805) 647 -5931 FAX: (805) 525 -8922 MEMORANDUM TO: Joseph Eisenhut Ventura County Planning Division FROM: Julie Bulla ey- Senior Planner DATE: September 1, 2000 805 654 2509 P.04i07 SUBJECT: Draft Environmental Impact Report for West Pointe Homes (City of Moorpark} --RMA Reference No. 00 -087 We have reviewed the draft EIR for the proposed 250 lot subdivision located in the northerly portion of the City of Moorpark, adjacent to and west of Walnut Canyon Road (Highway 23) and south of Broadway, between the Moorpark County Club Estates project (under construction) and the location of proposed Specific Plan No. 1. The project would not cause the development of land in agricultural production nor comprised of significant agricultural soils. According to the environmental document, the project site is located in excess of 1,000 feet from agricultural production, and therefore would not result in land use conflicts with agricultural uses. We have no comments on the analysis of agricultural issues in the document. As we suggested in our September 17, 1999 response to the Notice of preparation, the EIR should include a map showing the location of previously approved but unconstructed and proposed developments in the vicinity of the project. It is very difficult to ascertain the location of these developments by the text alone, and a map would assist the decisionmakers in understanding the location of the project in relationship to other development. County of Ventura — Public Works Agency (Butch Britt September 11 2000) Comments acknowledged. If a revised version of the tentative map for this project is submitted conforming with the environmentally superior alternative, a copy of this revised map will be sent to the County for comment. West Pointe Final EIR Response to Comments - 34 September 11, 2000 Steve Craig City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 SUBJECT: West Pointe Homes Dear Mr. Craig: Thank you for notifying us of the public hearing for the West Pointe Homes project, Tract 5187, scheduled for September I 1 in the Moorpark City Council Chambers. The Transportation Department would appreciate being kept informed during various stages of project development. Very truly yours, Wm. Butch Britt Deputy Director of Public Works Transportation Department WBB- NL.096:sa c: Nazir Lalani Lis SF L ow C of Nioorpark Community 0 iValOQt110fl1 Representing Ex- officio: Ventura County Flood Control District • Ventura County Waterworks Districts N0.1,16,17, and 19 - Lake Sherwood Community Services District Ahmanson Ranch Community Services District - Fox Canyon Groundwater Management Agency • A8939 Local Task force • Recycling Market Development Zone [�) 800 South Victoria Avenue • Ventura, CA 93009 - 1600.805/654 -2018 • Fax:805/654 -3952 _: PUBLIC WORKS AGENCY 0 of ventura Director Ronald C. Coons ,:,,,,.'county Deputy Directors of Public Works Wm. Butch Britt Transportation John C. Crowley Water Resources & Engineering Kay Martin Solid Waste Management Jeff Pratt Flood Control Paul W. Ruffin Central Services September 11, 2000 Steve Craig City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 SUBJECT: West Pointe Homes Dear Mr. Craig: Thank you for notifying us of the public hearing for the West Pointe Homes project, Tract 5187, scheduled for September I 1 in the Moorpark City Council Chambers. The Transportation Department would appreciate being kept informed during various stages of project development. Very truly yours, Wm. Butch Britt Deputy Director of Public Works Transportation Department WBB- NL.096:sa c: Nazir Lalani Lis SF L ow C of Nioorpark Community 0 iValOQt110fl1 Representing Ex- officio: Ventura County Flood Control District • Ventura County Waterworks Districts N0.1,16,17, and 19 - Lake Sherwood Community Services District Ahmanson Ranch Community Services District - Fox Canyon Groundwater Management Agency • A8939 Local Task force • Recycling Market Development Zone [�) 800 South Victoria Avenue • Ventura, CA 93009 - 1600.805/654 -2018 • Fax:805/654 -3952 _: County of Ventura —Air Pollution Control District (Molly Pearson October 4 2000) Page 14 of Chapter 2: The summary data have been partitioned into Class I and Class II impacts. These classifications refer to the significance of residual effects. The distribution of the discussion in the summary table is based on the severity of impacts. For this reason, air quality issues appear in several places in the summary. Page 4 of Chapter 7: Table 7 -1 has been updated as requested to include more recent air quality data for the years 1997 through 1999. The revised table is provided below: Table 7 -1 Ambient Pollutant Concentrations Registered at the Simi Valley Monitoring Station Year Pollutant Standards �2 1997 1998 1999 OZONE (03) Maximum 1 -hour concentration monitored (ppm) Number of days exceeding federal 1 -hour standard Number of days exceeding state 1 -hour standard Maximum 8 -hour concentration monitored (ppm) Number of days exceeding federal 1 -hour standard CARBON MONOXIDE (CO) Maximum 8 -hour concentration monitored (ppm) Number of days exceeding federal 8 -hour standard Number of days exceeding state 8 -hour standard NITROGEN DIOXIDE (NO2) Maximum 1 -hour concentration monitored (ppm) Annual average monitored (ppm) Percentage of average exceeding federal standard Number of days exceeding 1 -hour state standard SUSPENDED PARTICULATE MATTER (PMlo) Maximum 24 -hour concentration (µg /m3) Number of measured samples exceeding federal standard Number of measured samples exceeding state standard Number of estimated samples exceeding federal standard Number of estimated samples exceeding state standard 0.134 0.174 0.132 >0.12 ppm 2 4 2 >0.09 ppm 47 37 31 0.114 0.151 0.112 >0.08 ppm 40 29 22 3.80 3.49 3.59 ❑ 9.5 ppm 0 0 0 ❑ 9.1 ppm 0 0 0 0.115 0.093 0.082 0.020 0.019 0.022 0.0534 ppm 0 0 0 >0.25 ppm 0 0 0 59.1 48.5 66.9 >150 µg /m 0 0 0 >50 µg/m 4 0 6 >150 gg /m 0 0 0 >50 µg /m 24 0 36 Source: California Air Resources Board. ' Parts by volume per million of air (ppm), micrograms per cubic meter of air (gg/m3), or annual arithmetic mean (aam). 2 Federal and state standards are for the same time period as the maximum concentration measurement unless otherwise indicated. West Pointe Final EIR Response to Comments - 36 Table 7 -4 Estimated Project Average Daily Emissions Emissions Generated (pounds per day) 2001 2002 2003 Project Component ROC - NO,, _ ROC _. NO, ROC NOX Stationary Sources 12.92 3.56 12.88 3.56 12.84 3.56 Mobile Sources 41.45 55.33 37.98 51.88 35.11 48.90 Totals: 54.37 58.89 50.86 55.44 47.95 52.48 Recommended Thresholds: 25.00 25.00 25.00 25.00 25.00 25.00 Exceeds Threshold by: 29.37 33.89 25.86 30.44 22.95 27.46 Source: Impact Sciences, Inc. Emissions calculations are provided in Appendix B. Totals may not add exactly due to rounding in the computer model. Page 13 of Chapter 7: The EIR consultant will obtain a clarification of this discrepancy from the applicant's consultant on this issue (Impact Sciences). If required, modifications to the CO model results will be included in the Final EIR. Page 15 of Chapter 7: City Planning staff has worked with the applicant to provide proper pedestrian linkages between the project and surrounding proposed neighborhoods in part to address the problems identified in this comment. Adequate, safe, and well designed pedestrian linkages are essential to preventing unnecessary use of the automobile for intra- neighborhood travel. The remainder of this comment is acknowledged. The City recognizes the County APCD guidance related to application of TSM funds but respectfully disagrees. Some signal improvements that support free flow of traffic do enhance opportunities to support cleaner air efforts since stop /start conditions are reduced which lowers pollution concentrations. The applicant's consultant has provided the following additional information concerning this issue: West Pointe Final EIR Response to Comments - 38 Some transportation - related features such as the pedestrian walkways and access for bicycles recommended by the APCD are proposed as part of the project. These features are considered the most feasible transportation - related air quality measures for the project. The APCD's guidance for the use of contributions to the Moorpark Traffic Systems management Fund are noted and are consistent with the City's use of such funds collected from other development projects. Page 15 of Chapter 7: The applicant's consultant will be required, to recalculate the anticipated fees for this project consistent with this comment. Revised air quality fees will be incorporated into the Final EIR. Table 7 -7 has been revised as follows to reflect the correct years of 2001, 2002, and 2003, and the revised feee amounts based on the revised operational emissions calculation. Table 7 -7 Air Quality Fee Offset Contribution Schedule Year ROC NOx 2001 2002 2003 Total Costs (higher of the two) $136,908 $64,838 $125,368 $60,567 $115,711 $56,823 $377,987 $182,228 Source: Impact Sciences, Inc. Calculations are provided in Appendix 3 of the EIR . West Pointe Final EIR Response to Comments - 39 OCT -04 -2000 15:55 RMA PLANNING VENTURA COUNTY AIR POLLUTION CONTROL DISTRICT Memorandum TO: Joseph Eisenhut, Planning FROM: Molly Pearson 805 654 2509 P.05i07 DATE: October 4, 2000 SUBJECT: Draft Environmental Impact Report for West Pointe Homes, City of Moorpark (Reference No. 00 -087) Ventura County Air Pollution Control District (APCD) staff has reviewed the Draft Environmental Impact Report (EIR) fbr the subject project, which is located in Walnut Canyon, in the City of Moorpark The applicant proposes to subdivide a 350 -acre property into a residential development comprised of 250 homes on approximately 100 acres and creation of a single approximately 250 -acre open space parcel. The residential properties would be situated in a clustered configuration on the lower elevation portions of the western third of the land assembled within the project boundary. A new residential collector street would be constructed as a meandering central access road that would serve a series of cul- de-sac streets. District staff offers the following comments regarding the Draft EIR: Page 14 of Chapter 2 yMui= of Impacts and Mi i ation Air Quality impacts and mitigations are presented in this table on Pages 10, 11, 14, 43 and 44. The table would be more easily understood if Air Quality impacts and mitigations were presented together in the table. Page 4 of Chapter 7 Existing Air Quality in the Moorpark ReOon The first sentence of the second paragraph of this section includes a reference to Table 7 -11. This reference should be changed to Table 7 -1. In addition, this sentence states that pollutant concentrations are provided for the years 1993 through 1996. Footnote "2" indicates that this is the most recent data available from the California Air Resources Aoard (ARB)_ It should be noted that more recent data (e.g., far years 1997 through 1999) are available from the ARB at their website at www.arb.ca.gov /adam. Table 7 -1 should be updated to include more recent air quality data. Page 6 of Chapter 7 Table 7 -2 Existing Carbon Monoxide Concentrations The notes at the bottom of Table 7 -2 indicate that emission calculations are provided in Appendix A. According to the Table of Contents, Appendix 3 contains the Air Quality Computations. It should be noted that Appendix 3 contained a great deal of technical information in support of the Air Quality analysis contained in the EiR, and was not circulated with the EIR for review purposes. OCT -04 -2000 15:56 RMA PLANNING 805 654 2509 P.06i07 J. Eiseniwt Octobcr 4, 2000 Page 2 Page 6 of Charter 7 Issue 1 • Construction Effects The fourth sentence of the first paragraph in this section estimates that grading activities will generate approximately 872 pounds of fugitive dust per day. However, the discussion of Grading, Particulates, andPMro on Page 7 indicates at the end of the first paragraph that the proposed construction program would generate a total particulate load of about 8,000 pounds per day. Firstly, these two estimates of daily construction fugitive dust emissions do not correlate. This discrepancy should be corrected. Secondly, the estimate of 8,000 pounds per day is incorrectly converted to 2 tons per day. The correct conversion is 4 tons per day. Page 10 of ChapUr 7 Table 7 -4 Estimacd Pro ect emiM Daily Emissio District staff used the URBEMIS7G Computer Program for Emissions Estimation for Land Use Development Projects, as well as the trip generation information from Table 14 -2 of the Draft EIR, to estimate long -term air pollutant emissions attributed to the proposed project. The URBEMIS7G emissions estimates were significantly greater than those presented in Table 7 -4. Because the air quality calculations (Appendix 3) were not provided for rcvicw, District staff was not able to determine the reason for this discrepancy. However, it may have resulted from different assumptions regarding the vehicle fleet mix or trip distances associated with the proposed project. Justification for these assumptions should be presented to the lead agency and reviewed for adequacy. If the assumptions are determined by the lead agency to be inappropriate, the project's long -term air quality emissions should be re- calculated, and the air quality mitigations should be revised as appropriate. Pap 1_ 3 of Chapter 7 Cumulative Local won Monoxide Concentrations The third sentence of the first paragraph of this section includes a reference to CO concentrations in the year 2015. The first sentence of this paragraph, as well as Table 7 -6, discusses CO concentrations in the year 2005. This discrepancy should be corrected. Pape 15 of Chapter 7 I sue 2• Lang Term Emissions Resulting From Residential Occuuancy The second sentence of the first paragraph in this section states that "Since most operational emission related mitigation measures are designed to encourage alternative sources of movement... such measures are not applicable to the type of development proposed in this case." District staff does not agree entirely with this statement. Although some transportation- related mitigation measures may not yield air quality benefits for the proposed project, any on -site mitigation measures that encourage alternate modes of transportation should be implemented, where feasible. This includes, but is not limited to, pedestrian walkways, bicycle paths and site access for pedestrians and bicycles. Mitigation Measure No. (1) under Issue 2 states that the applicant shall make a contribution to the reduction of local and regional air quality impacts through the payment of an air quality impact fee to the Moorpark Traffic Systems Management Fund. It should be noted that Section 7.3.8.2 of the District's Guidelines for the Preparation of Air Quality Impact Analyses presents 999guidelincs for the appropriate use of these types of funds_ In particular, Item (4) of Section 7.3.8.2 states that "TDM funds should not be used for traffic engineering projects, including m:Wannin&Na\WM7 worst painte homes- moorpark ............_......_..... _.__.... OCT -04 -2000 15:56 RNA PLANNING 805 654 2509 P.07i07 J. Eisenhut October 4, 2000 Page 3 signal synchronization, intersection improvements, and channelization, as the benefits from these projects are primarily traffic- related and not air quality - related." 15 of Chapter 7 Table ? 7 A Fee Offset Corrtnbutye Scheme Table 7 -7 presents an air quality fee contribution schedule for the years 2015, 2016, and 2017. These years are not consistent with the years when the emissions are estimated to begin occurring as presented in Table 7 -4 (years 2001, 2002, 2003). This discrepancy should be corrected. If you have any questions, please call me at 645 -1439. m lowningk: *=-W west pointe homer moorpsrk TOTAL P.07 Moorpark Unified School District (Larry Brown September 11 2000) Section 15.3 Page 3: The number of portable classrooms in use at this time has been adjusted as requested. Section 15.3 Page 3: Changes to Table 15.1 and related text have been made as requested. Section 15.3 Page 4: The conclusions about the capacity of the High School have been corrected in the Final EIR. The student to teacher ratios identified in this paragraph have been used to recalculate demand capacity. Refer to the Final EIR for corrected capacity statistics. Section 15.3 Page 4: Changes have been made in the text of the EIR as requested. Section 15.3 Page 4 Paragraph 2: The text of the EIR has been revised to reflect the opinion of the School District regarding the ability of the school system to accommodate future growth. Section 15.3 Table 15 -2: The Table has been modified using the data provided by the District. Section 15.3 Page 5: Changes have been made as requested. Section 15.3 Page 5: The lack of additional portable classroom capacity has been clarified in the Final EIR. Plans for the development of schools within proposed major Specific Plan areas, including some additional planned school sites, have been added to the text of the Final EIR. The conclusions in the Final EIR have been clarified to reflect the opinion of the District. Section 15.3 Page 6: Comments acknowledged. The lack of educational support for local educational needs is currently be addressed through national, local and state initiatives. The existing state law limits the responsibility of development interests to the payment of statutory fees. West Pointe Final EIR Response to Comments - 43 Rd MC)C)RPARK UNIFIED SCHOOL DISTRICT 805 378 -6300 30 Flory Avenue, Moorpark, c aliforma 93021 ) September 11, 2000 Mr. Steve Craig Planning Corporation P.O. Box 20250 Santa Barbara, California 93120 Dear Mr. Craig: As a follow up to our telephone conversation on September 5, 2000, I am submitting the following clarifications regarding statements made in the draft Environmental Impact Report for the West Pointe homes project. These comments will apply to section 15.3, Educational Quality and School Facilities. Section 15 .3, Page 3 Paragraph 2 The District currently has 102 portable classroom buildings not 55 as stated in the last sentence of this paragraph. Section 15 .3, Page 3 Paragraph 7 The District currently operates six elementary sites, not five as stated in sentence two. The sixth elementary is Walnut Canyon, located at 280 Casey Road in Moorpark. This serves students in grades K through 5 and is at capacity. This information should also be added to Table 15.1 on page 4. Section 15 .3, Page 4 Pa AgL4ph 1 The statement that Moorpark High School has "an available excess capacity of 450 students" is incorrect. The High School is currently at or near capacity. The last sentence of the paragraph states a targeted student - teacher ration of 30:1 for grades K through 5. The District participates in the State funded Class Size Reduction program which means our student - teacher ratio for grades K through 3 is 20:1. Mr. Steve Craig September 11, 2000 Page 2 Section 15.3, Page 4, Table 15 -1 Grade level 6 -8 should be added to the Mesa Verde Middle School item. Available capacity needs to reflect that all schools are at or near capacity. Please eliminate the reference to Moorpark Night School and add Moorpark High School at Moorpark College, serving grades 11 and 12. Section 15.3, Page 4, Paragraph 2 The second sentence states facilities have been completed that could accommodate an annual student population growth rate of nearly 20 %. A student population growth of 20% per year has not been projected nor were facilities ever completed that could reasonably be expected to house such a growth. Therefore, it is important that the EIR reflect that while the student growth rate has decreased significantly over the past several years, that is only in comparison to an artificially high percentage. To state that the District has sufficient facilities to absorb a considerable amount of future residential growth without seriously impacting facilities is erroneous. Excess temporary facilities are not available to allow the District to absorb considerable student population growth. Section 15.3, Page 5, Table 15 -2 The student generation factor used in projecting the number of students anticipated from new dwelling units has been updated and should be reflected in the table in the following manner: Section 15.3, Page 5, Paragraph 4 The student generation numbers reflected in table 15 -2 need to be added to reflect the appropriate number of students that would be generated over a full buildout. Section 15.3, Page 5, Paragraph 6 The impacts of the proposed project will not be minimized by the existence of unused portable classrooms. Any unused classrooms at this point are anticipated to be needed for the 2000 -01 school year. Therefore, there is no excess facility capacity. Number of Students Grade Level Generation Factor Dwelling Units Generated K -5 .40 250 100 6 -8 .21 250 53 9 -12 .25 250 63 Total .86 250 1 216 Section 15.3, Page 5, Paragraph 4 The student generation numbers reflected in table 15 -2 need to be added to reflect the appropriate number of students that would be generated over a full buildout. Section 15.3, Page 5, Paragraph 6 The impacts of the proposed project will not be minimized by the existence of unused portable classrooms. Any unused classrooms at this point are anticipated to be needed for the 2000 -01 school year. Therefore, there is no excess facility capacity. Mr. Steve Craig September 11. 2000 Page 2 This paragraph also states that the District controls sufficient land for future school construction. The only undeveloped land the District currently owns is now in escrow with an anticipated close of escrow within the next 12 months. The last sentence of this paragraph states incorrectly that the specific expansion needs associated with the proposed project could be accommodated with existing facilities and not result in significant effects. This is not the case. Section 15.3 Page 6 Paragraph 1 This paragraph states that the buildout of the proposed project should not adversely effect educational quality because mandated school mitigation fees would be used to offset specific effects on educational quality. The mitigation fees deal only with the specific facility issues and do not address many on -going operational cost issues. While this is the law, it is still important to realize mitigation fees by themselves are not a cure -all solution. Additionally, the per square foot mitigation fees reflected in this paragraph should be $3.59 per square foot rather than the $3.56 amount shown. I would be very happy to answer any questions or provide further clarification on these educational issues. If you would like to speak further, please contact me at 805 -531 -6537. Sincerely, Larry F. Brown Assistant Superintendent Business Services September S, 2000 City of Moorpark Planning Commission 799 Moorpark Avenue Moorpark, California 93021 RE: PROPOSED DEVELOPMENT - TOLL,MORRISON & WEST POINT Ladies and Gentlemen: RECEIVED W L/ SEP 0 6 2000 city of Moorpark Community owolopmeW We would like to express our concern regarding development along Walnut Canyon Road and the anticipated impact to the community. The mile -long stretch of Walnut Canyon Road between High Street and Broadway currently contains twelve curves. All three developments are accessed by this stretch of road and will have entrances off Walnut Canyon Road. As you are aware, this road not one serves the residential community, it is also heavily traveled by nearly,_ 1100- "trucks loaded with sand, gravel or cement during the daytime hours (6:00 a.m. - 7:00 p.m.). In addition, there is a significant amount of commuter traffic from Fillmore that adds another burden to the road. (APPROXIMATELY 5,000 to 6,00 DAILY) p6 The owners along Walnut Canyon Road often wait for as many as 20 cars to pass before being able to get off their driveways. With the rate of speed and the often perilous curves, it is often a difficult task, at best. As you can well imagine, mothers refuse to have their children ride the bus to school as there is no place for them to safely wait or load the bus. There are approximately SO single - family homes on the stretch of road between Casey Road and the Water District many of which have multiple families living in them. The absence of sidewalks along this stretch adds to the danger of loading or waiting for a school bus. We urge the Planning Commission to address the concerns about traffic along Walnut Canyon Road. The proposed extension of Spring Street to Walnut Canyon Road and the addition of "C" Street are only a "band -aid" to move more traffic onto an already over - burdened and potentially dangerous road. Furthermore, the current condition of the flood control channel along Walnut Canyon Road is deplorable. There are two cars that have been in the flood control ditch for nearly 10 years and it has not been cleaned out in the last 20 years. We are concerned that further development and the subsequent irrigation run off and /or heavy rains will adversely affect Walnut Canyon Road and possibly paralyze the flow of traffic should the flood control channel fail. Concerned Citizens of Walnut Canyon (15 signatures September 5, 2000) The residents have indicated that a significant improvement program is required to address the improvement of State Route 23 between Casey Road and the north City Limit. City Planning staff and the EIR consultant have initiated discussion of the design process for this corridor with each development along the Corridor which will be required to address full improvement of the Corridor adjacent to each project. These improvements include a requirement to extend the present turning lane adjacent to private homes north of Casey Road up to the West Pointe project. Problems with turning movements will be solved with implementation of this improvement. All of the homes between the Water District property and Casey Road will be provided with turn lane access commensurate with build out of the various projects referred to in this comment. The City is currently planning the installation of sidewalks in the lower portion of the Corridor. A second phase to provide sidewalks to the north half is programmed for a subsequent fiscal year. Flood control improvements, including regionally oriented basins, will be installed to correct and improve current deficiencies identified by the Gabbert Canyon/Walnut Canyon Drainage Deficiency Study commissioned by the City and the Ventura County Flood Control District in 1997. The West Pointe Homes project consistes of a General Plan Amendment, Zone Change, Vesting Tentative Tract Map, a Residential Planned Development and a Development Agreement. The EIR project description references these actions. The comments related to "fast tracking" without a General Plan Amendment are in error. Please refer to prior responses to the School District comments regarding the capacity problems which exist in the schools serving the proposed project. West Pointe Final EIR Response to Comments - 47 Cal Trans would likely take at least 3 to 4 years to improve Route 23 (Walnut Canyon Road). The builders need to address the needs of the community in ; regard to this matter before additional demands can be placed on the flood }_ control ditch. Otherwise, it will be left to the taxpayers to foot the .bill for an over - burdened system. The current school enrollment is such that neighborhood children do not routinely attend their "neighborhood" school. The school system is already over - burdened, and we need additional schools to accommodate the influx of families with school -aged children who will likely purchase homes in our community. In order to maintain the quality of life, and maximize property values, it is essential that the school system continue to thrive. Without a quality school district that Moorpark residents have come to expect, young families will no longer be drawn to our community. Thus, there will be no buyers for all the new homes being built or the subsequent re- sales. Again, the builders need to address the needs of the community in regard to this matter before additional demands can be placed on the school system. The construction of more than 1000 homes and two major golf courses without significant highway improvements is completely unreasonable and potentially unsafe. Again, the builders need to address the needs of the community in regard to this matter before additional demands can be placed on Walnut Canyon Road. The City has already approved the construction of 61 homes in the West Point project that was based upon 1 home per 5 acres. It now appears that the a project is being "Fast - Tracked" with 250 plus homes without a General Plan Amendment. Again, we urge the Planning Commission to address the concerns about traffic, r the condition of the flood control ditch, and the impact to our schools. r R 1 Yours truly, cerned Citizens of Walnut Canyon Road Cal Trans NOV ��� . 0 9 • %Nw_' �"o 1 J i Eloise Brown, Received October 8, 2000 Refer to Topical Responses 1 and 2 which address the issues raised in paragraph 1. The alternatives analysis contains a detailed comparison of the project impacts as proposed in relation to the existing entitlements. While it is true that offsite street system and public service impacts will increase if the proposed project is approved, the on -site impacts to significant environmental resources will actually be reduced. This issue is discussed in detail in the alternatives analysis in the EIR. The remaining comment is acknowledged. West Pointe Final EIR Response to Comments - 50 ELids Bwam 0. Box #3 6Vf 93020 Planning Department City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 To the Planning Department Re; West Pointe Homes: In the EIR and in the presentation done by the developer, it seems apparent that no consideration is being given to the traffic impact upon the intersection of High Street and Moorpark Avenue. Rather it appears that the additional impact is indicated but with a "There is nothing we can do about this significant impact" comment. It seems relatively clear that the alternative of building the currently permitted plan would not only reduce the impact, but would also provide the seemingly elusive alternate ingress and egress, through Gabbert Road. It is utterly irrational to increase the number of units by about four times the number originally approved and then to cluster them all at the busiest road. Further, I find it really demands absolute suspension of credulity to accept the statement in the EIR, which says regarding the currently approved plan "Despite the larger lot size and decreased home to home proximity, the ultimate experience for the residents could be one of a more crowded and less spacious environment than the project as proposed (or other alternative)" Sincerely, RECEIVED City of Moorpark Community Cevelopmei PART lll: Planning Commission Minutes Minutes of the Planning Commission hearings on this project are attached. Responses to comments are provided either in the minutes themselves, in topical responses (Part l of this Chapter) or in the italicized text of the Final EIR. West Pointe Final EIR Response to Comments - 51 Planning Commission, City of Moorpark, California Minutes of October 9, 2000 The regular meeting of the Planning Commission was held on October 9, 2000, at the Moorpark Civic Center, 7 99 Moorpark Avenue, Moorpark, California. 1) CALL TO ORDER Chairman DiCecco called the meeting to order at 7:07 p.m. 2) PLEDGE OF ALLEGIANCE: Commissioner Landis led the pledge of allegiance to the flag. 3) ROLL CALL: a 5) 6) 7) 8) Mark DiCecco - Chair Janice Parvin - Vice Chair Paul Haller Kipp Landis William F. Otto All Commissioners were present. Staff attending the meeting included John Libiez, Planning Manger, Walter Brown, City Engineer, Craig Malin, Assistant Planner, and Celia LaFleur, Administrative Secretary. PROCLAMATIONS, COMMENDATIONS AND SPECIAL PRESENTATIONS: None. REORDERING OF, AND ADDITIONS TO THE AGENDA: CONSENT CALENDAR: September 25, 2000, Planning Commission Minutes Motion: Commissioner Parvin moved and Commissioner Haller seconded a motion to approve the minutes of September 25, 2000. Motion passed with a unanimous 5:0 voice vote. PUBLIC COMMENTS: PUBLIC HEARINGS: A) City of Moorpark Zone Ordinance Amendment No. ZOA 2000 -01, Applicant: City or Moorpark. (Public Hearing continued open from September 11, 2000.) Consideration Of a Zoning Code Amendment to amend Section 17.52.060 related to Change of Use for a Non - conforming Use to allow a change in use upon City Council authorization Planning Commission, City of Moorpark, California Minutes of October 9, 2000 without need for Council approved Conditional Use Permit as currently required. Staff Recommendation: Accept public testimony, and continue the hearing open to October 23, 2000. John Libiez, Planning Manager provided the Commission with the presentation and recommended continuing the open hearing to October 23, 2000, to allow time for City Attorney review of the draft amendment language. Testimony received from the following: Lynn Owens, 4647 Adonis Place, Moorpark, CA. Ms. Owens, commended the Commission for taking the time to reconsider and provide further review of this ordinance amendment. Motion: Commissioner Parvin moved and Commissioner Landis seconded a motion to continue Zoning Ordinance Amendment ZOA 2000 -01 to the Planning Commission meeting of October 23, 2000. Motion passed with a unanimous 5:0 voice vote. B) Consider Conditional Use Permit No. 2000 -03, Applicant: Compass Telecom Services. A request to allow the installation of twelve (12) cellular antennas placed in three groups of four antennas, with each group mounted on a twelve foot high mounting pole at the Ventura County Water Tank Reservoir Facility #2, 1,400 feet east of Moorpark College and north of the 118 Freeway. Staff Recommendation: Adopt Resolution No. PC -2000- approving Conditional Use Permit No. 2000 -03 on the application of Compass Telecom Services. John Libiez, Planning Manager Introduced the proposal. Craig Malin, Assistant Planner presented the staff report to the Commission. reference: Staff Report dated October 5, 2000. The public hearing opened. 2000 -1009 pcm Planning Commission, City of Moorpark, California Minutes of October 9, 2000 Commissioner Parvin commented that she had concerns that the current AT &T antenna was very visible from Villa del Arroyo Mobilehome Park. Michael Blackwell, Compass Telecom Services, 17870 Skypark Circle, #102, Irvine, CA representing Meticom requested verification of Condition Nos. 12, 17, and 19. John Libiez responded that Condition Nos. 12, 17 and 19 were standard conditions for a Conditional Use Permit, and that staff would meet with the applicant to discuss the details. He also stated Condition No. 19 pertains to condition compliance costs, the amount of money needed to meet all conditions, and to receive an occupancy permit. Mr. Blackwell, requested clarification on Condition No. 23, the requirement to provide space for an additional City antenna free of charge if required by the City. Mr. Blackwell said that it felt wrong that this might interfere with other antennas. , Mr. Blackwell requested further clarification, and how will the space be utilized, and if the City had space from other approved carriers, why do you need Compass? John Libiez responded that if the City needed an antenna for a future communications system, it desires to reserve a location for such an antenna similar to any other easement. He also stated the City would not wish to install any system that interfered with the applicant's. Mr. Blackwell asked if there was any cost to the applicant to provide the "free antenna space." Mr. Blackwell also questioned Condition No. 26, a requirement concerning grading during the rainy season. Mr. Blackwell said no grading would take place, and the site would remain geological stable, and that there was no justification for an erosion control requirement. Walter Brown, City Engineer, responded that this was a City /County mandate, to the degree required is determined on the ground disturbance, i.e. trenches, spread earthy materials 2000 -1009 pcm Planning Commission, City of Moorpark, California Minutes of October 9, 2000 into the watershed, and is typically a standard condition. Commissioner Parvin questioned if the applicant would provide trees to cover the existing AT &T antenna. Mr. Blackwell said, legally he could not interfere with the AT &T antenna without causing a problem, but it may be possible to work with AT &T for a solution. Commissioner Parvin questioned if service was provided to customers in the Moorpark area, and where the nearest Compass's antenna was located. Mr. Blackwell stated it was a site located in Simi Valley, and was Metrocom deployed. Chairman DiCecco asked if the applicant had the opportunity to review the report and conditions with staff. Mr. Blackwell responded he had received the report on Friday, 4:30 p.m. Commissioner Haller questioned if the applicant was satisfied with the staff response concerning Condition Nos. 12, 17, and 19. Mr. Blackwell, said he would like explanation of other fees. The public hearing closed at 7:43 p.m. Commissioner Landis said he had concerns about the feasibility and safety, i.e., height of the parameter fencing and stated he was satisfied that the conditions cover these concerns of fencing and visual impacts. Regarding the applicant's concern over Condition No. 23, concerning access of easement to allow the City to place an antenna, this is something that prior applicants have agreed to and that he supports staffs recommendation. Commissioner Haller, stated he was satisfied with staff responses to concerns with Condition No. 23, Item 5 City Engineer, and watershed, and would like staff to provide wording that addresses the technical difficulty. Commissioner Parvin stated regarding Condition No. 23, standard fire, emergency and general communications are going to broadband wireless. She also stated visual screening of all antennas is needed and anyone 2000 -1009 pcm 10) Planning Commission, City of Moorpark, California Minutes of October 9, 2000 who wants to come into our City must have a requirement attached that allows the City to gain antenna sites. Commissioner Otto, yesterday, that the freeway, and the 60' Condition No. 23, h has the City made antennas? said he had visited the site site was visible 200 yards from antenna barely is seen. Regarding e asked how many other applicants this same requirement of shared Mr. Libiez responded, Waterworks facility, Carlsberg, and Toll Bros. are future site possibilities, and that we have perhaps six or seven currently. Commissioner Otto questioned if the City had exercised the opportunity to have an antenna. Mr. Libiez responded no. Motion: Commissioner Landis moved and Commissioner Otto seconded a motion to approve Resolution No. PC- 2000 -397 recommending approval of Conditional Use Permit No. 2000 -03 on the application of Compass Telecom Services and further recommended that staff meet with the applicant to resolve screening and modification of Condition No. 26.a. Motion approved with a 5:0 unanimous voice vote. DISCUSSION ITEMS: None. ANNOUNCEMENTS OF FUTURE AGENDA ITEMS: Brief discussion concerning Planning Commission's Holiday schedule. Summary of October 23, items for consideration are West Pointe Homes EIR, Zoning Ordinance Amendment No 2000 -1. November 13, tentatively scheduled are West Pointe Homes EIR (continued from 10/13) and the introduction to the Housing and Safety Elements. Industrial Planned Development proposals for Triliad, and introduction to Zone Code Amendments (Title 17 Cleanup). 2000 -1009 pcm Planning Commission, City of Moorpark, California Minutes of October 9, 2000 November 27, West Pointe Homes GPA, ZC, RPD, TTM, and continued Housing & Safety Elements, and tentatively scheduled is Suncal. December 11, West Pointe Homes continued items, Suncal, and the OSCAR Element reintroduced. January 2001, Land Use & Circulation Element Workshops, OSCAR continued from December 11. February 2001, General Plan items from January continued 11) ADJOURNMENT: Commissioner Landis moved and Commissioner Parvin motion to adjourn the meeting. Motion passed with,a unanimous voice vote. The time being 8:15 p.m. ATTEST: Celia LaFleur, Secretary to the Planning Commission 2000 -1009 pcm Planning Commission, City of Moorpark, California Minutes of October 23, 2000 Paqe 1 The Regular Meeting of the Planning Commission held on October 23, 2000, at the Moorpark Civic Center, City Council Chambers, 799 Moorpark Avenue, Moorpark, California 93021. 1) CALL TO ORDER Chairman DiCecco called the meeting to order at 7:11 p.m. 2) PLEDGE OF ALLEGIANCE Commissioner Landis led the pledge of allegiance. 3) ROLL CALL: Mark DiCecco - Chair Janice Parvin - Vice Chair Paul Haller Kipp Landis William F. Otto All Commissioners' were present at the meeting. Staff attending the meeting included John Libiez, Planning Manager, and Celia LaFleur, Administrative Secretary. 4) PROCLAMATIONS, COMMENDATIONS AND SPECIAL PRESENTATIONS: None. 5) REORDERING OF, AND ADDITIONS TO THE AGENDA: None. 6) CONSENT CALENDAR: A) October 9, 2000 Planning Commission Minutes Motion: Commissioner Landis moved and Commissioner Otto seconded a motion to approve the minutes of October 9, 2000, with revision to page 2 of the minutes. Motion passed with a unanimous voice vote. 7) PUBLIC COMMENTS: James Hartley, 5950 Gabbert Road, Moorpark. Mr. Hartley stated that the Planning Commission Agenda was not available by Internet until after 9:00 a.m. on the day of 2000 -10 -23 pcm 1119100 9:57 AM OPacket to CM LYPacket to CC Planning Commission, City of Moorpark, California Minutes of October 23, 2000 Page 2 the Planning Commission Meeting. Mr. Hartley further stated that this had been an ongoing inconvenience for him. 8) PUBLIC HEARINGS: A) West Pointe Homes Environmental Impact Report. The Planning Commission will consider preliminary comments to a Draft Environmental Impact Report and assess and analyze the impacts related to the development by West Pointe Homes, Inc., 250 lot hillside subdivision located within the City of Moorpark west of Walnut Canyon Road and northerly of Casey Road. Staff Recommendation: 1. Continue to accept testimony and comments; 2. Direct staff and the EIR Consultant to prepare responses to comments for consideration as part I of the Final EIR; 3. Defer decision /recommendation on the EIR to coincide with the application components review and public hearing tentatively scheduled for November 13, 2000, with public hearing open. John Libiez provided background information and the status of this project. He said that the comment period officially ended October 4, although some comments were still coming in and comments received after that date would be reviewed and considered. Mr. Libiez said additional alternatives were being reviewed and analyzed for the project and that improvements along the corridor were being reevaluated based upon an updated traffic analysis. He went on to say that staff had met with developers who are involved in the Walnut Canyon Road corridor, these being, Toll Brothers, Morrison - Fountainwood- Agoura, Suncal, and West Pointe Homes. The purpose of these corridor discussion meetings had been to determine existing conditions on Walnut Canyon Road, to consider improvements needed and potential street sections to be designed and approved by Caltrans. Testimony was received from the following: Vince Daly, Representing West Pointe Homes, 26500 W. Agoura Suite 566, Calabasas, 91302. Mr. Daly said a presentation had not been scheduled for this evening for the Commission, but that he was here to answer questions. Mr. Daly said a meeting had occurred with 2000 -10 -23 pcm Planning Commission, City of Moorpark, California Minutes of October 23, 2000 Paae 3 staff and other developers to discuss the regional traffic issues. Commissioner Parvin asked where the public roadway would be. Mr. Libiez replied that Figure 4 -4 of the Environmental Impact Report identified the potential public roadway. This roadway would connect to Specific Plan 1 to the south. James Rassmusen, 2020 Upper Ranch Road, Thousand Oaks, said he also was available for questions. Ellen Taylor, 7888 Grimes Canyon, Moorpark, said this proposal was outrageous, and the current zoning only allowed for 66 dwelling units, the proposal for an additional 184 homes was a waste of everyone's time. Ms. Taylor was concerned about the following: ❑ Truck traffic ❑ Traffic /Circulation ❑ Children riding their bikes in the vicinity ❑ Train delays ❑ Additional traffic brought in by Fillmore and Santa Clara Dr. Gregg J. Cutler, 8450 Happy Camp Canyon, Moorpark, stated he was opposed to this proposal. He said this project would potentially generate 2,500 additional vehicle trips per day. Pete Peters, 7155 Walnut Canyon Road, Moorpark, said he had read the EIR 3 times, and although the EIR does all it can to save the species affected, it does nothing for the people. Mr. Peters said that approximately 6,000 vehicle trips and 1,000 truck trips would be added to traffic circulation. He also said that the new housing in Fillmore and no industry there has created more traffic. Mr. Peters said he believed that the City Council has created 3,600 more vehicles trips for the City, and that the Council should stick to it's General Plan. John Gray, 7177 Walnut Canyon Road, Moorpark, said he was concerned about additional traffic and the women 2000 -20 -23 pcm Planning Commission, City of Moorpark, California Minutes of October 23, 2000 Page 4 and children that walk along Walnut Canyon Road where there are no sidewalks. Eloise Brown, 13193 Annette Street, Moorpark, said it sounded rational to have open space. That Suncal had originally proposed 150 dwelling units and has downsized to 107 dwelling units. Ms. Brown said that the current EIR related to the Hillside Management Ordinance and proposes higher density. James Hartley, 5950 Gabbert Road, Moorpark, said he heard the majority speak about the development, and not the EIR. In his view, the EIR document discussed a project that is one of the few that is designed to be a plus. The two speakers, who spoke previously, live outside the City limits. He said that this proposal fits in with other developments, and his concerns were about Walnut Canyon Road and Caltrans design standards. Colin Velasquez, 601 Moorpark Avenue, Moorpark, said he is opposed to this development. He said there is no west access to Gabbert Road and opposes the circulation pattern. He said that access all depended upon the Walnut Canyon Road improvements. Mr. Velasquez stated that taxpayers pay for open space and he thought it should be the responsibility of the homeowners association to maintain. He used the Bridle Path development in Simi Valley as an example. Mr. Libiez commented on the Walnut Canyon Road corridor. He said he had talked with the County, taken the Grimes Canyon Mine tour to determine how the mines work in relation to truck traffic and determined an actual 640 trips currently with a potential of 820 vehicle trips minimum under permitted activities. Mr. Libiez also stated that Specific Plan 2 required the dedication and grading to continue the State Route 23 alignment, at Broadway, which needs to proceed to improve regional circulation. He said that Specific Plan 2 has been conditioned to provide major intersection improvements at Spring Road and Walnut Canyon Road. 2000 -10 -23 pcm Planning Commission, City of Moorpark, California Minutes of October 23, 2000 Pars q Mr. Libiez further stated that there are alternatives being reviewed for connection to Casey Road, alternatives to extend High Street through Specific Plan 1, the building of a State Route 118 bypass to connect to Gabbert Road, and the potential development of other private lands for linkage. He said the EIR has looked at a number of options and impacts and the fair share costs, and that the West Pointe Homes alternative of developing 250 homes was proposed, because it protects the ridgeline and habitat. In addition, he stated the conservation easement would provide a public benefit by preserving 250 acres of Coastal /Venturan Sage Shrub community. Mr. Libiez recommended that the Commission defer their decision on the EIR to allow staff to provide written responses to comments. Mr. Daly commented that he had met with the public and will continue to be available to meet for any further discussions. Mr. Libiez responded to Mr. Gray's concern for the safety of those walking along Walnut Canyon Road. He said the City Public Works department had applied for a grant to construct a walkway on the west side of Walnut Canyon Road, coming from the Walnut Canyon School site to the north. Staff discussions have included talking with major developers about what kind of improvements that needed to be made, i.e., hiking trails, and equestrian trails along the master corridor. Nancy Gray, 7177 Walnut Canyon Road, Moorpark, stated her concerns were about Walnut Canyon Road traffic circulation and speeding. Commissioner Otto stated that the applicant and consultant need to address deficiencies regarding the school district. In the current EIR it did not have correct utilization information and needs to be assessed, in regard to: ❑ The capacity for additional school sites; ❑ Waterworks District information was incorrect. 2000 -10 -23 pcm Planning Commission, City of Moorpark, California Minutes of October 23, 2000 Pane 6 ❑ The appropriateness of the pedestrian, equestrian, and bike trails. ❑ Walnut Canyon Road is inadequate. ❑ Option 3 and 7 are most likely to address the speed limit, re- striping, and landscape strips. Commissioner Otto went on to say that the homeowners association was not a good approach, and places a burden on the organization, expertise and funding. Commissioner DiCecco questioned whether Solid Waste, Chapter 15, page 8, a green waste program would be used. Commissioner Haller concurred with Commissioner Otto' s statements. Motion: Commissioner Parvin moved and Commissioner Landis seconded a motion to keep the hearing open and continue it to the Planning Commission meeting of November 13, 2000. Motion passed with a unanimous 5:0 voice vote. In closing Commissioner Haller stated that it was the job of the Commission to review the environmental impact report and not determine at this time the validity of developing 66 or 250 dwelling units. B) City of Moorpark Zone Ordinance Amendment No. ZOA 2000 -01, Applicant: City of Moorpark. (Public Hearing continued open from October 9, 2000.) Consideration of a Zoning Code Amendment to amend Section 17.52.060 related to Change of Use for a Non - conforming Use to allow a change in use upon City Council authorization without need for Council approved Conditional Use Permit as currently required. Staff Recommendation: Continue to November 13, 2000. Mr. Libiez said a proposed change to a section of code intended to change from non - conforming uses to lessor non - conforming uses. He further stated that staff had received some of the information late and did not have time to prepare it for the Commission's meeting. He went on to say that the current process is reviewed 2000 -10 -23 pcm