HomeMy WebLinkAboutRES 1996 325 0826RESOLUTION NO. PC -96 -325
A RESOLUTION OF THE PLANNING: COMMISSION OF THE CITY
OF MOORPARK, CALIFORNIA, RECOMMENDING CERTIFICATION
OF THE FINAL ENVIRONMENTAL IMPACT REPORT AHD
APPROVAL OF GENERAL PLAN AMENDMENT NO. 93 -1, ZONE
CHANGE NO. 93 -3, AND SPECIFIC PLAN NO. 93 -1, HIDDEN
CREEK RANCH SPECIFIC PLAN (SPECIFIC PLAN NO. 8), ON
THE APPLICATION OF HIDDEN CREEK RANCH PARTNERS
WHEREAS, public notice having been given in time, form, and manner
as required by law, the Planning Commission of the City of Moorpark held
public hearings on the Draft Environmental Impact Report (EIR) for the
Hidden Creek Ranch Specific Plan Project on October 9 and 30, 1995, and
held public hearings on General Plan Amendment 93 -1, Zone Change No. 93-
3, and Specific Plan No. 93 -1, on January 29, February 12, March 11,
March 25, April 22, July 22, and August 12, 1996, for a 4,322.58 -acre
site located within the Moorpark Area of Interest in Ventura County,
directly north of the City jurisdictional boundary near Moorpark College
and the Campus Park and Varsity Park residential areas, and east and
south of Happy Camp Canyon Regional Park, Assessor Parcel No(s): 500 -0-
120 -035, -55, -065; 500 -0- 170 -135, -205, -255, -285, -295, -305, -315,
-325, -335, -345, -355, -365, -375; 500 -0- 180 -045, -055, -075, -105, -
�, 115; 500 -0- 281 -035, -045, -165, -175, -185, -195, -205, -215; 500- 0 -292-
065, -135, -145; 615 -0 -110 -205, -215; and 615 -0- 150 -185 ; and
WHEREAS, the Hidden Creek Ranch Specific Plan Project is more
specifically described as follows:
General Plan Amendment No. 93 -1 - Amendment the General Plan Land
Use Element Exhibit No. 3 to reflect the Specific Plan land uses,
as shown on Specific Plan Exhibit No. 7, Land Use Plan, and
amendment of the General Plan Circulationf Element Figure No. 2
(Highway Network), No. 3 (Bikeway Element), and No. 4 (Equestrian
Trail Network), to reflect the Specific Plan Exhibit No. 26,
Circulation Plan, and Specific Plan Exhibit No. 9, Trail Plan,
except as revised by the recommendations included in Section 4 of
this resolution;
Zone Change No. 95 -3 - Amendment of the City Zoning Map to prezone
the Specific Plan site, consistent with Specific Plan Exhibit No.
7, except as revised by the recommendations included in Section 4
of this resolution, and amendment of Title 17, Zoning, of the
Moorpark Municipal Code through adoption of the Hidden Creek Ranch
Specific Plan by ordinance to establish controlling development
regulations for the Specific Plan site.
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Resolution No. PC -96 -325
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Specific Plan No. 93 -1 - Adoption of the Hidden Creek Ranch Specific
Plan in compliance with California Government Code Section 65450 et.
seq. and the requirements of the City of Moorpark General Plan Land
Use Element, which designates the project site as Specific Plan Area
No. 8; and
WHEREAS, at its public hearings on the Draft EIR and Project, the
Planning Commission took testimony from all those wishing to testify on
the project, closed the public hearing on the Draft EIR on October 30,
1995, closed the public hearing on the project on August 12, 1996, and
reached its decision on the matter on August 12, 1996;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK,
CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. Based upon the project information presented to
the Planning Commission, including but not limited to, the Draft EIR and
technical appendices, Final EIR, Spring Road Connector Report, Fiscal
Impact Report, staff reports, and staff and public testimony, the
Planning Commission hereby makes the following findings:
California Environmental Quality Act (CEQA) Findings
1. The Final EIR for the Hidden Creek Ranch Specific Plan Project
reflects the independent judgment of the City of Moorpark, as
lead agency.
2. The Final EIR for the Hidden Creek Ranch Specific Plan Project
has been completed in compliance with CEQA (Division 13 of the
Public Resources Code of the State of California) and the
City's CEQA Procedures.
3. The Planning Commission has received and considered the
information contained in the Final EIR prior to making any
recommendation decision for the proposed Hidden Creek Ranch
Specific Plan Project and has found that the Final EIR
adequately addresses the environmental effects of the proposed
project.
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Resolution No. PC -96 -325
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General Plan Amendment Finding
The approval of General Plan Amendment No. 93 -1 is consistent with
the City's General Plan subject to incorporation of revisions
recommended in Section 4, herein, imposition of Final EIR mitigation
measures, and imposition of Final EIR mitigation measures.
Zone Change Finding
The approval of Zone Change No. 93 -3 is consistent with the City's
General Plan, subject to approval of General Plan Amendment No. 93-
1, incorporation of revisions recommended in Section 4, herein, and
imposition of Final EIR mitigation measures.
Specific Plan Findings
1. The proposed Specific Plan, with incorporation of revisions
recommended in Section 4, herein, is consistent with the
requirements of California Government Code Section 65450 et.
seq.
2. The proposed Specific Plan, with incorporation of revisions
recommended in Section 4, herein, and imposition of Final EIR
mitigation measures, is consistent with the City of Moorpark
General Plan, as amended by General Plan Amendment No. 93 -1.
SECTION 2. The Planning Commission hereby recommends approval of
General Plan Amendment No. 93 -1, to amend the General Plan Land Use
Element Exhibit No. 3 to reflect the Specific Plan land uses, as shown
on Specific Plan Exhibit No. 7, Land Use Plan, and amend of the General
Plan Circulation Element Figure No. 2 (Highway Network), No. 3 (Bikeway
Element), and No. 4 (Equestrian Trail Network), to reflect the Specific
Plan Exhibit No. 26, Circulation Plan, and Specific Plan Exhibit No. 9,
Trail Plan, except as revised by the recommendations included in Section
4 of this resolution;
SECTION 3. The Planning Commission hereby recommends adoption of
an ordinance to amend the City Zoning Map to prezone the Specific Plan
site, consistent with Specific Plan Exhibit No. 7, except as revised by
the recommendations included in Section 4 of this resolution, and amend
Title 17, Zoning, of the Moorpark Municipal Code through adoption and
adoption of the Hidden Creek Ranch Specific Plan by ordinance to
establish controlling development regulations for the Specific Plan site;
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Resolution No. PC -96 -325
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SECTION 4. The Planning Commission hereby recommends that the City
Council conditionally approve the Hidden Creek Ranch Specific Plan
(Specific Plan No. 93 -1 /Specific Plan No. 8), subject to compliance with
all of the mitigation measures identified in the Final EIR and
incorporation of the following list of revisions into the Specific Plan
document:
Page I -1, Purpose and Intent - In paragraph 1, line 2, delete word
"update."
Page 1 -1, Introduction - In paragraph 1, line 3, delete last word,
"Canyon."
Page 1 -3, Authority and Scope, No. 4 - The text should be amended to
clearly indicate that the Implementation Section of the Specific Plan
includes discussion of financing measures, as identified in Attachment
1.
Page 1 -21, Policy, No. A. - In line 1, following "Locate public
buildings ", add "and recreation areas ".
Page 1 -23, Definitions, No. 1, Affordable Housing - In line 3, delete
word "the" before Ventura County.
Page 1 -24, Definitions, No. 15, Development Agreement - Definition should
be revised to not limit the Development Agreement to Messenger Investment
Company (there are eight other property owners).
Page 1 -25, Definitions, No. 24, Natural Open Space - Definition would
need to be revised to have the acreage match the applicant's proposed
mitigation to now designate 240 acres of Planning Unit 45 as public
Natural Open Space and 450 acres as Private Open Space or Golf Course,
if all required environmental studies, as determined by the City, are
completed prior to City Council action on the Specific Plan. If required
environmental studies are not completed, the entire Planning Unit 45
should be designated as Natural Open Space.
Page 1 -26, Definitions, No. 31, Pre - Annexation Development Agreement -
Definition should be revised so as to not limit the Development Agreement
to Messenger Investment Company (there are eight other property owners).
Page 1 -26, Definitions, No. 32, Private Open Space - Definition would
need to be revised to have the acreage match the applicant's proposed
mitigation to now designate 240 acres of Planning Unit 45 as public
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Natural Open Space, or definition would need to be deleted if Private
Open Space designation is deleted (see Page 1 -25 recommended revisions).
Page 2 -12, Surrounding Land Uses - Discussion should be moved, so as to
not separate descriptions of land use designations.
Page 2 -4, Land Use Plan - This exhibit should be revised to reflect
change to Planning Unit 45, addition of a park site or additional open
space area (Attachment 2), and revisions to circulation system
(consistent with Page 2 -59, Exhibit 26, recommendations). In addition,
prior to final City Council approval action on the Specific Plan, the
Land Use Plan should be revised to reflect the agreed upon school sites,
which may include the three elementary school Bites currently shown on
the plan and a change in land use for Planning Unit 31 to show a 50 -acre
high school site).
Pages 2 -5 to 2 -8, Table 1, Land Use Summary - Revisions to planning unit
numbers, size of planning units, number of dwelling units, addition of
a park site, change in open space, and any changes to school sites, as
discussed above for Page 2 -4, Land Use Plan, would also need to be
reflected in this table. Attachment 3, which contains information on
property ownership and number of dwelling units allocated to each
property owner per Planning Unit, should be incorporated into the land
use summary.
Page 2 -13, Housing /Population - Discussion should be moved, so as to not
separate descriptions of land use designations. Combined heading of
Housing /Population should be deleted. Population should be discussed
first with the most recently adopted Ventura County Association of
Governments (VCOG) population factor for persons per household for the
year 2010 inserted.
The Housing section needs to be retitled Affordable Housing Program,
rewritten to incorporate the affordable housing requirements determined
by the Development Agreement process, and relocated so as to not separate
descriptions of land use designations. The Planning Commission
specifically recommends that affordable housing units should consist of
at least 50 percent rentals and 50 percent for -sale housing and that
second dwelling units should not be counted for the total number of
affordable housing units to be provided.
Page 2 -14, Commercial Land Uses - Need headings for each described
commercial land use (e.g., Community Center, Neighborhood Commercial,
etc.)
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Page 2 -15, Parks, Recreation and Open Space Land Uses - Need headings,
and each planned land use must be clearly and separately described. Open
Space 1 and Open Space 2 land use designations are not appropriate, since
the description of these designations in the Specific Plan does not match
the General Plan Land Use Element Open Space 1 and 2 land use designation
descriptions. Since the Specific Plan proposes to create new land use
designations such as Golf Course and Equestrian Center, creating new open
space designations would also be appropriate, such as Natural Open Space.
If the Private Open Space designation is to be deleted or the acreage of
Natural Open Space versus Private Open Space is revised, as previously
discussed, then the text in this section should be revised, accordingly.
Page 2 -19, Exhibit 8, Parks /Recreation /Open Space Concept Plan - Any
changes to add a park site or revise open space areas (see Attachment 2
and discussion regarding Planning Unit 45), or revise the location of
planned roadways would need to be reflected on this exhibit.
Page 2 -20, Exhibit 9, Trail Plan - Any changes to the circulation system
would need to be reflected on this exhibit.
Page 2 -22, Recreational Land Uses - Discussion on Private Recreation
f^- Facilities and Multi -Use Trail System has been mixed in with land use
designation descriptions. Land use designation descriptions should not
be separated by other miscellaneous discussion. Text should be
reorganized.
/'
Page 2 -35, The Pepper /Citrus Village Area - Pepper trees should not be
used in close proximity to Happy Camp Canyon Regional Park and portions
of the Specific Plan site intended to remain natural (because such trees
are highly invasive).
Page 2 -48, Exhibit 17, Grading Plan - Any changes to the circulation
system would need to be reflected on this exhibit.
Page 2 -50, Exhibit 18, Cross Section Key Map - Any changes to the
circulation system would need to be reflected on this exhibit.
Page 2 -58, Circulation Plan, Community Arterial - Description of
Community Arterial would need to be revised to be consistent with revised
Circulation Plan, as discussed for Page 2 -59.
Page 2 -59, Exhibit 26, Circulation Plan - Revise exhibit consistent with
Attachment 4, to delete the Broadway connection, and to add a Village
Collector connecting from Hidden Creek Drive, across lower Happy Camp
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Resolution No. PC -96 -325
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Canyon Regional Park, to a Spring Road extension. Hidden Creek Drive
should also be relocated adjacent to Planning Units 7, 8, and 37, as
shown on Attachment 4. The Village Collector across lower Happy Camp
Canyon Regional Park should be located as far north from the nearest
residential units, as is feasible, based on topography and the County's
use plans for lower Happy Camp Canyon Regional Park.
Page 2 -61, Collectors - Revise Village Collectors description to delete
reference to parking lanes and to include description of bikelane6,
consistent with Exhibit 28, Cross Sections.
Pages 2 -63 and 2 -64, Exhibits 28 and 29, Cross Sections - Revise cross
sections to show a minimum width of five (5) feet for sidewalks.
Pages 2 -72 to 2 -79, Phasing Plan - Revise the phasing plan discussion
on Pages 2 -72 to 2 -78 and Exhibit No. 32 to be consistent with revised
Phasing Plan (Attachment 5) and include a requirement in the text
discussion that by Year 10, a connector roadway to either a new
interchange at Lagoon and State Route 118 or to a new interchange at
Alamos Canyon and State Route 118 shall be constructed, if determined by
the City Council to be warranted, based on an updated traffic study and
required California Environmental Quality Act clearance. The phasing
plan discussion and Exhibit No. 32 should also be revised to reflect that
schools should be built when determined by the School District to be
warranted, and that all infrastructure necessary to allow construction
of the first elementary school in Planning Unit 39A shall be completed
in Phase 1.
Page 3 -1, Section 3.1.1, Schools - The Specific Plan text should be
revised to identify the agreed upon number and type of school sites to
be provided, and language should be added that the Developer cannot
develop any of the designated school sites with other uses unless the
School District determines that a school site or sites are not needed and
the City amends the Specific Plan to allow a substitute use.
Page 3 -1, Section 3.1.2, Parks and Recreation - The Specific Plan text
would need to be revised if the applicant suggested mitigation measure
is approved and the additional park site (see Attachment 2) is created.
Page 3 -9, Section 3.1.3, Fire Protection - Any additional Fire Protection
District requirements for the revised phasing plan, including but not
limited to requirements for second access, should be incorporated into
the Specific Plan prior to adoption.
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Resolution No. PC -96 -325
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Page 3 -24, Exhibit 39, Proposed Wastewater System - Any revision to the
circulation system would need to be reflected on this exhibit.
Page 3 -30, Exhibit 40, Proposed Reclaimed Water System - Any revision to
the circulation system would need to be reflected on this exhibit.
Pages 3 -38 and 3 -39, Exhibits 43 and 44, Hydrology Maps Post - Development
- Any revision to the circulation system would need to be reflected on
these exhibits.
Page 5 -5, Permitted Land Uses - Reference to Section 12.20.030 of City
Zoning Code is incorrect and should be changed to 17.20.030.
Pages 5 -5 to 5 -8, Table 11, Permitted Uses in Parks, Open Space and
Residential Zones - Table 11 includes reference to Golf Course (GC), Open
Space 1 (OS -1), and Open Space 2 (OS -2); however, the corresponding
discussion is incorrectly located, beginning on Page 5 -49. The Golf
Course and Open Space zoning descriptions should be relocated to precede
Residential Development Regulations on Page 5 -4, to be consistent with
the arrangement in Table 11. The OS -1 and OS -2 zoning descriptions
should not be used, as these are the same titles as given to open space
land use designations in the General Plan; however, the intended land use
is not the same. A suggestion for the open space zoning titles is Open
Space - Natural and Open Space- Recreation (if the intent is to maintain a
separate open space designation /zoning for Planning Unit 45), or the OS -2
Private Open Space zoning description should be deleted and a portion of
Planning Unit 45 should be zoned as Golf Course, subject to further
environmental clearance, as discussed for Page 1 -25.
A footnote should be added for all uses shown as being permitted by a
Zoning Clearance in the Open Space zone(s) that would clearly identify
that a Zoning Clearance can only be permitted if the applicant can
provide evidence to the Director of Community Development that there will
not be a significant impact to recorded archaeological sites, sensitive
biological habitat, mature trees, and all native oak trees. If the OS -2,
Private Open Space, designation /zoning is to be deleted, then Table 11
and the OS -2 zoning discussion should be revised, accordingly.
Page 5 -23, No. 7, Parking - Reference to Title 17, Chapter 17.20, should
be changed to Chapter 17.32.
Page 5 -28, No. 9, Parking - Reference to Title 17.32 should be changed
to Chapter 17.32.
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Page 5 -31, No. 8, Parking - Reference to Title 17 should be deleted.
Page 5 -33, Permitted Land Uses - Reference to Section 12.20.030 of City
Zoning Code is incorrect and should be changed to 17.20.030.
Page 5 -37, No. 3, Structure height - Reference to Title 17, Section 17.44
should be changed to Section 17.24.020, Table 17.24.020B.
Page 5 -37, No. 5, Off- street Parking - Reference to Title 17, Chapter
17.32 should be changed to Chapter 17.32, and the proposed revision to
the parking standard for restaurants should be deleted (there is no
justification to require less parking spaces than the current Zoning
Code) .
Page 5 -38, No. 7, Loading - Reference to Title 17, Chapter 17.32.100
should be changed to Section 17.32.090.
Page 5 -39, No. 9c, Screening - References to Title 17, Chapter 17.36.040
and 17.24.090 should be changed to Section 17.24.090.D (Sight Triangle)
and Section 17.24.090.E (Sight Distance).
�- Page 5 -39, No. 1, Landscape Coverage - Reference to Title 17.32.100
should be changed to Section 17.32.100.
Page 5 -40, No. 3, Structure height - Reference to Title 17, Chapter 17.44
should be changed to Section 17.24.020, Table 17.24.020B.
Page 5 -40, No. 5, Off- street parking - Reference to Title 17, Chapter 32
should be changed to Chapter 17.32, and the proposed revision to the
parking standard for restaurants should be deleted (there is no
justification to require less parking spaces than the current Zoning
Code).
Page 5 -41, No. 7, Loading - Reference to Title 17, Chapter 17.32 should
be changed to Section 17.32.090.
Page 5 -42, No. 9c, Screening - References to Title 17, Chapter 17.36.040
and 17.24.090 should be changed to Section 17.24.090.D (Sight Triangle)
and Section 17.24.090.E (Sight Distance).
Page 5 -43, No. 1, Landscape Coverage - Reference to Title 17, Chapter
17.32.100 should be changed to Section 17.32.100.
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Page 5 -44, No. 3, Structure height - Reference to Title 17, Chapter 17.44
should be changed to Section 17.24.020, Table 17.24.020B.
Page 5 -44, No. 5, Off - street parking - Reference to Title 17 should be
deleted.
Page 5 -45, No. 3, Structure height - Last line, "pursuant to Moorpark
Zoning Code, Title 17, Chapter 17.4411, should be deleted, since there is
no height standard for an equestrian center in the Zoning Code (the
proposed height limitation is acceptable).
Page 5 -46, No. 5, Off- street parking - Reference to Title 17 should be
deleted.
Page 5 -47, No. 2, Structure height - Last line, "pursuant to Moorpark
Zoning Code, Title 17, Chapter 17.4411, should be deleted, since there is
no specific height standard for a golf course building in the Zoning
Code, and allowed commercial building heights vary between 25 to 35 feet,
with an increase to 60 feet allowed with Planning Commission conditional
use permit approval (the proposed height limitation of 35 feet, or 45
feet with a Planning Commission Planned Development Permit, is
acceptable).
Page 5 -48, No. 4, Off - street parking - Reference to Title 17 should be
deleted.
Page 5 -49, Section 5.8.3, Open Space 1 - As previously discussed, the
Open Space 1 title should be revised. Also, No. 2, Structure height,
should be deleted (an increase in structure height above the current
Zoning Code limitation is not supported).
Page 5 -50, No. 4, Off- street parking - Reference to Title 17 should be
deleted.
Page 5 -51, Section 5.8.3, East Mesa Private Open Space (OS -2) - As
previously discussed, the Open Space 2 title should be revised or
deleted.
Page 5 -52, No. 2, Structure height - Delete as previously discussed for
Open Space 1. Also, No. 4, Off- street parking, should be revised to
delete reference to Title 17.
Page 5 -53, Sections 5.8 and 5.8.1, Sign Regulations - Reference to Title
17, Chapter 17.20, should be changed to Chapter 17.40.
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Resolution No. PC -96 -325
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Page 5 -56, No. C, General Requirements, and No. D, Master Sign Programs -
Reference to Title 17 should be deleted.
Page 5 -57, Section 5.9, Parking Regulations - Reference to Title 17
should be deleted.
Page 5 -58, Section 5.10, Historic, Native Oak and Mature Trees -
Reference to golf course in eastern portion of the Ranch may need to be
revised.
Page 6 -11, Exhibit 49, Landscape Design Concept - As previously
discussed, Pepper trees may not be appropriate adjacent to Happy Camp
Canyon Regional Park and natural open space areas. Also, any revision
to the planned parkways would require revisions to this exhibit.
Page 6 -16, The Pepper /Citrus Village Area - Refer to previous comment
regarding Pepper trees.
Page 6 -21, Walls and Fences and Page 6 -23, Exhibit 53, Community Walls
and Fences - Brick and stone walls should also be encouraged, in addition
to stucco walls. Exclusive use of stucco walls is not acceptable, due
to the potential for cracking, discoloration, and graffiti, and the
difficulty in achieving complete coverage with vines and other
landscaping.
Pages 6 -33 through 6 -43, Residential Uses - All reference to wood roofs
should be deleted (the Fire Protection District does not support the use
of any wood roofs within the Hidden Creek Ranch Specific Plan area).
Page 6 -61, Section 6.8.R, Grading - Revise the third sentence to read as
follows: "The selected geogrids or other stabilizing methods should meet
the requirements of the City of Moorpark and may only be utilized if
approved by the City Geologist /Geotechnical Engineer and City Engineer."
Page 7 -1, Implementation - First paragraph should be revised to discuss
compliance with the State Government Code requirements for "a program of
implementation measures" to be included for specific Plan implementation.
Also, the Implementation Section must be revised to include financing
measures necessary to carry out: 1) The distribution, location, and
extent of the uses of land, including open space, within the area covered
by the plan; 2) The proposed distribution, location, and extent and
intensity of major components of public and private transportation,
sewage, water, drainage, solid waste disposal, energy, and other
essential facilities proposed to be located within the area covered by
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Resolution No. PC -96 -325
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the plan and needed to support the land uses described in the plan; and
3) Standards and criteria by which development will proceed, and
standards for the conservation, development, and utilization of natural
resources, where applicable. The applicant has submitted supplemental
financing information (Attachment 1) to be inserted into the Specific
Plan.
Section 9, or Appendix - All adopted mitigation measures should be
incorporated into the Specific Plan.
SECTION 5. The Planning Commission also recommends to the City
Council the following: The City Council should require the Specific Plan
applicant to work with the School District to build schools, when needed,
with reimbursement by the School District when school funding is
available.
SECTION 6. The Planning Commission recommends approval of a Sphere
of Influence amendment and annexation approval from the Ventura County
Local Agency Formation Commission.
The action with the foregoing direction was approved by the
following roll call vote:
AYES: Chairman Torres, Commissioner May, Commissioner Miller
NOES: Commissioner Acosta
ABSENT:
ABSTAIN: Commissioner Norcross
PASSED, APPROVED, AND ADOPTED THIS 2= DAY OF AUGUST, 1996.
Torres, Chairman
ATTEST:
Celia La Fleur
Secretary
Attachments:
1. Financing Information
2. Exhibit Showing Potential Park Site or Open Space Area
3. Dwelling Units Allocated per Property Ownership
4. Revised Circulation Plan
5. Revised Phasing Plan
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HIDDEN CREEK RANCH MEMORANDUM
HIDDEN CREEK RANCH SPECIFIC PLAN
Financing Responsibilities
for the
Specific Plan Infrastructure
Background: The draft Hidden Creek Ranch Specific Plan (SP No. 8) contains a
description of the proposed land uses, circulation and infrastructure systems, and public
facilities proposed for the project. This memorandum provides preliminary information
regarding the financing responsibilities of the public and private facilities required for
this project.
Backbone Infrastructure Systems: Sections 2.0 and 3.0 of the Hidden Creek Ranch
Specific Plan describe the land uses, circulation, backbone infrastructure systems and
Phasing of the project, where they will be located, and how they will connect with
existing infrastructure. The construction and funding responsibility for these systems,
including backbone transportation /circulation system, potable water system, reclaimed
water system, sanitary sewer system, flood control /drainage system, and utilities (natural
gas, electricity, phone and cable systems), will be borne by the Master Developer. For
purposes of this memorandum, Hidden Creek Ranch Partners (HCR) or its successors
are the entity referred to as the Master Developer.
At such time as the backbone system is in place, Merchant Builders who have obtained
the required permits for individual subdivisions within SP No. 8 will assume
responsibility for completion of the systems within their individual tracts, and other
facilities and services as specified under the conditions of approval of the Specific Plan
and the Development Agreement.
Once accepted for dedication by the responsible agency, on -going maintenance and
administration of all infrastructure systems, other than utilities, will be the responsibility
of a public governing agency for each system, unless otherwise noted. Utilities will be
maintained by certain private utility companies as otherwise defined and will be
regulated by the Public Utilities Commission.
The various off -site improvements and their maintenance shall be governed by the
governing jurisdiction in which the improvement is located, unless otherwise specified.
Financing: The Master Developer will be responsible for the financing and construction
of the backbone infrastructure systems, in accordance with the conditions of SP No. 8,
Development Agreement and applicable Master Tract Map. Any other on- or off -site
improvements required as a condition will be provided for by means of fees and /or
specified contributions paid to the governing jurisdiction in which improvements are to
be constructed. The specifics of the operation and management of the funds for said
it improvements will be set forth in the Development Agreement. The Master Developer
will contribute to the designated jurisdictions by means of fees and /or other methods of
satisfying the particular requirement.
The financing and construction of the improvements necessary to support the
development proposed within each phase of the project shall be the responsibility of the
Master Developer, and be provided prior to or concurrent with the recordation of each
Tract Map. Satisfaction of the requirements may be accomplished by construction and
dedication, or as applicable, by providing surety for such dedication and /or construction
of all or a portion of the required improvements.
If approved by the appropriate governing agency, public financing and /or community
facility district financing may be use
systems. d for construction of portions of the infrastructure
In certain cases, Merchant Builders may also be required to contribute to certain
improvements and shall make appropriate contributions to one or more jurisdictions in
the same manner as the Master Developer. The timing of the required contribution of
funds shall be set forth in the Development Agreement.
Public Community Facilities: The public community facilities to be provided for the
project have not been finalized. Nevertheless, construction and funding responsibilities,
and on -going maintenance and administration responsibilities can be described in general
terms. These facilities will include the public parks and trails, public schools
public facilities and services. and other
Pursuant to the conditions of approval, the Master Developer will dedicate and construct
or provide surety for such dedication and construction of required public facilities.
Where an offer of dedication of a site or sites is a part of the conditions of approval,
such dedication will be determined by the approved phasing plan and made concurrently
with the recordation of the :appropriate tract map.
Where allowed under the conditions of approval, the Master Developer may elect to
provide an in -lieu fee equivalent to the construction cost of certain public facilities. The
amount of the Facility In -Lieu Fee for any particular required public facility shall be
mutually agreed upon and documented in the Development Agreement.
School Facilities: The Master Developer shall be responsible for satisfying the
requirements of the Moorpark Unified School District for this project. Determination of
the number, nature, size and phasing of these school facilities will be the responsibility of
the Moorpark Unified School District and shall be documented in the Development
Agreement.
-2-
Financing for school facilities will be provided in part through school development fees.
r— The school development fees shall be paid prior to or concurrently with the issuance of a
building permit for a.residential unit. The school fees shall be established pursuant to
the terms of a separate agreement between the School District and the Master Developer.
If approved by the School District, public financing and /or community facility district
financing may be used for construction of portions of the infrastructure systems
Private community facilities, such as churches, synagogues, and individual project
community recreation facilities are not addressed herein.
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HIDDEN CREEK RANCH
Public Facilities & Services
Infrastructure Summary
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RESOLUTION NO. PC -96 -325
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF MOORPARK, CALIFORNIA, RECOMMENDING CERTIFICATION
OF THE FINAL ENVIRONMENTAL IMPACT REPORT AND
APPROVAL OF GENERAL PLAN AMENDMENT NO. 93 -1, ZONE
CHANGE NO. 93 -3, AND SPECIFIC PLAN NO. 93 -1, HIDDEN
CREEK RANCH SPECIFIC PLAN (SPECIFIC PLAN NO. 8), ON
THE APPLICATION OF HIDDEN CREEK RANCH PARTNERS
WHEREAS, public notice having been given in time, form, and manner
as required by law, the Planning Commission of the City of Moorpark held
public hearings on the Draft Environmental Impact Report (EIR) for the
Hidden Creek Ranch Specific Plan Project on October 9 and 30, 1995, and
held public hearings on General Plan Amendment 93 -1, Zone Change No. 93-
3, and Specific Plan No. 93 -1, on January 29, February 12, March 11,
March 25, April 22, July 22, and August 12, 1996, for a 4,322.58 -acre
site located within the Moorpark Area of Interest in Ventura County,
directly north of the City jurisdictional boundary near Moorpark College
and the Campus Park and Varsity Park residential areas, and east and
south of Happy Camp Canyon Regional Park, Assessor Parcel No(s): 500 -0-
120 -035, -55, -065; 500 -0- 170 -135, -205, -255, -285, -295, -305, -315,
-325, -335, -345, -355, -365, -375; 500 -0- 180 -045, -055, -075, -105, -
115; 500 -0 -281 -035, -045, -165, -175, -185, -195, -205, -215; 500- 0 -292-
065, -135, -145; 615 -0 -110 -205, -215; and 615 -0- 150 -185 ; and
WHEREAS, the Hidden Creek Ranch Specific Plan Project is more
specifically described as follows:
General Plan Amendment No. 93 -1 - Amendment the General Plan Land
Use Element Exhibit No. 3 to reflect the Specific Plan land uses,
as shown on Specific Plan Exhibit No. 7, Land Use Plan, and
amendment of the General Plan Circulation Element Figure No. 2
(Highway Network), No. 3 (Bikeway Element), and No. 4 (Equestrian
Trail Network), to reflect the Specific Plan Exhibit No. 26,
Circulation Plan, and Specific Plan Exhibit No. 9, Trail Plan,
except as revised by the recommendations included in Section 4 of
this resolution;
Zone Change No. 95 -3 - Amendment of the City Zoning Map to prezone
the Specific Plan site, consistent with Specific Plan Exhibit No.
7, except as revised by the recommendations included in Section 4
of this resolution, and amendment of Title 17, Zoning, of the
Moorpark Municipal Code through adoption of the Hidden Creek Ranch
Specific Plan by ordinance to establish controlling development
regulations for the Specific Plan site.
c: \1- m \sp -8 \pc- res.sp 8 -21 -96
Resolution No. PC-96-
_
Page 2
Specific Plan No. 93 -1 - Adoption of the Hidden Creek Ranch Specific
Plan in compliance with California Government Code Section 65450 et.
seq. and the requirements of the City of Moorpark General Plan Land
Use Element, which designates the project site as Specific Plan Area
No. 8; and
WHEREAS, at its public hearings on the Draft EIR and Project, the
Planning Commission took testimony from all those wishing to testify on
the project, closed the public hearing on the Draft EIR on October 30,
1995, closed the public hearing on the project on August 12, 1996, and
reached its decision on the matter on August 12, 1996;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK,
CALIFORNIA, DOES RESOLVE AS FOLLOWS;
SECTION 1. Based upon the project information presented to
the Planning Commission, including but not limited to, the Draft EIR and
technical appendices, Final EIR, Spring Road Connector Report, Fiscal
Impact Report, staff reports, and staff and public testimony, the
Planning Commission hereby makes the following findings:
/1� California Environmental Quality Act (CEQA) Findings
1. The Final EIR for the Hidden Creek Ranch Specific Plan Project
reflects the independent judgment of the City of Moorpark, as
lead agency.
2. The Final EIR for the Hidden Creek Ranch Specific Plan Project
has been completed in compliance with CEQA (Division 13 of the
Public Resources Code of the State of California) and the
City's CEQA Procedures.
3. The Planning Commission has received and considered the
information contained in the Final EIR prior to making any
recommendation decision for the proposed Hidden Creek Ranch
Specific Plan Project and has found that the Final EIR
adequately addresses the environmental effects of the proposed
project.
General Plan Amendment Finding
The approval of General Plan Amendment No. 93 -1 is consistent with
the City's General Plan subject to incorporation of revisions
c: \1- m \sp- 8 \pc- res.9p 8 -21 -96
Resolution No. PC -96-
Page 3
recommended in Section 4, herein, imposition of Final EIR mitigation
measures, and imposition of Final EIR mitigation measures.
Zone Change Finding
The approval of Zone Change No. 93 -3 is consistent with the City's
General Plan, subject to approval of General Plan Amendment No. 93-
1, incorporation of revisions recommended in Section 4, herein, and
imposition of Final EIR mitigation measures.
Specific Plan Findings
1. The proposed Specific Plan, with incorporation of revisions
recommended in Section 4, herein, is consistent with the
requirements of California Government Code Section 65450 et.
seq.
2. The proposed Specific Plan, with incorporation of revisions
recommended in Section 4, herein, and imposition of Final EIR
mitigation measures, is consistent with the City of Moorpark
General Plan, as amended by General Plan Amendment No. 93 -1.
SECTION 2. The Planning Commission hereby recommends approval of
General Plan Amendment No. 93 -1, to amend the General Plan Land Use
Element Exhibit No. 3 to reflect the Specific Plan land uses, as shown
on Specific Plan Exhibit No. 7, Land Use Plan, and amend of the General
Plan Circulation Element Figure No. 2 (Highway Network), No. 3 (Bikeway
Element), and No. 4 (Equestrian Trail Network), to reflect the Specific
Plan Exhibit No. 26, Circulation Plan, and Specific Plan Exhibit No. 9,
Trail Plan, except as revised by the recommendations included in Section
4 of this resolution;
SECTION 3. The Planning Commission hereby recommends adoption of
an ordinance to amend the City Zoning Map to prezone the Specific Plan
site, consistent with Specific Plan Exhibit No. 7, except as revised by
the recommendations included in Section 4 of this resolution, and amend
Title 17, Zoning, of the Moorpark Municipal Code through adoption and
adoption of the Hidden Creek Ranch Specific Plan by ordinance to
establish controlling development regulations for the Specific Plan site;
SECTION 4. The Planning Commission hereby recommends that the City
Council conditionally approve the Hidden Creek Ranch Specific Plan
(Specific Plan No. 93 -1 /Specific Plan No. 8), subject to compliance with
all of the mitigation measures identified in the Final EIR and
c: \1- m \sp- 8 \pc- res.sp 8 -21 -96
Resolution No. PC -96-
Page 4
incorporation of the following list of revisions into the Specific Plan
document:
Page I -1, Purpose and Intent - In paragraph 1, line 2, delete word
"update."
Page 1 -1, Introduction - In paragraph 1, line 3, delete last word,
"Canyon."
Page 1 -3, Authority and Scope, No. 4 - The text should be amended to
clearly indicate that the Implementation Section of the Specific Plan
includes discussion of financing measures, as identified in Attachment
1.
Page 1 -21, Policy, No. A. - In line 1, following "Locate public
buildings ", add "and recreation areas ".
Page 1 -23, Definitions, No. 1, Affordable Housing - In line 3, delete
word "the" before Ventura County.
Page 1 -24, Definitions, No. 15, Development Agreement - Definition should
be revised to not limit the Development Agreement to Messenger Investment
Company (there are eight other property owners).
Page 1 -26, Definitions, No. 31, Pre - Annexation Development Agreement -
Definition should be revised so as to not limit the Development Agreement
to Messenger Investment Company (there are eight other property owners).
c: \1- m \sp- 8 \pc- res.sp 8 -21 -96
Resolution No. PC -96-
Page 5
Page 2 -12, Surrounding Land Uses - Discussion should be moved, so as to
not separate descriptions of land use designations.
Pages 2 -5 to 2 -8, Table 1, Land Use Summary - Revisions to planning unit
numbers, size of planning units, number of dwelling units, addition of
a park site, change in open space, and any changes to school sites, as
discussed above for Page 2 -4, Land Use Plan, would also need to be
reflected in this table. Attachment 3, which contains information on
property ownership and number of dwelling units allocated to each
property owner per Planning Unit, should be incorporated into the land
use summary.
Page 2 -13, Housing /Population - Discussion should be moved, so as to not
separate descriptions of land use designations. Combined heading of
Housing/ Population should be deleted. Population should be discussed
first with the most recently adopted Ventura County Association of
Governments (VCOG) population factor for persons per household for the
year 2010 inserted.
Page 2 -14, Commercial Land Uses - Need headings for each described
commercial land use (e.g., Community Center, Neighborhood Commercial,
etc.) .
Page 2 -15, Parks, Recreation and Open Space Land Uses - Need headings,
and each planned land use must be clearly and separately described. Open
c: \1- m \sp -8 \pc- res.sp 6 -21 -96
Resolution No. PC -96 -_
Page 6
Space 1 and Open Space 2 land use designations are not appropriate, since
the description of these designations in the Specific Plan does not match
the General Plan Land Use Element Open Space 1 and 2 land use designation
descriptions. Since the Specific Plan proposes to create new land use
designations such as Golf Course and Equestrian Center, creating new open
space designations would also be appropriate, such as Natural Open Space.
If the Private Open Space designation is to be deleted or the acreage of
Natural Open Space versus Private Open Space is revised, as previously
discussed, then the text in this section should be revised, accordingly.
Page 2 -19, Exhibit 8, Parks /Recreation /Open Space Concept Plan - Any
changes to add a park site or revise open space areas (see Attachment 2
and discussion regarding Planning Unit 45), or revise the location of
planned roadways would need to be reflected on this exhibit.
Page 2 -20, Exhibit 9, Trail Plan - Any changes to the circulation system
would need to be reflected on this exhibit.
Page 2 -22, Recreational Land Uses - Discussion on Private Recreation
Facilities and Multi -Use Trail System has been mixed in with land use
designation descriptions. Land use designation descriptions should not
be separated by other miscellaneous discussion. Text should be
reorganized.
Page 2 -35, The Pepper /Citrus Village Area - Pepper trees should not be
used in close proximity to Happy Camp Canyon Regional Park and portions
of the Specific Plan site intended to remain natural (because such trees
are highly invasive).
Page 2 -48, Exhibit 17, Grading Plan - Any changes to the circulation
system would need to be reflected on this exhibit.
Page 2 -50, Exhibit 18, Cross Section Key Map - Any changes to the
circulation system would need to be reflected on this exhibit.
c: \l- m \sp -8 \pc- res.sp 8 -21 -96
Resolution No. PC -96-
Page 7
Page 2 -61, Collectors - Revise Village Collectors description to delete
reference to parking lanes and to include description of bikelanes,
consistent with Exhibit 28, Cross Sections.
Pages 2 -63 and 2 -64, Exhibits 28 and 29, Cross Sections - Revise cross
sections to show a minimum width of five (5) feet for sidewalks.
Page 3 -1, Section 3.1.2, Parks and Recreation -- The Specific Plan text
would need to be revised if the applicant suggested mitigation measure
is approved and the additional park site (see Attachment 2) is created.
Page 3 -9, Section 3.1.3, Fire Protection - Any additional Fire Protection
District requirements for the revised phasing plan, including but not
limited to requirements for second access, should be incorporated into
the Specific Plan prior to adoption.
Page 3 -24, Exhibit 39, Proposed Wastewater System - Any revision to the
circulation system would need to be reflected on this exhibit.
c: \1- m \sp- 8 \pc- res.sp 8 -21 -96
r
Resolution No. PC -96-
Page 8
Page 3 -30, Exhibit 40, Proposed Reclaimed Water System - Any revision to
the circulation system would need to be reflected on this exhibit.
Pages 3 -38 and 3 -39, Exhibits 43 and 44, Hydrology Maps Post - Development
- Any revision to the circulation system would need to be reflected on
these exhibits.
Page 5 -5, Permitted Land Uses - Reference to Section 12.20.030 of City
Zoning Code is incorrect and should be changed to 17.20.030.
Pages 5 -5 to 5 -8, Table 11, Permitted Uses in Parks, Open Space and
Residential Zones - Table it includes reference to Golf Course (GC), Open
Space 1 (OS -1), and Open Space 2 (OS -2); however, the corresponding
discussion is incorrectly located, beginning on Page 5 -49. The Golf
Course and Open Space zoning descriptions should be relocated to precede
Residential Development Regulations on Page 5 -4, to be consistent with
the arrangement in Table 11. The OS -1 and OS -2 zoning descriptions
should not be used, as these are the same titles as given to open space
land use designations in the General Plan; however, the intended land use
is not the same. A suggestion for the open space zoning titles is Open
Space - Natural and Open Space- Recreation (if the intent is to maintain a
r separate open space designation /zoning for Planning Unit 45), or the OS -2
Private Open Space zoning description should be deleted and a portion of
Planning Unit 45 should be zoned as Golf Course, subject to further
environmental clearance, as discussed for Page 1 -25.
A footnote should be added for all uses shown as being permitted by a
Zoning Clearance in the Open Space zone(s) that would clearly identify
that a Zoning Clearance can only be permitted if the applicant can
provide evidence to the Director of Community Development that there will
not be a significant impact to recorded archaeological sites, sensitive
biological habitat, mature trees, and all native oak trees. If the OS -2,
Private Open Space, designation /zoning is to be deleted, then Table 11
and the OS -2 zoning discussion should be revised, accordingly.
Page 5 -23, No. 7, Parking - Reference to Title 17, Chapter 17.20, should
be changed to Chapter 17.32.
Page 5 -28, No. 9, Parking - Reference to Title 17.32 should be changed
to Chapter 17.32.
Page 5 -31, No. 8, Parking - Reference to Title 17 should be deleted.
c: \1- m \sp- 8 \pc- res.sp 8 -21 -96
Resolution No. PC -96-
Page 9
Page 5 -33, Permitted Land Uses - Reference to Section 12.20.030 of City
Zoning Code is incorrect and should be changed to 17.20.030.
Page 5 -37, No. 3, Structure height - Reference to Title 17, Section 17.44
should be changed to Section 17.24.020, Table 17.24.020B.
Page 5 -37, No. 5, Off - street Parking - Reference to Title 17, Chapter
17.32 should be changed to Chapter 17.32, and the proposed revision to
the parking standard for restaurants should be deleted (there is no
justification to require less parking spaces than the current Zoning
Code).
Page 5 -38, No. 7, Loading - Reference to Title 17, Chapter 17.32.100
should be changed to Section 17.32.090.
Page 5 -39, No. 9c, Screening - References to Title 17, Chapter 17.36.040
and 17.24.090 should be changed to Section 17.24.090.D (Sight Triangle)
and Section 17.24.090.E (Sight Distance).
Page 5 -39, No. 1, Landscape Coverage - Reference to Title 17.32.100
should be changed to Section 17.32.100.
Page 5 -40, No. 3, Structure height - Reference to Title 17, Chapter 17.44
should be changed to Section 17.24.020, Table 17.24.020B.
Page 5 -40, No. 5, Off- street parking - Reference to Title 17, Chapter 32
should be changed to Chapter 17.32, and the proposed revision to the
parking standard for restaurants should be deleted (there is no
justification to require less parking spaces than the current Zoning
Code).
Page 5 -41, No. 7, Loading - Reference to Title 17, Chapter 17.32 should
be changed to Section 17.32.090.
Page 5 -42, No. 9c, Screening - References to Title 17, Chapter 17.36.040
and 17.24.090 should be changed to Section 17.24.090.D (Sight Triangle)
and Section 17.24.090.E (Sight Distance).
Page 5 -43, No. 1, Landscape Coverage - Reference to Title 17, Chapter
17.32.100 should be changed to Section 17.32.100.
Page 5 -44, No. 3, Structure height - Reference to Title 17, Chapter 17.44
should be changed to Section 17.24.020, Table 17.24.020B.
c: \l- m \sp -8 \pc- res.sp 8 -21 -96
Resolution No. PC -96-
Page 10
Page 5 -44, No. 5, Off- street parking - Reference to Title 17 should be
deleted.
Page 5 -45, No. 3, Structure height - Last line, "pursuant to Moorpark
Zoning Code, Title 17, Chapter 17.4411, should be deleted, since there is
no height standard for an equestrian center in the Zoning Code (the
proposed height limitation is acceptable).
Page 5 -46, No. 5, Off - street parking - Reference to Title 17 should be
deleted.
Page 5 -47, No. 2, Structure height - Last line, "pursuant to Moorpark
Zoning Code, Title 17, Chapter 17.4411, should be deleted, since there is
no specific height standard for a golf course building in the Zoning
Code, and allowed commercial building heights vary between 25 to 35 feet,
with an increase to 60 feet allowed with Planning Commission conditional
use permit approval (the proposed height limitation of 35 feet, or 45
feet with a Planning Commission Planned Development Permit, is
acceptable).
Page 5 -48, No. 4, Off - street parking - Reference to Title 17 should be
r deleted.
Page 5 -49, Section 5.8.3, Open Space 1 - As previously discussed, the
Open Space 1 title should be revised. Also, No. 2, Structure height,
should be deleted (an increase in structure height above the current
Zoning Code limitation is not supported).
Page 5 -50, No. 4, Off- street parking - Reference to Title 17 should be
deleted.
Page 5 -51, Section 5.8.3, East Mesa Private Open Space (OS -2) - As
previously discussed, the Open Space 2 title should be revised or
deleted.
Page 5 -52, No. 2, Structure height - Delete as previously discussed for
Open Space 1. Also, No. 4, Off - street parking, should be revised to
delete reference to Title 17.
Page 5 -53, Sections 5.8 and 5.8.1, Sign Regulations - Reference to Title
17, Chapter 17.20, should be changed to Chapter 17.40.
Page 5 -56, No. C, General Requirements, and No. D, Master Sign Programs -
Reference to Title 17 should be deleted.
c: \1- m \sp- 8 \pc- res.sp 8 -21 -96
Resolution No. PC -96-
Page 11
Page 5 -57, Section 5.9, Parking Regulations - Reference to Title 17
should be deleted.
Page 5 -58, Section 5.10, Historic, Native Oak and Mature Trees -
Reference to golf course in eastern portion of the Ranch may need to be
revised.
Page 6 -11, Exhibit 49, Landscape Design Concept - As previously
discussed, Pepper trees may not be appropriate adjacent to Happy Camp
Canyon Regional Park and natural open space areas. Also, any revision
to the planned parkways would require revisions to this exhibit.
Page 6 -16, The Pepper /Citrus Village Area - Refer to previous comment
regarding Pepper trees.
Page 6 -21, Walls and Fences and Page 6 -23, Exhibit 53, Community Walls
and Fences - Brick and stone walls should also be encouraged, in addition
to stucco walls. Exclusive use of stucco walls is not acceptable, due
to the potential for cracking, discoloration, and graffiti, and the
difficulty in achieving complete coverage with vines and other
landscaping.
Pages 6 -33 through 6 -43, Residential Uses - All reference to wood roofs
should be deleted (the Fire Protection District does not support the use
of any wood roofs within the Hidden Creek Ranch Specific Plan area).
Page 6 -61, Section 6.8.R, Grading - Revise the third sentence to read as
follows: "The selected geogrids or other stabilizing methods should meet
the requirements of the City of Moorpark and may only be utilized if
approved by the City Geologist /Geotechnical Engineer and City Engineer."
Page 7 -1, Implementation - First paragraph should be revised to discuss
compliance with the State Government Code requirements for "a program of
implementation measures" to be included for specific Plan implementation.
Also, the Implementation Section must be revised to include financing
measures necessary to carry out: 1) The distribution, location, and
extent of the uses of land, including open space, within the area covered
by the plan; 2) The proposed distribution, location, and extent and
intensity of major components of public and private transportation,
sewage, water, drainage, solid waste disposal, energy, and other
essential facilities proposed to be located within the area covered by
the plan and needed to support the land uses described in the plan; and
3) Standards and criteria by which development will proceed, and
standards for the conservation, development, and utilization of natural
c: \1- m \sp- 8 \pc- res.sp 8 -21 -96
f Resolution No. PC-96-
_
Page 12
resources, where applicable. The applicant has submitted supplemental
financing information (Attachment 1) to be inserted into the Specific
Plan.
Section 9, or Appendix - All adopted mitigation measures should be
incorporated into the Specific Plan.
SECTION 6. The Planning Commission recommends approval of a Sphere
of Influence amendment and annexation approval from the Ventura County
Local Agency Formation Commission.
The action with the foregoing direction was approved by the
following roll call vote:
AYES: Torres, May, Miller
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NOES: Acosta
ABSENT:
ABSTAIN: Norcross
PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF AUGUST, 1996.
J Torres, Chairman
ATTEST:
Celia La Fleur
Secretary
C: \1- m \sp -8 \pc- res.sp 8 -21 -96
Resolution No. PC -96-
Page 13
Attachments:
1. Financing Information
2. Exhibit Showing Potential Park Site or Open Space Area
3. Dwelling Units Allocated per Property Ownership
4. Revised Circulation Plan
5. Revised Phasing Plan
c: \1- m \sp- 8 \pc- res.9p B -21 -96
/_1 HIDDEN CREEK RANCH MEMORANDUM
HIDDEN CREEK RANCH SPECIFIC PLAN
Financing Responsibilities
for the
Specific Plan Infrastructure
Background: The draft Hidden Creek Ranch Specific Plan (SP No. 8) contains a
description of the proposed land uses, circulation and infrastructure systems, and public
facilities proposed for the project. This memorandum provides preliminary information
regarding the financing responsibilities of the public and private facilities required for
this project.
Backbone Infrastructure Systems: Sections 2.0 and 3.0 of the Hidden Creek Ranch
Specific Plan describe the land uses, circulation, backbone infrastructure systems and
phasing of the project, where they will be located, and how they will connect with
existing infrastructure. The construction and funding responsibility for these systems,
including backbone transportation /circulation system, potable water system, reclaimed
water system, sanitary sewer system, flood control /drainage system, and utilities (natural
gas, electricity, phone and cable systems), will be borne by the Master Developer. For
purposes of this memorandum, Hidden Creek Ranch Partners (HCR) or its successors
are the entity referred to as the Master Developer.
At such time as the backbone system is in place, Merchant Builders who have obtained
the required permits for individual subdivisions within SP No. 8 will assume
responsibility for completion of the systems within their individual tracts, and other
facilities and services as specified under the conditions of approval of the Specific Plan
and the Development Agreement.
Once accepted for dedication by the responsible agency, on -going maintenance and
administration of all infrastructure systems, other than utilities, will be the responsibility
of a public governing agency for each system, unless otherwise noted. Utilities will be
maintained by certain private utility companies as otherwise defined and will be
regulated by the Public Utilities Commission.
The various off -site improvements and their maintenance shall be governed by the
governing jurisdiction in which the improvement is located, unless otherwise specified.
Financing: The Master Developer will be responsible for the financing and construction
of the backbone infrastructure systems, in accordance with the conditions of SP No. 8,
Development Agreement and applicable Master Tract Map. Any other on- or off -site
�^ improvements required as a condition will be provided for by means of fees and /or
specified contributions paid to the governing jurisdiction in which improvements are to
be constructed. The specifics of the operation and management of the funds for said
improvements will be set forth in the Development Agreement. The Master Developer
will contribute to the designated jurisdictions by means of fees and /or other methods of
satisfying the particular requirement.
The financing and construction of the improvements necessary to support the
development proposed within each phase of the project shall be the responsibility of the
Master Developer, and be provided prior to or concurrent with the recordation of each
Tract Map. Satisfaction of the requirements may be accomplished by construction and
dedication, or as applicable, by providing surety for such dedication and /or construction
of all or a portion of the required improvements.
If approved by the appropriate governing agency, public financing and /or community
facility district financing may be used for construction of portions of the infrastructure
systems.
In certain cases, Merchant Builders may also be required to contribute to certain
improvements and shall make appropriate contributions to one or more jurisdictions in
the same manner as the Master Developer. The timing of the required contribution of
funds shall be set forth in the Development Agreement.
Public Community Facilities: The public community facilities to be provided for the
project have not been finalized. Nevertheless, construction and funding respo nsibilities,
and on -going maintenance and administration responsibilities can be described in general
terms. These facilities will include the public parks and
public facilities and services. trails, public schools and other
Pursuant to the conditions of approval, the Master Developer will dedicate and construct
or provide surety for such dedication and construction of required public facilities.
Where an offer of dedication of a site or sites is a part of the conditions of approval,
such dedication will be determined by the approved phasing plan and made concurrently
with the recordation of the 4ppropriate tract map.
Where allowed under the conditions of approval, the Master Developer may elect to
provide an in -lieu fee equivalent to the construction cost of certain public facilities. The
amount of the Facility In -Lieu Fee for any particular required public facility shall be
mutually agreed upon and documented in the Development Agreement.
School Facilities: The Master Developer shall be responsible for satisfying the
requirements of the Moorpark Unified School District for this project. Determination of
the number, nature, size and phasing of these school facilities will be the responsibility of
the Moorpark Unified School District and shall be documented in the Development
Agreement.
-2-
Financing for school facilities will be provided in part through school development fees.
r--• The school development fees shall be paid prior to or concurrently with the issuance of a
building permit for a. residential unit. The school fees shall be established pursuant to
the terms of a separate agreement between the School District and the Muster Developer.
If approved by the School District, public financing and /or community facility district
financing may be used for construction of portions of the infrastructure systems
Private community facilities, such as churches, synagogues, and individual project
community recreation facilities are not addressed herein.
-3-
HIDDEN CREEK RANCH
Public Facilities & Services
Infrastructure Summary
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� ••� � � . r. � ^ ism y �) I. J'.
f I +
(D 'p
fill
ro
V,6
wMESSENGER !4
�nvesrwer+r eowrwwv
I
n
1
CIRCULATION ALTERNATIVE
4PECIIIC PLAN NO. e
HIDDEN CREEK RANCH
SPECIFIC PLAN
�m or YoollrexX, CA
cwur
1 0
A MEN 5
1 1 Y
d
10
32
L _
31
M
30
L
34
M -L
35A
L
35B
L
33A
L
339
M -L
other: School39C
11 19
R -H
btotal 300
od commercial
Subtotal
Subtotal
Total Project D.U.
24"
62
48
70
20
22
15
20
17
1_
308
20
20
3,221
HIDDEN CREEK RANCH
SPECIFIC PLAN
l
CITY OF MOORPARK, CA
1 PHASING MAP
PREPARED BY:
An
WS 93EK&
HAALAND RECEIVED
GROUP
JUL 15 1996
' 1 Q T ! kas) n City of Moorpark
plan to be attLACh e��
t'o PI ann►r� �o rr,�n�sg� ®n .` _ __