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HomeMy WebLinkAboutRES CC 2011 3062 2011 1005 MP West Studios Final Mitigated Negative Declaration Vol I Part A, B and C 0e: PaQ4 /0 �2\. A09q TED M oorpark West Studios Final M i ti gated N egati ve D ed arati on Volume I Part A, B, and C September 2011 Prepared For: City of Moorpark Community Development Department 799 Moorpark Avenue Moorpark, California 93021 (805)571-6200 Contact: David Bobardt, Community Development Director Prepared By: Impact Sciences, Inc. 803 Camarillo Springs Road, SuiteA Camarillo, California 93012 (805)437-1900 Contact:Joe Gibson, Principal TABLE OF CON TENTS Volume Part Page Part A. Project Description A-1 1.0 Introduction A-1 2.0 Project Location A-1 3.0 Environmental Setting A-2 4.0 Project Characteristics A-7 5.0 Project Actions A-13 Part B. Initial Study Checklist B-1 Part C. Responses to Comments C-1 State Agencies No. 1 State of California, Governor's Office of Planning and Research, dated May 25, 2011 C-3 No. 2 Department of California Highway Patrol, dated May 11, 2011 C-6 No. 3 California Department of Fish and Game, dated May 20, 2011 C-8 No.4 California Public Utilities Commission, Rail Crossings Engineering Section, dated May 24, 2011 C-11 Local Agencies No. 5 Ventura Local Agency Formation Commission, dated May 3, 2011 C-14 No. 6 Resource Management Agency, County of Ventura, Planning Division, dated May 25, 2011 C-41 No. 7 County of Ventura Public Works Agency,Transportation Department, dated May 17, 2011 C-43 No. 8 Ventura County Air Pollution Control District, dated May 19, 2011 C-49 No. 9 Ventura County Watershed Protection District, Planning and Regulatory Division, dated May 25, 2011 (Revised comments) C-51 No. 10 Ventura County Waterworks Districts,Water and Sanitation Department, dated May 25, 2011 C-67 General Public No. 11 Steve Nuckles, May 2, 2011 C-71 No. 12 Susan Lang, May 25, 2011 C-73 Impact Sdencee Inc. I Moorpark West St adios MND 0529.006 ,4priI-September 2011 Volume I I Part D. Appendices A Air Quality Calculations URBEM IS Calculations Greenhouse Gas Emissions Truck Emissions B Studio Project Ste Survey/Records Search C EDR, Inc., Hazards Report,June 17,2009 D On-Ste Well Permit E Noise Calculations Noise Calculation Worksheets Truck Noise F Traffic Documentation Traffic Study Truck Memo G Sewer Capacity Study LIST OF FIGURES Figure Pace 1 Regional and Ste Location A-3 2 Aerial of the City of Moorpark A-4 3 Surrounding Land Uses A-5 4 Proposed Project Ste Plan A-8 5 Project Ste Flood Plain B-47 LIST OF TABLES Table Page 1 Land Use Summary A-7 2 Project Phase Building Summary A-11 Impact Sdencea Inc. I I Moorpark West StudiasMND 0529.006 ,4prikSeptenbe 2011 PART A. PROJECT DESCRIPTION 1.0 Introduction Triliad Development, Inc., (the applicant) has proposed to construct and operate a motion picture film and television studio complex (the project) on approximately 44 acres within the City of Moorpark. The site is readily served by existing regional transportation corridors including State Route 118(SR-118), also known as Los Angeles Avenue, and State Route 23 (SR-23). The project would contain approximately 112,800 square feet (sf) of office buildings and 12 sound stages along with other ancillary studio support services such as a conference center, commissary, health club, catering, and parking for a total of 559,450 sf of building space. Parking for the proposed project would consist of surface parking. As part of the proposed project, Los Angeles Avenue would be widened along the project frontage from a two-lane to a four-lane roadway with turning lanes. This Mitigated Negative Declaration (MND) has been prepared under the supervision of the City of Moorpark, acting as lead agency, and the California Department of Transportation (Caltrans), acting as a responsible agency, in accordance with the requirements of the California Environmental Quality Act (CEQA). The purpose of this document is to determine if the project may have potentially significant effects on the environment. 2.0 Project Location The project site is located in the western portion of the City of Moorpark within Ventura County (Figure 1, Regional and Site Location). The site consists of approximately 44 acres of vacant, undeveloped land within the western portion of the City of Moorpark located along Los Angeles Avenue and includes the Los Angeles Avenue roadway w idening (Figure 2,Aerial of the City of M oorpark). The project site consists of three parcels, assessor parcel number (APN) 511-0-200-130, 511-0-200-145, and 511-0-200-155 and is approximately 44 acres in size according to assessor records. Parcels 511-0-200-130 and 511-0-200-145 are separated from parcel 511-0-200-155 by an open concrete flood control channel, Gabbert Canyon channel, under the jurisdiction of and in an easement owned by the Ventura County Watershed Protection District (VCWPD). The project site also fronts Los Angeles Avenue(SR-118) to the south and is immediately adjacent to Walnut Canyon channel, a reinforced concrete channel (RCC) under VCWPD jurisdiction and in a VCWPD easement,that borders the project site. In order to provide contiguous parking for the proposed project two parcels (APN 511-0-200-155 and APN 500-0-200-165) have been agreed to be exchanged between PEGH Investments LLC (PEGH) and the Richard S. Held Retirement Trust, and the Ronald Newburg Living Trust (RHRN). Impact Silences Inc. A-1 Moorpark West Studios MND 0529.006 ,4priI-September 2011 Part A Project Description 3.0 Environmental Setting The project site is located in the western portion of Moorpark and adjacent to unincorporated lands on the northwest and south. Land uses surrounding the site include vacant land and the Union Pacific Railroad right-of-way to the north, vacant land to the west, Los Angeles Avenue(State H ighway SR-118) and Walnut and Gabbert Canyon Channels to the south with the SR-118 right-of-way extending outside of the City's boundaries into County of Ventura (County) agricultural land, residential units adjacent to and southeast of the project site across Los Angeles Avenues and Walnut Canyon Channel, and the Southern California Edison (SCE) substation to the east, the latter of which contains a helipad (Figure 3, Surrounding Land Uses). The existing SR-118 right-of-way is the boundary between the City of Moorpark and unincorporated Ventura County. The future right-of-way for Los Angeles Avenue widening proposed as part of this project encroaches into unincorporated Ventura County; however, the City plans to apply to the Ventura County Local Agency Formation Commission (LAFCo) to request an adjustment to their jurisdictional boundary so the future w idened Los Angeles Avenue would completely be within the City. Topography The project site is relatively flat with a slight slope (approximately 1 percent) from north to south. This site is bounded by the Union Pacific Railroad right-of-way to the north, vacant land to the west, and by open concrete flood control channels under the regulatory jurisdiction of the VCWPD to the south and east. The flood control channels are maintained by the Ventura County Watershed Protection District (VCWPD) within flood control easements; these include Gabbert Canyon Channel that is located on the western portion of the project site and Walnut Canyon Channel that borders the site to the east and south. VCWPD has indicated that the Gabbert and walnut Canyon channels were constructed when the project site and surrounding area was primarily agricultural uses and are currently are near the end of their useful lifeaccordingtotheVCWPD Facility useindex.1 The current site access is along Los Angeles Avenue w ith two service bridges over the open flood control channels. The existing drainage pattern is from the northeasterly corner of the project site to the southeasterly corner of the project site via overland sheet flow. 1 The facility use index is used in facilities management to provide a benchmark to compare the relative condition of a group of facilities.The facility use index is a relative indicator of condition, and should be tracked over time to maximize its benefit. Impact Saencee Inc. A-2 Moorpark West Studios MND 0529.006 ,4priI-September 2011 .7i I I LAKE-OF THE-WOOS Kern County Ker•County• --i I i L••�••∎••■ ∎•• ••1 FRAZ=EF� ‘�Los Angeles County Ventura County • PARK J -� 5 ILOCKWOOD VALLEY ` LOS : 1 ANGELES p I PADRES ` NATIONAL `Pyramid u I z NATIONAL *:—_- , I FOREST FOREST ° lam Sespe - r", 5 ICondor ° \ S. ctuary �� WHEELER ISPRINGS �, • Lake Pt, OJAI — • MLRA MONTE L I ' `• I♦ I SUMMIT —__—__—. BUCKHORN FILLMORE it PIRU ♦ __ OAKVIEW - JA�J CASITAS SPRINGS "" BARDSDALE ` LA CONCHITITA .tfy[ Lake Casitas • �U!U� SEA CLIFF FOSTER PARK ® ` SANTA PAULA © 'ROJECT \ LOCATION • a f VENTURA SATICOY MOO RPA- C ZJ j _ O SOMIS ACRES sPA• SIMIV•LEY SANTA I SUSANA MONTALVO Q f 1 _ e NYELAND ACRES CAMARILLO0 NEWBURY ® PARK IP THOUSAND OAKS OXNARD ..� HOLLYWOOD—BY TH k—SEA VENTU PA• HOLLYWOOD BEACH . • • ® ♦ 1 SILVER STRAND PORT LAKE SHERWOOD HUENEME • POINT MUGU ���t�� 0l�'S 5.0 2.5 0 5.0 , os e tij APPROXIMATE SCALE IN MILES SOURCE:Impact Sciences,Inc.-May 2010 FIGURE 1 ,i, Regional and Site Location 529-006.05/10 F { r. Q ..... - .., i, ,.. i i j f itigit . --, . ._ •-.' • _ 0 ;, + *; '+ te k' " - -. .. ' ` Q•• — Y if♦_ . ��til"e 'SL U JAI Ilb III IOW. • 1 : • • lif l tea • • ,� rs'.. • • rte+ *'- ,r�r •:'*... `',l - - 't , iiii.i. y - • .., A ..- ..,...-\% _ri,....._ ._ • :I. . 1 .. .:. . : . ...... . , .... ., _0. r •f r - " • k� 'r x sDi.In i - }{ iipj - - • _ • ' , �,�.� � � " :‘,................i. 2� - Y• . Y •r • • • to • L • CD C c a • • a (/J c I W E II r. t '� N N o N T . T m O(,,,,1 O _ Z- n _ U. o c U w V co:),, T ' ', 'fil T. rr . I 111 11M ; lt� + • ca ■ : lit - I '' . . -:.•' 11 7 . . ... . r .' = iill,ir i • .. , pu 8111W ITT. ,, } O lig it • .!..riii• .... . • }To 1 1 Vii " }' 40 d . 3 p _� .. 11 • iI � • ��'-� Tom. 4 fb%.\ -- ::4 Y I y„4-14r 414116' • W: ' . • -ciao 11161 ss 4.11•- * J Fy } a +Fy I 1. rl ¢ .. }fit, i o t ..- o u. e 1. * J i -x .: .- yffifill' • 4pi g. . f ., . „, . 1. "0.-.7' '- -. a I L�r +' .r r r }P• ' 1 \ .5' \\V 1. 1 ..„,,i2.--51:- / - I L� • O 1.1E14' '.... 1..11. .' .-54).i).#. `p VI N 4- . . . \ R., - •\..e.L. - - • .— r"' 7 cn i m i •- ‘.4 4!3 .4 0° N , E .E a w nil o Q p r . FA t • O Q - J H w r ;• t ' 4,i 1 t--- 1 allowilia •a N J ct (..) Z o 0 cp C o ..114. . . Elll II tr L'' V -.' CV• Part A Project Description Land Use The existing General Plan land use designations for the project site are General Commercial (C-2) and Medium Industrial (1-2). The surrounding General Plan land uses consist of 1-2 to the north and west, County land designated for Agricultural (40 acre minimum) to the south across Los Angeles Avenue, Medium Density Residential (M)to the southeast, and Public/Institutional (PUB)to the east.2 The existing zoning of the project site consists of Commercial Planned Development (CPD) and Limited Industrial (M-2). The surrounding zoning adjacent to the project site would include M-2 to the north and west, Single Family Residential (R-1) zone to the southeast, and M-2 to the east.3 The County zoning for the project site is designated Urban and the surrounding County land, to the northwest and south across Los Angeles Avenue, is zoned Agricultural Exclusive(40 acre minimum).4 Existing Vegetation Currently the project site is vacant but it has had a history of prior agricultural use. The site shows signs of prior and ongoing disturbances, including disking and off-road vehicle use. Vegetation is dominated by non-native annual species, chiefly wild oat (Avanabarbata), red brome(Bramusmadritans&sssp. Rubans), and short-pod mustard (Hirschfa'dia incana). Native shrubs and small trees are scattered within the matrix of non-native annual vegetation. These are primarily emergent individuals of blue elderberry (Sambucus nigrassp. Caarulea), coyotebush (Baccharispilularis), and mulefat (B. salicifolia). In the northwestern corner of the property, and along the northern boundary, are remnants of coastal sage scrub vegetation, dominated by California sagebrush (Artemis&a cal ifornica). A single individual of blue gum (Eucalyptus gl obul us), is present on site and several more are located on the Los Angeles Avenue alignment site to the south. Additional small trees include the aforementioned blue elderberry. A list of plant species observed on site is included as an attachment to Appendix A. The parcel located west of the proposed project site contains vegetation similar to that of the project site.5 The site is undeveloped and may have had prior and ongoing disturbances, including disking, prior to existing conditions. A mature tree was identified along the eastern boundary of the parcel adjacent and to thewest of the project site. 2 City of Moorpark,General Plan Map,October 2008. 3 City of Moorpark,Zoning Map, 2008. 4 County of Ventura, Planning Division,Zoning Map,2009. 5 Site visit conducted on ,Lily 6,2009 by Impact Sciences, Inc. Impact Sdencee Inc. A-6 Moorpark West Studi(as MND 0529.006 ,4priI-September 2011 Part A Project Description 4.0 Project Characteristics The proposed project includes two primary components. The two components consist of development of a motion picture sound studio and the improvements to Los Angeles Avenue(SR-118). Proposed Studios The approximately 44-acre studio site consists of offices, sound stages, support buildings totaling approximately 559,450 square feet (shown in Table 1, Land Use Summary). The project proposes to provide for 1,696 on-site surface parking spaces as well as space for bicycles and motorcycles. Table 1 Land Use Summary 1st Floor Upper Floors Total Area Percent of Name/Use (sf) (sf) (sf) Site"' Office 56,190 56,610 112,800 Sound Stage 215,000 0 215,000 Multi-Use Support 40,370 79,855 120,225 All other Support 97,225 14,200 111,425 Building Subtotal 408,785 150,665 559,450 23.612 Landscaped Areas 356,392 20.59 Paved Areas 966,127 55.80 Total3 1,731,304 100.00 Source Pdiquin Ke'lcgg Deign Group,November 2010 sf=square fast Thi s in d udes the prof et size(44.47 acres or 1,937,113 sf)only for the first level cf the prd ect site 2 Basel on only the first floor to da'emine the pceit age of the proj et§ta 3 The total size of the prdect iteis 1,731,304 sf(39.75 acres), which would ind ude 408,785 of building area(1,1 floor), 966,127 sf of pave/ area, 205,674 sf cf stred right-of-way and the flood channel easeneit, and 356,392 sf of landscaped area The total area cf the proposed prdect is larger than the size cf the prof et because cf the mul tipl e l e✓e's of square fed. The proposed major access point to the proposed project would be located north of Los Angeles Avenue from North Hills Parkway, a future street proposed for improvement as part of the project (Figure 4, Proposed Project Site Plan). A secondary access roadway, Street B, would provide an on-site private street that would align with the entrance of the North Hills Parkway/Street B intersection and travel west to the existing business located on the northeast portion of the intersection of Montair Drive/Los Angeles Avenue. Impact Sdencea Inc. 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"r4 •,1' I 1,1 I I ' 14 RI , , RI .. %a 4*.• ,'''‘ ' NA' • 1 I A ' 4 St \ wor.,,,,e ,P• i 1 II 1 –r., 11/4 \ N I % \ Part A Project Description Ingress and egress for the studio has been optimized to provide multiple entrances and exits for both automobiles and trucks. Two access points are proposed to enter the project. The primary (main) gate would be located off Los Angeles Avenue coincident with its intersection with the proposed extension of North H ills Parkway. This access would serve the project and provide access to on-site parking lots that would be located both east and west of the proposed North Hills Parkway extension that will cross the project site. This new intersection will be signalized with a new trip activated signal that would be phased to coincide with exiting signal to the east on Los Angeles Avenue at Gabbert Road/Tierra Rejada Road. A second gated entry will occu+rbe constructed on the eastern boundary of the project site along an e e :e e_e - -= _e•_ =- -= ==• = - =- = •: - --=• - = e :over the existing Walnut Canyon Channel from an existing VCWPD access road that runs parallel to both the improved channel and the eastern property line with SCE. The entrance to the existing access road off Los Angeles Avenue, which consists of crushed miscellaneous base (CMB), will be improved to accommodate the new studio entrance. This access would provide vehicles, including trucks, accessing the site the ability to directly enter the site, and would be either manned or remotely activated to provide for 24-hour secure access. The proposed Street B would cross the existing Gabbert Canyon Channel. A portion of the existing channel would be replaced with a culvert to accommodate the crossing; the new culvert with a final elevation on both sides of the channel consistent with existing conditions. Automobile parking is provided on site outside of the formal studio entrance. Carts would be utilized to transport employees from the surface parking areas to the sound stages w ithin the project site. Trucks are provided with abundant queuing lanes within the studio property so that arriving trucks are quickly removed from through traffic on Los Angeles Avenue. Internal circulation for trucks and other vehicles has also been optimized to facilitate the movement and parking of these vehicles within the site during production use. The project would consist of approximately 356,830-392 square feet of landscaping with 15 percent of the parking area to be landscaped. The proposed project would consist of three decorative entry monument signs with detailed walls and pin-mounted letters and logo that would be lit with landscape lights. The proposed project would include an on-site detention system that would detain up to 0.65 acre-feet of surface water runoff generated from the project site to maintain pre-development conditions. Additional hydrological design features would include the improvement of drainage channels along the southern project boundary at the North Hills Parkway/Los Angeles Avenue intersection and at the eastern access/Los Angeles Avenue entry. These improvements would consist of the replacement of approximately 150 linear feet of the existing concrete rectangular channel with 12-foot by 5-foot Impact Sdencee Inc. A-9 Moorpark West Studi(as MND 0529.006 ,4priI-September 2011 Part A Project Description reinforced concrete box culvert (RCB) and approximately 75 linear feet of the existing concrete channel with 12-foot by 6-foot RCB, respectively. Other on-site drainage improvements would include: an 8-foot by 4-foot RCB Walnut Canyon Channel diversion; an extension of the existing 72-inch Moorpark Drain No. 2, located beneath Los Angeles Avenue, approximately 1,100 west feet to a proposed junction just upstream of the proposed North Hills Parkway culvert; and improvement of the eastern section of the traffic barrier which would act as a both a traffic barrier and floodwall. The project would receive water from the Ventura County Waterworks District No. 1. The project would require the installation of 1,500 linear feet of a 12-inch water main which would connect to an existing water main in Gabbert Road to the northeast& The project would connect to a 15-inch sewer main to be located in the North Hills Parkway right-of-way. The sewer main would connect to an existing 12-inch sewer main in Los Angeles Avenue at the future North Hills Parkway intersection. Electrical poles currently located within the VCWPD easement along the eastern project boundary would be relocated approximately 3 feet to the east . Fire hydrants would be located within 150 feet of the proposed buildings. Design features would be incorporated into the project, to the extent feasible and reasonable, which would implement a number of sustainable practices that reduce the impact on the environment. These include efforts to meet or exceed the energy efficiency standards of Title 24 through building design. To achieve a reduction in energy consumption the project will incorporate sustainability features such as Energy Star efficient heating, ventilating and air-conditioning (HVAC) units; increased insulation; water conservation measures, and white membrane roofs with higher reflectivity to help reduce building energy consumption and heat island effect, or functionally equivalent features. Design features also include of structural elements for the sound stages(soundproofing via exterior walls and roof components;to provide sound control. This will assure that noise produced within the sound stage would not be generated outside of the sound stage as well as keeping outside noise from affecting activities in the sound stages. Construction The approximately 44-acre studio site would is currently proposed to be constructed overall in two separate phases consisting of offices, sound stages, support buildings, and surface parking spaces. Phase One would total approximately 312,640-460 square feet and would provide for 942 on-site surface parking spaces (identified in Table 2, Project Phase Building Summary). Phase Two would total approximately 246,8-1-0-990 square feet of building area and would provide for 754 on-site surface parking spaces. Impact Silences Inc. A-10 Moorpark West Studios MND 0529.006 ,4pr1I-Septenba 2011 Part A Project Description Construction is projected to begin in the first quarter of 2012 and would last approximately two years. During construction, the project site would be enclosed with construction perimeter fencing with controlled access. Operation of the project is scheduled to begin fourth quarter 2013 or first quarter 2014. Operation Moorpark West Studioswill be a production studio for lease by filmmakers to produce a variety of filmed entertainment including still shoots, commercials, television shows, sitcoms, and major motion pictures. According to the project applicant, the project site could be operating 24 hours a day during three shifts Monday through Friday, sometimes on Saturdays, and rarely on Sundays. The project would consist of three shifts of an estimated 120 permanent employees for the studios and potentially 300 to 350 employees working a traditional 8:00 AM to 5:00 PM schedule from the designated office space. Table 2 Project Phase Building Summary 1st Floor Upper Floors Total Area Name/Use (sf) (sf) (sf) Phase One Office 18,940 19,860 38,800 Sound Stage 116,000 0 116,000 Multi-Use Support 19,460 42,705 62,165 All other Support 81,295 14,200 95,495 Building Subtotal 235,695 76,765 312,460 Phase Two Office 37,250 36,750 74,000 Sound stage 99,000 0 99,000 Multi-Use Support 20,910 37,150 58,060 All other Support 15,930 0 15,930 Building Subtotal 173,090 73,900 246,990 Total 408,785 150,665 559,450 Customers renting the sound stages could add between 200 to 500 temporary sound stage jobs depending on actual studio use and occupancy, and the individual production schedules (i.e., build, shoot, and teardown)during the term of the sound stage rental. Production schedules would last from afew days to a few months depending on the type of production occurring within the sound stage. The applicant has indicated that one of the sound stages may occasionally draw a live audience (pre-screened at an off-site location) that may be bused to the studio for some recordings. During production, food would could be catered on site, limiting day trips off the studio site. Impact Silences Inc. A-11 Moorpark West Studios MND 0529.006 ,4p41-Septenbe 2011 Part A Project Description The typical workday for sound stage jobs starts at 7:00 AM and extends 10 to 12 hours (to between 5:00 and 7:00 PM). As a result, the proposed project as associated with the sound stages would generate off-peak-hour traffic patterns (outside of the typical 8:00 AM to 5:00 PM traffic hours). It is anticipated that the majority of project related trips would originate from the east (i.e., Los Angeles and San and would utilize Los Angeles Avenue. Studios employees working in the on-site office buildings would work a more conventional daily schedule of 8:00 AM to 5:00 PM. Due to the variable use of the sound stages, construction and filming of sets within the sound stages would produce little discernable noise outside the stage walls. As a result, one production company's filming operations would not conflict with another production company's filming operations on an adjoining stage. Outdoor "location" filming may utilize the building exteriors within the site, specifically north of the proposed office use buildings. During operation, the project would have the potential for use of hazardous materials (for use during special effects including explosives)and the temporary use of outdoor nighttime lighting. Should these be utilized, the applicant shall obtain a special use permit from the City prior to commencement of production activities. A special use permit would include provisions for the applicant to submit to the City for review and approval of ag production activities plan; the component of such a plan would include: when, where, and the use of potential hazardous materials and/or outdoor nighttime lighting would occur, procedures for notification of the fire and police departments of production activities and compliancewith fire and police requirements, and provisions for a community liaison officer responsible for communications with nearby residents regarding production activities that would involve any special effects that may result in smoke or odors detectable from beyond the project boundaries. Special exterior events would require a special use permit. Los Angeles Avenue Road Widening The proposed four-lane roadway would incorporate two 12-foot-wide lanes in both directions. In addition, a 12-foot-wide striped median would be provided from Montair Drive to North Hills Parkway. A 12-foot-wide median consisting of an 8-foot-wide raised median with a 2-foot-wide striped shoulder on each side of the raised curb face would be provided from North Hills Parkway to Tierra Rejada Road. For eastbound traffic, a 12-foot-wide left-turn lane into the proposed project site would be provided at the proposed intersection at North Hills Parkway. For westbound traffic, a 14-foot-wide right-turn lane, which would consist of a 12-foot-wide lane and a 2-foot-wide shoulder, would provide access to the proposed project site for truck access at the east end of the project site. A 12-foot-wide left-turn lane would occur at Mira Sol Drive, a 12-foot-wide left-turn lane would occur at Buttercreek Road, and a 16-foot-wide right-turn lane, which would consist of a 12-foot-wide lane and a 4-foot-wide shoulder, Impact Silences Inc. A-12 Moorpark West Studios MND 0529.006 ,4pr1I-Septenba 2011 Part A Project Description would provide access to the proposed North H ills Parkway and access to the proposed project site (see Figure 43). Both sides of Los Angeles Avenue from Tierra Rejada west to the proposed North Hills Parkway would consist of a minimum 5-foot-wide to a maximum of 8-foot-wide sidewalk. Tree wells would be provided along the sidewalk where the sidewalk width is a least 7 feet wide. The proposed areas to be directly disturbed by project construction are currently occupied by roadway facilities (Los Angeles Avenue)and agricultural uses(the existing agricultural facility south of Los Angeles Avenue). The roadway widening would require the acquisition of additional right-of-way along a portion of the southern boundary. This area is under County of Ventura jurisdiction and would require a Caltrans encroachment permit. Ventura County LAFCo action would also be sought by the City of Moorpark to include the entire right-of-way within the City boundaries. Along this segment where additional right-of-way is necessary, the site is constrained to the north by the existing VCWPD drainage channel. Right-of-way acquisition is only proposed along the agricultural facility south of Los Angeles Avenue. The area for right-of-way acquisition would extend for a length of approximately 2,400 linear feet, while the width would vary (although the maximum width would reach 74 feet within the agricultural fields south of the proposed alignment site). A maximum of 4.08 acres of right-of-way would need to be acquired. Portions of two parcels would be affected by the right-of-way acquisition process.6 The proposed alignment would require the replacement or relocation of electric utility poles, manholes, and utility pipelines/conduits along the southern side of Los Angeles Avenue. Stormwater drainage improvements, including bioswales, would be implemented due to the increase in impervious area adjustments to the crown of the roadway. 5.0 Project Actions To implement the proposed project, the proposed studio and road widening would require the following discretionary actions. Proposed Studio The applicant is requesting approval of the following applications for the studio portion of the project: • A General Plan Amendment to change the land use designation on approximately 10.75 acres from General Commercial (C-2)to Medium Industrial (I-2);7 • A Zone Change to change the existing zoning on approximately 10.75 acres of the site from Commercial Planned Development (CPD)to Limited Industrial (M-2); 6 City of Moorpark/Caltrans,Revised AdministratiyeDraft Initial Study:LosAnge'esAvenueRc. dWidening,2009. 7 City of Moorpark, Municipal Cale, Section 17.40.050, "Amendments to general plan, specific plans, zoning map, and zoning code." Impact Sdences Inc. A-13 Moorpark West Studios MND 0529.006 ,4pr1I-Septenba 2011 Part A Project Description • An Industrial Planned Development Permit (IPD) for the site improvements, including layout, architecture, and landscaping; • A Conditional Use Permit (CUP) to allow the building heights above 30 feet (the CUP allows for building heights up to 60 feet in the M-2 Zone higher for architectural features extending beyond the height range);8 • A Development Agreement with the City to identify fees and improvements the developer will be responsible for as part of the project, as well as City obligations; • Encroachment Permits from the Ventura County Watershed Protection District for box drains in the existing channel and to divert runoff; and • Amendment of the Ventura County Waterworks District No. 1 boundaries and Annexation to Ventura County Waterworks District No. 1 via approval from the Ventura County LAFCo. The current boundaries of the Ventura County Waterworks District No. 1 generally include the City of Moorpark and some unincorporated County land to the west. Approximately 33 acresAs a portion of the proposed Studio site (APN 511-0-200-130) is located outside of the district boundaries +t—and would need to be amended and annexed before water and sewer service can be provided. Los Angeles Avenue Road Widening The proposed widening of Los Angeles Avenue (SR-118) would require the acquisition of additional right-of-way on the south side of the street, which is located in unincorporated area of Ventura County. Approval of this would require: • Encroachment permit from Caltrans, and • Amendment of the City of Moorpark Sphere of Influence and Annexation of the additional Los Angeles Avenue right-of-wayarea located in unincorporated Ventura County via approval from the Ventura County LAFCo, and- • A Ventura County LAFCo sphere of influence amendment to include the additional Los Angeles Avenue right-of-way acquisition. 8 City of Moorpark, Municipal Cale, Section 17.24.035, "Commercial, industrial and special purpose zone development requirements." Impact Sdences Inc. A-14 Moorpark West Studios MND 0529.006 ,4pr1I-Septenba 2011 (Moorpark West Studios) CITY OF MOORPARK Mitigated Negative Declaration 799 MOORPARK AVENUE MOORPARK, CALIFORNIA 93021 (805) 517-6200 Project Title: Moorpark West Studios Case No.: IPD No.2009-01,GPA No.2009-01, ZC No. 2009-01, CUP No. 2009-01 Contact Person and Phone No.: Valerie Draeger(805) 379-9800 Name of Applicant: Triliad Development, Inc. Address and Phone No.: 270 Conejo Ridge Avenue, Suite 200, Thousand Oaks (805) 379-9800 Project Location: 11289 Los Angeles Avenue, Moorpark, California 93021 General Plan Designation: Commercial/Industrial Zoning: Commercial Planned Development/Limited Industrial Project Description: See Project Description in Mitigated Negative Declaration Part A Surrounding Land Uses and Setting: North: City General Plan designation:Medium Industrial;City Zoning: Limited Industrial;Setting:vacant land South: County General Plan designation:Agriculture;City GP: Medium Density Residential;City Zoning:Single-Family Residential;County Setting:Agriculture;City Setting:Single family houses East: City GP: Public/Institutional;City Zoning: Limited Industrial;Setting:Southern California Edison substation West: City GP: Industrial,City Zoning: Limited Industrial:Setting:vacant land Responsible and Trustee Agencies: Caltrans (Responsible Agency), Ventura County LAFCo (Responsible Agency),Ventura County Watershed Protection District(Responsible Agency),Ventura County Waterworks District No. 1 (Responsible Agency) ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project,involving at least one impact that is a "Potentially Significant Impact"or"Less Than Significant With Mitigation,"as indicated by the checklist on the following pages. Aesthetics Agricultural Resources x Air Quality x Biological Resources x Cultural Resources Geology/Soils Hazards and Hazardous Materials x Hydrology/Water Quality Land Use/Planning Mineral Resources x Noise Population/Housing Public Services Recreation x Transportation/Traffic Utilities/Service Systems Mandatory Findings of Significance None DETERMINATION: On the basis of this initial evaluation, I find that although the proposed project could have a significant effect on the environment,there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. Mitigation measures described on the attached Exhibit 1 have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. Prepared by: Joe Gibson Reviewed by: Dave Bobardt Associate Principal Community Development Department Impact Sciences, Inc. Community Development Director Date: September 22, 2011 Date: Afl4I-September 22, 2011 B-1 (Moorpark West Studios) Mitigated Negative Declaration EXHIBIT 1: MITIGATED NEGATIVE DECLARATION MITIGATION MEASURES AND MONITORING AND REPORTING PROGRAM Air Quality AQ-1 The following control measures provided in the VCAPCD Air Quality Assessment Guidelines to minimize the generation of fugitive dust (PM10), reactive organic compounds (ROC) and nitrogen oxides (NO,)during construction activities shall be implemented during construction of the proposed project under the land use being proposed; the construction contractor shall do the following: • The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized to prevent excessive amounts of dust. • Pre-grading/excavation activities shall include watering the areas to be graded or excavated before grading or excavation operations commences.Application of water(preferably reclaimed, if available)should penetrate sufficiently to minimize fugitive dust during grading activities. • Fugitive dust produced during grading excavation and construction activities shall be controlled by the following activities: (a) All trucks shall be required to cover their loads as required by California Vehicles Code Section 23114. (b) All graded and excavated material, exposed soil areas, and active portions of the construction site, including unpaved on-site roadways, shall be treated to prevent fugitive dust.Treatment shall include, but not necessarily be limited to, periodic watering,application of environmentally safe soil stabilization material, and/or roll-compaction as appropriate. Watering shall be done as often as necessary and reclaimed water shall be used whenever possible. (c) Graded and/or excavated inactive areas of the construction site shall be monitored at least weekly for dust stabilization. Soil stabilization methods, such as water and roll-compaction, and environmentally safe dust control materials,shall be periodically applied to portions of the construction site that are inactive for over four days. If no further grading or excavation operations are planned for the area, the area should be seeded and watered until grass growth is evident, or periodically treated with environmentally safe dust suppressants to prevent excessive fugitive dust. (d) During periods of high winds (i.e., wind speed sufficient to cause fugitive dust to impact adjacent properties), all clearing,grading, earth moving, and excavation operations shall be curtailed to the degree necessary to prevent fugitive dust created by on-site activities and operations from being a nuisance or hazard, either off site or on site. The site superintendent/supervisor shall use discretion in conjunction with the VCAPCD in determining when winds are excessive. (e) Adjacent streets and roads shall be swept at least once per day, preferably at the end of the day if visible soil material is carried over to adjacent streets and roads. (f) Personnel involved in grading operations, including contractors and subcontractors, should be advised to wear respiratory protection in accordance with California Division of Occupational Safety and Health regulations. Monitoring Action: The construction manager shall provide the City with a weekly report that identifies that listed items have been followed and completed. Timing: During grading and construction phase Responsibility: City Engineer/Public Works Director B-2 (Moorpark West Studios) AQ-2 During construction activities, contractors shall comply with the following measures, as feasible, to reduce NO and ROC emissions from heavy equipment as recommended by the VCAPCD in its Ventura County Air Quality Assessment Guidelines: • Minimize equipment idling time. • Maintain equipment engines in good condition and in proper tune as per manufacturers' specifications. • Lengthen the construction period during smog season (May through October), to minimize the number of vehicles and equipment operating at the same time. • Use alternatively fueled construction equipment, such as compressed natural gas (CNG), liquefied natural gas (LNG), or electric, if feasible. Monitoring Action: The construction manager shall check construction equipment for compliance with VCAPCD Guidelines and provide the City with a report Timing: During grading and construction phase Responsibility: City Engineer/Public Works Director AQ-3 The project applicant shall implement and/or fund TDM measures within the Moorpark Plain Airshed that are capable of reducing mobile source emissions by 2.39 lb/d of ROC and 4.43 lb/d of NOx.The total cost and the duration of these measures shall be established by City Council resolution or specified as a Condition of Approval or other official agreement between the City and the project applicant. These funds shall be paid to the City before the issuance of building permits. Monitoring Action: The applicant shall provide the City with payment of fees. Timing: Prior to issuance of first building permit Responsibility: Community Development Director Biological Resources BIO-1 Prior to grading operations,the applicant shall retain a qualified biologist with a California Department of Fish and Game(CDFG)Scientific Collection Permit and Memorandum of Understanding(MOU)to conduct preconstruction surveys for the American badger,coastal western whiptail,and coast horned lizard. All individuals of these species observed within the project site during the preconstruction surveys must be relocated, at the approval of the City and CDFG, to an approved site containing suitable habitat for these species. Surveys and relocation of potentially impacted animals may occur prior to construction to ensure that no special-status species are present within the project site during construction. Survey methods and relocation areas must be reviewed and approved by the CDFG prior to commencement of grading. Monitoring Action: Approval of preconstruction surveys by CDFG Timing: Prior to grading phase Responsibility: CDFG, Community Development Director B-3 (Moorpark West Studios) BIO-2 Prior to grading operations, no earlier than 30 days and no later than 20 days prior to construction or site preparation activities that would occur during the nesting/breeding season of native bird species (including, but not limited to white-tailed kite[Elanus leucurus]and California horned lark[Eremophila alpestris actia]) potentially nesting on the site (typically March 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 300 feet (500 feet for raptors or federally listed Endangered or Threatened bird species) of the construction zone. For burrowing owl, preconstruction nesting or wintering burrowing owl surveys and protection of burrows until nestlings have fledged or wintering birds have been safely excluded from the burrows. If active nests are found, construction within the 300/500 foot all construction within this zone must be postponed or halted, until the biologist determines that the nest is vacated, juveniles have fledged, and there is no evidence of a second attempt at nesting. If ground-disturbing activities are delayed, additional pre-construction surveys are recommended so that no more than three days will have elapsed between the survey and ground-disturbing activities.The biological monitor shall allow activities within the buffer zone if it can be shown that the activity will not interfere with nesting. The biologist shall serve as a construction monitor during those periods when construction activities would occur near active nest areas to ensure that no inadvertent impacts occur to these nests. It is recommended that the results of the survey, and any avoidance measures taken, be submitted to the City of Moorpark Community Development Department within 30 days of completion of the pre-construction surveys and/or construction monitoring to document compliance with applicable state and federal laws pertaining to the protection of native birds. Monitoring Action: Approval of preconstruction surveys by CDFG Timing: Prior to grading and construction phase Responsibility: CDFG, Community Development Director BIO-3 Prior to grading operations, a qualified biologist shall perform a burrowing owl survey, pursuant to CDFG Guidelines (CDFG 1993). If active burrowing owl burrows are located, the burrows shall be avoided by 500 feet during all construction activities. If breeding,once owls have completed fledging their young and are no longer dependent upon the burrows (as determined by a qualified biologist), one-way doors shall be installed in the burrows, in accordance with CDFG protocols. Monitoring Action: Approval of preconstruction surveys by CDFG Timing: Prior to the issuance of grading Responsibility: CDFG, Community Development Director BIO-4 Prior to the issuance of grading permits, a tree removal permit must be obtained from the City prior to removal of trees that meet the mature tree criteria within the City's tree ordinance (No. 101). Permits will not be issued until the project has been approved by the City.A tree report must be prepared by a certified arborist or horticulturist, or registered landscape architect appearing on the City's approved list.The report must include the information required by the City's ordinance, including an appraised value of each tree. The loss of trees would be mitigated by using the appraised value of each removed tree and then applying the value towards upgrading the size of the tree plantings associated with the project. The proposed replacement tree species will emphasize native species and must be consistent with the City's Landscape Standards and Guidelines to ensure that invasive species will not be used. Monitoring Action: Approval of permits by the Community Development Department Timing: Prior to the issuance of grading permits Responsibility: CDFG, Community Development Director B-4 (Moorpark West Studios) Cultural Resources CR-1 If human remains are unearthed, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC will then contact the deceased Native American's most likely descendant, who will then serve as consultant on how to proceed with the remains (i.e., avoid, rebury). Monitoring Action: Construction manager shall halt construction and notify the Community Development Department Timing: During grading and construction phase Responsibility: Community Development Director Hazards and Hazardous Materials HAZ-1 A Fire Department Permit shall be acquired prior to the use of hazardous materials including explosives and ammunition. All hazardous materials used on-site shall be stored securely in compliance with all federal, state, and local regulations prior to use during production activities. The Fire Department Permit shall include a designated community liaison from the Studio Project that shall maintain an inventory of all temporary explosive materials on site to the satisfaction of the police and fire departments;shall notify the police and fire departments in advance of their proposed use;and the studio shall comply with any and all police and fire department requirements related to their use. Monitoring Action: Approval of permit by Fire Department, notification of Fire Department and Police Department Timing: Prior to the use of hazardous materials. Responsibility: Ventura County Fire Department HAZ-2 Any special effects involving combustion must be monitored by the fire department. Toxic materials involved in combustion must be at levels that will not pose any health risk or hazard to anyone. The designated community liaison shall coordinate with the Community Development Director in the notification of area residents of any special effects that may result in smoke or odors detectable from beyond the project boundaries. Monitoring Action: Community liaison shall work with Community Development Director to notify nearby residents of potential special effects use. Timing: Prior to use of special effects and/or hazardous materials. Responsibility: Community Development Director and Ventura County Fire Department B-5 (Moorpark West Studios) Hydrology and Water Quality HYD-1 Prior to issuance of first grading permit,the project applicant shall design and submit for City approval an on-site storm water drainage diversion system that is capable of accommodating the storm water overflow from the existing Walnut Canyon flood control channel that could be generated during a 100-year storm event.A licensed civil engineer shall design on-site hydrologic features to divert and convey the incremental increase of storm water that currently flows across the project site (existing condition)from 100-year storm event from Walnut Canyon flood control channel thereby maintaining off-site pre-development flow conditions.The design may include such features as a detention basin, retaining wall, discharge piping, bioswales, concrete box culvert, or the reconfiguration of building locations, to maintain existing pre-development off-site flow conditions. The design of hydrologic features or plan improvements shall be completed to the satisfaction of the Community Development Director and the City Engineer/Public Works Director. Monitoring Action: Approval of permits by City Engineer/Public Works Director Timing: Prior to issuance of first grading permit Responsibility: Community Development Director and City Engineer/Public Works Director Noise N-1 When construction operations occur within 100 feet of occupied residential areas, the construction contractor(s)shall implement appropriate additional noise reduction measures that include changing the location of stationary construction equipment,shutting off idling equipment, notifying the adjacent residences and City in writing, five days in advance of construction work, and installing temporary acoustic barriers around stationary construction noise sources. Construction noise abatement plans are to be submitted and approved by the City. Monitoring Action: Approval of construction noise abatement plans by the Public Works Director Timing: During construction phase Responsibility: City Engineer/Public Works Director, Community Development Director N-2 During construction and grading operations that use heavy equipment,a vibration monitoring station shall be set-up along the southern project boundary adjacent to Los Angeles Avenue to monitor and measure vibration levels generated from construction and grading activities. If vibration levels exceed the threshold of architectural damage for residential units (0.2 in/sec PPV); then construction and grading activities shall be minimized such that the vibration level would be reduced to below the 0.2 in/sec PPV architectural damage threshold. Monitoring Action: Approval of construction noise abatement plans by the City Engineer/Public Works Director and Community Development Director Timing: During construction and grading Responsibility: City Engineer/Public Works Director, Community Development Director N-3 No explosions,gunfire, helicopter flights,amplified voices, music or other sound,mechanical noise,or other production activities capable of generating loud noises may take place between 10:00 PM and 7:00 AM.A designated community liaison from the Studio Project shall coordinate with the Community Development Director on notification of nearby residents of any activities that may generate loud noises. Monitoring Action: Community liaison shall notify Community Development Director and nearby residents of potentially excessive noises generated during production activities. Timing: Prior to production activities that generate loud noises. Responsibility: Community Development Director B-6 (Moorpark West Studios) Transportation/Traffic TR-1 County of Ventura Roadways and Intersections — The proposed project will make a fair share contribution to the County via the Traffic Impact Mitigation Fee(TIMF)established via Ventura County Ordinance 4246 to fund road improvements.The fee provides a method of assessing,on a project by project basis, a "fair share" portion of the cost for the projected road improvements in the County unincorporated area. Monitoring Action: Payment of TIMF Timing: Prior to the issuance of a Zoning Clearance for the first building permit Responsibility: Community Development Director TR-2 The proposed traffic signal at Los Angeles Avenue and North Hills Parkway will be synchronized with existing signals to the east (Gabbed Road/Tierra Rejada Road) to the satisfaction of the City Engineer/Public Works Director. Monitoring Action: Approval of permits by City Engineer/Public Works Director Timing: Prior to the issuance of the first building permit Responsibility: City Engineer/Public Works Director B-7 (Moorpark West Studios) AGREEMENT TO PROPOSED MITIGATION MEASURES AND MONITORING AND REPORTING PROGRAM In accordance with the State CEQA Guidelines Section 15070 (California Code of Regulations Title 14, Chapter 3,Article 6), this agreement must be signed prior to release of the Mitigated Negative Declaration for public review. I, THE UNDERSIGNED PROJECT APPLICANT, HEREBY AGREE TO MODIFY THE PROJECT DESIGN, CONSTRUCTION OR OPERATION AS NECESSARY TO INCLUDE ALL OF THE ABOVE-LISTED MITIGATION MEASURES IN THE PROJECT. Signature of Project Applican ate B-8 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact A.AESTHETICS—Would the project: 1) Have a substantial adverse effect on a scenic vista? X 2) Substantially damage scenic resources,including,but X not limited to,trees,rock outcroppings,and historic buildings within a state scenic highway? 3) Substantially degrade the existing visual character or X quality of the site and its surroundings? 4) Create a new source of substantial light or glare which X would adversely affect day or nighttime views in the area? Response: 1) Moorpark West Studios (Studio Project) The project site is currently vacant land designated for industrial and commercial uses. As described in the General Plan: Open Space, Conservation, and Recreation Element (OSCAR), defines scenic areas to include open space corridors and viewsheds that provide visual enhancement and pleasure and are worthy of preservation for aesthetic, historical, topographic, cultural, or biological concerns. These areas can include a highway, roadway, trail,or viewshed that would link open space areas.While traveling along Los Angeles Avenue portions of the hills north of the site would be partially obscured by the eastern section of the Studio Project.The first buildings observed in this area would be the office buildings which are setback from Los Angeles Avenue approximately 105 feet with a building height of 45-51 feet. As described in the Project Description, the western third (two western parcels) of the project site would be designated for approximately 800 surface parking stalls. Therefore, it would not result in the construction or development of any structures or buildings and would provide unobstructed views of the hills to the north for this portion of the project site. Therefore, impacts with respect to scenic vistas would be less than significant. Los Angeles Avenue Road Widening (Roadway realignment) The roadway realignment would not affect any unique visual resources by project implementation.The construction process would potentially impact the aesthetic character of the site, but the construction would be temporary in nature and such impacts would cease upon project completion.The project would also replace/relocate existing electric utility poles, manholes, and utility pipelines/conduits along the southern side of Los Angeles Avenue.As part of the project, the median and parkway of Los Angeles Avenue would be landscaped. Landscaping would include street trees, at standard City-required spacing,on the south side of Los Angeles Avenue east of North Hills Parkway and on the north side of Los Angeles Avenue for the reach of the Studio Project. In addition, the character of the alignment would not be substantially altered since the project would primarily implement paving and median improvements at generally the same roadway elevation and grade.Therefore,there would be no impacts on scenic vistas. 2) Studio Project The project site is located along Los Angeles Avenue in the western part of the City. The project site is vacant with a gentle slope towards the southwest. Scenic corridors consist of land that is visible from the highway right of way, and is comprised primarily of scenic and natural features. Topography, vegetation, viewing distance, and/or jurisdictional lines determine the corridor boundaries.The portion of Los Angeles Avenue that is adjacent to the project site is not designated as a state scenic highway. The County of Ventura (County) designates the portion of Los Angeles Avenue that provides access to the project site as an eligible County highway.The City does not designate the portion of Los Angeles Avenue along the project site as a scenic highway. As described in the Project Description, the western B-9 (Moorpark West Studios) third (two western parcels) of the project site would be designated for parking spaces. Therefore, it would not result in the construction or development of any structures or buildings and would provide unobstructed views of the hills to the north. Los Angeles Avenue is not designated as a state, County,or local scenic highway.Therefore, no impacts would occur to damage scenic resources within a state designated scenic highway. Roadway realignment As described above in the Studio Project, the roadway realignment is not designated as a state, County, or local scenic highway and would therefore have no impact on scenic resources. 3) Studio Project The project site is currently vacant and designated for Industrial use. No unique visual resources would be affected by the implementation of the project. During the construction phase of the Studio Project there would be potential impacts to the aesthetic character of the project site. However, since these impacts are temporary in nature, they would cease upon project completion.The land to the north and west is currently vacant land.The project would include screening of the surface parking area(e.g.,fence)to minimize surface parking visual impacts.The City's Municipal Code allows building heights up to 60 feet with a conditional use permit (CUP). Architectural features are allowed to exceed the City's Municipal Code. The highest building would be less than the allowed 60 feet in height with the highest architectural feature less than 70 feet in height. As the land uses surrounding the project site are designated for industrial uses to the west and north and the land use currently to the east is the Southern California Edison (SCE) substation the visual character would be less than significant at buildout of the Studio Project. Residential uses exist to the southeast of the project site.The southern project boundary would be screened with streetscape landscaping and a decorative masonry wall. Buildings would be setback approximately 105 feet from Los Angeles Avenue with a building height of 36 feet.Therefore,the Studio Project would conform to the Moorpark Municipal Code. Impacts on degrading visual character or quality of the project site would be less than significant. Roadway realignment As stated above, the construction process would potentially have short-term impacts on the aesthetic character of the site, however, because it is temporary in nature such impacts would cease upon project completion. In addition, although the alignment proposes to widen Los Angeles Avenue, the character of the site would not be substantially altered since the alignment would primarily implement paving and median improvements.The alignment would also replace/relocate existing electric utility poles, manholes, utility pipelines/conduits,and the windrow of eucalyptus trees along the southern side of Los Angeles Avenue.The eucalyptus trees would be replaced with parkway and median trees according to the City's Standard Conditions. Impacts would be less than significant. Standard Conditions Prior to the issuance of a Zoning Clearance for building permits,the applicant shall submit to the Community Development director for review and approval,with the required deposit,three full sets of Landscaping and Irrigation Plans prepared by a licensed landscape architect and drawn on a plan that reflects final grading configuration, in conformance with the City of Moorpark Landscape Standards and Guidelines, policies and National Pollutant Discharge Elimination System (NPDES)requirements; including, but not limited to, all specification and details and a maintenance plan. Fences and walls must be shown on the Landscape and Irrigation Plans, including connection, at the applicant's expense, of property line walls with existing fences and or walls on any adjacent residential, commercial,or industrial properties. The plan must demonstrate proper vehicle sight distances subject to the review of the City Engineer/Public Works Director and in accordance with the Zoning Code,and encompass all required planting areas consistent with these Conditions of Approval. Review by the City's Landscape Architect Consultant and City Engineer/Public Works Director,and approval by the Community Development Director prior to issuance of a Zoning Clearance for building permit, is required. B-10 (Moorpark West Studios) The landscape plan must incorporate specimen size trees and other substantial features subject to the review and approval of the Community Development Director. Prior to the issuance of a grading permit,a tree survey must be prepared to determine the valuation of the mature trees to be removed. Enhanced replacement landscaping of equal or greater value,as determined by the Community Development Director, must be installed in accordance with the current applicable provisions of the Moorpark Municipal Code. Landscape plans submitted at the time of entitlement review are conceptual only. Entitlement approval does not include approval of the specific plant species on the conceptual landscape plans unless indicated in the Special Conditions of Approval. Detailed landscaping plans area subject to review and approval by the Community Development Director for compliance with the City's Landscape Standards and Guidelines. Unless otherwise stipulated in the Special Conditions of Approval, the applicant shall be responsible for the maintenance of any and all parkway landscaping constructed as a requirement of the project,whether said parkway landscaping is within the street right-of-way or outside of the street right-of-way. Any parkway landscaping outside of the street right-of-way must be within a landscape maintenance district. All required landscape easements must be clearly shown on the Final Map or other recorded documents if there is no Final Map. All landscaping areas must be maintained in a healthy and thriving condition, free of weeds, litter, and debris. Prior to the issuance of a certificate of occupancy for any building,the applicant shall submit a Master Sign Program to the Community Development Director for review and approval. The Master Sign Program must be designed to provide comprehensive on-site sign arrangement and design consistent with the commercial/industrial center architecture and the City's Sign Ordinance requirements. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) For all flat roofed portions of buildings, a minimum 18-inch parapet wall above the highest point of the flat roof must be provided on all sides. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) Mechanical equipment for the operation of the building must be ground-mounted and screened to the satisfaction of the Community Development Director. The Community Development Director may approve roof-mounted equipment, in which case, all parts of the roof mounted equipment (such as vents, stacks, blowers, air conditioning equipment, etc.) must be below the lowest parapet on the roof; and must be painted the same color as the roofing material. No piping, roof ladders, vents, exterior drains and scuppers or any other exposed equipment may be visible on the roof. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) Any outdoor ground level equipment, facilities, or storage areas including, but not limited to loading docks,trash enclosures, cooling towers,generators,must be architecturally screened from view with masonry wall and/or landscaping as determined by the Community Development Director. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) A utility room with common access to house all meters and the roof access ladder must be provided unless an alternative is approved by the Community Development Director.(This Condition Applies to Commercial/Industrial and Multi-family Residential projects) No exterior roof access ladders are permitted. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) B-11 (Moorpark West Studios) Any expansion, alteration, or change in architectural elements requires prior approval of the Community Development Director.Those changes in architectural elements that the Director determines would visible from abutting street(s)may only be allowed, if,in the judgment of the Community Development Director such change is compatible with the surrounding area.Any approval granted by the Director must be consistent with the approved Design Guidelines (if any) for the planned development and applicable Zoning Code requirements. A Permit Modification application may be required as determined by the Community Development Director. Prior to the issuance of Zoning Clearance for occupancy,all fences/walls along lot boundaries must be in place, unless an alternative schedule is approved by the Community Development Director. Prior to the issuance of a Zoning Clearance for occupancy, the applicant shall enter into the standard Caltrans tri-party maintenance agreement to maintain any landscaping within Caltrans right-of-way. The applicant and any subsequent owners shall maintain all landscaping and hardscape areas that are covered by the tri-party maintenance agreement for the life of the project. Tree and Landscape: Concurrently with the issuance of a building permit, the Tree and Landscape Fee must be paid to the Building and Safety Division in accordance with City Council adopted Tree and Landscape Fee requirements in effect at the time of building permit application. (This Condition Applies to Commercial and Industrial projects) 4) Studio Project The project site is currently vacant land.The surrounding land uses to the north and west are vacant land designated for industrial uses.The land to the south is designated as agricultural and is located within an unincorporated area of Ventura County. Land uses to the southeast and east include residential uses and the SCE substation, respectively. Light and glare impacts generated by the Studio Project would be mitigated through compliance with the City Lighting Ordinance(Chapter 17.30 of Moorpark Municipal Code).The northern portion of the project site, adjacent to the south of "Buildings E and F" (shown on Figure 4), has the potential for the generation of temporary outdoor nighttime lighting.As indicated in the Project Description, a special use permit would be required prior to the use of outdoor nighttime lighting activities. Project lighting would be limited to those levels necessary to provide safety and security to the site. Use of low intensity lighting for aesthetic purposes would be utilized on site to enhance or accent building features and landscape architectural features. All project lighting would remain on site. The lighting systems would meet adopted uniform codes and standards of the City. Potential vehicle lighting would be limited on site due to the masonry wall that would enclose the majority of the project site. In addition, outdoor"location"filming may utilize the building exteriors within the site, specifically north of the proposed office use buildings (Buildings B and C).Any special exterior events would require a special use permit issued by the City.The Studio Project would conform to the building and design parameters of the Moorpark Municipal Code relating to industrial uses. The project design would minimize new sources of light(Municipal Code Section 17.30.040),would architecturally conform to the guidelines of the City Municipal Code,and the design standards of the surface parking would conform to Moorpark Municipal Code, Section 17.32.010 for parking lot requirements and landscaping features, and Section 17.32.010 for lighting requirements. Very low reflective glass would be used on buildings within the project site to minimize any potential glare or reflection impacts.Therefore, impacts on light and glare from the Studio Project would be less than significant. Roadway realignment The short-term construction process associated with the roadway realignment would not require the use of equipment resulting in substantial light or glare. The alignment does not propose the installation of new street lighting that would create long-term impacts. However, the roadway realignment would create capacity for additional vehicles to travel along Los Angeles Avenue in comparison to existing conditions. Although these additional trips could B-12 (Moorpark West Studios) result in light/glare due to vehicle headlights, these impacts are not anticipated to be substantial in consideration of existing traffic and development along the roadway realignment. Vehicle headlight orientation would remain similar to existing conditions. Impacts would be less than significant. Standard Conditions Prior to or concurrently with the submittal of the landscape and irrigation plan, a lighting plan, along with required deposit, must be submitted to the Community Development Director for review and approval. The lighting plan, prepared by an electrical engineer registered in the State of California, must be in conformance with the Moorpark Municipal Code. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) Skylights are prohibited unless approved through the Planned Development Permit process or as a Modification to the Planned Development Permit. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) The use of highly reflective glass or highly reflective film applied to glass is not allowed on any structures. Highly reflective glass is defined as glass having a visible light reflectance (VLR) rating of 20 percent or greater. The use of darkly tinted glass is only allowed in industrial zones. Darkly tinted glass is defined as glass with a visible light transmittance (VLT) rating of 50 percent or less. The use of low-emissivity(Low-E)glass is encouraged, but it must meet reflectance and transmittance requirements as noted above. The applicant shall provide a sample of the glass to be used, along with information on the VLR and VLT for review and approval by the Community Development Director prior to the issuance of building permits. Sources: General Plan Open Space, Conservation, and Recreation Element (1986); Caltrans, Scenic Highway Mapping System, 2007; County of Ventura, General Plan: Resources Appendix, 2008; Moorpark Municipal Code. Mitigation: No mitigation measures are needed. B-13 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact B.AGRICULTURE RESOURCES—In determining whether impacts to agricultural resources are significant environmental effects, the City of Moorpark may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: 1) Convert Prime Farmland, Unique Farmland,or X Farmland of Statewide Importance(Farmland),as shown on maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources agency,to non-agricultural use? 2) Conflict with existing zoning for agricultural use,or a X Williamson Act contract? 3) Conflict with existing zoning for,or cause rezoning of, X forest land(as defined in Public Resources Code section 12220(g)),timberland(as defined by Public Resources Code Ssection 4526,or timberland zoned Timberland Production(as defined by Public Resources Code section 51104(g))? 4) Result in the loss of forest land or conversion of forest X land to non-forest use? 5) Involve other changes in the existing environment X which,due to their location or nature,could result in conversion of Farmland,to non-agricultural use? Response: 1) Studio Project The 44.67-acre project site is designated as Farmland of Local Importance on the Department of Conservation's (DOC) Farmland mapping and Monitoring Program(FMMP)'s 2008 State Important Farmland Map. This means that the land is designated as Prime Farmland or Statewide Importance that does not receive irrigation. The site is currently vacant and is not being used for agricultural use. The DOC FMMP produces maps and statistical data used for analyzing impacts on California's agricultural resources. Agricultural land is rated according to soil quality and irrigation status;the best quality land is called Prime Farmland.The maps are updated every two years with the use of a computer mapping system, aerial imagery, public review, and field reconnaissance. In order to be shown on FMMP's Important Farmland Maps as Prime Farmland, land must meet both the following criteria: • Prime Farmland must have been used for the production of irrigated crops at some time during the two update cycles prior to the mapping date. In other words, the land has been used for irrigated agricultural production at some time during the four years prior to the Important Farmland Map date, and • The soil must meet the physical and chemical criteria for Prime Farmland as determined by the USDA NRCS. The last two versions/update cycles (published in 2006 and 2008)of the DOC FMMP map for Ventura County identified the project site as Farmland of Local Importance.The definition of Farmland of Local Importance in Ventura County states, "Soils that are listed as Prime or Statewide which are not irrigated, and soils growing dryland crops including beans, grain, dryland walnuts, or dryland apricots." B-14 (Moorpark West Studios) According to a 1994 aerial photograph, the project site shows indication of farming operations. However, a 2002 aerial photograph indicated that the project site had ceased farming operations.As such, the Studio site has not been farmed or irrigated for almost 10 years. According to the DOC, the project site does not meet both of the criteria needed to be classified as Prime Farmland. As such, the land has not been in production and has not returned any annual gross value of production for the three of the previous five calendar years. As the project site is not irrigated and is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, but rather as Farmland of Local Importance, potential impacts resulting in the conversion of farmland as defined by DOC to non-agricultural use would be less than significant. Furthermore, the City General Plan designates the land for Medium Industrial (1-2) and General Commercial (C-2) uses. The Studio Project, with a General Plan Amendment (GPA),would designate the entire site as Industrial.The project site is zoned for Commercial Planned Development(CPD)and Limited Industrial(M-2).As both the General Plan and the Zoning Map for the City designate the project site as 1, there would be no impact on converting Farmland for industrial use. Roadway realignment The roadway realignment would include 4,200 linear feet of improvements, which would include restriping and a raised median of land along the southern side of Los Angeles Avenue from Tierra Rejada Road to 75 feet east of Montair Drive.The roadway realignment would include land under County jurisdiction designated as Prime Farmland by the Department of ConservationDOC FMMP's's most recent(2008) published State Important Farmland Map.This would require a right-of-way acquisition for the proposed improvements within the agricultural fields of Los Angeles Avenue of 2,400 linear feet with a maximum width of 74-feet.This would equate to losing approximately 4.08 acres of Prime Farmland located within unincorporated Ventura County. As noted in the Ventura County Initial Study Assessment Guidelines, a significant impact would result in the loss of at least 5 acres of Prime Farmland; impacts would be less than significant for the roadway realignment using this threshold. 2) Studio Project/Roadway realignment The project site is currently zoned for CPD and M-2. As the project site is not zoned for agriculture there would be no impact on agricultural use. As designated on the Ventura County Williamson Act Lands Map,the project site is not designated within a Williamson Act Program; therefore there would be no impacts. 3) Studio Project/Roadway realignment Although native trees do exist on the project site, the Studio project site and Los Angeles Avenue are not zoned for forestland or timberland. Therefore, no significant impacts to rezoning of forestland or timberland would result with implementation of the Studio project and the roadway realignment of Los Angeles Avenue. 4) Studio Project According to Public Resources Code Section 12220(g)a Forest Land is defined as"land that can support 10 percent native tree cover of any species, including hardwoods, under natural conditions, and that allows for management of one or more forest resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation and other public benefits." The site is undeveloped and shows signs of prior and ongoing disturbances, including disking and off-road vehicle use. Native shrubs and small trees are scattered within the matrix of non-native annual vegetation. Furthermore,according to the CalFire/US Forest Service Land Cover Maps, the proposed project site is classified as shrub land and is not classified as forest land (which would include conifer-forest, conifer-woodland, hardwood- woodland, and hardwood-forest). Therefore, the Studio project would result in a less than significant impact. B-15 (Moorpark West Studios) Roadway realignment There is a windrow of eucalyptus globulus trees adjacent to the south of Los Angeles Avenue and west of a developed residential area. As shown in Figure 3, the area surrounding the row of eucalyptus trees includes residential to the east, industrial to the west and vacant land (Studio project site) to the north. Local wind currents are mostly affected by the drainage channels and valleys of the surrounding topography.The predominant wind direction is from the west-southwest March through November, and from the east-northeast December through February.As the eucalyptus trees are less than 1 acre in size they would account for less than 2 percent of the project area. In addition, the loss of the row of eucalyptus trees would not increase wind erosion on the remaining agricultural fields south of Los Angeles Avenue.Therefore, potential impacts to the eucalyptus trees and wind erosion would be less than significant. 5) Studio Project The Studio Project would be developed as designated by the General Plan and the Zoning Map.The area located across Los Angeles Avenue is located within unincorporated Ventura County and would be under the influence of the City. The area located to the north and across the Union Pacific Railroad (UPR)and adjacent to the west is currently designated as Farmland of Local Importance under the DOC FMMP's most recent(2006/2008) published Ventura County Important Farmland Map. However, these areas are also designated as Industrial under the General Plan and M-2 under the Zoning Map. Therefore, impacts on changes to the existing environment to non-agricultural use would be less than significant. Roadway realignment As stated above,the roadway realignment would potentially result in the conversion of Prime Farmland to non-agricultural use. However, as described in (2) above, impacts on the conversion of Prime Farmland would be less than significant. Sources: California Department of Conservation:Ventura County Important Farmland Map(2006/2008); California Department of Conservation:Ventura County Williamson Act Lands(2006);California Government Code, Section 56064; City of Moorpark General Plan Land Use Map; City of Moorpark Zoning Map;Division of Land Resource Protection, Farmland Mapping and Monitoring Program (FMMP), "FMMP — Prime Farmland Definition,"—http://www.conservation.ca.gov/dlrp/ fmmp/overview/Paqes/prime farmland fmmp.aspx.Accessed May 2011; United States Geological Survey, Earth Explorer, DOQ data set for the project site, http://edcsnsl7.cr.usgs.gov/NewEarthExplorer/. Accessed June 2011; Ventura County Initial Study Assessment Guidelines,2008,California Department of Forestry and Fire Protection, Fire and Resources Assessment Program, Land Cover Map, http://www.frap.fire.ca.gov/ data/frapgismaps/download.asp.Accessed May 2010,JHA Environmental Consultants, North Park Specific Plan Draft Program EIR, Section 3.4 Air Quality(2003). Mitigation: No mitigation is required. B-16 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact C.AIR QUALITY—Would the project: 1) Conflict with or obstruct implementation of the X applicable air quality plan? 2) Violate any air quality standard or contribute X substantially to an existing or projected air quality violation? 3) Result in a cumulatively considerable net increase of X any criteria pollutant for which the project region is nonattainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed quantitative thresholds for ozone precursors)? 4) Expose sensitive receptors to substantial pollutant concentrations? X 5) Create objectionable odors affecting a substantial X number of people? Response: 1) Studio Project/Roadway realignment The project site is located within the jurisdiction of the VCAPCD. As described in the VCAPCD 2003 Air Quality Guidelines, a project shall be consistent with the air quality management plan (AQMP) if it conforms to the General Plan and does not exceed the next years estimated population for the growth area. The project site is located in western Moorpark, a designated growth area. The Studio Project and roadway realignment are designated for Industrial land use and is consistent with the General Plan Land Use Map and the project would not increase the population within the City. Therefore, the project is consistent with the AQMP and impacts would be less than significant. 2) Studio Project/Roadway realignment The following are the reactive organic compounds (ROC) and nitrogen oxides (NO„) thresholds that the Ventura County Air Pollution Control District has determined will individually and cumulatively jeopardize attainment of the federal 1-hour ozone standard,and thus have a significant adverse impact on air quality in Ventura County: • ROC: 25 pounds per day • NOx: 25 pounds per day Construction-related emissions (including portable engines and portable engine-driven equipment subject to the California Air Resources Board's (CARB) Statewide Portable Equipment Registration Program, and used for construction operations or repair and maintenance activities)of ROC and NO are considered short-term impacts by the VCAPCD and not counted towards the significance thresholds. However, to analyze the operation between the years of 2012 and 2015, the 2007URBEMIS model was used. The 2007URBEMIS model estimates a worst-case scenario for air emissions that would be produced during the construction and operation of the Studio Project.Table B-1,Estimated Unmitigated Construction Emissions, shows the estimated emissions from the construction of the Studio Project. B-17 (Moorpark West Studios) Table B-1 Estimated Construction Emissions Emissions in Pounds per Day Construction Year ROC NOx CO SO2 PMgo' 2010 (unmitigated) 10.20 66.42 84.48 0.11 158.67 2010 (mitigated) 10.20 66.42 84.48 0.11 73.30 2011 (unmitigated) 226.20 45.88 69.23 0.10 5.04 2011 (mitigated) 203.59 45.88 69.23 0.10 5.04 Note:Please see worksheet in Appendix A. As Ventura County does not have a threshold regarding PM25 emissions, a breakdown of PM25 is not provided within this analysis. However, PM25 is a subset of PM10, and PM25 is included within the reported PM10 emissions. As identified above,VCAPCD considers ROC and NO as short-term impacts and would be considered less than significant. Table B-2, Estimated Construction Emissions with Roadway Extension below shows the estimated construction emissions presented in Table B-1 in addition to the emissions produced during the 4-acre roadway realignment associated with the proposed project. The construction schedule for the roadway realignment was not provided; therefore, default grading and paving schedules were used, and emissions were modeled twice in URBEMIS2007, under a 2010 scenario and under a 2011 scenario. Table B-2 Estimated Construction Emissions with Roadway Extension Emissions in Pounds per Day Construction Year ROC NOx CO SO2 PMIo' 2010 (unmitigated) 13.88 91.46 97.82 0.11 179.93 2010 (mitigated) 13.88 91.46 97.82 0.11 83.56 2011 (unmitigated) 229.68 69.36 82.01 0.10 26.22 2011 (mitigated) 207.07 69.36 82.01 0.10 15.22 Note:Please see worksheet in Appendix A. As Ventura County does not have a threshold regarding PM25 emissions, a breakdown of PM25 is not provided within this analysis. However, PM25 is a subset of PM10, and PM25 is included within the reported PM10 emissions. As identified in Table B-2, the Roadway alignment would add approximately 4 Ib/d of ROC and approximately 40 Ib/d of NON.As identified above,VCAPCD considers ROC and NO as short-term impacts and would be considered less than significant. Appendix F of the VCAPCD 2003 Air Quality Guidelines contains thresholds for the size, in square feet(sf), of land uses that would remain within the 25 pound per day(Ib/d)threshold for ROC and NO emissions. The Studio Project would develop 112,800 sf of office space and 446,650 sf of general light industrial.The ROC and NOx threshold for the year 2010 for these land uses would be 191,700 sf for office and 338,000 sf for light industrial.The Studio Project is proposed to start construction in the year 2010 and operating by 2012.As there is no estimate in Appendix F of the guidelines for year 2012, the year 2015 will be analyzed using the 2007URBEMIS model. Table B-3, Estimated Operational Emissions without Mitigation, identifies potential operational emissions without the incorporation of standard mitigation measures. B-18 (Moorpark West Studios) As identified in Table B-4, exceeded operational thresholds of 25 pounds per day(Ib/d)for ROC during only summertime emissions. NOx was only exceeded during wintertime emissions. Table B-4,Estimated Operational Emissions with Mitigation,determined that ROC thresholds were exceeded for only summertime emissions by only a few lb/d. NOx was exceed during wintertime emissions and only by less than five Ib/d. Table B-3 Estimated Operational Emissions without Mitigation Emissions in Pounds per Day Emission Source ROC NOx CO SO2 PM1o' Summertime Emissions Operational (Mobile)Sources 21.82 17.20 197.87 0.18 38.62 Area Sources 3.79 3.77 6.22 0.00 0.04 Summertime Emission Totals 25.61 20.97 204.09 0.18 38.66 VCAPCD Thresholds 25.0 25.0 -- -- -- Exceeds Threshold? YES NO -- -- -- Wintertime Emissions Operational (Mobile)Sources 19.92 24.15 200.93 0.16 38.62 Area Sources 3.54 3.73 3.13 0.00 0.02 Wintertime Emissions Totals 23.46 27.88 204.77 0.16 38.64 VCAPCD Thresholds 25.0 25.0 -- -- -- Exceeds Thresholds? NO YES -- -- -- Note:Please see worksheet in Appendix A. As Ventura County does not have a threshold regarding PM25 emissions, a breakdown of PM25 is not provided within this analysis. However, PM25 is a subset of PM10, and PM25 is included within the reported PM10 emissions. Table B-4 Estimated Operational Emissions with Mitigation Emissions in Pounds per Day Emission Source ROC NOx CO SO2 PMIo' Summertime Emissions Operational (Mobile)Sources 21.82 17.20 197.87 0.18 38.62 Area Sources 3.45 3.42 5.93 0.00 0.04 Summertime Emission Totals 25.27 20.92 203.80 0.18 38.66 VCAPCD Thresholds 25.0 25.0 -- -- -- Exceeds Threshold? YES NO -- -- -- Wintertime Emissions Operational (Mobile)Sources 19.92 24.15 200.93 0.16 38.62 Area Sources 3.20 3.38 2.84 0.00 0.02 Wintertime Emissions Totals 23.12 27.53 203.77 0.16 38.64 VCAPCD Thresholds 25.0 25.0 -- -- -- Exceeds Thresholds? NO YES -- -- -- Note:Please see worksheet in Appendix A. As Ventura County does not have a threshold regarding PM2.5 emissions, a breakdown of PM2.5is not provided within this analysis.However,PM2.5 is a subset of PM10,and PM2.5 is included within the reported PM10 emissions. B-19 (Moorpark West Studios) With incorporation of the City's Standard Conditions and the mitigation measures AQ-1 through AQ-3, impacts would be less than significant. The 2015 threshold for 25 Ib/d ROC and NOx emissions for office space would be 328,500 sf and for general light industrial would be 551,000 sf. Therefore, the Studio Project would be under the threshold for exceeding 25 Ib/d of ROC and NOx emissions. Impacts would be less than significant. An analysis of potential emissions for vehicles queuing at the proposed traffic signal at the proposed new intersection of Los Angeles avenue and North Hills Parkway extension to be installed as part of the proposed project was completed (see Appendix A). The analysis concluded that the emissions from vehicles queuing on Los Angeles Avenue when stopped at the proposed signal would not result in substantial increases in localized emissions.With regards to the local respirable particulate matter(PM1o)emissions,queuing of vehicles would potentially result in 0.08 pound per day of PM10, of which 0.05 pound would be considered diesel particulate matter(DPM). Project vehicles traveling along Los Angeles Avenue in the vicinity of the project site would potentially result in 0.46 pounds per day of PM10, of which approximately 0.22 pound per day would be considered DPM.This analysis assumes that all daily traffic would stop at the signal for approximately 1 minute;as such this is a conservative estimate because the signal would only activate when vehicles would be leaving(exiting)the proposed project and entering Los Angeles Avenue. This small increase in estimated DPM emissions is unlikely to increase local DPM concentrations to a level that would result in an incremental increase in health effects. As such, impacts vehicles queuing at the proposed signal would be less than significant. Standard Conditions Reactive organic compounds, Nitrogen oxides (ozone/smog precursor), and particulate matter (aerosols/dust) generated during construction operations must be minimized in accordance with the City of Moorpark standards and the standards of the Ventura County Air Pollution Control District (APCD). When an air pollution Health Advisory has been issued, construction equipment operations (including but not limited to grading, excavating, earthmoving, trenching, material hauling, and roadway construction) and related activities must cease in order to minimize associated air pollutant emissions. Prior to issuance of a Zoning Clearance for building permit, a Ventura County APCD "Authority to Construct" shall be obtained for all equipment subject to APCD Permit (see APCD Questionnaire, AB3205). Final Certificate of Occupancy shall not be granted until compliance with all applicable APCD Rules & Regulations has been satisfactorily demonstrated. (This Condition Applies to Commercial/Industrial projects) A 15-mile per hour speed limit must be observed within all construction areas. Traffic Systems Management:Concurrently with the issuance of a Zoning Clearance for each building permit, the applicant shall submit to the Community Development Department the established Moorpark Traffic Systems Management (TSM) Fee for the approved development consistent with adopted City policy for calculating such fee. 3) Studio Project/Roadway realignment The proposed project would result in temporary local increases in emissions from construction equipment exhaust. As previously discussed, these emissions are not considered significant, but any emissions that would exceed the VCAPCD standards of 25 pounds per day should be reduced with the implementation of mitigation measures listed in Section 7.4.3, ROC and NOx Construction Mitigation Measures, of the Ventura County Air Quality Assessment Guidelines. Based on a preliminary screening analysis done in response 2, operational emissions were found to be less than significant. As described above,construction emissions are considered short-term and are therefore not considered significant. Any emissions that would exceed VCAPCD standards should be B-20 (Moorpark West Studios) reduced with the implementation of mitigation measures listed in Section 7.4.3 of the Ventura County Air Quality Assessment Guidelines. Impacts would be less than significant. 4) Studio Project/Roadway realignment The proposed project would generate pollutant emissions related to construction equipment, which could potentially affect nearby residences. The impacts of these emissions would be temporary, and the operational phase of the project would not generate significant amounts of pollutant emissions. Any emissions that would exceed the VCAPCD standards of 25 pounds per day should be reduced with the implementation of mitigation measures listed in Section 7.4.3, ROC and NOx Construction Mitigation Measures, of the Ventura County Air Quality Assessment Guidelines. Based on a preliminary screening analysis, operational emissions were found to conform to this threshold.With the implementation of the mitigation measure provided below, impacts would be less than significant. 5) Studio Project/Roadway realignment Construction activity associated with the project may generate detectable odors from heavy-duty equipment exhaust. However, this impact would be short-term in nature and cease upon project completion. Proposed long-term operation of the roadway is not anticipated to create objectionable odors affecting a substantial number of people. Impacts are considered less than significant. Sources: Ventura County Air Pollution Control District:Ventura County Air Quality Assessment Guidelines (2003) Project Application (03/09); URBEMIS 2007 Version 9.2.4; Impact Sciences, Inc.: Moorpark West Studios Los Angeles Avenue(SR-118)Truck Running and Queuing Air Quality Analysis (12/10). Mitigation: Mitigation shall be to pay the City's TSM fee as adopted by resolution and the implementation of the following mitigation: AQ-1 The following control measures provided in the VCAPCD Air Quality Assessment Guidelines to minimize the generation of fugitive dust (PM1o), ROC, and NOx during construction activities shall be implemented during construction of the proposed project under one of the three land use concepts being proposed; the construction contractor shall do the following: (a) The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized to prevent excessive amounts of dust. (b) Pre-grading/excavation activities shall include watering the areas to be graded or excavated before grading or excavation operations commences. Application of water(preferably reclaimed, if available)should penetrate sufficiently to minimize fugitive dust during grading activities. (c) Fugitive dust produced during grading excavation and construction activities shall be controlled by the following activities: (d) All trucks shall be required to cover their loads as required by California Vehicles Code Section 23114. (e) All graded and excavated material, exposed soil areas, and active portions of the construction site, including unpaved on-site roadways, shall be treated to prevent fugitive dust. Treatment shall include, but not necessarily be limited to, periodic watering, application of environmentally safe soil stabilization material, and/or roll-compaction as appropriate.Watering shall be done as often as necessary and reclaimed water shall be used whenever possible. (f) Graded and/or excavated inactive areas of the construction site shall be monitored at least weekly for dust stabilization. Soil stabilization methods,such as water and roll-compaction, and environmentally safe dust control materials, shall be periodically applied to portions of the construction site that are inactive for over four B-21 (Moorpark West Studios) days. If no further grading or excavation operations are planned for the area, the area should be seeded and watered until grass growth is evident, or periodically treated with environmentally safe dust suppressants to prevent excessive fugitive dust. (g) During periods of high winds (i.e., wind speed sufficient to cause fugitive dust to impact adjacent properties), all clearing, grading, earth moving, and excavation operations shall be curtailed to the degree necessary to prevent fugitive dust created by on-site activities and operations from being a nuisance or hazard,either off site or on site. The site superintendent/supervisor shall use discretion in conjunction with the VCAPCD in determining when winds are excessive. (h) Adjacent streets and roads shall be swept at least once per day, preferably at the end of the day if visible soil material is carried over to adjacent streets and roads. (i) Personnel involved in grading operations, including contractors and subcontractors, should be advised to wear respiratory protection in accordance with California Division of Occupational Safety and Health regulations. AQ-2 During construction activities contractors shall comply with the following measures, as feasible, to reduce NOx and ROC emissions from heavy equipment as recommended by the VCAPCD in its Ventura County Air Quality Assessment Guidelines: • Minimize equipment idling time. • Maintain equipment engines in good condition and in proper tune as per manufacturers' specifications. • Lengthen the construction period during smog season (May through October), to minimize the number of vehicles and equipment operating at the same time. • Use alternatively fueled construction equipment,such as compressed natural gas (CNG), liquefied natural gas (LNG), or electric, if feasible. AQ-3 The project applicant shall implement and/or fund TDM measures within the Moorpark Plain Airshed that are capable of reducing mobile source emissions by 2.39 lb/d of ROC and 4.43 Ib/d of NOx. The total cost and the duration of these measures shall be established by City Council resolution or specified as a Condition of Approval or other official agreement between the City and the project applicant.These funds shall be paid to the City before the issuance of building permits. B-22 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact D. BIOLOGICAL RESOURCES—Would the project: 1) Have a substantial adverse effect,either directly or X through habitat modifications,on any species identified as a candidate,sensitive,or special status species in local or regional plans,policies,or regulations,or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? 2) Have a substantial adverse effect on any riparian habitat X or other sensitive natural community identified in local or regional plans,policies,and regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? 3) Have a substantial adverse effect on federally protected X wetlands as defined by Section 404 of the Clean Water Act(including,but not limited to,marsh,vernal pool, coastal,etc.)through direct removal,filling,hydrological interruption,or other means? 4) Interfere substantially with the movement of any native X resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? 5) Conflict with any local policies or ordinances protecting X biological resources,such as a tree preservation policy or ordinance? 6) Conflict with the provisions of an adopted Habitat X Conservation Plan, Natural Community Conservation Plan,or other approved local,regional,or state habitat conservation plan? Response: 1) Studio Project Special-status species Searches of the California Department of Fish and Game(CDFG)California Natural Diversity Database (CNDDB) and the California Native Plant Society (CNPS) Inventory of Rare and Endangered Plants were conducted to identify special-status plant or animal species known to occur in the area. The CNDDB lists historical and recently recorded occurrences of special-status plant and animal species, and the CNPS database lists historical and recent occurrences of special-status plant species. The database searches included the Moorpark U.S. Geological Survey(USGS)7.5-minute quadrangle, in which the project site is located,as well as the seven surrounding quadrangles: Thousand Oaks, Newbury Park, Santa Paula, Santa Paula Peak, Camarillo, Simi, Piru, and Fillmore. Based upon the review of the CNDDB and CNPS databases, 26 special-status plant and 24 special-status animal species have been reported from the nine-quad region containing the project site. Of these 50 species, none were observed on site; however six could potentially utilize the site, based on habitat characteristics. These six species include coastal whiptail (Aspidoscelis tigris stejnegeri),coast horned lizard(Phrynosoma blainvillii),western burrowing owl (Athene cunicularia),white-tailed kite(Elanus leucurus), horned lark(Eremophila alpestris actia),and American badger(Taxidea taxus).Special-status species reported in the database results and the reasons for their potential to utilize or be absent from the project site are summarized in Appendix B. If any of these species are found to occur on the project site, and if avoidance is not considered feasible, measures to mitigate potentially significant impacts can include,subject to approval by the appropriate resource agency, one or more of mitigation measures BIO-1, B-23 (Moorpark West Studios) BIO-2, and BIO-3. Impacts would be less than significant with mitigation. Roadway realignment The roadway realignment has been previously impacted by roadway and agricultural uses, and surrounding areas have been developed with industrial, residential, and agricultural development. The only area of the site providing potential habitat for sensitive biological resources is an agricultural area south of the project site(where additional right-of-way would need to be acquired), which contains a small stand of mature eucalyptus trees. Implementation of mitigation measures BIO-1 and BIO-2 would reduce impacts to less than significant. Standard Conditions Fish and Game: Within two business days after the City Council/Planning Commission adoption of a resolution approving this project, the applicant shall submit to the City of Moorpark two separate checks for Negative Declaration or Environmental Impact Report,and Administrative Fee, both made payable to the County of Ventura,in compliance with Assembly Bill 3158 for the management and protection of Statewide Fish and Wildlife Trust Resources. Pursuant to Public Resources Code Section 21089,and Fish and Game Code Section 711.4, the project is not operative, vested, or final until the filing fees are paid. 2) Studio Project The project site supports remnants of coastal sage scrub vegetation, but these are manifest as small stands (less than 1,000 sq.ft.)or else as widely scattered individuals within disturbed areas otherwise dominated by non-native vegetation. Impacts on sensitive natural communities would be less than significant. Standard Conditions The City's Standard Conditions of approval, provided above in Section A,Aesthetics, require the submission of landscaping and lighting plans for review and approval by the Community Development Director. Roadway realignment Although the project site has been previously disturbed, the agricultural area that would be affected by the project contains a shallow earthen-bottom drainage channel that runs parallel to Los Angeles Avenue. However, this drainage channel is not occupied by vegetation or riparian habitat, nor does it provide habitat for sensitive natural communities. Impacts in this regard are considered less than significant. 3) Studio Project No wetlands are present on the project site, and although flood control drainage features along Los Angeles Avenue would be affected by the roadway realignment, these features would be modified as reinforced concrete box culverts by the master plan for the Walnut Canyon channel, and the project would therefore be self-mitigating with regard to hydrological impacts. Roadway realignment As stated above,the realignment would impact a shallow,earthen-bottom drainage ditch that runs parallel to Los Angeles Avenue. As described in the Project Description, the realignment would include drainage features that could include a curb, gutter, and drains, or that could include a bioswale with a retention pond. Impacts to this drainage would be less than significant. 4) Studio Project The project site supports habitat suitable for nesting native bird species. To avoid impacts to B-24 (Moorpark West Studios) nesting birds during construction, it is recommended that a qualified biologist be retained to conduct nesting bird surveys within suitable nesting habitat prior to initiation of construction or ground disturbing activities, as described below in mitigation measure BIO-2. Impacts on nursery (i.e., nesting) sites of native wildlife species would be less than significant with the implementation of mitigation measures. Roadway realignment The roadway realignment would impact the area currently vegetated with eucalyptus trees which provides potential nesting habitat for nesting native bird species. To avoid impacts to nesting birds during construction, it is recommended that a qualified biologist be retained to conduct nesting bird surveys within suitable nesting habitat prior to initiation of construction or ground disturbing activities, as described below in mitigation measure BIO-2. Impacts on nursery (i.e., nesting) sites of native wildlife species would be less than significant with the implementation of mitigation measures. 5) Studio Project/Roadway realignment Both the project site and the roadway realignment contain several mature eucalyptus trees along the right-of-way acquisition zone. The City of Moorpark tree ordinance (Section 12.12.010)provides for the protection of mature trees with a cross-sectional area of all major stems of 72 or more square inches, as measured at 4.5 feet above the root crown. Impacts would be potentially significant. However,with the implementation of mitigation measure B10- 4, impacts would be less than significant. 6) Studio Project/Roadway realignment Neither the project site nor the roadway realignment are located within the boundaries of any adopted Habitat Conservation Plan,Natural Community Conservation Plan,or other approved local, regional,or state habitat conservation plan;and remnants of coastal sage scrub habitat on site are not sufficient to support coastal California gnatcatcher. Thus, the Studio Project and the roadway realignment are not expected to exert adverse impacts with regard to local conservation plans or the recovery of any listed species. There would be no impacts. Sources: Project Application (03/09), California Department of Fish and Game: Natural Diversity Data Base-Moorpark and Simi Valley Quad Sheets (1993); Moorpark Municipal Code, Section 12.12.010; Appendix B, Studio Site Survey/Records Search. Mitigation: BIO-1 Prior to grading operations, the applicant shall retain a qualified biologist with a CDFG Scientific Collection Permit and Memorandum of Understanding (MOU) to conduct preconstruction surveys for the American badger, coastal western whiptail, and coast horned lizard.All individuals of these species observed within the project site during the preconstruction surveys must be relocated, at the approval of the City and CDFG,to an approved site containing suitable habitat for these species. Surveys and relocation of potentially impacted animals may occur prior to construction to ensure that no special-status species are present within the project site during construction. Survey methods and relocation areas must be reviewed and approved by the CDFG prior to commencement of grading. BIO-2 Prior to grading operations, no earlier than 30 days and no later than 20 days prior to construction or site preparation activities that would occur during the nesting/breeding season of native bird species (including, but not limited to white-tailed kite [Elanus leucurus] and California horned lark [Eremophila alpestris actia]) potentially nesting on the site (typically March 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 300 feet (500 feet for raptors or federally listed Endangered or Threatened bird species) of the construction zone. For burrowing owl, preconstruction nesting or wintering burrowing owl surveys and protection of burrows until nestlings have fledged or wintering birds have been safely excluded from the burrows. If active nests are found, construction within the 300/500 foot all construction within this zone must be postponed or halted, until the biologist determines that the nest B-25 (Moorpark West Studios) is vacated, juveniles have fledged, and there is no evidence of a second attempt at nesting. If ground-disturbing activities are delayed, additional pre-construction surveys are recommended so that no more than three days will have elapsed between the survey and ground-disturbing activities. The biological monitor shall allow activities within the buffer zone if it can be shown that the activity will not interfere with nesting.The biologist shall serve as a construction monitor during those periods when construction activities would occur near active nest areas to ensure that no inadvertent impacts occur to these nests. It is recommended that the results of the survey, and any avoidance measures taken, be submitted to the City of Moorpark Community Development Department within 30 days of completion of the pre-construction surveys and/or construction monitoring to document compliance with applicable state and federal laws pertaining to the protection of native birds. BIO-3 Prior to grading operations, a qualified biologist shall perform a burrowing owl survey, pursuant to CDFG Guidelines (CDFG 1993). If active burrowing owl burrows are located, the burrows shall be avoided by 500 feet during all construction activities. If breeding, once owls have completed fledging their young and are no longer dependent upon the burrows (as determined by a qualified biologist), one-way doors shall be installed in the burrows, in accordance with CDFG protocols. BIO-4 Prior to the issuance of grading permits, a tree removal permit must be obtained from the City prior to removal of trees that meet the mature tree criteria within the City's tree ordinance (No. 101). Permits will not be issued until the project has been approved by the City. A tree report must be prepared by a certified arborist or horticulturist, or registered landscape architect appearing on the City's approved list. The report must include the information required by the City's ordinance, including an appraised value of each tree. The loss of trees would be mitigated by using the appraised value of each removed tree and then applying the value towards upgrading the size of the tree plantings associated with the project. The proposed replacement tree species will emphasize native species and must be consistent with the City's Landscape Standards and Guidelines to ensure that invasive species will not be used. B-26 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact E. CULTURAL RESOURCES—Would the project: 1) Cause a substantial adverse change in the significance X of a historic resource as defined in Section 15064.5? 2) Cause a substantial adverse change in the significance X of an archaeological resource pursuant to Section 15064.5? 3) Directly or indirectly destroy a unique paleontological X resource or site or unique geologic feature? 4) Disturb any human remains,including those interred X outside of formal cemeteries? Response: 1) Studio Project/Roadway realignment The project site is located within the western City limits.As identified in the California Office of Historic Preservation there are no local or national architectural and/or historical resources within 0.5-mile radius of the project site. Therefore, there would be no impacts on historical resources. 2) Studio Project The project site is located southwest of the proposed Hitch Ranch specific plan site.A records search was completed for the Hitch Ranch project site and the area within 0.5 mile of the project boundary.The records search,and subsequent Phase I Archeology Report,concluded that there was no potential for archeological findings.As the project site was used in the past for agricultural operations, the potential for archaeological findings would also be small. However, implementation of the City's Standard Conditions and CR-1 would reduce any potential impacts to less than significant. Standard Conditions If any archeological or historical finds are uncovered during grading or excavation operations, all grading or excavation shall immediately cease in the immediate area and the find must be left untouched. The applicant, in consultation with the project paleontologist or archeologist, shall assure the preservation of the site and immediately contact the Community Development Director by phone, in writing by email, or hand delivered correspondence informing the Director of the find. In the absence of the Director, the applicant shall so inform the City Manager.The applicant shall be required to obtain the services of a qualified paleontologist or archeologist, whichever is appropriate to recommend disposition of the site. The paleontologist or archeologist selected must be approved in writing by the Community Development Director. The applicant shall pay for all costs associated with the investigation and disposition of the find. Roadway realignment Although the project site has been previously disturbed, grading and excavation associated with the roadway widening could potentially impact buried archaeological resources. As described above, the potential for archaeological findings would be small. However, implementation of the City's Standard Conditions and mitigation measure CR-1 would reduce any potential impacts to less than significant. 3) Studio Project The project site is located along Los Angeles Avenue in western Moorpark.The Studio Project would excavate to a depth that would allow for the foundations of the proposed buildings.As the project site has been previously disturbed from agricultural operations, the potential to B-27 (Moorpark West Studios) discover paleontological resources would be small. However, implementation of the City's Standard Conditions would result in less than significant impacts upon potential discovery. Roadway realignment The existing Los Angeles Avenue section proposed for realignment was graded and excavated before operation of the roadway.Similar to archaeological resources,grading and excavation associated with the roadway realignment would have small potential to affect paleontological resources. However, with the implementation of the City's Standard Conditions, potential impacts would be less than significant. 4) Studio Project/Roadway realignment The project site was previously disturbed from past agricultural operations. No known human remains occur on site and due to the level of past disturbance, it is not anticipated that human remains exist within the project site. No impact would occur. Sources: City of Moorpark General Plan Conservation, Open Space, and Recreation Element, 1986. Mitigation: CR-1 If human remains are unearthed,State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC).The NAHC will then contact the deceased Native American's most likely descendant,who will then serve as consultant on how to proceed with the remains (i.e., avoid, rebury). B-28 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact F. GEOLOGY AND SOILS—Would the project: 1) Expose people or structures to potential substantial adverse effects,including the risk of loss,injury,or death Involving: i) Rupture of a known earthquake fault,as delineated X on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? X iii) Seismic-related ground failure,including X liquefaction? iv) Landslides? X 2) Result in substantial soil erosion or the loss of topsoil? X 3) Be located on a geologic unit or soil that is unstable,or X that would become unstable as a result of the project, and potentially result in on-or off-site landslide,lateral spreading,subsidence,liquefaction or collapse? 4) Be located on expansive soil,as defined in Table 18-1-B X of the Uniform Building Code(1994),creating substantial risks to life or property? 5) Have soils incapable of adequately supporting the use of X septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? Response: 1i) Studio Project/Roadway realignment The Studio Project site and the roadway realignment are located in the western portion of the City of Moorpark. As seen in Figure 4-1, Alquist-Priolo Earthquake Fault Zones within the Safety Element of the General Plan, there are no known faults that traverse the project site. The nearest Alquist-Priolo Earthquake Fault Zones (APEZ)would be the Simi-Santa Rosa Fault to the south and the Moorpark Anticline located to the north.Therefore,there would be no impact from the rupture of APEZ. 1 ii) Studio Project/Roadway realignment The City is located within a seismically active region of Southern California. Regional faults, including the Santa Rosa, Oak Ridge, Springville, Ventura/Pitas Point, San Cayetano, Red Mountain, and San Andreas Faults, are potential sources of ground shaking within the City. Although no active faults are known to traverse the project site, the project site would experience ground shaking from earthquakes generated along active faults located off site. The intensity of ground shaking would depend upon the magnitude of the earthquake, distance to the epicenter, and the geology of the area between the epicenter and the project site. Adherence to Title 24 of the California Building Standards Code (CBC), engineering practices, and design criteria relative to seismic and geologic hazards for buildings, structures, and roadways would minimize impacts to less than significant. B-29 (Moorpark West Studios) 1 iii) Studio Project The Studio Project would construct 112,800 square feet(sf)of office space, 12 sound stages and ancillary buildings, and 1,696 surface parking spaces.According to the Seismic Hazard Zones Map— Moorpark Quadrangle, the Studio Project site is located within a liquefaction zone. However,the buildings would comply with the latest CBC,design codes,and the City's Standard Conditions. Thus, impacts on earthquake induced liquefaction would be less than significant. Roadway realignment According to the Seismic Hazard Zones Map — Moorpark Quadrangle, the roadway realignment site is located within a liquefaction zone. However, the roadway realignment would not include the construction of any structures. In addition, project construction would comply with existing requirements of the CBC and applicable Caltrans building/design codes. Thus, impacts on earthquake induced liquefaction would be less than significant. Standard Conditions Prior to issuance of the grading permit, the project geotechnical engineer shall evaluate liquefaction potential. Where liquefaction is found to be a hazard, a remediation plan with effective measures to avoid and control damage must be provided to the City Engineer and Public Works Director. During construction, measures to reduce seismic liquefaction risks shall be employed as recommended in the approved remediation plan and associated geotechnical report,such as placement of a non-liquefiable cap over the alluvium,removal of the liquefiable soils, in-situ densification,or the excavation of a shear key below the base of the liquefiable zone. Where liquefaction hazard site conditions exist, the applicant shall provide an extra copy of the final report to the City Engineer and Public Works Director and shall send a copy of the report to the California Department of Conservation, Division of Mines and Geology in accordance with Public Resources Code Section 2697 within 30 days of report approval. 1 iv) Studio Project/Roadway realignment The project site is located within an area of relatively flat terrain and would not include the construction of embankments or terraces. As seen in the Seismic Hazard Zones Map — Moorpark Quadrangle, the project site is not located within an area prone to earthquake-induced landslides.Therefore, the Studio Project and the roadway realignment would have no potential impacts from landslides. 2) Studio Project/Roadway realignment The project site consists of vacant land. The Studio Project would construct buildings, structures,and paved parking lots.The short-term construction process would result in loose soils,which would be subject to erosion during on-site grading and excavation. Grading and trenching for construction may expose soils to short-term wind and water erosion. The project would be required to comply with all existing requirements set forth in the NPDES permit for construction activities (i.e., implementing dust control measures), which would reduce potential short-term impacts to less than significant. During the operation of the Studio Project, the project site would be covered with paved surfaces and landscaped. Impacts on potential soil erosion and the loss of top soil would be less than significant. The roadway realignment would result in an increase in impermeable surface area due to the larger paved roadway surface and larger amount of impervious surfaces. Surface runoff would be required to be directed to drainage facilities that minimizes the potential for substantial soil erosion. Impacts would be less than significant. Standard Conditions Grading,drainage and improvement plans and supporting reports and calculations must be prepared in accordance with the latest California Building Code as adopted by the City of Moorpark and in conformance with the latest "Land Development Manual" and "Road Standards"as promulgated by Ventura County;"Hydrology Manual"and"Design Manual"as B-30 (Moorpark West Studios) promulgated by Ventura County Watershed Protection District; "Standard Specifications for Public Works Construction" as published by BNI (except for signs, traffic signals and appurtenances thereto which must conform to the provisions of Chapter 56 for signs and Chapter 86 for traffic signals, and appurtenances thereto, of the"Standard Specifications," most recent edition, including revisions and errata thereto, as published by the State of California Department of Transportation). Grading,drainage and improvement plans and supporting reports and calculations must be prepared in accordance with the most recently approved "Engineering Policies and Standards" of the City of Moorpark, and "Policy of Geometric Design of Highways and Streets," most recent edition, as published by the American Association of State Highway and Transportation Officials. In the case of conflict between the standards, specifications, and design manuals listed herein and above, the criteria that provide the higher level of quality and safety prevail as determined by the City Engineer and Public Works Director.Any standard specification or design criteria that conflicts with a Standard or Special Condition of Approval of this project must be modified to conform with the Standard or Special Condition to the satisfaction of the City Engineer and Public Works Director. All paved surfaces; including, but not limited to, the parking area and aisles, drive-through lanes,on-site walkways must be maintained free of litter,debris,and dirt.Walkways,parking areas and aisles and drive-through lanes must be swept, washed, or vacuumed regularly. When swept or washed, litter,debris,and dirt must be trapped and collected to prevent entry to the storm drain system in accordance with NPDES requirements. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) Prior to the issuance of a grading permit or Final Map approval,whichever comes first, the applicant shall post sufficient surety with the City, in a form acceptable to the City Engineer and Public Works Director, guaranteeing completion of all on- and off-site improvements required by these Conditions of Approval and/or the Municipal Code including, but not limited to grading,street improvements,storm drain improvements,temporary and permanent Best Management Practice (BMP) for the control of non-point water discharges, landscaping, fencing, and bridges. Grading and improvements must be designed, bonded, and constructed as a single project. Grading may occur during the rainy season from October 1 to April 15, subject to timely installation of erosion control facilities when approved in writing by the City Engineer, Public Works Director and the Community Development Director and when erosion control measures are in place. In order to start or continue grading operations between October 1 and April 15, project-specific erosion control plans that provide detailed Best Management Practices for erosion control during the rainy season must be submitted to the City Engineer and Public Works Director no later than September 1 of each year that grading is in progress. During site preparation and construction,the contractor shall minimize disturbance of natural groundcover on the project site until such activity is required for grading and construction purposes. During the rainy season, October 1 through April 15, all graded slopes must be covered with a woven artificial covering immediately after completion of each graded slope. Grading operations must cease if the applicant fails to place effective best management measures on graded slopes immediately after construction.No slopes may be graded or otherwise created when the National Weather Service local three-day forecast for rain is 20 percent or greater, unless the applicant is prepared to cover the permanent and temporary slopes before the rain event. The artificial covering and planting will be to the satisfaction of the Community Development Director, City Engineer, and Public Works Director. During clearing,grading, earth moving, excavation,soil import and/or soil export operations, the applicant shall comply with the City of Moorpark standard requirements for dust control, including, but not be limited to, minimization of ground disturbance, application of water/chemicals,temporary/permanent ground cover/seeding,street sweeping,and covering loads of dirt. All clearing, grading, earth moving, excavation, soil import and/or soil export operations must cease during periods of high winds (greater than 15 mph averaged over 1 hour). B-31 (Moorpark West Studios) Prior to the start of grading or any ground disturbance, the applicant shall identify a responsible person experienced in NPDES compliance who is acceptable to the City Engineer and Public Works Director.The designated NPDES person (superintendent)shall be present, on the project site Monday through Friday and on all other days when the probability of rain is 40 percent or greater and prior to the start of and during all grading or clearing operations until the release of grading bonds. The superintendent shall have full authority to rent equipment and purchase materials to the extent needed to effectuate Best Management Practices.The superintendent shall be required to assume NPDES compliance during the construction of streets, storm drainage systems, all utilities, buildings and final landscaping of the site. Prior to issuance of a grading permit, a qualified, currently registered Professional Civil Engineer in good standing in the State of California shall be retained to prepare Erosion and Sediment Control Plans in conformance with the currently issued Ventura County Municipal Strom Water NPDES Permit. These Plans shall address, but not be limited to, construction impacts and long-term operational effects on downstream environments and watersheds. The Plans must consider all relevant NPDES requirements and recommendations for the use of the best available technology and specific erosion control measures, including temporary measures during construction to minimize water quality effects to the maximum extent practicable. Prior to the issuance of an initial grading permit, review and approval by the Community Development Director and City Engineer and Public Works Director is required. Prior to the issuance of any construction/grading permit and/or the commencement of any qualifying grading or excavation, the applicant shall prepare and submit a Stormwater Pollution Control Plan (SWPCP), on the form established in the Ventura Countywide Stormwater Quality Management Program. The SWPCP must address the construction phase compliance to stormwater quality management regulations for the project. The SWPCP, improvement plans, and grading plans must note that the contractor shall comply with the California Best Management Practices Construction Handbook, published by the California Stormwater Quality Association.The SWPCP must be submitted,with appropriate review deposits,for the review and approval of the City Engineer and Public Works Director. The SWPCP must identify potential pollutant sources that may affect the quality of discharges and design the use and placement of Best Management Practices (BMPs) to effectively prohibit the entry of pollutants from the construction site into the storm drain system during construction. Erosion control BMPs,which include wind erosion,dust control, and sediment source control BMPs for both active and inactive (previously disturbed) construction areas are required. The SWPCP must include provisions for modification of BMPs as the project progresses and as conditions warrant. The City Engineer and Public Works Director may require the first version and each subsequent revision of the SWPCP to be accompanied by a detailed project schedule that specifically identifies the type and location of construction operations for the project.The SWPCP must be developed and implemented in accordance with the latest issued Ventura Countywide Stormwater Quality Management Program, NPDES Permit, Chapter 8.52 of the Moorpark Municipal Code and any other requirements established by the City. The applicant is responsible for ensuring that all project contractors, subcontractors, materials suppliers, tenants, and tenants'contractors comply with all BMPs in the SWPCP, until such time as a notice of termination has been approved by the City Engineer and Public Works Director and accepted by the Los Angeles Regional Water Quality Control Board.The SWPCP must include schedules and procedures for on-site maintenance of earthmoving and other heavy equipment and documentation of proper disposal of used oil and other lubricants. On-site maintenance of all equipment that can be performed off site will not be allowed. Prior to the issuance of any construction/grading permit and/or the commencement of any qualifying,grading or excavation,the applicant for projects with facilities identified as subject to the State Board General Industrial and Commercial permits shall prepare and submit a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP must address post- construction compliance with stormwater quality management regulations for the project.The B-32 (Moorpark West Studios) SWPPP, improvement plans, and grading plans must note that the contractor shall comply with the latest edition of the California Best Management Practices New Development and Redevelopment Handbook, published by the California Stormwater Quality Association.The SWPPP must comply with the Ventura Countywide Stormwater Quality Management Program Land Development Guidelines,Technical Guidance Manual for Stormwater Quality Control Measures, and the Stormwater Management Program (SMP) to develop, achieve, and implement a timely,comprehensive, cost effective stormwater pollution control program to reduce pollutants to the maximum extent practicable. The SWPPP must be prepared in compliance with the form and format established in the Ventura Countywide Stormwater Quality Management Program, and submitted, with appropriate review deposits, for the review and approval of the City Engineer/Public Works Director. The proposed plan must also address all relevant NPDES requirements, maintenance measures,estimated life spans of Best Management Practices facilities, operational recommendations, and recommendations for specific Best Management Practices technology, including all related costs. The use of permanent dense ground cover planting approved by the City Engineer/Public Works Director and Community Development Director is required for all graded slopes. Methods of protecting the planted slopes from damage must be identified. Proposed management efforts during the lifetime of the project must include best available technology. "Passive" and "natural" BMP drainage facilities are to be provided such that surface flows are intercepted and treated on the surface over biofilters (grassy swales), infiltration areas, and other similar solutions. The use of filters, separators, clarifiers, absorbents, adsorbents or similar "active" devices is not acceptable and may not be used without specific prior approval of the City Council. The use of biological filtering, bioremediation, infiltration of pre-filtered stormwater and similar measures that operate without annual maintenance intervention, that are failsafe, that, when maintenance is needed, will present the need for maintenance in an obvious fashion, and which will be maintainable in a cost effective and non-disruptive fashion is required. As deemed appropriate for each project,the SWPPP must establish a continuing program of monitoring, operating and maintenance to: • Provide discharge quality monitoring. • Assess impacts to receiving water quality resulting from discharged waters. • Identify site pollutant sources. • Educate management, maintenance personnel, and users, to obtain user awareness and compliance with NPDES goals. • Measure management program effectiveness. • Investigate and implement improved BMP strategies. • Maintain, replace, and upgrade BMP facilities (establish BMP facility inspection standards and clear guidelines for maintenance and replacement). • Secure the funding, in perpetuity, to achieve items "a"through "g" above. Prior to the issuance of any construction/grading permit and/or the commencement of any clearing, grading or excavation, the applicant shall submit a Notice of Intent (NOI) to the California State Water Resources Control Board, Stormwater Permit Unit in accordance with the latest issued NPDES Construction General Permit:Waste Discharge Requirements for Discharges of Stormwater Runoff Associated with Construction Activities.The applicant shall also provide a copy of the Notice of Intent (NOI) to the City Engineer and Public Works Director as proof of permit application. The improvement plans and grading plans shall contain the Waste Discharge identification number for the project. 3) Studio Project/Roadway realignment As described in liii, above, the Studio Project and the roadway realignment are located B-33 (Moorpark West Studios) within a liquefaction zone and the Studio Project would be subject to the CBC.The roadway realignment would be subject to Caltrans building and design codes. Impacts would be less than significant. 4) Studio Project As defined above, the project site contains soils that are conducive for agricultural use. This means that they drain water well. Expansive soils tend to have high clay contents and shrink and expand. As the soils for the project site drain well, impacts on the Studio Project from expansive soils would be less than significant. Roadway realignment Expansive soils are typically those of high clay content that swell and shrink during wet and dry climatic events, respectively. Although the potential for expansive soils beneath the roadway exists,the roadway realignment does not include the construction of any structures. Moreover, project construction would comply with existing requirements of the CBC and applicable Caltrans building/design codes. Impacts would be less than significant. 5) Studio Project The Studio Project would connect to the Ventura County Waterworks District No. 1 Ci sewer system and would not need the use of septic tanks. Therefore, there would be no impacts. Roadway realignment The project site would not require sewer facilities, and no septic tanks or alternative wastewater disposal systems would be constructed. There would be no impacts. Sources: General Plan Safety Element (2001); California Building Standards Commission, Title 24; California Geological Survey, Seismic Hazard Zones Map—Moorpark Quadrangle, 2000. Mitigation: No mitigation is required. B-34 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact G. GREENHOUSE GAS EMISSIONS—Would the project: 1) Generate greenhouse gas emissions,either directly or X indirectly,that may have a significant impact on the environment? 2) Conflict with an applicable plan,policy or regulation X adopted for the purpose of reducing the emissions of greenhouse gases? Response: 1) Studio Project/Roadway realignment Project impacts would have a potentially significant impact on global climate change impacts if the project would emit significant amounts of greenhouse gases.Construction of the proposed project would result in one-time emissions of greenhouse gases (GHGs). These emissions, primarily carbon dioxide(CO2), methane(CH4),and nitrous oxide(N2O), are the result of fuel combustion by construction equipment and motor vehicles. The other primary GHGs (hydrofluorocarbons, perfluorocarbons, and sulfur hexafluoride)are typically associated with specific industrial sources and are not expected to be emitted by the proposed project. The use of Global Warming Potential allows GHG emissions to be reported using CO2 as a baseline. The sum of each GHG multiplied by its associated Global Warming Potential is referred to as carbon dioxide equivalents (CO2e).This essentially means that 1 metric ton of a GHG with a Global Warming Potential of 10 has the same climate change impacts as 10 metric tons of CO2. The emissions of CO2 were estimated using URBEMIS2007 using the same parameters for criteria pollutants. URBEMIS2007 does not provide estimates of other GHGs associated with combustion, namely CH4 and N2O. Therefore, in order to account for emissions of these compounds, the following adjustments were made to the URBEMIS2007 emission calculations: • Construction diesel trucks and equipment:The CO2 emissions associated with off-road and on-road equipment were multiplied by a factor based on the assumption that CO2 represents approximately 99.1 and 99.9 percent, respectively, of the CO2 equivalent emissions.These assumptions were derived from information provided by the California Climate Action Registry and the California Energy Commission. • Motor vehicles: The CO2 emissions associated with project-generated trips were multiplied by factor based on the assumption that CO2 represents 95 percent of the CO2 equivalent emissions associated with passenger vehicles,which account for most of the project-related trips (US EPA). The VCAPCD have not adopted guidelines in regards to greenhouse gas emissions. Therefore, the Studio project will analyze greenhouse gas emissions using one of the two thresholds proposed by the South Coast Air Quality Management District (SCAQMD): • 29 percent reduction from a "business as usual" project, or • 4.6 MTCO2e per person per year. Table B-5, Estimated Construction GHG Emissions, lists the estimated GHG emissions associated with construction of the project and the Roadway realignment. The SCAQMD recommends amortizing construction-related GHG emissions over a project's lifetime in order to include these emissions as part of a project's annualized lifetime total emissions, so that GHG reduction measures will address construction GHG emissions as part of the operational GHG reduction strategies.The SCAQMD has defined a project lifetime to be a 30-year period. In accordance with this methodology, the project's construction GHG emissions have been amortized over a 30-year period. B-35 (Moorpark West Studios) Table B-5 Estimated GHG Emissions Emissions GHG Emissions Source (Metric Tons CO2e/year) Construction One-Time Total Construction GHG Emissions 1,537.58 Amortized over Project Lifetime 51.25 Operation BAU Project 8,992 Proposed Project 6,336 Project Reduction from BAU 2,656 Percent Reduction 29% Source:Impact Sciences, Inc., (2011).Emissions calculations are provided in the Appendix. Note:Totals in table may not appear to add exactly due to rounding. BAU=business as usual At full buildout, the Studio project would result in direct annual emissions of GHGs during project operation. The Roadway realignment would contribute only construction related emissions. These emissions, primarily CO2, CH4, and N20, are the result of fuel combustion from building heating systems and motor vehicles. Building and motor vehicle air conditioning systems may use hydrofluorocarbons(and hydrochlorofluorocarbons and chlorofluorocarbons to the extent that they have not been completely phased out at later dates).The Studio project analyzed using the "business as usual" GHG emissions would generate 8,992 MTCO2e per year,shown in Table B-5.As described in the Project Description,the Studio project would include sustainable project design features, as feasible, (i.e., Energy Star heating/cooling systems, increased insulation, and white roofs) which would increase energy efficiency 5 percent above 2008 Title 24 standards.With the continued advancement and affordability of newer technologies, and more efficient and sustainable project design features, the project would attain the 29 percent reduction from the "business as usual"threshold. The goal of Assembly Bill 32, The Global Warming Solutions Act of 2006, is to reduce statewide GHG emissions to 1990 levels by 2020. In order to achieve the state mandate of AB 32,CARB has been tasked with implementing statewide regulatory measures to reduce GHG emissions from all sectors. Other state agencies and offices have offered guidance documents and recommended measures for reducing GHG emissions from land use developments. Numerous guidance documents are provided state agencies that would include:the California Air Pollution Control Officer's Association(CAPCOA),California Climate Action Team (CCAT), Office of Planning and Research (OPR), and the Attorney General's Office (AGO). They provide a range of project design standards and mitigation measures to reduce GHG emissions. These include design standards and measures that reduce dependency on automobiles and vehicle miles traveled, reduce dependency on fossil-fuel based sources of energy, require the use of energy and water efficient appliances, require water efficient landscaping, and require reductions in waste generation and disposal. While no agency has formally adopted a numerical threshold to evaluate the significance of a project's GHG emissions under CEQA, it is generally the case that an individual project of this size is of insufficient magnitude by itself to influence climate change or result in a substantial contribution to the global GHG inventory. GHG impacts are recognized as exclusively cumulative impacts; there are no non-cumulative GHG emission impacts from a climate change perspective.Therefore,the project's net GHG emissions, by itself,would have a less than significant impact on the environment. B-36 (Moorpark West Studios) 2) Studio Project/Roadway realignment While the County of Ventura has not adopted a GHG reduction plan for resources within its jurisdiction, the project is generally consist with applicable and feasible GHG reduction standards and measures recommended by other agencies including CARB,CAPCOA,CCAR, OPR, and AGO. As noted in Response 1, the project would reduce overall GHG emissions compared to the "business as usual." Therefore, the Studio project would have a less than significant impact on the environment with respect to this criterion.This analysis was prepared in accordance with the SCAQMD's CEQA Air Quality Handbook and other data provided by the SCAQMD. Sources: California Climate Action Registry, General Reporting Protocol: Reporting Entity-Wide Greenhouse Gas Emissions Version 3.1, (2009)96, 100,California Energy Commission,Diesel Use in California, Remarks by Commissioner James D. Boyd, (2002), U.S. Environmental Protection Agency, Office of Transportation and Air Quality, Greenhouse Gas Emissions from a Typical Passenger Vehicle(EPA420-F-05-004), (2005)4,California Air Pollution Control Officers Association, CEQA &Climate Change:Evaluating and Addressing Greenhouse Gas Emissions from Projects Subject to the California Environmental Quality Act, (2008) 35, Protect Historic Amador Waterways v. Amador Water Agency(2004) 116 Cal. App. 4th 1099, 1107 Mitigation: No mitigation is required. B-37 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact H. HAZARDS AND HAZARDOUS MATERIALS—Would the project: 1) Create a significant hazard to the public or the X environment through the routine transport,use,or disposal of hazardous materials? 2) Create a significant hazard to the public or the X environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? 3) Emit hazardous emission or handle hazardous or acutely X hazardous materials,substances,or waste within one- quarter mile of an existing or proposed school? 4) Be located on a site which is included on a list of X hazardous materials sites compiled pursuant to Government Code Section 65962.5 and,as a result, would it create a significant hazard to the public or the environment? 5) For a project located within an airport land use plan or, X where such a plan has not been adopted,within 2 miles of a public airport or public use airport,would the project result in a safety hazard for people residing or working in the project area? 6) For a project within the vicinity of a private airstrip,would X the project result in a safety hazard for people residing or working in the project area? 7) Impair implementation of or physically interfere with an X adopted emergency response plan or emergency evacuation plan? 8) Expose people or structures to a significant risk of loss, X injury,or death involving wildland fires,including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Response: 1) Studio Project The Studio Project would develop 112,800 square feet of office space, 12 sound studios with ancillary buildings, an on-site surface parking. As the Studio Project would not produce hazardous waste, impacts would be less than significant. Production activities on site would include the temporary use of special effects, such as the use of explosives and ammunition. As a result, the project applicant would be required to obtain a special use permit prior to production activities that require the use of special effects, This permit would outline a production activities plan,would require the project to notify the Fire Department of the use of explosives on site, and would notify nearby residents as to their use. (It should be noted that the project site would not store explosives on site and they would be transported to the project site on an as needed basis.)Consequently, potential operational impacts relating to the use of special effects would be less than significant. During project operation,typical chemicals such as cleaning solvents would be used in the proposed office spaces, sound stages, and other support buildings. However, these products do not pose a substantial risk to people or property and are not likely to be hazardous to the environment if correctly disposed of. Operational impacts for hazards and the use of hazardous substances by the project site would not have the potential to result in significant impacts associated with the transportation, use, or disposal of these household chemicals. Therefore, impacts would be less than significant. B-38 (Moorpark West Studios) Since the project represents an increase in vehicular capacity along Los Angeles Avenue, project improvements could create the potential for the increased transport of hazardous materials along the roadway realignment (e.g., heavy trucks). However, existing state and federal requirements regarding the safe transport of hazardous materials would have less than significant operational impacts. Roadway realignment The roadway realignment would potentially result in hazardous materials impacts through transport, use, and disposal during both the construction and operation. Grading and excavation activities that would be required as part of roadway construction have the potential to disturb and unearth potentially hazardous materials. Historic activities on site (i.e., roadway and agricultural uses) may have resulted in the release of pesticides, oil, grease, and aerially deposited lead (ADL), as described in Appendix C. Electrical utility poles along the proposed roadway alignment may utilize polychlorinated biphenyls(PCBs).As PCB use was outlawed after 1979, any construction after this year would not contain PCBs. However, in the case that construction was before 1979, implementation of the regulations outlined by the Toxic Substances Control Act under Title 40 of the Code of Federal Regulations at Part 76 would be implemented for proper cleanup of PCB products. Impacts would be less than significant. Standard Conditions The applicant and his/her successors, heirs, and assigns must remove any graffiti within 72 hours from written notification by the City of Moorpark. All such graffiti removal must be accomplished to the satisfaction of the Community Development Director. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) Prior to or concurrently with the issuance of a Zoning Clearance for occupancy of any of the buildings, the applicant shall request that the City Council approve a resolution to enforce California Vehicle Codes (CVC) on the subject property as permitted by the CVC. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) The applicant shall utilize all prudent and reasonable measures (including installation of a 6-foot-high chain link fence around the construction site(s) and/or provision of a full time licensed security guard)to prevent unauthorized persons from entering the work site at any time and to protect the public from accidents and injury. 2) Studio Project As described in the Alaska Petroleum Environmental Engineering Report (1990) the site contains a small quantity of pesticide contamination found in the southwestern portion of the project site. However,the County decided that cleanup would not be needed because most of the land within the County has small amounts of contamination and it would be infeasible to clean up all of the land.Any paint used within the project site would store 5-gallon buckets of paint within fire rated hazardous materials closets. As seen in the well permit application (see Appendix D), there was a well located on the project site that was used for past agricultural operations.As described in the application the well was properly and satisfactorily destroyed. Therefore, impacts on creating a significant hazard to the public would be less than significant. Roadway realignment As identified within the Environmental Data Resources, Inc., (EDR) report, there are no hazardous sites located within the project boundary.With the implementation of the Caltrans Construction Transportation Management Plan, any potential release of hazardous wastes would be mitigated. Therefore, impacts would be less than significant. B-39 (Moorpark West Studios) Standard Conditions Prior to the issuance of a grading permit or Final Map approval, whichever occurs first, the applicant shall provide written proof to the City Engineer/Public Works Director that any and all wells that may exist or have existed within the project have been properly sealed,destroyed or abandoned per Ventura County Ordinance No.2372 or Ordinance No.3991 and per California Department of Conservation, Division of Oil,Gas,and Geothermal Resources requirements. 3) Studio Project/Roadway realignment The Studio Project is located in western Moorpark, as seen in Figure 2,Aerial of the City of Moorpark The roadway realignment located just south of the Studio Project would be 4,200 linear feet from the intersection of Tierra Rejada and Los Angeles Avenue to 75 feet east of Montair Drive. The nearest school to either the Studio Project or roadway realignment would be Moorpark High School located approximately 0.5 mile to the south of the intersection of Tierra Rejada/Los Angeles Avenue. As Moorpark High School is over 0.25 mile from the Studio Project and alignment, there would be no impact. 4) Studio Project/Roadway realignment A search of available environmental records was conducted by EDR on June 17,2009(shown in Appendix C).The report was developed for the evaluation of environmental risk associated with the project site and the surrounding area. Identified in the report was a diesel spill that occurred in 2007 located approximately 0.25 mile southwest of the center of the Studio Project site. This spill was contained and cleaned up.The report did not identify any hazardous sites identified on a federal, state, or local hazardous list. However, the report did identify hazardous waste sites and producers within 0.25 mile to greater than 1 mile from the project boundaries.The SCE substation would be the nearest waste generator,which is adjacent to the eastern project boundary. Other potential sources of hazardous waste would include leaking underground storage tanks (LUST) and underground storage tanks (UST). The nearest LUST and UST site was Prudential Overall Supply located 0.45 mile to the northeast. The site has been designated case closed since 2002.Therefore, impacts would be less than significant. 5) Studio Project/Roadway realignment As seen in Figure 2, the Studio Project and roadway alignment are located in the western portion of the City.As determined, using Google Earth the nearest public airport to the project site would be Santa Paula Airport located approximately 10 miles to the northeast. As the project site is located greater than 2 miles from this airport there would be no impact on safety to the residents/employees. 6) Studio Project/Roadway realignment The Studio Project is located adjacent to the SCE substation. As described in the Project Description there is a helipad located approximately 250 feet to the east of the project boundaries within the boundaries of the SCE substation. This helipad would operate in conformance with applicable Federal Aviation Administration(FAA)and California Aeronautics Program (CAP)regulations.The CAP is responsible for licensing helicopter facilities and takes into account the physical layout of the facility and the flight paths in relation to FAA design standards. As the helipad exists the appropriate measures and regulations were followed. Therefore, potential impacts from the use of the helipad would be less than significant. 7) Studio Project/Roadway realignment Construction of the Studio Project and parking would require temporary lane closures along Los Angeles Avenue. However, it is not anticipated that Los Angeles Avenue would require complete closure at any point during construction. The applicant of the Studio Project and roadway alignment would have to submit and be in compliance with the appropriate standards and permits for lane closures and roadway construction by the City of Moorpark,the Ventura County Fire Department,the Ventura County Sheriff's Department,and Caltrans,which would include a Transportation Management Plan. Impacts would potentially be less than significant. B-40 (Moorpark West Studios) Standard Conditions The applicant shall post, in a conspicuous location,the construction hour limitations and make each construction trade aware of the construction hour limitations. 8) Studio Project/Roadway realignment As described in the Safety Element of the City General Plan, Figure 7-1 Moorpark Region Fire Susceptibility Map, the project site, and the roadway realignment are not located within a potential wildland fire zone or a very high severity fire hazard zone.Therefore there would be less than significant impacts with incorporation of the City's Standard Conditions. Standard Conditions Prior to the issuance of a certificate of occupancy by the Building Division,the applicant shall install fire extinguishers in accordance with the Uniform Fire Code. The placement of extinguishers is subject to review and approval by the Fire District. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) Prior to framing, the applicant shall clear, for a distance of 100 feet, all grass or brush exposing any structure(s) to fire hazards. Commercial trash dumpsters and containers with an individual capacity of 1.5 cubic yards or greater may not be stored or placed within 5 feet of openings, combustible walls, or combustible roof eave lines unless protected by approved automatic sprinklers. Sources: Project Application (03/09); General Plan Safety Element (2001); EDR, Inc. Hazards Reports, June 17, 2009 (Appendix C); Alaska Petroleum Environmental Engineering, 1990; County of Ventura, Well Permit Application, 1998. Mitigation: HAZ-1 A Fire Department Permit shall be acquired prior to the use of hazardous materials including explosives and ammunition. All hazardous materials used on site shall be stored securely in compliance with all federal, state, and local regulations prior to use during production activities.The Fire Department shall include a designated community liaison from the Studio Project that shall maintain an inventory of all temporary explosive materials on site to the satisfaction of the police and fire departments; shall notify the police and fire departments in advance of their proposed use; and the Studio shall comply with any and all police and fire department requirements related to their use. HAZ-2 Any special effects involving combustion must be monitored by the fire department. Toxic materials involved in combustion must be at levels that will not pose any health risk or hazard to anyone. The designated community liaison shall coordinate with the Community Development Director in the notification of area residents of any special effects that may result in smoke or odors detectable from beyond the project boundaries. B-41 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact I. HYDROLOGY AND WATER QUALITY—Would the project: 1) Violate any water quality standards or waste discharge X requirements? 2) Substantially deplete groundwater supplies or interfere X substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e.g.,the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? 3) Substantially alter the existing drainage pattern of the site X or area,including through the alteration of the course of a stream or river,in a manner which would result in substantial erosion or siltation on or off site? 4) Substantially alter the existing drainage pattern of the site X or area,including through the alteration of the course of a stream or river,or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-or off-site? 5) Create or contribute runoff water which would exceed the X capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? 6) Otherwise substantially degrade water quality? X 7)Place housing within a 100-year flood hazard area as X mapped on a federal Flood Hazard boundary or Flood Insurance Rate Map or other flood hazard delineation map? 8) Place within a 100-year flood hazard area structures X which would impede or redirect flood flows? 9) Expose people or structures to a significant risk of loss, X injury or death involving i)flooding,including flooding as a result of the failure of a levee or dam?ii)inundation by seiche,tsunami,or mudflow? Response: 1) Studio Project Impacts related to water quality would potentially occur during construction and operation of the Studio Project. Construction of the Studio Project has the potential to produce typical pollutants such as nutrients, suspended solids, heavy metals, pesticides, and herbicides, toxic chemicals related to construction and cleaning,waste materials(including wash water), paints, wood, paper, concrete, food containers, sanitary wastes, fuel, and lubricants. However,as stated in the Geology and Soils section,the project would be required to comply with existing NPDES construction requirements.Compliance with these existing regulations and incorporation of the City's Standard Conditions would minimize short-term construction impacts to less than significant levels. As part of long-term operations, a reduction in permeable surfaces would be considered to be a water quality impact because permeable surfaces allow for rain and runoff to infiltrate into the ground. In compliance with the NPDES permit, a required SWPPP with BMPS would be implemented. According to the City's Standard Conditions, any additional discharge generated on site would be detained prior to discharge into the adjacent southern flood B-42 (Moorpark West Studios) control channel. Therefore, impacts on water quality and discharge requirements would be less than significant. Roadway realignment The project proposes a widening of Los Angeles Avenue,which would include an increase in paved surface.This would potentially increase sources of degrading water quality. However, bioswales would be installed on both sides of Los Angeles Avenue west of the future North Hills Parkway and with the implementation of a SWPPP and compliance with the NPDES permit, impacts on hydrology and water quality would be less than significant. Standard Conditions The City's Standard Conditions of approval require the submission of NPDES permits to minimize stormwater quality impacts. When required by Title 15 of the Moorpark Municipal Code and any provision amendatory or supplementary thereto, rain gutters and downspout must be provided on all sides of the structure for all structures where there is a directional roof flow.Water must be conveyed to an appropriate drainage system,consistent with NPDES requirements,as determined by the City Engineer and Public Works Director. Engineering and geotechnical or soils reports must be provided to prove,to the satisfaction of the City Engineer and Public Works Director,that all"passive"NPDES facilities meet their intended use and design. These facilities shall meet the minimum requirements relating to water detention and clarification. Landscaped areas must be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides, which can contribute to urban runoff pollution. Parking and associated drive areas with five or more spaces shall be designed to minimize degradation of storm water quality. Best Management Practice landscaped areas for infiltration and biological remediation or approved equals, must be installed to intercept and effectively prohibit pollutants from discharging to the storm drain system. The design must be submitted to the Community Development Director and City Engineer and Public Works Director for review and approval prior to the issuance of a building permit. 2) Studio Project The project site consists of approximately 44 acres of vacant, relatively flat land. As described in the Project Description, the existing drainage pattern of the site consists of overland sheet flow that drains into the southern flood control channel. The Studio Project, excluding the new street right of ways, would be 39.75 acres of which 6.76 acres, or 17.02 percent, would be permeable landscaped area (excluding hardscape). This would allow water to infiltrate into the local groundwater for recharge.The remaining surface water that is not captured by the landscaped areas would discharge or drain into the adjacent RCBs, which drain to the Arroyo Simi. Impacts would be less than significant on interfering with groundwater levels.The area being considered for surface parking consists of approximately 12.16 acres of vacant, relatively flat land.Approximately 22.2 acres of the project site would consist of paved drives, parking, and trucks and service areas. Hardscape sidewalks and patios would consist of approximately 1.4 acres. The surface parking lot would conform to the Moorpark Municipal Code, Section 17.32.010 for parking lot standards for landscaping. The landscaped areas would allow water to infiltrate into the local groundwater for recharge. The remaining surface water would drain into the adjacent flood control channels, which would drain into the Arroyo Simi. Impacts would therefore be less than significant. Roadway realignment As stated above the Studio Project would result in an increase in impermeable surfaces (paved area) as part of the project. This increase would primarily occur along the southern side of Los Angeles Avenue, where additional right-of-way would need to be acquired. However,given the scope and nature of the project and the relatively small area proposed for additional right-of-way, it is not expected that the Studio Project would substantially interfere B-43 (Moorpark West Studios) with groundwater recharge. In addition, no groundwater extraction would occur as part of the project. Impacts would be less than significant. 3) Studio Project As described in the Project Description the existing drainage of the project site is from northeast to southwest. During the construction phase of the Studio Project and parking, implementation the City's Standard Conditions,which would include the incorporation of an SWPPP with BMPs, would reduce erosion on or off site to less than significant impacts. Roadway realignment Although the proposed roadway-widening project would alter the existing crown of Los Angeles Avenue to match the proposed new centerline of the widened roadway, drainage conditions would not be substantially altered from existing conditions.However,the roadway realignment would include drainage improvements along the southern side of Los Angeles Avenue, in an area where drainage currently sheet flows over unpaved agricultural land to the south. Implementation of SWPPP and BMPs, in accordance with the City's Standard Conditions,during the construction phase would minimize substantial soil erosion.Thus,the roadway realignment would have less than significant impacts. 4) Studio Project Existing surface water runoff flows from the northeast to the southwest and enters the flood control channels adjacent to the southern project boundary. Development of the proposed project would have the potential to increase the amount of surface water runoff in a manner that could lead to on or off-site flooding. The 2002 Ventura Countywide Stormwater Quality Management Program Technical Guidance Manual for Stormwater Quality Control Measures requirements state that, "A project shall control the post-development peak storm water runoff discharge rates to maintain or reduce pre-development downstream erosion, and to protect stream habitat." Under existing conditions, the project site has been calculated to produce approximately 3.5 acre-feet(af)of surface water runoff at a peak flowrate of 68 cubic feet per second (cfs) for a 100-year storm event. Development of the proposed project would increase impermeable areas on the project site and generate an increase in surface water runoff of approximately 23.8 af at a peak flowrate of 133 cfs.As a result,the proposed project would need to reduce this increase in surface water runoff by approximately 65 cfs.To achieve pre- development (exiting) conditions, the proposed project proposes to construct an on-site detention system that would detain approximately 0.65 of of surface water runoff,a reduction of 65 cfs, thus providing a reduction of surface water runoff to maintain pre-development conditions. As a result, impacts would be less than significant. Regional flood control drainage facilities exist adjacent to the site. These include the LU Walnut Canyon and (2)Gabbed flood control channels.Walnut Canyon flood control channel that is located adjacent to the eastern project boundary and currently conveys stream flows and drainage south and west through the City.Gabbed Canyon Channel that is located on the western portion of the project site and Walnut Canyon Channel that borders the site to the east and south. VCWPD has indicated that the Gabbed and Walnut Canyon channels were constructed when the project site and surrounding area was primarily agricultural uses and currently are near the end of their useful life according to the VCWPD Facility use index. VCWPD has indicated that as a result of the proposed change in land use of the proposed project, the drainage needs of the project site will change which could result in a need to replace the channels. The existing channels have known and well documented capacity deficiencies do to the unmitigated change in land use in the upstream portion of their corresponding tributary watersheds. The Moorpark Studio site is tributary to the Walnut Canyon Channel. The existing Gabbed Canyon channel site bifurcates the proposed parking area for the studio site. B-44 (Moorpark West Studios) The existing channel is designed to handle water capacity generated from a 10-year flood. The Walnut Canyon flood control channel is deficient and not designed to handle 100-year flood events;such an event has the potential to overtop the existing Walnut Canyon channel, and inundate areas across the project site and adjacent properties to the east and south. The proposed Moorpark Studio site will not"change the characteristics of the drainage needs for Gabbed or Walnut Channels." The studio site is approximately 46 acres and is located at the extreme downstream extent of the Walnut Canyon Channel; literally at the end of the channel.The studio site is tributary to the Walnut Canyon Channel. The overall watershed area tributary to the Walnut Canyon Channel at this location is 1,794 acres. The studio site represents 2.56 percent of the overall Walnut Canyon Channel watershed. The time of peak of the Walnut Canyon watershed at the end of the channel; at the studio site (hydrologic node point 62AC) is 1,169 minutes. The time of peak of the studio site is 1,157 minutes. The peaks do not coincide and are separated by 12 minutes per VCWPD hydrology methods. Due to the extreme differential in size and proximity to the hydrologic concentration point of consideration the actual separation in timing is probably much larger than 12 minutes. The 100-yr peak flow from the existing Walnut Canyon Watershed is 1,851 cfs. The existing studio site has no measurable effect on the existing 100-yr peak flowrate in the Walnut Canyon channel. In the existing condition,the existing studio site does not increase the peak flowrate in the Walnut Canyon Channel. In fact, the watershed hydrology model indicates that there is a reduction of 5-cfs in the 100-yr peak flowrate of the Walnut Canyon Channel downstream of the existing studio site due to channel storage affects and hydrograph translation. This fact indicates that the studio site presently has no effect on the Walnut Canyon Channel. The existing Gabbed Canyon channel site bifurcates the proposed parking area for the studio site. The watershed area tributary to the Gabbed Canyon Channel at the studio site is 2,571 acres. The studio site parking area tributary to the Gabbed Canyon Channel is approximately 6 acres. The parking area is approximately 0.23 percent of the Gabbed Canyon Watershed. Similar to the description provided above, the existing land adjacent to the Gabbed Channel that will become studio parking lot in the near future has no effect on Gabbed Canyon Channel peak flowrate due to fact that the timing difference between the storm runoff hydrograph from the parking area and the overall regional watershed hydrograph is too large for the 6-acre parking area to contribute to the peak flow. The proposed studio site will construct an on-site privately owned and maintained detention/retention basin system as a part of the storm water management system to render no net increase in the proposed condition peak flowrate from the studio site consistent with the Ventura County Municipal Stormwater NPDES Permit Order 2010-0108.Therefore,the proposed studio site development will be similar to the existing condition and result in no increase in the peak flowrate in either the Walnut Canyon or Gabbert channels and therefore will have no effect on the channels. To maintain pre-development-flooding conditions and alleviate any off-site inundation from stormwater during a 100-year event, mitigation measure HYD-1 would be implemented to convey the incremental increase in stormwater which may overtop the Walnut Canyon flood control channel during a predicted 100-year flood event, and to convey and dissipate excess water on and through the project site. Implementation of the mitigation measure HYD-1 would provide for pre-development (existing) hydrologic conditions to be maintained. As a result,the potential for off-site flooding to occur from development of the project would result in less than significant impacts with mitigation. In addition to on-site detention and conveyance, the project proposes to replace approximately 225 linear feet of the existing channel capacity along Los Angeles Avenue. The proposed channel improvements would include approximately 150 linear feet of a 12- foot by 5-foot reinforced concrete box culvert(RCB)at the North Hills Parkway/Los Angeles Avenue crossing and approximately 75 feet of a 12-foot by 6-foot RCB culvert at the East B-45 (Moorpark West Studios) Private Entrance Road (in between the project site and the SCE substation). In addition to the proposed on-site storm drain system, detention basin, and water quality treatment system, the proposed drainage improvements would include an extension of the existing 72-inch Moorpark Drain No. 2 in Los Angeles Avenue, a floodwall system, and an 8 foot by 4 foot reinforced concrete box culvert (RCB) Walnut Canyon Channel diversion. The proposed 8-foot by 4-foot RCB would decrease the burden on the reach of Walnut Canyon channel where the channel direction changes from a north/south flow to an east/west flow at Los Angeles Avenue. The proposed extension of the existing Moorpark Drain No. 2 would construct approximately 1,100 linear feet(If)of 72-inch diameter reinforced concrete pipe(RCP)beneath Los Angeles Avenue within the Caltrans right-of-way. The existing 72-inch storm drain would be disconnected from the junction with the Walnut Canyon Channel and extended westerly approximately 1,100 feet to a proposed junction just upstream of the proposed North Hills Parkway culvert. A section of the proposed traffic barrier would provide a dual use as a floodwall and traffic barrier. The reach floodwall system would protect the Studio site from 100-year event flows that overtop the Walnut Canyon channel and would decrease flooding across Los Angeles Avenue.The three elements of this system would work together to protect the Studio site and decrease flooding in the vicinity of Los Angeles Avenue during a 100-year event thereby reducing potential flooding of Los Angeles Avenue and improving existing conditions. The proposed Street B would cross the existing Gabbert Canyon Channel. Gabbert Canyon Channel currently crosses the project site and has the potential to overtop the existing channel resulting in on site flooding during 100-year flood events. The area that would be subject to potential flooding is restricted to the proposed parking lots west North Hills Parkway.The proposed Gabbert Canyon Channel crossing would be replaced with a culvert designed for the equivalent combined conveyance capacity with the final elevation on both sides of the channel remaining consistent with existing conditions. As such, the post- development flooding impacts along Gabbed Canyon Channel would match pre-development flooding conditions. The Studio Project on-site parking options would connect drains and direct flow to the drainage channels. Impacts on flooding and surface water runoff would be less than significant. Roadway Realignment VCWPD has indicated that the street widening will change channel loading and will impact the existing channel. As stated previously,the Studio Project would not result in a substantial alteration of drainage patterns on the project site. However,the additional impervious area created by the widening of Los Angeles Avenue would create additional stormwater surface runoff. The drainage facilities designed and constructed for the widen road would comply with the City's Standard Conditions. Therefore, the storm drainage system for the widened Los Angeles Avenue would adequately handle the additional amount of stormwater runoff and will not change channel loading. Impacts would be less than significant. Standard Conditions Prior to approval of a grading plan, the applicant shall submit to the City of Moorpark for review and approval by the City Engineer and Public Works Director,drainage plans with the depiction and examination of all on-site and off-site drainage structures and hydrologic and hydraulic calculations in a bound and indexed report prepared by a California Registered Civil Engineer. Drainage improvements must be designed so that after-development, drainage to adjacent parcels would not be increased above pre-development drainage quantities for any B-46 (Moorpark West Studios) stormwater model between and including the 10-year and 100-year storms, nor will surface runoff be concentrated by this project.Acceptance of storm drain waters by the project and discharge of storm drain waters from the project must be in type, kind and nature of predevelopment flows unless the affected upstream and/or downstream owners provide permanent easement to accept such changed storm drainage water flow. All drainage measures necessary to mitigate stormwater flows must be provided to the satisfaction of the City Engineer and Public Works Director. The applicant shall make any on-site and downstream improvements, required by the City, to support the proposed development. All stormwater surface runoff for the development must have water quality treatment to meet the design standards for structural or treatment control BMPs per the latest issued Ventura County Municipal Storm Water NPDES Permit. The Q50 storm occurrence must be contained within the street right-of-way. The maximum velocity in any storm drain system may not exceed 20 feet per second. Drainage devices for the development must include all necessary appurtenances to safely contain and convey storm flows to their final point of discharge to the satisfaction of the City Engineer and Public Works Director. The storm drain system must be designed with easements of adequate width for future maintenance and reconstruction of facilities, particularly facilities deeper than 8 feet. In addition, all facilities must have all-weather vehicular access. Storm drain systems must be constructed per the most current Ventura County Watershed Protection District Standard Design Manual, City of Moorpark Standards and to the satisfaction of the City Engineer and Public Works Director. All storm drain easement widths and alignments must conform to the City of Moorpark requirements and be to the satisfaction of the City Engineer and Public Works Director. Easements must provide sufficient room for reconstruction of the storm drain systems and provide all weather access within the easement,to all manholes, inlets,outlets and any other structure that requires maintenance. 5) Studio Project The project site is currently vacant land. The Studio Project would be developed into 112,800 sf of office space, 12 sound stages,and surface parking areas.As discussed above in response 4, the proposed project would construct an on-site detention system, redirect 100-year flows which overtop the Walnut Creek flood control channels abutting the site to avoid off-site impacts, and improve the southern drainage channel at the two roadway crossings to maintain pre-development surface water runoff conditions from the project site. Therefore, impacts on contributing runoff that would exceed drainage requirements would be less than significant. Roadway realignment As stated previously, the roadway realignment would not result in a substantial increase in stormwater runoff. Therefore, impacts would be less than significant. 6) Studio Project As described previously,the Studio Project and parking would be required to comply with the NPDES permit for the construction phase in accordance with the City's Standard Conditions as stated in Section G,Geology and Soils. Implementation of an SWPPP and BMPs during construction would minimize degradation of water quality. During the operation of the Studio Project, surface water would enter on-site drains that would be connected to the southern portion of the Walnut Creek flood control channel. In addition to the project's contribution of on-site surface water runoff, potential surface water runoff resulting from a 100-year storm event could overtop the existing Walnut Canyon flood B-47 (Moorpark West Studios) control channel as described above under Response 4. The incremental increase in storm water that would exceed the capacity of the Walnut Canyon flood control channel would be conveyed on-site and re-routed back to a downstream portion of the channel adjacent to the project site southern border, north of Los Angeles Avenue. This stormwater runoff would potentially collect additional debris and particulate matter as it crosses the project site that would be need to be treated according to Los Angeles Regional Water Quality Control Board (LARWQCB) and VCWPD water quality standards prior to return to and discharge into the flood control.The City's Standard Conditions described in the Geology and Soils discussion (see Response 2 in Section F) and described under Response 4 above would require that any surface water runoff from the project site, including waters that are captured from the potential over topping of the existing Walnut Canyon flood control channel, meet those water quality standards.The Walnut Canyon flood control channel discharges into the Arroyo Simi. Consequently, impacts would be less than significant. Roadway realignment As described above in response 4 the roadway realignment would not substantially increase stormwater runoff. Furthermore,as described in response 6,any stormwater would drain into the flood control channel,which discharge into the Arroyo Simi. Impacts would be less than significant. 7) Studio Project/Roadway realignment As the Studio Project and the roadway realignment would not place housing within a 100- year flood hazard zone, there would be no impacts. 8) Studio Project/Roadway realignment In 2005, the Federal Emergency Management Agency (FEMA) revised the draft flood insurance rate map(DFIRM)for the City of Moorpark.The City appealed the FIRM revisions in 2006 and in 2008 FEMA approved the City's appeal, revised the DFIRM which became effective in January 2010. The City submitted a Letter of Map Revision (LOMR)to FEMA in June 2010 requesting significant changes to the floodplain. FEMA performed a final review of the request and provided a determination in January 2011 that the changes to the floodplain were warranted. Following a 90-day approval period of the determination in the Spring of 2011, the resulting changes will become effective in June 2011. Areas of the project site are designated within the 100-year flood hazard area,as depicted on Figure 5, Project Site Flood Plain.As shown,there are no project structures located within the FEMA designated 100-year floodplain. Areas within the project site that are potentially susceptible to 100-year floods would be limited to the parking lots in the northwestern portion of the site. Consequently, no structures would be placed within a 100-year floodplain that would impede or redirect flood flows. Impacts would be less than significant. 9i) Studio Project/Roadway realignment The project site and the roadway realignment are located along Los Angeles Avenue in western Moorpark. One dam, Wood Ranch Reservoir also known as Bard Reservoir, is located upstream from the Moorpark area within the Arroyo Simi.As seen in Figure 6-2,Dam Inundation Path and Reservoir Locations, in the Safety Element of the General Plan, the project site is located within a dam or reservoir failure inundation path.As seen in the figure, the inundation path would flow to the northeast to the Arroyo Simi and then west through Tierra Rejada Valley and the City. In Ventura County, disaster coordination and planning is the responsibility of the Sheriff's Department through its Office of Emergency Services (OES). As described in the County General Plan Hazards Element, the preparation of dam inundation maps showing areas of potential flooding in the event of sudden or total dam failure as well as emergency procedures for notification and evacuation of nearby residents are required per the California Dam Safety Act. Implementation of emergency procedures would reduce dam inundation impacts to less than significant. 9ii) Studio Project/Roadway realignment As the project site and the roadway realignment are located approximately 18 miles from the Pacific Ocean there is not significant potential for loss of life, injury,or death from a tsunami, B-48 (Moorpark West Studios) and there would be no impact.The project is separated from large bodies of water;therefore damage from a seiche would have no impact. In addition,the relatively flat-lying topography of the project site would potentially not become inundated by a mudslide. Therefore, there would be no impacts. Sources: Project Application (03/09), General Plan Safety Element (2001); Ventura County General Plan Hazards Appendix, 2005, Federal Emergency Management Agency, Flood Insurance Rate Map (2011). Mitigation: HYD-1 Prior to issuance of first grading permit,the project applicant shall design and submit for City approval an on-site storm water drainage diversion system that is capable of accommodating the storm water overflow from the existing Walnut Canyon flood control channel that could be generated during a 100-year storm event. A licensed civil engineer shall design on-site hydrologic features to divert and convey the incremental increase of storm water that currently flows across the project site (existing condition) from 100-year storm event from Walnut Canyon flood control channel thereby maintaining off-site pre-development flow conditions. The design may include such features as a detention basin, retaining wall,discharge piping, bioswales, concrete box culvert,or the reconfiguration of building locations,to maintain existing pre-development off-site flow conditions.The design of hydrologic features or plan improvements shall be completed to the satisfaction of the Community Development Director and the City Engineer/Public works Director. B-49 o `e, = Ct CZ s- LIJ NV CO = o �l l'W O �p O N co LL11 1 l/, \\ g a e §� 5d ry q ..—....—..7 1 W p i g M s 'x , Y ,. <v 4 -A 9 O'4 I u 6 N O I 1 V 1 S H 3 M O d 3 O S i [ 4 4 I L\ l v c - tea ! s i \ 1 i ` l' EIMMII , , ' 6 4 Rica nw. �" s IT Ew ' ' N IL- �{ '� y �i ,11 11 { x - - ,�s 1 ��J a I!J si 19 e 111 V' -, U B d Vi F `Nf > �,,., III 11 1 1 9 � IIII IIII 1 �IkI�I�I z x y j N 9 I®i y \ o o i II!I ,.s 5` 1 \ 0 ''. _,‘ % I la.11111 fr;� ,,.� .3Y J . 4 s - I = .w . : I'�I I'I I a 1 M4.,.:22, \ Q � = U AdM3'abd W IH 'H1tlON 3HOlf1 �' y ~ . °-J. JI8Kd -TUH H131ON-- I. 0 'ti \ N7� , 11 - \ �" Ia 0I F-1 .1111 «rf p p a IIII ,� ) e. Q N E W Y c .. \fin, r° o>� ;'�ri Z a 1,1 t `m - III > _ 9i \'',:?,�, ` ---=x, v 'a,1 1 V 1 �� �� p N vc— c c c a>12 z v '3 Cl .,o 0 0 > .,o o .,o o �\� y I I °-'J Q V7 (a (a (a C O .k 1 a a a N �`N �. 4 a �. , , 2 m O O O x O O O C N ., s \ y d - 1 ICI p m , LL LL • ;O ''� N < } X} Q} C d \ .\ I� ur,„,+¢-;� 7-,r.*-;—r. si ' :i.'', � x,91 d Y r_.4 O N O N O U Q O \ � e \ 4• lL1 c ¢¢,. >p p c >p ti/ ,.�\ 3 .,'1 '` N aO M d �1 9 1111 \111 111 1 1111 �� uJ , w O o El 0 III � ce 0 3 d 0 1 3 A 3 U N fl N (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact J. LAND USE AND PLANNING—Would the project: 1) Physically divide an established community? X 2) Conflict with any applicable land use plan,policy,or X regulation of an agency with jurisdiction over the project (including,but not limited to the general plan,specific plan,local coastal program,or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? 3) Conflict with any applicable habitat conservation plan or X natural community conservation plan? Response: 1) Studio Project/Roadway realignment The project site is currently vacant land that is designated for Industrial and Commercial land uses. The land to the north and west of the Union Pacific railroad is currently vacant and designated for industrial uses. The land south of Los Angeles Avenue is designated, and currently in use, for agriculture. A residential neighborhood and to the SCE substation are located to the southeast and east, respectively. The only established community is the residential neighborhood to the southeast, which includes agriculture to the west, the SCE substation to the north, a SCE right-of-way to the west, and agricultural uses and the Arroyo Simi to the south. As the project would not divide a community, there is no impact. 2) Studio Project/Roadway realignment The existing General Plan land use designation for the project site consists of two land use designations General Commercial (C-2) and Medium Industrial (1-2). The surrounding General Plan designations consist of 1-2 to the north and west, unincorporated County land designated for Agricultural (40 acre minimum) to the south across Los Angeles Avenue, Medium Density Residential (M)to the southeast, and Public/Institutional (PUB)to the east. The existing zoning of the project site consists of Commercial Planned Development(CPD) and Limited Industrial (M-2). The C-2 and CPD designations consist of 10.75 acres. The surrounding zoning adjacent to the project site includes M-2 to the north,west,and east and Single Family Residential (R-1) to the southeast. The County land use designations to the north and south are designated as Agricultural (40 acre minimum). As the project site is designated for two different land uses (C and 1) the proposed project would need a discretionary action for a General Plan Amendment(GPA)and a Zone Change which would provide land use consistency for the whole project site.The project site would be designated for 1-2 land use under the General Plan and would be zoned M-2. The Studio Project would develop office space, 12 sound stages with ancillary buildings,and surface parking with 1,696 spaces.The office buildings and sound stages would exceed the M-2 land use and zone designation guidelines for building height. A conditional use permit (CUP)would allow building heights to extend above 30 feet, up to a maximum of 60 feet for the M-2 zone regulations.As described in the Moorpark Municipal Code, Section 17.08.010, the height of a building means the vertical distance from the grade to the highest point of a flat roof or mansard roof, or, in the case of a pitched or hip roof, to the averaged midpoint. Stage 1 would have the highest building height and Stage 5 would have the highest architectural feature. The Stage 1 roof is convex in design with the top of the roof 62 feet from the grade and the bottom of the roof would be 47 feet from the grade. The average height of the convex roof was found to be approximately 54.5 feet from the grade. Architectural features such as parapets and the clock tower would exceed the 35-foot- maximum height limit. However, according to Section 17.24.040(D),clocks,tower elements, and similar ornamental design elements on structures may exceed the maximum height, provided, the additional height does not create additional floor area. The highest parapet is 64 feet with the architectural tower 69 feet in height at the top of the decorative spire. Under B-51 (Moorpark West Studios) the M-2 designation,the height of a building could be a maximum of 60 feet with approval of a CUP. Other architectural appurtenances,such as the town hall tower and parapets,would not be subject to the height requirement as defined in Section 17.24.040(D)of the Moorpark Municipal Code. According to Moorpark Municipal Code Section 17.44.040 the proposed project is required, prior to initiation of uses and structures in a given zone as specified by Chapter 17.20 Uses by Zone,to receive a discretionary action for an Industrial Planned Development Permit(IPD) where review by the Planning Commission and City Council through a public hearing process is required to assure the project design complies with the provisions of this Code and the General Plan, and is compatible with neighboring properties. Pursuant to California Government Code Section 65864 et. seq., and Moorpark Municipal Code Section 15.40.010, a development agreement between the City and property owners would need to conclude that the property is consistent with the City General Plan upon approval of the General Plan Amendment. As described in the Project Description, the City would have to approve the following: a GPA(which would designate all of the site for 1-2);a Zone Change(which would designate all of the site for M-2); an IPD; a CUP(to allow building heights above 30 feet up to a maximum of 60 feet); and a Development Agreement. The proposed Roadway realignment would require an additional 4.08 acres of right-of-way within the parcel south of Los Angeles Avenue. As indicated on the assessor parcel map (Book 504),the existing parcels south of Los Angeles Avenue are approximately 127 acres (APN 504-0-020-726) and approximately 58 acres (APN 504-0-020-724). As such, the remaining parcels would still meet the County's zoning of 40-acre minimum parcel size. Upon approval of these discretionary actions, impacts regarding conflicts with any applicable land use plan, policy, or regulation would be less than significant. Standard Conditions Prior to any work being conducted within any state, County,or City right-of-way,the applicant shall obtain all necessary encroachment permits from the appropriate agencies and provide copies of these approved permits and the plans associated with the permits to the City Engineer and Public Works Director. Prior to or concurrently with the issuance of a Zoning Clearance for a grading permit, the applicant shall submit the construction phasing plan for approval by the Community Development Director and City Engineer and Public Works Director. Phasing shall avoid,to the extent possible, construction traffic impacts to existing adjacent residential,commercial, industrial areas, schools, parks and other City facilities, if any. The Building Plans must be in substantial conformance to the plans approved under this entitlement and must specifically include the following: 1. Transformers and cross connection water control devices (subject to approval by Ventura County Waterworks District No. 1), screened from street view with a masonry wall and/or landscaping as determined by the Community Development Director. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) 2. Bicycle racks or storage facilities, in quantities as required by the Community Development Director and other City staff and in accordance with the Municipal Code. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) 3. Required loading areas with 45-foot turning radii for loading zones consistent with the AASHO WB-50 design vehicle and as required by the Community Development Director, City Engineer and Public Works Director. If drains from the loading area are connected to the sewer system, they are subject to the approval of Ventura County Waterworks B-52 (Moorpark West Studios) District No. 1. (This Condition Applies to Commercial/Industrial projects) 4. Final exterior building materials and paint colors consistent with the approved plans under this permit.Any changes to the building materials and paint colors are subject to the review and approval of the Community Development Director. 5. Identification of coating or rust-inhibitive paint for all exterior metal building surfaces to prevent corrosion and release of metal contaminants into the storm drain system. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) 6. Trash disposal and recycling areas in locations that will not interfere with circulation, parking, or access to the building. Exterior trash areas and recycling bins must use impermeable pavement and be designed to have a cover and so that no other area drains into it. The trash areas and recycling bins must be depicted on the final construction plans,the size of which must be approved by the Community Development Director, City Engineer and Public Works Director and the City's Solid Waste Management staff. When deemed appropriate, drains from the disposal and recycling areas must be connected to the sewer system and subject to the approval of Ventura County Waterworks District No. 1. Review and approval shall be accomplished prior to the issuance of a Zoning Clearance for building permit. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) Prior to the issuance of a Zoning Clearance for tenant occupancy, the prospective tenant shall obtain a Business Registration Permit from the City of Moorpark.All contractors doing work in Moorpark shall have or obtain a current Business Registration Permit. (This Condition Applies to Commercial/Industrial projects) 3) Studio Project/Roadway realignment The project site and the roadway realignment are not located within an adopted habitat conservation plan, natural community conservation plan,or other habitat conservation plan. Therefore, the project would not result in any impacts. Sources: Project Application (03/09); General Plan Land Use Element (1992); Draft General Plan Map, October 2008; City of Moorpark Zoning Map; Moorpark Municipal Code, Title 17, Zoning. Mitigation: No mitigation is required. B-53 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact K. MINERAL RESOURCES—Would the project: 1) Result in the loss of availability of a known mineral X resource that would be of value to the region and the residents of the state? 2) Result in the loss of availability of a locally-important X mineral resource recovery site delineated on a local general plan,specific plan,or other land use plan? Response: 1) Studio Project/Roadway realignment The Studio Project and the roadway alignment are located within the Moorpark City limits and would construct movie and television studios and expand Los Angeles Avenue.As described in the General Plan: Open Space, Conservation, and Recreation Element, the City of Moorpark is located within in Mineral Resource Zone Number 4 (MRZ-4)which is defined by the Surface Mining and Reclamation Act of 1975 as an area where available information is inadequate for assignment to any other MRZ zone.Therefore,there would be no impact to the loss of known mineral resources. 2) Studio Project/Roadway realignment The Studio Project and the roadway alignment are located within the western portion of the City.As the General Plan or land use plan does not define any areas within the City limits as locally important mineral resource recovery sites, there would be no impact on the loss of locally important mineral resource recovery site. Sources: Project Application (03/09); City of Moorpark, General Plan: Open Space, Conservation, and Recreation Element, (1986). Mitigation: No mitigation is required. B-54 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact L. NOISE—Would the project result in: 1) Exposure of persons to or generation of noise levels in X excess of standards established in the local general plan or noise ordinance,or applicable standards of other agencies? 2) Exposure of persons to or generation of excessive X groundborne vibration or groundborne noise levels? 3) A substantial permanent increase in ambient noise levels X in the project vicinity above levels existing without the project? 4) A substantial temporary or periodic increase in ambient X noise levels in the project vicinity above levels existing without the project? 5) For a project located within an airport land use plan or, X where such a plan has not been adopted,within 2 miles of a public airport or public use airport,would the project expose people residing or working in the project area to excessive noise levels? 6) For a project within the vicinity of a private airstrip,would X the project expose people residing or working in the project area to excessive noise levels? Response: 1) Studio Project/Roadway Alignment Noise, as it has been simply defined, is "unwanted sound," and it can be an undesirable by-product of society's normal day-to-day activities.The definition of noise as unwanted sound implies that it has an adverse effect or causes a substantial annoyance to people and their environment. Sound pressure level,described in decibels(dB),alone is not a reliable indicator of loudness because the human ear does not respond uniformly to sounds at all frequencies. For example, it is less sensitive to low and high frequencies than to the medium frequencies that more closely correspond to human speech. In response to the human ear's sensitivity to different frequencies or lack thereof,the A-weighted sound pressure level, referenced in units of dB(A), was developed to better correspond with peoples' subjective judgment of sound levels. When assessing community reaction to noise, there is an obvious need for a scale that averages sound pressure levels over time and quantifies the result in terms of a single numerical descriptor. Several scales have been developed that address community noise levels. Scales 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 period, but is typically measured for 1-minute, 15-minute, 1-hour, or 24-hour periods. CNEL is another average A-weighted sound level measured over a 24-hour period. However, this noise scale is adjusted to account for some individuals' increased sensitivity to noise levels during the evening and nighttime hours. A CNEL noise measurement is obtained by adding 5 dB(A)to sound levels occurring during the evening from 7:00 PM to 10:00 PM, and 10 dB(A)to sound levels occurring during the nighttime from 10:00 PM to 7:00 AM. The 5 dB(A) and 10 dB(A) "penalties" are applied to account for increased noise sensitivity during the evening and nighttime hours. The logarithmic effect of adding these penalties to the 1-hour Leq measurements typically results in a CNEL measurement that is within approximately 3 dB(A) of the peak-hour Leq.The day-night average sound level for a 24-hour period is designated as Ldn. Ldn values are calculated from hourly Leq values and are weighted by 10 dB(A)for noise B-55 (Moorpark West Studios) from 10:00 PM to 7:00 AM to account for increased sensitivity. The existing conditions and calculated roadway segment noise will be described in terms of CNEL. Ldn will be utilized to describe noise analysis for truck noise. In general, listening to a steady unwavering pure tone sound that can be changed to slightly different sound levels, a person can just barely detect a sound level change of approximately 1 dB(A)for sounds in the mid-frequency region.When ordinary noises are heard,we can just detect level changes of 2 to 3 dB(A) (US-DOT- FHA 81). Changes from 3.0 to 5.0 dB(A)are noticed by individuals sensitive to changes in noise. An increase greater than 5.0 dB(A) is readily noticeable,while the human ear perceives a 10.0 dB(A)increase in sound level to be a doubling of sound volume. The level of traffic noise depends on the three primary factors, which include the following: (a)the volume of the traffic, (b) the speed of the traffic, and (c) the number of trucks in the flow of traffic. Generally, the loudness of traffic noise is increased by heavier traffic volumes, higher speeds, and greater numbers of trucks. Vehicle noise is a combination of the noise produced by engine exhaust and tires. Based on the FHWA community noise assessment criteria, a 3.0 dB(A)change is"barely perceivable."A doubling of perceived noise levels would require an increase of approximately 10.0 dB(A).The truck mix on a given roadway segment also has an effect on the community noise levels.As the number of medium and heavy trucks increases and becomes a larger percentage of the vehicle mix, noise levels along that particular roadway segment will increase (US DOT — FHA 80). Table B-6, General Plan Noise Standards, illustrates the noise standards for the applicable land uses within the project area. Table B-6 General Plan Noise Standards Energy Average CNEL Land Use Category Interior Exterior Residential 45/551 65 Commercial Office Building 50 N/A Industrial Manufacturing,Warehousing, Utilities 65 N/A Open Space/Parks N/A 65 Noise level requirement with open windows,if they are used to meet natural ventilation requirements. N/A=Not applicable. Existing noise sources in the project area include railroad noise, vehicle traffic along Los Angeles Avenue and surrounding roadways, and from existing uses surrounding the project site(agricultural, industrial,and residential uses). Existing sensitive receptors adjacent to the project site include single-family residential uses south of Los Angeles Avenue. The project site noise measurements were taken on Monday,June 22,2009,at two locations. The existing ambient noise was measured at the project site and along the southern portion of Los Angeles Avenue.The project site noise monitor was set up approximately 80 feet north of Los Angeles Avenue and approximately 430 feet east of the western drainage channel. The second noise monitor location was located approximately 40 feet south of Los Angeles Avenue and 10 feet east of a residential wall on Mira Del Sol. The existing 24-hour CNEL for the project site was 63 dB(A)and the CNEL for the residential site located along Los Angeles Avenue was 66 dB(A), which exceeds the General Plan Noise Standard of 65 dB(A) CNEL. Noise levels along roadways are determined by a number of traffic characteristics. Most important among roadway noise is the average daily traffic(ADT)from both the Studio Project related and existing traffic.Additional factors include the percentage of trucks, vehicle speed, B-56 (Moorpark West Studios) the time distribution of this traffic and gradient of the roadway. Los Angeles Avenue(SR-118)runs in an east/west direction within the City and terminates at its connection with the SR-23 Freeway. There are a number of residential areas located along SR-118 between Tierra Rejada Road and Moorpark Avenue and between Moorpark Avenue and Spring Road. The majority of the noise in the area that is produced by traffic is located on Los Angeles Avenue and the major and secondary arterials, such as Tierra Rejada Road, Gabbert Road, and Buttercreek Road. Other sources of noise would include trains traveling through the City along the rail lines. The homes directly adjacent to Los Angeles Avenue are exposed to CNEL in excess of 65 dB(A).A CNEL of 70 dB(A)or greater exists at some residential locations as a result of these sources. An exterior noise level of 70 dB(A) or greater exceeds the design noise standard for residential land uses (City of Moorpark General Plan Noise Element, 11). As described in the Noise Element of the General Plan, the existing noise level along Los Angeles Avenue is 70 dB(A) CNEL. The project site would be located within CNEL levels of 60 and 65 dB(A). The Noise Element also includes projections of the future noise levels for the City. The noise levels are estimated to be between 60 and 65 dB(A) for the project site and 70 dB(A) for Los Angeles Avenue. As described in the traffic report the number of ADTs as a result of the Studio Project would be 3,108 weekday ADTs and 2,134 Saturday ADTs. Existing 24-hour CNEL was calculated for various roadways along Los Angeles Avenue using the Federal Highway Administration Highway Noise Prediction Model (FHWA-RD-77-108). Appendix E shows the result of the ambient noise on roadways that are closest to the project site. The road segments,as seen in Table B-9, in the traffic analysis were used to determine the ambient noise levels. The community noise equivalent noise levels for the segments located near residential land uses were determined to be 76.2, 73.2 and 73.6 dB(A)for the segments along Los Angeles Avenue between Grimes Canyon Road to the project site, between Gabbert Road and Moorpark Avenue and between Moorpark Avenue and Spring Road,respectively.The CNEL for existing conditions plus Project conditions between Grimes Canyon Road and the project site would be 75.4 dB(A). The CNEL would range from 73.4 to 73.9 dB(A) along Los Angeles Avenue between Spring Road and Gabbert Road. The CNEL would decrease 0.8 dB(A) between Grimes Canyon Road and the project site and would increase 0.3 dB(A)between Spring Road and Gabbert Road under existing plus project conditions. Under 2012 Conditions without Project, the segment between Grimes Canyon Road and the project site was determined to be 76.4 dB(A) CNEL. The roadway segments along Los Angeles Avenue between Spring Road and Gabbert Road were determined to range from 73.4 to 73.9 dB(A)CNEL.The 2012 Conditions with Project CNEL along Los Angeles Avenue between Grimes Canyon Road and the project site was determined to be 75.7 dB(A). The roadway segments between Spring Road and Gabbert Road were determined to range from 73.7 to 74.1 dB(A). The proposed project, under 2012 conditions,would decrease CNEL along Los Angeles Avenue 0.7 dB(A)between Grimes Canyon Road and the project site and would increase 0.3 dB(A) between Spring Road and Gabbert Road. The human ear would not be able to distinguish an increase of 1 dB(A) (US DOT — FHA 81; Caltrans 41). Therefore, potential impacts from an increase in project traffic noise levels would be less than significant. As described below under Transportation and Traffic, the project increase over existing conditions would account for 16 percent of the 2008 ADTs along Los Angeles Avenue east of Grimes Canyon Road and 9 percent of the 2008 ADTs west of Gabbert Road/Tierra Rejada Road. Future CNEL 2035 Conditions without the Project along Los Angeles Avenue was determined to be 77.4 dB(A) between Grimes Canyon Road and the project site and was determined to range from 72.8 to 74.0 dB(A) between Spring Road and Gabbert Road. With buildout of the project site the community noise equivalent levels along these segments were found to be 77.4, 73.7 and 74.1 dB(A), respectively. As described in the Highway Noise Fundamentals, in general,changes in a noise level of less than 3 dB(A)are not noticed by the human ear. The proposed project under 2035 buildout conditions would increase CNELs along Los Angeles Avenue 0.5 dB(A)over existing condition CNEL.The human ear would not B-57 (Moorpark West Studios) be able to distinguish an increase of 1 dB(A) (US DOT— FHA 81; Caltrans 41). Therefore, potential impacts from an increase in project traffic noise levels would be less than significant. A noise analysis was conducted to determine the project's potential increase in noise associated with truck traffic along Los Angeles Avenue and any increase resulting from the proposed project (see technical memorandum by Impact Sciences, Inc., December 2010 in Appendix E).Vehicle travel along Los Angeles Avenue is continuous 24 hours a day. In order to determine any potential noise increase as a result of project truck traffic, two truck distribution categories were analyzed. The analysis considered two different conditions accounting for varying truck distribution patterns to determine if an increase in vehicular noise would result from project implementation. Each condition comprised of a daytime trips (7:00 AM to 6:00 PM) and nighttime trips (6:00 PM to 7:00 AM). Condition 1 distributed 80 percent of truck trips to daytime trips and 20 percent to nighttime trips. Condition 2 distributed 68 percent of truck trips during daytime and 32 percent during nighttime. As shown, the largest range of increase in average noise exposure (Ldn) between existing conditions and future noise conditions (Forecast Year 2035 Conditions Without Project) for either condition was from 0.0(no increase)to 2.2 dB(A)Ldn.The largest range of increase in noise levels between existing conditions and Forecast Year 2035 Conditions With Project was 0.0 to 2.1 dB(A). As a result of the noise modeling, average noise exposure with project conditions would be less than future conditions without the project. Therefore, incremental increases in average noise exposure levels due to project truck traffic at locations south of Los Angeles Avenue would be less than 3 dB(A). As the noise increase is less than 3 dB(A) Ldn (noticeable change), the human ear would not be able to distinguish the noticeable change of 2.1 dB(A) (US DOT— FHA 81; Caltrans 41); therefore, potential impacts from an increase in noise levels would be less than significant. As described in the Moorpark Municipal Code, Section 17.53.080,the allowable exterior noise limits for Limited Industrial(M-2)land uses shall be 70 dB(A)CNEL.The Studio Project sound stages would be designed and constructed to be sound proof. Therefore, operational noise impacts would conform to the City's zoning regulations and would result in less than significant impacts. In addition to traffic generated noise levels, there is the potential for noise generated from production activities, throughout the operational lifetime of the project, which exceeds local standards. As described in the Project Description, the Studio project would provide increased insulation within the sound stages to minimize increases in outdoor noise levels. However,there is still the potential for temporary increases in outdoor noises from production activities. Therefore, implementation of mitigation measures would reduce potential operational noise impacts generated from production activities to less than significant. Standard Conditions Roof-mounted equipment and other noise generation sources on site must be attenuated to 45 dB(A) or to the ambient noise level at the property line measured at the time of the occupancy, whichever is greater. Prior to the issuance of a Zoning Clearance for initial occupancy or any subsequent occupancy,the Community Development Director may request the submittal of a noise study for review and approval. The noise study would need to show that the current project attenuates all on-site noise generation sources to the required level or provide recommendations as to how the project could be modified to comply.The noise study must be prepared by a licensed acoustical engineer in accordance with accepted engineering standards. (This Condition Applies to Commercial/Industrial projects) Loading and unloading operations are allowed only between the hours of 6:00 AM and 10:00 PM unless additional hours are approved by the City Council. More restrictive hours for loading and unloading may be imposed by the Community Development Director if there are noise and other issues that make the loading and unloading incompatible with the adjacent residential uses.There shall be no idling of trucks while loading or unloading. (This Condition Applies to Commercial/Industrial projects) B-58 (Moorpark West Studios) The applicant shall comply with Chapters 9.28, 10.04, 12.24, and 17.53 of the Moorpark Municipal Code and any provision amendatory or supplementary thereto, as a standard requirement for construction noise reduction. 2) Studio Project Groundborne vibration can be perceived without instrumentation within a few hundred feet of certain types of construction activities, especially pile driving. Road vehicles rarely create enough groundborne vibration to be perceivable to humans unless the road surface is poorly maintained and there are potholes or bumps. If traffic induces perceptible vibration in buildings (typically heavy trucks),such as window rattling or shaking of small loose items,then it is most likely an effect of low-frequency, airborne noise or ground characteristics. Other potential sources of groundborne vibrations would be from pumps, boilers,and road and rail traffic.As described in the Project Description, the Union Pacific Railroad owns a right-of-way with railroad tracks along the northern border of the project site. The results from vibration can range from no perceptible effects at the lowest vibration levels to low rumbling sounds and perceptible vibrations at moderate levels, and to slight structural damage at the highest levels. Ground vibrations from construction activities rarely reach levels that can damage structures, but they can achieve the audible and perceptible ranges in buildings close to the construction site. The normal frequency range of most groundborne vibration that can be felt generally starts from a low frequency of less than 1 Hertz(Hz)to a high of about 200 Hz.Vibration is often measured in terms of the peak particle velocity(PPV) in inches per second (in/sec).The Federal Transit Administration measure of the threshold of architectural damage for conventional sensitive structures (e.g., residential units)is 0.2 in/sec PPV. The vibration threshold of perception is 0.01 in/sec PPV. The following thresholds were used to analyze this potential impact: • The project will be considered to have a significant noise impact on adjacent sensitive noise receptors if implementation of the project would result in a 5.0 dB(A), which is a change in noise readily noticeable by individuals, or greater increase in ambient noise levels and remain below the land use compatibility standard for the location in which the land use exists, or • Implementation of the project would result in a 3.0 dB(A), a change in noise is not readily noticeable by most individuals,or greater increase in ambient noise levels and exceeds the land use compatibility standard for the location in which the land uses exists. • The project will be considered to have a significant noise impact if it does not comply with the General Plan Noise Element Policy N-1.5 requiring new projects to contribute to the mitigation of off-site traffic noise impacts to the extent that these impacts are generated by the proposed project. The closest sensitive receptors to the Studio Project site that could experience some vibration due to the construction and development of the Studio Project are the residential areas located to the south, approximately 100 feet from the Studio Project's boundary line. Depending on the location of construction equipment operations near these areas,the project could result in vibration levels near sensitive receptors above 0.01 in/sec or between 0.003 and 0.089 in/sec at nearby structures containing sensitive receptors. Impacts would be less than significant with the implementation of mitigation measures N-1 and N-2. In addition to limiting construction activities to the hours of 7:00 AM to 7:00 PM, Monday through Saturday, in accordance with the Moorpark Municipal Code Section 17.53.070, construction activity is also prohibited on public holidays recognized by the City of Moorpark. Roadway realignment Sources of noise associated with the roadway realignment would include noise generated during construction activities and noise generated during operation of the project. Ground vibrations from construction activities rarely reach levels that can damage structures,but they B-59 (Moorpark West Studios) can achieve the audible and perceptible ranges in buildings close to the construction site. Table B-7, Vibration Source Levels for Construction Equipment, lists vibration source levels for construction equipment. As mentioned above, the threshold of architectural damage for residential units is 0.2 in/sec PPV with a vibration threshold of perception by humans of 0.01 in/sec PPV. As indicated in Table B-7, large bulldozers are capable of producing approximately 0.09 peak particle velocity (PPV) at 25 feet which is nine times greater than that for the threshold of perception by humans.Therefore,with implementation of mitigation measures, construction impacts would be less than significant. As described above, the threshold of architectural damage for residential units is 0.2 in/sec PPV with a vibration threshold of perception by humans of 0.01 in/sec PPV.The construction phase of the roadway realignment would have the most potential for exposure to or generation of groundborne noise levels. As mentioned the closer the construction equipment to the residential land uses,the greater the groundborne noise level.Therefore, incorporation of the City's Standard Conditions and implementation of mitigation measures N-1 and N-2 would reduce impacts to less than significant. Table B-7 Vibration Source Levels for Construction Equipment PPV' at 25 ft Equipment (in/sec) In soil 0.008 Hydromill (slurry wall) In rock 0.017 Large Bulldozer 0.089 Caisson drilling 0.089 Loaded trucks 0.076 Jackhammer 0.035 Small bulldozer 0.003 Source:Office of Planning and Environment,Federal Transit Administration, Transit Noise and Vibration Impact Assessment(May 2006)FTA-VA-90-1003-06, 12-9. Note:'PPV is Peak Particle Velocity 3) Studio Project The project site are currently vacant land that is adjacent to the west of the SCE substation, south of the Union Pacific railroad, north of agricultural uses and residential uses. The ambient community noise equivalent level for the project site is 63 dB(A).As described in the Noise Element of the General Plan, the project site is estimated to range from 60 and 65 dB(A)CNEL.The ambient noise was taken to determine the ambient noise at the intersection of Los Angeles Avenue and Mira Sol Drive and was found to be 66 dB(A)CNEL.As described in the Noise Element of the General Plan, this area is estimated to remain around 70 dB(A). As described in the Project Description, the project site would construct an 8-foot-high masonry security fence around the perimeter of the project boundary and landscape on both sides of the southern project boundary fence. However, this would not be considered mitigation to reduce permanent ambient noise. Furthermore, the potential ambient noise would increase less than 5 dB(A)CNEL.Therefore,a substantial permanent increase in noise levels would have less than significant impacts. Roadway realignment The ambient community noise equivalent levels for residential uses along Los Angeles B-60 (Moorpark West Studios) Avenue were found to be 66 dB(A).As described in the Noise Element of the General Plan, the CNEL for Los Angeles Avenue is estimated to remain around 70 dB(A).As described in the noise study for traffic along Los Angeles Avenue (see Appendix E), the increase in permanent ambient noise from increased traffic and trucks (Forecast Year 2035 without Project)would increase up to 2.2 dB(A)Ldn under the range of conditions analyzed. (It should be noted that Ldn is unweighted during evening hours (7:00 PM-10:00 PM, unlike CNEL and would therefore typically end up with slightly lower average decibel readings than CNEL.)The human ear would not be able to distinguish an incremental increase of approximately 2 dB(A); therefore potential transportation noise impacts would be less than significant. As described in response 1,there would not be a permanent increase in ambient noise levels from the widening of Los Angeles Avenue.The only potential noise increase would be due to construction noise,which is further explained in response 4.Therefore, impacts would be less than significant. 4) Studio Project/Roadway realignment Construction-related activities and equipment used during the project's construction phase could result in a temporary or periodic increase in ambient noise levels above existing levels. As the project construction would be short-term in nature, would only operate between the hours of 7:00 AM and 7:00 PM during the weekdays and Saturdays,and would be over 50 feet away from residential uses, impacts would be less than significant with mitigation. 5) Studio Project/Roadway realignment The nearest airport, Santa Paula Airport, is located over 10 miles to the northeast of the project site.Therefore, people working in the project area would not be exposed to excessive noise levels and there would be no impacts. 6) Studio Project/Roadway realignment The project site is located in western Moorpark. As the nearest airport, public or private, is located over 10 miles away,there would be no impacts on exposing people to excessive noise levels. However, there is a private helipad located within the SCE substation site to the east. As the use is intermittent and the frequency is extremely low (only a couple of time per month), impacts would be less than significant. Sources: Project Application (03/09), General Plan Noise Element (1998); US Department of Transportation, Federal Highway Administration, Highway Noise Fundamentals, (Springfield, Virginia: September 1980), 81; US DOT, FHA, Highway Traffic Noise, 1980; California Department of Transportation, Environmental Program, Environmental Engineering—Noise,Air Quality, and Hazardous Waste Management Office,Technical Noise Supplement,(1998)41;EF, Noise Calculation Worksheets. B-61 (Moorpark West Studios) Mitigation: N-1 When construction operations occur within 100 feet of occupied residential areas, the construction contractor(s) shall implement appropriate additional noise reduction measures that include changing the location of stationary construction equipment, shutting off idling equipment, notifying the adjacent residences and City in writing, five days in advance of construction work,and installing temporary acoustic barriers around stationary construction noise sources. Construction noise abatement plans are to be submitted and approved by the City. N-2 During construction and grading operations that use heavy equipment, a vibration monitoring station shall be set-up along the southern project boundary adjacent to Los Angeles Avenue to monitor and measure vibration levels generated from construction and grading activities. If vibration levels exceed the threshold of architectural damage for residential units (0.2 in/sec PPV); then construction and grading activities shall be minimized such that the vibration level would be reduced to below the 0.2 in/sec PPV architectural damage threshold. N-3 No explosions, gunfire, helicopter flights, amplified voices, music or other sound, mechanical noise, or other production activities capable of generating loud noises may take place between 10:00 PM and 7:00 AM. A designated community liaison from the Studio Project shall coordinate with the Community Development Director on notification of nearby residents of any activities that may generate loud noises. B-62 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact M. POPULATION AND HOUSING—Would the project: 1) Induce substantial population growth in an area,either X directly(for example,by proposing new homes and businesses)or indirectly(for example,through extension of roads or other infrastructure)? 2) Displace substantial numbers of existing housing, X necessitating the construction of replacement housing elsewhere? 3) Displace substantial numbers of people,necessitating X the construction of replacement housing elsewhere? Response: 1) Studio Project As described in the Project Description the Studio Project is estimated in providing 460 employment opportunities that would include 110 permanent employment opportunities and potentially 300 to 350 employment opportunities from the proposed office space. The 2008 employment for the City of Moorpark was 17,700. The 2008 population of the City of Moorpark was 37,086. The potential direct increase of 460 employment opportunities would account for a 3 percent increase in the number of employment opportunities,or approximately a 1 percent potential increase in the City's population. However, the 110 permanent employees, based on the studio staff and crew working on production in the sound stages, would travel to the project site and would typically arrive on site before 6:30 AM and depart after 7:00 PM. The majority of these employee trips are expected to originate in Simi Valley and points to the east, and Thousand Oaks and points to the south. Therefore, it can be expected that less than 3 percent of the projected increase in employment opportunities would originate in the City and therefore less than 1 percent in potential increase in the City's population. As the project site is designated for industrial land use and the surrounding land uses to the north and west are designated for industrial land uses,which is consistent with the Land Use Map and Zoning Map, impacts on inducing substantial population growth would be less than significant. Roadway realignment The roadway realignment would widen the undivided two-lane Los Angeles Avenue to a divided four lane roadway. As described in Figure 2 of the Circulation Element (1992), Los Angeles Avenue is designated as a six-lane arterial within Moorpark's boundaries. As the roadway realignment is provided for in the Circulation Element,there would be no impacts on indirectly inducing population growth in the area. 2) Studio Project/Roadway realignment The project site is currently vacant and as such, has no housing on site. No residential uses would be removed as part of the Studio Project. The roadway realignment would widen Los Angeles Avenue from an undivided two lane roadway to a divided four lane roadway along the existing Los Angeles Avenue within an area that is primarily agricultural land or vacant. Therefore, displacement of housing necessitating the construction of housing elsewhere would not occur. No impact would occur. 3) Studio Project/Roadway realignment As described above both the Studio Project and the roadway realignment would not displace numbers of people. Therefore, there would be no impact. B-63 (Moorpark West Studios) Sources: Project Application (03/09); General Plan Circulation Element; California Employment Development Department;California Department of Finance, E-4 Population Estimates for Cities, (2009). Mitigation: No mitigation is required. B-64 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact N. PUBLIC SERVICES 1) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities,need for new or physically altered governmental facilities,the construction of which could cause significant environmental impacts,in order to maintain acceptable service ratios,response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Schools? X Parks? X Other public facilities? X Response: Fire Protection Studio Project The project site is located in Ventura County in western Moorpark. The Ventura County Fire Department provides fire protection services to the City.The nearest fire stations to the project site and roadway realignment are Station No. 40 and Station No. 42, and are located approximately 1 mile to the southeast and 1.8 miles to the northeast, respectively. As described in the Project Description the project would involve the removal of brush to be replace with buildings, roads, and landscaping. The project includes the construction of fire hydrants within 150 feet of any proposed building that would have the capacity for 1,500 gallons per minute(gpm).As described in the County Uniform Fire Code (UFC)and Uniform Building Codes (UBC), the Ventura County Fire Protection Ordinance incorporates the UFC and UBC standards for commercial/industrial uses for fire flow (4,000 gpm) and duration of fire flow (4 hours). The Studio Project would implement the UFC and UBC standards for fire flow. Therefore, with incorporation of the City's Standard Conditions, impacts would be less than significant. Roadway realignment As the roadway realignment would widen an existing roadway there would be the potential for more traffic and use of the roadway.As described above under the Hazards and Hazardous Wastes impact analysis, the widening would have to implement construction plans, which would have the provision for emergency vehicle access, and would have to notify the Fire Department prior to the start of the project. Therefore, impacts on fire services from the roadway realignment would be less than significant. Standard Conditions Prior to improvement plan approval, the applicant shall obtain the written approval on approved site plan exhibit sheets for the location of fire hydrants by the Ventura County Fire Prevention Division. Water and Sewer improvements plans must be submitted to Ventura County Waterworks District No. 1 for approval. Prior to installation of any fire protection system, including, but not limited to sprinklers, dry chemical, hood systems,the applicant shall submit plans,along with the required fee for plan B-65 (Moorpark West Studios) check, to the Fire District for review and approval. Fire sprinkler systems with 100 or more heads must be supervised by a fire alarm system in accordance with Fire District requirements. Prior to installation of the fire alarm system (if required), the applicant shall submit plans, along with the required fee for plan check,to the Fire District for review and approval.The fire alarm system must be installed in all buildings in accordance with California Building and Fire Code. Prior to the issuance of a certificate of occupancy by the Building Division,the applicant shall obtain all applicable Uniform Fire Code (UFC) permits. Prior to the issuance of a building permit,the applicant shall obtain a copy of Ventura County Fire District Form No. 126 "Requirements for Construction." Fire Protection Facilities: Concurrently with the issuance of a building permit, current Fire Protection Facilities Fees must be paid to the Building and Safety Division in accordance with City Council adopted Fire Protection Facilities Fee requirements in effect at the time of building permit application. Police Protection Studio Project As the project site is located in the City it would be under the jurisdiction of the Ventura County Sheriff's Department for police protection services.The nearest sheriff's facility to the project site is the Moorpark Police Service Center located approximately 1.5 miles east of the project site. Site development and construction would not normally require services from the sheriff's department, except in the cases of trespassing, theft, or vandalism. Such activities at a construction site are usual, but do not typically place undue demands on law enforcement services. Construction activity would increase traffic both on and adjacent to the project site during working hours because commuting construction workers, trucks, and other large construction vehicles would be added to normal traffic during the buildout period. However, this potential is considered less than significant given the periodic and temporary nature of construction-related traffic. Implementation of standard construction traffic control procedures, such as the use of flagmen, and signage showing traffic detour plans, haul routes, hours of operation, protective devices,warning signs, and access to abutting properties would further reduce any potential impact. As described in the Project Description and seen in Figure 4, the project includes construction of an 8-foot-high security fence around the perimeter of the project site. Also described on the site plan are guard gates and private security services on site. Therefore, impacts on police services would be less than significant. Roadway realignment As described above in Fire Protection, the construction of the road widening would require approval from Caltrans and would require a Caltrans Transportation Management Plan,which would include notifying the Sheriffs Department of the times of construction. Impacts on police protection from the road widening would be less than significant. Standard Conditions Prior to initiation of the building plan check process for the project, the applicant shall submit plans in sufficient detail to the Police Department for review and approval of defensible space concepts to reduce demands on police services.To the degree feasible and to the satisfaction of the Community Development Director and the Police Chief, public safety planning recommendations must be incorporated into the project plans.The applicant shall prepare a list of project features and design components that demonstrate responsiveness to defensible B-66 (Moorpark West Studios) space design concepts. Schools Studio Project/Roadway realignment The Studio Project would construct office space and sound stages that would be consistent with industrial land use designations. The roadway realignment would widen Los Angeles Avenue from an undivided two-lane roadway to a four-lane divided roadway. As the Studio Project would not involve the construction of residential units, there would be no impact on schools. Parks Studio Project/Roadway realignment The Studio Project and the roadway realignment would involve construction on vacant land and would expand the existing roadway. Park fees will be paid per the City's Standard Conditions and with payment of park fees no additional mitigation is necessary. Therefore, there would be no impacts. Standard Conditions Parks: Prior to issuance of Zoning Clearance for a building permit,the applicant shall submit to the Parks, Recreation and Community Services Department fees in accordance with the Moorpark Municipal Code and to the satisfaction of the Parks, Recreation, and Community Services Director. Other public facilities Studio Project/Roadway realignment As the Studio Project would involve the construction of office buildings and sound studios, there would be no significant impacts on other public facilities with payment of the City's Standard Conditions for impact fees collected for office/industrial development(i.e., libraries). Standard Conditions Library Facilities: Concurrently with the issuance of a building permit,the Library Facilities Fee must be paid to the Building and Safety Division in accordance with City Council adopted Library Facilities Fee requirements in effect at the time of building permit application. Sources: Project Application (03/09), General Plan Safety Element (2001). Mitigation: No mitigation is required. B-67 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact O. RECREATION 1) Would the project increase the use of existing X neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? 2) Does the project include recreational facilities or require X the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Response: 1) Studio Project/Roadway realignment As described in the Project Description the Studio Project would develop 112,800 square feet of office space, 12 sound stages, and ancillary buildings and the roadway realignment would widen the existing Los Angeles Avenue from two to four lanes. The Studio Project will be responsible for park fees (as identified in Section M, Parks) which will mitigate any potential impacts on recreational facilities.Therefore,there would be no impacts from buildout of the Studio Project. 2) Studio Project/Roadway realignment As described in the Project Description,the Studio Project and the roadway alignment would not develop recreational facilities or require construction or expansion of recreational facilities. Therefore, there would be no impacts. Sources: Project Application (03/09) Mitigation: No mitigation is required. B-68 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact P. TRANSPORTATION/TRAFFIC—Would the project: 1) Conflict with an applicable plan,ordinance or policy X establishing measures of effectiveness for the performance of the circulation system,taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system,including but not limited to intersections,streets,highways and freeways, pedestrian and bicycle paths,and mass transit? 2) Conflict with an applicable congestion management X program,including,but not limited to level of service standards and travel demand measures,or other standards established by the county congestion management agency for designated roads or highways? 3) Result in a change in air traffic patterns,including either X an increase in traffic levels or a change in location that results in substantial safety risks? 4) Substantially increase hazards due to a design feature X (e.g.,sharp curves or dangerous intersections)or incompatible uses(e.g.,farm equipment)? 5) Result in inadequate emergency access? X 6) Conflict with adopted policies,plans,or programs X regarding public transit,bicycle,or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? Response: 1) Studio Project The construction route for the proposed project is planned to be Los Angeles Avenue (SR- 118)to and from the SR-118/23 Freeway. During operation of the studios, tThe 2008 number of average daily trips (ADTS)that travel through the Los Angeles Avenue (SR-118) from Grimes Canyon Road to the project site roadway segment would be 19,900 ADTS.The 2008 number of ADTS that travel through the Los Angeles Avenue(SR-118)from Gabbed Road/Tierra Rejada Road to Moorpark Avenue (SR-23)roadway segment was 33,000 ADTS.As part of the daily traffic that travels along Los Angeles Avenue(SR-118)there is a higher than average use of trucks.The number of trucks utilizing Los Angeles Avenue (SR-118)were estimated and categorized by type (number of axles: 2 axle, 3 axle, and 4 plus axles) as described in the Los Angeles Avenue (SR-118) Truck Analysis & Queue Analysis completed by RBF Consulting, December 6, 2010 in Appendix F. As shown, trucks account for approximately 13.2 percent of ADTS along Los Angeles Avenue. Based on the traffic report for the Studio Project,the project is estimated to generate a total of 3,108 weekday daily trips and 2,134 Saturday daily trips spread over a typical 24-hour period. The project increase over existing conditions would account for 16 percent of the 2008 ADTS along Los Angeles Avenue east of Grimes Canyon Road and 9 percent of the 2008 ADTS west of Gabbed Road/Tierra Rejada Road. Of the total 3,108 weekday ADTS, 1,836 ADTS would consist of an anticipated occupancy rate of 75 percent for the studios, 1,242 ADTS from general office use, and 30 ADTS from security personnel trips. Of the weekday daily trips there would be 174 weekday AM peak hour trips and 168 weekday PM peak hour trips. Of the total 2,134 Saturday ADTS, the anticipated 75 percent rate of occupancy for studio use would be 1,836 ADTS, 268 ADTS from general office use, and 30 B-69 (Moorpark West Studios) from security personnel. The Saturday daily trips would include 46 Saturday mid-day peak hour trips. The office building components are expected to generate trips during the peak hour analysis periods, with the sound stages and ancillary support buildings for the studios generating trips outside of the peak hour analysis periods.As part of the Studio Project, Los Angeles Avenue (SR-118) will be widened along the project frontage from a two-lane to a four-lane roadway, plus turning lanes. As described below and in the Project Description the widening of Los Angeles Avenue would improve the existing vehicle capacity and level of service. Therefore, there would be no impact on an increase in traffic. A number of intersections were identified within the traffic report that would be impacted by the Studio Project. These intersections fall within three jurisdictions: City of Moorpark, Caltrans, and the County of Ventura. (It should be noted that the City boundary follows the south side of the Caltrans right-of-way). Level of service (LOS) is commonly used as a qualitative description of intersection operation and is based on the type of traffic control and experienced delay at the intersection. Based on the traffic study,the 2000 Highway Capacity Manual (HCM) analysis methodology for Signalized Intersections and Unsignalized Intersections is utilized in this analysis to determine the operating LOS of the study intersections in the City of Moorpark and under the jurisdiction of Caltrans.Table B-8,Study Intersection Applicable Jurisdictions, shows the intersections that would potentially be impacted from the Studio Project and the local jurisdictions of the intersections. Table B-8 Study Intersection Applicable Jurisdictions Jurisdiction Intersection City of County of Study Intersection Control Moorpark Caltrans Ventura Bradley Rd/Los Angeles Ave(SR-118) 1WSC X X Somis Rd(SR-34)/Los Angeles Ave(SR-118) Signalized X X Balcom Canyon Rd/Los Angeles Ave(SR-118) 1WSC X X Grimes Canyon Rd/Los Angeles Ave(SR-118) Signalized X X North Hills Parkway/Los Angeles Ave(SR-118) Future X X Butter Creek Rd/Los Angeles Ave(SR-118) 1WSC X X Gabbert Rd-Tierra Rejada Rd/Los Angeles Ave Signalized X X (SR-118) Moorpark Ave(SR-23)/Los Angeles Ave(SR- Signalized X X 118) Spring Rd/Los Angeles Ave(SR-118) Signalized X X SR-23 Southbound Ramps/Los Angeles Ave Signalized X X (SR-118) SR-23 Northbound Ramps/Los Angeles Ave(SR- Signalized X X 118) Mountain Trail St/Tierra Rejada Rd Signalized X Mountain Meadow Dr/Tierra Rejada Rd Signalized X Walnut Creek Rd/Tierra Rejada Rd Signalized X Spring Rd/Tierra Rejada Rd Signalized X Moorpark Rd/Tierra Rejada Rd Signalized X Sunset Valley Rd/Tierra Rejada Rd Signalized X SR-23 Southbound Ramps/Tierra Rejada Rd Signalized X X SR-23 Northbound Ramps/Tierra Rejada Rd Signalized X X Note: 1WSC=One-way Stop-controlled Source: RBF Consulting,Moorpark West Studios Project Traffic Impact Analysis, February 2010. B-70 (Moorpark West Studios) The 2000 HCM analysis methodology describes the operation of an intersection using a range of LOS from LOS A(free-flow conditions)to LOS F (severely congested conditions), based on the corresponding average stopped delay per vehicle for signalized and unsignalized intersections. As shown in the traffic study,the following turning movements are currently operating(2009) at a deficient LOS(LOS D or worse)according to City of Moorpark and Caltrans performance criteria: • Southbound Bradley Road left-turn/right-turn movement at Bradley Road/Los Angeles Avenue (SR-118) intersection (PM peak hour only); • Southbound Balcom Canyon Road left-turn movement at Balcom Canyon Road/Los Angeles Avenue (SR-118) intersection; and • Northbound Butter Creek Road left-turn/right-turn movement at Butter Creek Road/Los Angeles Avenue (SR-118) intersection. Also shown in the traffic study, with the addition of trips forecast to be generated by the Studio Project, the study intersections are forecast to continue to operate at an acceptable LOS (LOS C or better) according to City of Moorpark and Caltrans performance criteria for forecast existing with project conditions with the exception of the following turning movements: • Southbound Bradley Road left-turn/right-turn movement at Bradley Road/Los Angeles Avenue (SR-118) intersection (PM peak hour only); • Southbound Balcom Canyon Road left-turn movement at Balcom Canyon Road/Los Angeles Avenue (SR-118) intersection; and • Northbound Butter Creek Road left-turn/right-turn movement at Butter Creek Road/Los Angeles Avenue (SR-118) intersection. Based on City of Moorpark and Caltrans established thresholds of significance,the addition of trips forecast to be generated by the Studio Project is forecast to result in no significant impacts at the study intersections for forecast existing with project conditions.This is due to the existing intersections (Bradley Road/Los Angeles Avenue, Balcom Canyon Road/Los Angeles Avenue, and Butter Creek Road/Los Angeles Avenue) is already operating at a LOS F. Per the City of Moorpark and Caltrans the Studio Project would forecast to generate no significant impacts at the intersection of Spring Road/Los Angeles Avenue. The County of Ventura thresholds would forecast significant impacts at the intersections of Somis Road/Los Angeles Avenue and Grimes Canyon Road/Los Angeles Avenue with buildout of the Studio Project. As shown in the traffic study,the following turning movement is currently operating at a deficient LOS (LOS F) according to County of Ventura performance criteria: • Southbound Balcom Canyon Road left-turn movement at Balcom Canyon Road/Los Angeles Avenue (SR-118) intersection. The traffic study includes, with the addition of trips forecast to be generated by the Studio Project,the study intersections forecast to continue to operate at an acceptable LOS(LOS E or better) according to County of Ventura performance criteria for forecast existing with project conditions with the exception of the following turning movement: • Southbound Balcom Canyon Road left-turn movement at Balcom Canyon Road/Los B-71 (Moorpark West Studios) Angeles Avenue (SR-118) intersection. As shown in forecast conditions, based on County of Ventura-established thresholds of significance, the addition of trips forecast to be generated by the Studio Project is forecast to result in no significant impacts at the study intersections for forecast existing with project conditions.This is due to the existing intersection (Balcom Canyon Road/Los Angeles Avenue) is already operating at a LOS F. According to County of Ventura thresholds of significance for roadway segment impacts, the Studio Project would have significant impacts on the following roadway segments: Los Angeles Avenue east of Somis Road and Los Angeles Avenue from Grimes Canyon Road to the Studio Project site. Table B-9,Existing Conditions Roadway Segment Volumes demonstrates the existing LOS levels for the roadway segments along Los Angeles Avenue that would potentially be impacted. The roadway segments ADT and V/C — LOS for the Existing With Project Conditions is located below in Table B-10, Forecast Existing With Project Conditions Roadway Segment Volumes.As shown in Table B-8,the V/C—LOS would remain unchanged between existing and existing plus project conditions. Impacts would be less than significant with mitigation and incorporation of the City's Standard Conditions. Table B-9 Existing Conditions Roadway Segment Volumes Existing LOS E Existing V/C— Study Roadway Segment Capacity ADT LOS Los Angeles Ave (SR-118)west of Somis Rd (SR-34) 27,000 11,700 0.43—D Los Angeles Ave (SR-118)east of Somis Rd (SR-34) 27,000 18,400 0.68—E Los Angeles Ave (SR-118)from Grimes Canyon Rd to project 0.74—E site 27,000 19,900 Los Angeles Ave (SR-118)from Gabbert Rd to Moorpark Ave 0.38—B (SR-23) 87,000 33,000 Los Angeles Ave (SR-118)from Moorpark Ave (SR-23)to 0.63—C Spring Rd 58,000 36,500 Los Angeles Ave (SR-118)from Spring Rd to SR-118/SR-23 87,000 38,500 0.44—B Source: RBF Consulting, Moorpark West Studios Traffic Impact Analysis, 2010. Table B-10 Forecast Existing With Project Conditions Roadway Segment Volumes LOS E Existing Study Roadway Segment Capacity ADT V/C—LOS Los Angeles Ave (SR-118)west of Somis Rd (SR-34) 27,000 11,855 0.44—D Los Angeles Ave (SR-118)east of Somis Rd (SR-34) 27,000 18,711 0.69—E Los Angeles Ave (SR-118)from Grimes Canyon Rd to project 0.75—E site 27,000 20,211 Los Angeles Ave (SR-118)from Gabbert Rd to Moorpark Ave 0.40—B (SR-23) 87,000 35,020 Los Angeles Ave (SR-118)from Moorpark Ave (SR-23)to 0.66—D Spring Rd 58,000 38,520 Los Angeles Ave (SR-118)from Spring Rd to SR-118/SR-23 87,000 40,520 0.47—B B-72 (Moorpark West Studios) Source: RBF Consulting, Moorpark West Studios Traffic Impact Analysis, 2010. Roadway realignment The roadway realignment would provide additional traffic capacity between Montair Drive and Tierra Rejada Road. However, regardless of the Roadway realignment, the proposed alignment would relieve an existing and forecast traffic deficiency along the study segment. The proposed alignment extends for a total length of approximately 4,200 linear feet, from approximately 75 feet east of Montair Drive to the Los Angeles Avenue/Tierra Rejada Road intersection, see Figure 3, Surrounding Land Uses. The majority of this segment is an undivided two lane, mixed flow arterial roadway. The remainder, in the vicinity of Tierra Rejada Road, expands to a divided four lane, mixed flow roadway. The northern portion of the roadway realignment is bounded by: (1)an industrial facility and associated parking/storage areas; (2) undeveloped vacant property; and (3) a SCE substation.Along the frontage of the industrial facility and vacant property, a concrete-lined drainage channel operated by the VCWPD exists.The SCE substation frontage is improved with a curb,gutter, and sidewalk. Landscaping improvements have been implemented along the industrial facility and SCE substation frontages. SCE utility poles exist along the entire northern boundary of Los Angeles Avenue. The southern portion of the roadway realignment is bounded by: (1) agricultural uses; (2)single-family residential uses; (3) an SCE easement occupied by agricultural uses; and (4) additional single-family residential uses.The majority of the southern side of Los Angeles Avenue is unimproved with the exception of the frontages of the residential development and SCE easement,where a curb,gutter, and sidewalk exist.The southern side of Los Angeles Avenue is intermittently lined with traffic guardrail, and a small stand of eucalyptus trees exists west of Buttercreek Road. In addition, an earthen-bottom drainage ditch and utility poles exist along the frontage of the agricultural uses west of Butterfield Road. Existing average daily traffic (ADT) volumes were collected to analyze the Los Angeles Avenue study segment assuming the existing two lane cross-section. Forecast year 2012 and 2035 ADT volumes were derived by applying an annual growth rate of 1.5 percent per year to existing ADT volumes to analyze the Los Angeles Avenue study segment assuming the proposed four lane cross-section. Table B-11, Los Angeles Avenue Segment Analysis — Existing Two Lane Cross- Section,summarizes existing LOS,forecast year 2012 LOS,and forecast year 2035 LOS for the Los Angeles Avenue study segment assuming the existing two-lane cross-section. Table B-11 Los Angeles Avenue Segment Analysis— Existing Two Lane Cross Section LOS D Study Year Capacity ADT V/C-LOS Existing Year 16,000 19,000 1.24—F Forecast Year 16,000 21,100 1.32—F 2012 Forecast Year 16,000 29,700 1.86—F 2035 Source: City of Moorpark/Caltrans, Revised Administrative Draft Initial Study:Los Angeles Avenue Road Widening, 2009. As shown in Table B-11,the Los Angeles Avenue study segment is currently operating at a B-73 (Moorpark West Studios) deficient LOS, and is forecast to operate at a deficient LOS for forecast year 2012 and forecast year 2035 assuming the existing two lane cross-section. Table B-12, Los Angeles Avenue Segment Analysis — Proposed Four Lane Cross- Section, summarizes forecast year 2012 LOS and forecast year 2035 LOS for the Los Angeles Avenue roadway segment assuming the proposed four lane cross-section. Table B-12 Los Angeles Avenue Segment Analysis— Proposed Four Lane Cross—Section Study Year LOS D Capacity ADT V/C—LOS Forecast Year 2012 47,000 21,100 0.45—A Forecast Year 2035 47,000 29,700 0.63—B Source: City of Moorpark/Caltrans, Revised Administrative Draft Initial Study:Los Angeles Avenue Road Widening, 2009. As shown in Table B-11,the Los Angeles Avenue study segment is forecast to operate at an acceptable LOS for forecast year 2012 and forecast year 2035 assuming the proposed four lane cross-section. As previously noted, RBF Consulting conducted additional analysis (Los Angeles Avenue (SR-118) Truck Analysis & Queue Analysis memorandum dated December 6, 2010 see Appendix F) to estimate existing and future truck traffic traveling eastbound/westbound along Los Angeles Avenue from Gabbed Road/Tierra Rejada Road intersection to the proposed North Hills Parkway/Los Angeles Avenue intersection. The existing number of trucks traveling along the roadway segment would include approximately 1,076 two-axle,410 three-axle, and 1,134 four-or-more axle trucks within a 24-hour period.The number of trucks traveling along the roadway for future 2035 conditions without the project without the North Hills Parkway extension would include approximately 1,604 two-axle, 612 three-axle, and 1,694 four-or-more axle trucks.The number of trucks traveling eastbound along the roadway, with implementation of the project under 2035 conditions without the North Hills Parkway extension,would include approximately 802 two-axle, 328 three-axle, and 890 four-or-more axle trucks. Project trucks traveling westbound along this roadway would utilize the eastern, truck only, entrance to the project.The number of trucks traveling from Gabbed Road/Tierra Rejada Road and the project truck access would include approximately 802 two-axle, 328 three-axle, and 890 four-or-more axle trucks. Trucks traveling westbound between the project truck access and North Hills Parkway would include approximately 802 two-axle trucks,306 three-axle trucks,and 847 four-or-more axle trucks. Project truck trips would not occur within the peak AM or PM hours. Thus,the proposed alignment would alleviate existing and forecast traffic deficiencies along the proposed study segment that currently result in congestion and delays that affect local access and emergency access. In addition, as an arterial extension of the SR-118 mainline to the east, Los Angeles Avenue experiences higher than average levels of heavy truck traffic than typical arterial roadways. The project would improve efficiency and safety for heavy truck traffic by increasing capacity and improving roadway geometry by eliminating the westbound weaving/choking point(where two lanes merge to one lane)just west of the Los Angeles Avenue/Tierra Rejada Road intersection. The project proposes to widen Los Angeles Avenue from an existing two lane undivided roadway to a four lane divided roadway. The existing volume to capacity(V/C) ratio for Los Angeles Avenue roadway segment is 1.24 with a LOS F. The alignment would provide increased vehicle capacity and improved traffic operations along Los Angeles Avenue, as seen in Table B-11 and Table B-12. These improvements would lower the V/C ratio from 1.86 and a LOS F, for the year 2035, to a V/C ratio of 0.63 and LOS B. No impact would B-74 (Moorpark West Studios) occur in this regard. Impacts would be less than significant. Standard Conditions Traffic Systems Management:Concurrently with the issuance of a Zoning Clearance for each building permit, the applicant shall submit to the Community Development Department the established Moorpark Traffic Systems Management (TSM) Fee for the approved development consistent with adopted City policy for calculating such fee. Intersection Improvements: Prior to issuance of the first Zoning Clearance for a building permit, the applicant shall submit to the Community Development Department a fair-share contribution for intersection improvements relating to the project. The amount of fair-share participation will be to the satisfaction of the City Engineer and Public Works Director based on the traffic report prepared for the project and the extent of the impact to these intersections. Citywide Traffic: Concurrently with the issuance of a Zoning Clearance for each building permit, the applicant shall submit to the Community Development Department the Citywide Traffic Fee.The fee shall be calculated per dwelling unit for residential projects,or by use for commercial and industrial projects, based upon the effective date of approval of the entitlement consistent with adopted City policy for calculating such fee.The fee will be paid at the time of building permit issuance. Area of Contribution: Concurrently with the issuance of a Zoning Clearance for each building permit, the applicant shall pay to the Community Development Department the Area of Contribution (AOC) Fee for the area in which the project is located. The fee shall be paid in accordance with City Council adopted AOC fee requirements in effect at the time of building permit application. 2) Studio Project/Roadway realignment The Ventura County Transportation Commission (VCTC)adopted the 2009 Ventura County Congestion Management Program (CMP) which provides local agencies and private developers procedures and tools necessary to manage and decrease traffic in the County. The performance standards currently adopted for CMP road and highways include LOS and Annual Average Daily Travel (AADT). The traffic study completed for the Studio project utilized County thresholds for LOS which is further described below. To determine forecast year 2012 traffic impacts of the Studio Project, forecast year 2012 without project conditions are examined prior to forecast year 2012 with project conditions. Other scenarios were used to analyze potential traffic impacts.They would include forecast year 2035 without project without proposed North Hills Parkway extension and 2035 with project without proposed North Hills Parkway extension. 2012 without Project Conditions Forecast year 2012 without project conditions assume the following completed modifications within the study area: • Spring Road/Los Angeles Avenue—Addition of a second southbound left-turn lane; • Moorpark Road/Tierra Rejada Road—Addition of a second northbound left-turn lane. Based on the traffic study,forecast year 2012 without project conditions assume the following planned modification within the study area: • Widening of Los Angeles Avenue (SR-118) between Tierra Rejada Road and the B-75 (Moorpark West Studios) SR-118 freeway to a six-lane roadway. As shown in the 2012 without project conditions, the following turning movements are forecast to operate at a deficient LOS (LOS D or worse) according to City of Moorpark and Caltrans performance criteria: • Southbound Bradley Road left-turn/right-turn movement at Bradley Road/Los Angeles Avenue (SR-118) intersection (PM peak hour only); • Southbound Balcom Canyon Road left-turn movement at Balcom Canyon Road/Los Angeles Avenue (SR-118) intersection; and • Northbound Butter Creek Road left-turn/right-turn movement at Butter Creek Road/Los Angeles Avenue (SR-118) intersection. As shown in Table 16 in the traffic study, the following turning movement is forecast to operate at a deficient LOS (LOS F) according to County of Ventura performance criteria: • Southbound Balcom Canyon Road left-turn movement at Balcom Canyon Road/Los Angeles Avenue (SR-118) intersection. The study roadway segments, described in Table B-8, are forecast to operate at an acceptable LOS according to agency performance criteria for forecast year 2012 without project conditions. The LOS levels for the roadway segments are expected to be the same as existing levels. 2012 with Project Conditions The forecast year 2012 with Project conditions for the roadway segments included the addition of trips forecast to be generated by the proposed project.The study intersections are forecast to continue to operate at an acceptable LOS(LOS E or better)according to County of Ventura performance criteria for forecast year 2012 with project conditions with the exception of the following turning movement: • Southbound Balcom Canyon Road left-turn movement at Balcom Canyon Road/Los Angeles Avenue (SR-118) intersection. As also determined, based on County of Ventura-established thresholds of significance,the addition of trips forecast to be generated by the proposed project is forecast to result in no significant impact at the study intersections for forecast year 2012 with project conditions. As shown in Table 20 of the traffic study, the study roadway segments are forecast to operate at an acceptable LOS according to agency performance criteria for forecast year 2012 with project conditions. 2035 without Project Conditions without proposed North Hills Parkway Extension To determine forecast year 2035 traffic impacts of the project, forecast year 2035 without project conditions without proposed North Hills Parkway extension are examined prior to forecast year 2035 with project without proposed North Hills Parkway extension conditions. Based on direction the traffic study, forecast year 2035 without project conditions do not assume any further modifications within the study area occur between 2012 and 2035. As shown in Table 23, of the traffic study, the study roadway segments are forecast to operate at an acceptable LOS according to agency performance criteria for forecast year 2035 without project conditions without proposed North Hills Parkway extension with the exception of the following two roadway segments: • Los Angeles Avenue (SR-118) east of Somis Road (SR-34); and B-76 (Moorpark West Studios) • Los Angeles Avenue(SR-118)from Grimes Canyon Road to the proposed project site. 2035 with Project Conditions without proposed North Hills Parkway Extension This section analyzes the impact of the addition of trips forecast to be generated by the proposed project to forecast year 2035 without project conditions without proposed North Hills Parkway extension. As shown in Table 26,the study roadway segments are forecast to operate at an acceptable LOS according to agency performance criteria for forecast year 2035 with project conditions without proposed North Hills Parkway extension with the exception of the following two roadway segments: • Los Angeles Avenue (SR-118) east of Somis Road (SR-34); and • Los Angeles Avenue(SR-118)from Grimes Canyon Road to the proposed project site. Based on County of Ventura thresholds of significance for roadway segment impacts, the addition of trips forecast to be generated by the proposed project results in a significant impact at the following two roadway segments: • Los Angeles Avenue (SR-118) east of Somis Road (SR-34); and • Los Angeles Avenue(SR-118)from Grimes Canyon Road to the proposed project site. Forecast Year 2035 Without Project Conditions with Proposed North Hills Parkway Extension To determine forecast year 2035 traffic impacts of the project assuming the proposed North Hills Parkway extension is constructed,forecast year 2035 without project conditions with the proposed North Hills Parkway extension are examined prior to forecast year 2035 with project conditions with the proposed North Hills Parkway extension. As shown in the traffic study, the study roadway segments are forecast to operate at an acceptable LOS according to agency performance criteria for forecast year 2035 without project conditions with the proposed North Hills Parkway extension with the exception of the following two roadway segments: • Los Angeles Avenue (SR-118) east of Somis Road (SR-34); and • Los Angeles Avenue(SR-118)from Grimes Canyon Road to the proposed project site. Forecast Year 2035 With Project conditions with Proposed North Hills Parkway Extension This section analyzes the impact of the addition of trips forecast to be generated by the proposed project to forecast year 2035 without project conditions with the proposed North Hills Parkway extension. The study roadway segments are forecast to operate at an acceptable LOS according to agency performance criteria for forecast year 2035 with project conditions with the proposed North Hills Parkway extension with the exception of the following two roadway segments: • Los Angeles Avenue (SR-118) east of Somis Road (SR-34); and • Los Angeles Avenue(SR-118)from Grimes Canyon Road to the proposed project site. Based on County of Ventura thresholds of significance for roadway segment impacts, the addition of trips forecast to be generated by the proposed project results in a significant impact at the following two roadway segments: B-77 (Moorpark West Studios) • Los Angeles Avenue (SR-118) east of Somis Road (SR-34); and • Los Angeles Avenue(SR-118)from Grimes Canyon Road to the proposed project site. Implementation of the City's Standard Conditions (which would include the TSM fee, intersection improvements, Citywide traffic, and area of contribution), mitigation measures, and a fair-share contribution to the County via Ventura County Ordinance 4246 which established the Traffic Impact Mitigation Fee to fund road improvements.The fee provides a method of assessing on a project by project basis, a "fair share" portion of the cost for the projected road improvements in the County unincorporated area.The fee provides a method of assessing on a project by project basis, a "fair share" portion of the cost of the projected road improvements in the County unincorporated area.The fee will be collected prior to the issuance of the Building Permit. According to Exhibit 19 of the CMP, the stretch of Los Angeles Avenue that provides access to the project site is expected to decrease approximately 3,000 AADTs in 2030. The CMP accounts for all known and projected roadway improvements in the County, which would include the widening of Los Angeles Avenue to four lanes from SR-23 to SR-126. As a result, impacts would be less than significant with the implementation of mitigation measures. 3) Studio Project As described in the Section H, Hazards and Hazardous Materials, the nearest airport is located more than 9 miles either to the northeast or southwest. However, there is a private helipad located approximately 250 feet east of the northeastern project boundary. Construction impacts would short-term in nature and would not significantly impact landing or takeoff operations. During the operation of the Studio Project, the nearest buildings to the helipad would be building G and yard building H. The heights of these buildings would be 32 feet and 26 feet to the top of the roof, respectively.As described in the FAA regulations,a helipad would require a minimum of 280 feet for a protection zone(in the takeoff and landing area direction). The nearest building, building G, would be approximately 65 feet from the project boundary, which would be 315 feet from the helipad. Therefore, impacts would be less than significant. Roadway realignment The proposed roadway widening project would not impact air traffic patterns.The project is not located in the vicinity of a public airport or private airstrip. However, there is a private helipad located in the northwest corner of the SCE substation.As described in the Hazards response, potential impacts from the widening of Los Angeles Avenue would be less than significant.As the construction and the long-term operation of Los Angeles Avenue would not directly impact the helipad, there would be no impacts. 4) Studio Project The main access to the Studio Project would be the intersection of Los Angeles Avenue and North Hills Parkway. The project site main access would be the intersection of North Hills Parkway/Street B. As described in the Project Description, the area considered for additional surface parking would provide public access from the existing business located west of the project site, designated as Street B, to the entrance of the Studio Project at the North Hills Parkway/Street B intersection.Alternate access to the site would be provided by two County access gates along the southern boundary of the project and alternate truck access at the southwestern corner of the project site, which would include an alternate fire access gate. The internal roads would be sized to current Moorpark Municipal Code regulations for normal travel and emergency vehicles. Impacts would be less than significant. Roadway realignment The existing Los Angeles Avenue from the intersection of Los Angeles Avenue/Tierra Rejada Road to Montair Drive consists of a two-lane undivided roadway.As described in Figure 2 of the City's General Plan Circulation Element, Los Angeles Avenue is proposed to be a six- lane arterial with a signalized intersection at Los Angeles Avenue and North Hills Parkway. B-78 (Moorpark West Studios) The roadway realignment would widen this roadway segment to a four-lane divided roadway with a raised median. The proposed traffic signal at Los Angeles Avenue and North Hills Parkway will be synchronized with existing signals to the east(Gabbert Road/Tierra Rejada) as described in mitigation measure TR-2.The signal at Los Angeles Avenue and North Hills Parkway would be activated when vehicles exit North Hills Parkway onto Los Angeles Avenue. Therefore, there impacts would be less than significant. A Caltrans Transportation Management Plan would be prepared prior to construction of the project. This would provide alternate measures for emergency vehicle access. During the operation of the roadway the lanes would provide additional access for emergency vehicle. Therefore, impacts would be less than significant. Standard Conditions Prior to issuance of a grading permit, the applicant shall provide an Irrevocable Offer of Dedication to the City of an easement for the purpose of providing ingress/egress access, drainage,and parking to the adjacent commercial/industrial properties.The City of Moorpark shall not assume any responsibility for the offered property or any improvements to the property until this action has been accepted by the City Council. If accepted by the City of Moorpark, this easement may be fully assignable to the adjacent property owners, as an easement appurtenant for parking, ingress/egress access purposes, and all uses appurtenant thereto. The form of the Irrevocable Offer of Dedication and other required pertinent documents required to satisfy the above requirements must be to the satisfaction of the Community Development Director, City Engineer and Public Works Director and the City Attorney. (This Condition Applies to Commercial/Industrial projects) 5) Studio Project During construction of the Studio Project the appropriate measures would be taken to ensure adequate emergency vehicle access (i.e., flag men, an alternate path for emergency vehicles). This would include notifying the Sheriff's Department of temporary lane closures. Impacts would be less than significant. Roadway realignment As described in the Hazards analysis, the construction of the roadway realignment would require temporary lane closures along Los Angeles Avenue. However, it is not anticipated that Los Angeles Avenue would require complete closure at any point during construction. In addition, the project would be required to adhere to existing City of Moorpark standards regarding roadway construction and a construction route plan, including preparation of a Caltrans Transportation Management Plan prior to project initiation. Impacts would be less than significant. 6) Studio Project The Studio Project would develop 1,696 paved parking spaces within the project site. As described in the Project Description,942 on-site parking spaces would be provided for Phase One and 754 additional on-site spaces would be provided at buildout. The Studio Project would require approximately 1,591 parking spaces as specified in the Zoning Ordinance of the Municipal Code. Therefore, the project is consistent with Code requirements and no significant impact is anticipated. Roadway realignment The existing area of Los Angeles Avenue does not provide off-street parking.The proposed transportation improvement project would neither impact existing parking areas,nor would it create any demand for parking.As no parking exists along Los Angeles Avenue, no impacts would result. Standard Conditions No overnight parking, repair operations, or maintenance of trucks may occur on site. The property owner may enter into an agreement with the City to allow the City to enter the B-79 (Moorpark West Studios) property when the property owner has properly posted signs restricting the overnight parking, repair, or maintenance of truck, to enforce the on-site restrictions and assume the costs of towing the violating vehicles. (This Condition Applies to Commercial/Industrial and Multi- family Residential projects) Parking areas must be developed and maintained in accordance with the requirements of the Moorpark Municipal Code.All parking space and loading bay striping must be maintained so that it remains clearly visible during the life of the development. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) All parking areas must be surfaced with asphalt, concrete,or other surface acceptable to the Community Development Director, City Engineer and Public Works Director, and must include adequate provisions for drainage, National Pollution Discharge Elimination System (NPDES)compliance,striping and appropriate wheel blocks,curbs,or posts in parking areas adjacent to landscaped areas.All parking, loading and common areas must be maintained at all times to ensure safe access and use by employees, public agencies and service vehicles. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) The Studio Project and the roadway realignment would not conflict with adopted policies, plans,or programs supporting alternative transportation.According to the City's General Plan Circulation Element, the following roadway network is designated as a Class II bike lane (includes a restricted right-of-way, most often designated by a painted line and signs on the road): the section of Poindexter Avenue west of SR-23 then proceeds south on Gabbert Road which ultimately connects to Tierra Rejada until the City's eastern boundary. Los Angeles Avenue is also designated as an unsigned state route which permits the use of bicycles. Pedestrian pathways/sidewalks would be provided on both sides of Los Angeles Avenue from Tierra Rejada west until the intersection of North Hills Parkway and Los Angeles Avenue. The project would be required to provide for adequate vehicular, bicycle, and pedestrian travel in accordance with Caltrans and City of Moorpark standards. Impacts in this regard are anticipated to be less than significant. Sources: General Plan Circulation Element (1992); RBF Consulting, Moorpark West Studios Project Traffic Impact Analysis, 2010; Highway Capacity Manual, Signalized Intersections and Unsignalized Intersections, 2000; US Department of Transportation, Federal Aviation Administration,Advisory Circular Number 150/5390-2B,2004; Moorpark Municipal Code,Title 17,Section 17.32.020; City of Moorpark/Caltrans, Revised Administrative Draft Initial Study:Los Angeles Avenue Road Widening,2009; RBF Consulting, Los Angeles Avenue(SR-118)Truck Analysis &Queuing Analysis, December 2010. Mitigation: TR-1 County of Ventura Roadways and Intersections—The proposed project will make a fair share contribution to the County via the Traffic Impact Mitigation Fee (TIMF) established via Ventura County Ordinance 4246 to fund road improvements. The fee provides a method of assessing, on a project by project basis, a"fair share" portion of the cost for the projected road improvements in the County unincorporated area. TR-2 The proposed traffic signal at Los Angeles Avenue and North Hills Parkway will be synchronized with existing signals to the east (Gabbert Road/Tierra Rejada Road)to the satisfaction of the City Engineer/Public Works Director. B-80 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Q. UTILITIES AND SERVICE SYSTEMS—Would the project: 1) Exceed wastewater treatment requirements of the X applicable Regional Water Quality Control Board? 2) Require or result in the construction of new water or X wastewater treatment facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? 3) Require or result in the construction of new storm water X drainage facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? 4) Have sufficient water supplies available to serve the X project from existing entitlements and resources,or are new or expanded entitlements needed? 5) Result in a determination by the wastewater treatment X provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? 6) Be served by the landfill with sufficient permitted capacity X to accommodate the project's solid waste disposal needs? 7) Comply with federal,state,and local statutes and X regulations related to solid waste? Response: 1) Studio Project The project site is located within the boundaries of the Los Angeles Regional Water Quality Control Board (LA RWQCB).The Ventura County Waterworks District No. 1 (VCWD)owns, operates, and maintains the water and sewer service within the City's limits as well as the MWTP, located just west of City limits along SR-118. The existing treatment capacity of the MWTP is 3.0 million gallons per day(mgd)and plans to expand the treatment capacity to 5 mgd for solids handling,an Operations Building,and a tertiary facility to adequately serve future growth of the City. Construction of Phase I to expand the MWTP to 5 mgd was completed in the spring of 2010 which allows the MWTP to hydraulically receive up to 5 mgd of wastewater.A Phase II project would be constructed in the future to allow the MWTP to process the increased loading of biosolids removed from a maximum 5 mgd wastewater inflow. The Ventura County Public Works Agency has scheduled funding for fiscal years 2011 through 2013 for the Phase II expansion of the MWTP (County of Ventura, August 2010). The Studio Project would connect to a 15-inch sewer line that would be located within the proposed North Hills Parkway right-of-way.The 15-inch sewer line would then connect to the existing Woodcrest Carpet Mills 12-inch sewer lateral immediately north of Los Angeles Avenue (as identified in the approved Sewer Study in Appendix G). tThe 12-inch existing sewer main is operated by VCWDCity's sewer system and would utilize the MWTP services. For a conservative analysis, the Studio project would generate a ratio of 1:1 (indoor ater: wastewater) based on the indoor water demand for the project, shown in Response 4 below.Therefore,the amount of wastewater generated by the project would consist of 0.024 mgd, or an increase of 1.3 percent of current treatment capacity, which would be a negligible increase when compared to the 3.0 mgd treatment capacity.As B-81 (Moorpark West Studios) the MWTP is planned to expand to treat future projects within the City,impacts on exceeding wastewater treatment requirements would be less than significant. Roadway realignment The proposed roadway widening would not generate wastewater or alter existing wastewater facilities. No exceedance of LA RWQCB requirements would occur, and therefore, there would be no impacts. 2) Studio Project As described above, the MWTP is planned to expand to 5 mgd to adequately serve the discharge of future projects that would connect to the facility.As the expansion has already been analyzed and approved by the Ventura County Public Works Agency— Water and Wastewater Department,the Studio Project would have no impact on the new construction of wastewater treatment capacities and facilities. As described in the Project Description, the Studio project would construct a 12-inch water line from the northeasterly corner of the site approximately 1,500 linear feet(If)to an existing water line within Gabbed Road. The size of the water line would provide adequate capacity for the project site.This line would be dedicated to VCWD upon completion of construction. Construction impacts related to air quality would be mitigated with implementation of measures AQ-1 through AQ-3. Construction of the pipeline would include grading activities. Potential impacts to biological and cultural resources would result in less than significant impacts with the incorporation of mitigation measures BIO-1 through BIO-4 and CR-1. As described in the Transportation/Traffic section, any potential construction impacts would be reduced to less than significant impacts with implementation of mitigation measure TR-1. The Implementation of the City's standard conditions would reduce potential hydrology and water quality impacts during construction of the water pipeline to less than significant. Therefore, impacts would be considered less than significant. Roadway realignment The roadway realignment would not require or generate water or wastewater. No impacts to existing water or wastewater facilities would occur. 3) Studio Project The project site would require the construction of new sewer lines within the project boundaries.These sewer lines would connect to existing sewer lines adjacent to the project _ • -•• _ _ e __ • _ __ 'e•. -••: • _ - _As described above-in the Hydrology and Water Quality ThresholdAnalysis 4,the project would include an on-site detention system to maintain existing surface water runoff flowrates of 68 cfs, would extend an existing 72-inch storm drain within Los Angeles Avenue, and utilize the eastern portion of the traffic barrier as a floodwall. The construction of the onsite drainage improvements were found to result in less than significant hydrology and water quality impacts. The project would also improve approximately 20025 linear feet of the southern drainage channel.The analysis throughout this document has identified that construction of these improvements would result in less than significant impacts. Roadway realignment As stated above in the analysis of the Hydrology and Water Quality impacts,the proposed roadway widening would realign the existing Los Angeles Avenue, as seen in Figure 3, Surrounding Land Uses. The existing crown of Los Angeles Avenue would require modification to match the proposed new centerline of the widened roadway. The proposed improvements for drainage along the realignment would include curb,gutter, and drains, or could include a bioswale and retention pond. Therefore, impacts on environmental effects from the roadway realignment would be less than significant. In addition to improvements to drainage,there is the potential that utilities (i.e., underground gas lines) exist beneath Los Angeles Avenue and within the right-of-way. Therefore, there would be the potential for a significant impact to exiting utilities. However, implementation of the City's Standard Conditions would reduce a potentially significant impact to utilities to a B-82 (Moorpark West Studios) less than significant impact. Standard Conditions The applicant and/or property owner shall provide verification to the City Engineer and Public Works Director that all on-site storm drains have been cleaned at least twice a year, once immediately prior to October 1st(the rainy season)and once in January.Additional cleaning may be required by the City Engineer and Public Works Director depending upon site and weather conditions. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) When available, use of reclaimed water is required for landscape areas subject to the approval of the Community Development Director, the City Engineer and Public Works Director and Ventura County Waterworks District No. 1. Prior to construction of any public improvement, the applicant shall submit to the City Engineer and Public Works Director, for review and approval, street improvement plans prepared by a California Registered Civil Engineer,and enter into an agreement with the City of Moorpark to complete public improvements,with sufficient surety posted to guarantee the complete construction of all improvements, except as specifically noted in these Standard Conditions or Special Conditions of Approval. Prior to issuance of the first building permit, all existing and proposed utilities, including electrical transmission lines less than 67 Kilovolts (Kv), must be under-grounded consistent with plans approved by the City Engineer, Public Works Director and Community Development Director. Any exceptions must be approved by the City Council. Above-ground obstructions in the right-of-way (utility cabinets, mailboxes, etc.) must be placed within landscaped areas when landscaped areas are part of the right-of-way improvements.When above ground obstructions are placed within the sidewalk,a minimum of 5 feet of clear sidewalk width must be provided around the obstruction. Above-ground obstructions may not be located within or on multi-purpose trails. 4) Studio Project The A portion of the project site is located within the boundaries of the VCWD, which provides its customers with local groundwater and imported water from the Metropolitan Water District of Southern California(MWD)via Calleguas Municipal Water District(CMWD). Approximately 33 acres of the project site is currently outside of the VCWD boundary and would need to be annexed to allow VCWD to provide water and sewer services. The proposed project water demand was determined using the American Water Works Association Research Foundation (AWWARF)water demand factorfactor of 37 gallons per day per capita (gdpc).Ffor indoor water demand for non-residentiaicommercial land uses,- development square footages were used to ostimate employee for oach land use wero . . . A (AWWARF) water demand factor. The AWWARF water demand factor is used was 37 gallons per day per capita (gdpc). Using an upper end estimate of the on-site project employment,conservative estimate, the Studio project would provide 46970 job opportunities which would equate to an indoor water demand of 6,2-1-13.1 million gallons per year(MG/yr), 0.04 MG per day, or 19.140.2 acre-feet per year(afy). The City of Moorpark has adopted, by ordinance (15.23.010) a water efficient landscape ordinance which describes how to calculate landscape water demand and was used to estimate the proiect's landscape irrigation requirements. The ordinance is based on the model landscape ordinance established by the California Department of Water Resources which provides a basis for water efficient landscape irrigation for all areas in California. According to the City's ordinance, the first water demand would be based on the maximum applied water allowance. This is the upper limit of the annual allowed water for an established landscape area. The proiect's water demand would result in a maximum allowance of B-83 (Moorpark West Studios) 8,721,907 gallons per year or 27.8 afy. The estimated total water use for landscape of the proposed project would be 8,558,418 gallons per year or 26.2 afy which would equate to 23,448 gallons per day or 0.07 af per day. As such, the project would not exceed the maximum water allowance. The total water demand (potable and irrigation demand)for the Studio site is estimated to be 66.4 afy. This is considered a conservative estimate as it does not reflect conservation requirements set forth in the 2009 Comprehensive Water Legislation (SB X7-7) that commercial, industrial and institutional land uses must reduce water demand by 20 percent by the year 2020. If a 20 percent reduction is achieved, the project demand would be reduced to 53.1 afy. With incorporation of SB X7 7, commercial, industrial, and institutional (CII) uses would require a 10 percent reduction from"business as usual"thus generating a water demand of 17.2 afy.According to the Draft VCWD 2005 2010 Amended Urban Water Management Plan (UWMP), the VCWD has projected a number of land uses that would use the water resources of the district. Municipal and Industrial (M&I) land uses were projected to be accounted for less than one with a 3 percent growth rate until 2010 and a 1.5 percent growth rate until buildout of the City.As stated in the Draft 2010 UWMP Table 6.1-1,commercial and industrial growth from 2010 to 2015 is projected to increase 147 afy of water demand, or 14 percent for the five year period. The total project water demand,with a 20 percent reduction of water demand, would equal 53.1 afy. The project water demand during the 2010 to 2015 interval would equate to 36 percent of the water growth allocated in the Draft 2010 UWMP for commercial/industrial land uses. The Draft 2010 UWMP projected increase in water demand from 2010 to 2015 would be 2,388 af. The 53.1 afy of project water demand would equate to 2.2 percent of total water use within VCWD boundaries between 2010 to 2015.As indicated in the Draft 2010 UWMP,the VCWD is projected a surplus of 802 af for 2015 and a surplus of 165 af for 2020 during a normal water year.As a result, adequate water supplies would be available for the proposed project. The scale of the Studio Project and the industrial land uses within the City was anticipated within the UWMP (17.2 afy of the projected increase of 1/18 afy between 2010 e - e- e :e-- _ e . e: -:• . •_ _ e -1n addition,the applicant shall comply with all pertinent County Waterworks District water and sewer connection regulations, and impacts on water resources would be less than significant. Roadway realignment As described above under response 2, the roadway realignment would not require or generate water. Therefore there would be no impacts. 5) Studio Project As described in response 1, the Studio Project would connect to the MWTP, which would have the capacity to treat 5 mgd of wastewater.As described in the Ventura County General Plan Public Facilities and Services Appendix,the expected amount of generated wastewater within VCWD from industrial land uses is expected to increase until buildout. A sewer capacity study was completed, reviewed and approved by the VCWD on January 19, 2011 (as shown in Appendix G). The sewer capacity study determined that all existing portions of the existing pipe lateral are adequate to handle the flows from the Studio project. The sewer evaluation of the existing 12-inch sewer lateral and the proposed extension northerly to North Hills Parkway, indicates that it has adequate capacity to serve the Studio project and the land north of the project. With the expansion of the MWTP, impacts on wastewater would be less than significant. Roadway realignment As described above under response 2, the roadway realignment would not require or generate wastewater. Therefore there would be no impacts. 6) Studio Project B-84 (Moorpark West Studios) The Studio Project consists of 112,800 square feet of office space and 446,650 square feet of industrial and ancillary uses for a total of 559,450 square feet of building space. As described in the Ventura County Solid Waste Management Department, Guidelines for Preparation of Environmental Assessments for Solid Waste Impacts,the generation rate for office uses is 0.0108 tons/sq. ft./year of solid waste. The same generation rate is used for Medium Industrial uses because there are no generation rates for this land use.The Studio Project would generate approximately 6,042.06 tons/year of solid waste.With implementation of Moorpark's 2006 diversion rate of 58 percent, the Studio Project would generate 2,537.67 tons/year of solid waste,or 6.95 tons per day(tpd)after the year 2012.The nearest landfill that would serve the project site would be the Simi Valley Landfill,which is permitted to accept 3,000 tpd. Therefore, the Studio Project would account for 0.23 percent of solid waste generated in any given year.Any project that generates solid waste will have an impact on the demand for solid waste disposal capacity in Ventura County. However, unless the County has reason to believe that there is less than 15 years of disposal capacity available for County disposal, no individual project would have a significant impact on the demand for solid waste disposal capacity. The cease operation date for the Simi Valley landfill is projected for the year 2033. With the operation of the Studio Project there would be approximately 21 years until the landfill ceases operation.Therefore, impacts would be less than significant as there is adequate disposal capacity on local landfills. Standard Conditions Prior to issuance of Zoning Clearance for the first building permit,the applicant shall submit a Waste Reduction and Recycling Plan to the City's Solid Waste Management staff and the Community Development Director for review and approval. The Plan must include a designated building manager, who is responsible for initiating on-site waste materials recycling programs, including acquiring storage bins for the separation of recyclable materials and coordination and maintenance of a curbside pickup schedule. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) The building manager or designee shall be required to conduct a routine on-site waste management education program for educating and alerting employees and/or residents to any new developments or requirements for solid waste management.This condition is to be coordinated through the City's Solid Waste Management staff. (This Condition Applies to Commercial/Industrial and Multi-family Residential projects) Roadway realignment On a long-term operation basis,the roadway realignment would not result in the generation of solid waste. However, the project would result in minor amounts of waste (roadway aggregate, excavated soils)during the construction process.The majority of these materials (i.e.,aggregate)would be recycled to minimize solid waste generation. Impacts would be less than significant. 7) Studio Project/Roadway realignment The Studio Project and the roadway realignment would comply with all federal, state, and local requirements related to solid waste, including the Integrated Waste Management Act (AB 939),which includes specific measures for waste reduction and recycling. Impacts would be less than significant. B-85 (Moorpark West Studios) Sources: Project Application (03/09),Ventura County Watershed Protection District:Technical Guidance Manual for Stormwater Quality Control Measures (2002); Ventura County Solid Waste Management Department,Guidelines for Preparation of Environmental Assessments for Solid Waste Impacts, 1998;Ventura County Public Works Agency,Water and Sanitation Department, 2007, County of Ventura Waterworks District 1, 2005 2010 Urban Water Management Plan, (BesemberJune 20052011), American Water Works Association Research Foundation, Commercial and Industrial End Users of Water, "Project#241 B" (Summer 2000)-; County of Ventura Public Works Agency,2010-2015 Five Year Capital Projects Programs,(August 2010) 50; California Code of Regulations Title 23. Waters, Division 2. Department of Water Resources, Chapter 2.7. Model Water Efficient Landscape Ordinance, Sections 490 through 494. Mitigation: The City's Standard Conditions shall be implemented. B-86 (Moorpark West Studios) Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact R. MANDATORY FINDINGS OF SIGNIFICANCE 1) Does the project have the potential to degrade the quality X of the environment,substantially reduce the habitat of a fish or wildlife species,cause a fish or wildlife population to drop below self-sustaining levels,threaten to eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history of prehistory? 2) Does the project have impacts that are individually X limited,but cumulatively considerable?("Cumulatively considerable"means that the incremental effect of a project are considerable when viewed in connection with the effects of past projects,the effects of other current projects,and effects of probable future projects)? 3) Does the project have environmental effects which will X cause substantial adverse effects on human beings, either directly or indirectly? Response: 1) Studio Project/Roadway realignment As described in the response to biological, cultural, traffic and transportation, and hydrology and water quality, impacts were found to be less than significant with the incorporation of the City's Standard Conditions and with the implementation of any additional mitigation measures. Surface water would drain into the drainage channel along the southern project boundary which would then be treated and discharged by the MWTP. There were no documented wildlife or vegetation habitats that were either Threatened or Endangered. Mitigation measures and City Standard Conditions relating to potential discovery of archeological and paleontological resources through grading and excavation during the construction phases of the Studio Project and the roadway alignment were found to be less than significant. 2) Studio Project The project site is currently designated for Industrial and Commercial land uses. The Studio Project and both parking considerations would conform to the land use designation and would conform to the Limited Industrial zone.The discretionary action for a GPA and Zone Change would be consistent with the surrounding land uses.As described in the air quality,noise,and traffic analysis, construction impacts are short term in nature and were found to be less than significant with mitigation and incorporation of the City's Standard Conditions. Therefore, impacts that are individually limited, but cumulatively considerable would be less than significant. Roadway realignment As described in the Project Description the alignment is designated in the Circulation Element of the General Plan as a six-lane arterial. Because the proposed physical modifications are relatively limited compared to existing improvements along Los Angeles Avenue,the project would not cause significant cumulative impacts. The roadway realignment would result in beneficial impacts on regional traffic circulation and air quality. Many other effects are isolated to the project area, and have been determined to be less than significant. Although the project may incrementally affect other resources that were determined to be less than significant,the project's contribution to these effects is not considered"cumulatively considerable,"in consideration of the relatively nominal impacts of the project. As previously noted,the proposed improvements are intended to accommodate existing and B-87 (Moorpark West Studios) future traffic circulation conditions resulting from existing and planned development in the project area.Cumulative construction-related impacts are mitigated on a case-by-case basis by providing adequate control of traffic congestion,dust, noise,and related impacts. Impacts in this regard are considered less than significant. 3) Studio Project/Roadway realignment As described in the impact analysis potential environmental impacts were either found to have no impact, less than significant impact, or less than significant impact with mitigation for the Studio Project and roadway realignment. Therefore, impacts that cause substantial adverse effects on human beings would be less than significant. Sources: Moorpark Municipal Code, Moorpark General Plan, Ventura County Initial Study Assessment Guidelines, Ventura County Ordinance Code Section 4246. B-88 (Moorpark West Studios) Earlier Environmental Documents Used in the Preparation of this Mitigated Negative Declaration None Additional Project References Used to Prepare This Mitigated Negative Declaration One or more of the following references were incorporated into the Mitigated Negative Declaration by reference, and are available for review in the Community Development Office, City Hall, 799 Moorpark Avenue, Moorpark, California 93021. Items used are referred to by number in the Response Section of the Initial Study Checklist. 1. Environmental Information Form application and materials submitted on March 18, 2009. 2. Comments received from (departments) in response to the Community Development Department's request for comments. 3. The City of Moorpark's General Plan, as amended. 4. The Moorpark Municipal Code, as amended. 5. The City of Moorpark Procedures for the Implementation of the California Environmental Quality Act (CEQA) and the State CEQA Guidelines adopted by Resolution No. 2004-2224 6. The City of Moorpark Standard Conditions of Approval for Entitlement Projects adopted by Resolution No. 2009-2799 7. Public Resources Code Section 21000 et. seq., and California Code of Regulations, Title 14 Section 15000 et. seq. 8. Ventura County Air Quality Assessment Guidelines, October 31, 2003. 9. Ventura County Initial Study Assessment Guidelines, 2008. 10. Caltrans, Revised Administrative Draft Initial Study/Environmental Checklist: Los Angeles Avenue Road Widening, May 2009. 11. RBF Consulting, Moorpark West Studios Project Traffic Impact Analysis, February 2010. 12. Federal Emergency Management Agency, Flood Insurance Rate Map (2011). 13. RBF Consulting, Los Angeles Avenue (SR-118) Truck Analysis &Queue Analysis Memorandum, December 6, 2010. Included in the appendix. 14. Impact Sciences, Inc., Los Angeles Avenue (SR-118) Truck Running &Queuing Air Quality Analysis Memorandum, December 16 2010. Included in the appendix. 15. Impact Sciences, Inc., Los Angeles Avenue (SR-118) Truck Noise Analysis Memorandum, December 20, 2010. Included in the appendix. 16. County of Ventura Public Works Agency, 2010-2015 Five Year Capital Projects Programs, (August 2010) 50. 17. California Code of Regulations Title 23. Waters, Division 2. Department of Water Resources, Chapter 2.7. Model Water Efficient Landscape Ordinance, Sections 490 through 494. 18. County of Ventura Waterworks District 1, 2010 Urban Water Management Plan, (June 2011). B-89 PART C. COM M EN TS, LETTERS, AN D RESPON SES INTRODUCTION This section of the Mitigated Negative Declaration (MND) presents copies of comments on the Draft MND received in written form during the public review period, and it provides the City of Moorpark's responses to those comments.1 Each comment letter is numbered, and the issues within each comment letter are also bracketed and numbered. Comment letters are followed by responses,which are numbered in corresponding fashion for that comment letter. The City's Responses to Comments on the Draft MND represent a good faith, reasoned effort to address the environmental issues identified by the comments. Case law under California Environmental Quality Act (CEQA) recognizes that the City need only provide responses to comments that are commensurate in detail with the comment itself. In the case of specific comments, the City has responded with specific analysis and detail; in the case of a general comment, the answer is responded to generally, and the reader may be referred to a related response to a specific comment, if possible. COM M EN TS RECEIVED ON THE DRAFT M OORPARK WEST STUDIOS M ND In accordance with CEQA, a list of agencies and individuals that commented on the Draft MND is provided as follows: State Agencies No. 1 State of California, Governor's Office of Planning and Research, dated May 25, 2011 No. 2 Department of California H ighway Patrol, dated May 11, 2011 No. 3 California Department of Fish and Game, dated May 20, 2011 No.4 California Public Utilities Commission, Rail Crossings Engineering Section, dated May 24, 2011 1 sate CEQA Guidelines Section 15074. Impact Silences Inc. C-1 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Local Agencies No. 5 Ventura Local Agency Formation Commission,dated May 3,2011 No. 6 Resource Management Agency, County of Ventura, Planning Division,dated May 25,2011 No. 7 County of Ventura Public Works Agency,Transportation Department,dated May 17,2011 No. 8 Ventura County Air Pollution Control District,dated May 19,2011 No. 9 Ventura County Watershed Protection District, Planning and Regulatory Division, dated May 25, 2011 (Revised comments) No. 10 Ventura County Waterworks Districts,Water and Sanitation Department,dated May 25,2011 General Public No. 11 Steve Nuckles, May 2,2011 No. 12 Susan Lang, May 25,2011 Impact Sciences Inc. C-2 Moorpark West Studios MND 0529.006 September 2011 Letter No. 1 STATE OF CALIFORNIA 2 * VER OR'S OFFICE of PLANN11C AIM RESEARCH RC1 STATE CLEA INGHQUFEANDPLANNING UNIT ru MKT IMCCrelni Orriratuna REcElve) • • • May 25..201.1 MAY 2 2011 • Ca F MOoFIPA K Joseph Piss • City of Moorpark 799 Moorpark Avenue Moorpark,CA 9302] • Subject: Moorpark West Studios SCHTh 2011041081 Dear Joseph r=igs: • The Slate Cleartngbouse skibmirted the abetre named Mitigated Negative Declaration to selected state '$cnS ki roe review. Oa the crrctosad Documcnt Details Report please note that the Clearinghouse has li_cted the state agncies that reviewed your docuinea. The review period dosed on May 24.2011.and the. comments from the rrtsporriliug agency(ies)is tars)enclosed, If th rnrnmem package is not in order, please notify the Mate Clearinghouse irrnatecliatcly, Please rrier to the project's tea-digit Mate Clearinghouse number in fume cerresponcle oe 5o that we may respanct promptly. Pka a no that Section Z1]04(c)of the California Public Resources Code stales[hat: 1 •"A rosporasible or other public agency stall only mike substantive eornrnerrtn regarding those actiwil iea involved in a project which are within an}eta of exporrise of the agency or which are • rewired to be carried out ur approved by the agency. now comments shall be supported by specific doeurs tSdon." These comments are forwarded for use in preparing your final crwironrrrrnta]document. Sliou]rl you need more information or clarification of the enclosed comments,we recovunend that you comae'the eonurrcnting agency directly. This letter acknowledges that you have complied with the Stare.ClesrlriLh na5t review requirements for draft ee`r'ieoiurreuml duounients,pursasern to the California Environmental Quality Act_ please contact the State Clearinghouse 3.1(916)4154613 if you have any gitestions rcgardiog the eanvironnrental review process. Sincerely. Sea p.m - Directar,State Cka ririghou.c EnclWrreS cc: Rezaurce..Agency Una Mil Street EQ.Box 3044 Sacrameako,Califon]la E1112.341 4 • (916)445-O61.3 Pa(916)323-31)16 www.opr.i;a,griv Impact Science Inc. C-3 Moorpark West Studios MND 0529.006 September 2011 Document Details Report State Clearinghouse Data Base SCHN 2011041491 Project into Moorpark West Studios 4.,sad Agrincy Moorpark,Ci!yof Type nano M 1ipatad Napalm Doctaration Destrlptiora A motion picture studio complex with 12 soundstagcs,support buildings,and surface parking on 41.467 arxe silo.This prajeol Iooludna the 4ileniriR and Improvamant cif Lou Arlueies Avenue($(ate Route 11$)from Gabbort Road west approxiroitoly4,400 feel and a rim Signarizcd inliersection on l.oa Angeles Avenue gpprpxirn a1eIy 2,600 feat went or GabOort Road. Lead Agency Contact learn€ Joseph Flss Agency City of Moorpark Phone 11,06)55..?-25.10 Fax ama}f Addre s 799 Moorpark Avenue Cliy Moorpark Siete CA LTfp 93l]21 Project Location mousy Ventura City Moorpark Ftog+on - La t f Long .3.4*1 48.4'N 1 119' 1'324'W Crvsa streets Los Ang aka Avenue/GatrhertRood - Parcel Ng, 511-Q-200-T30.-144,-155 Township 2N Romp 1SW Secthun G Base Proximity to Nfghw&ys Hwy.118 Afrpor1s Railways UPRR Wa terwaya Arroyo Simi Schools #oorpark HS Lend Use Vaunt LandlCornmercla[planned Development Limited Indus irialrCommerilal,Induslriat, Project rosins AeslhRticNiauel;Agrioullurat Lend;AirOvahty;Archaeologic-wisloric;Siologrs3I Reseurcea; Dralnage/Aboorption;Flood PlainfFyodlrag;Forest Landnre Hazard;Gear ICJS&Ernie;Mineral,; Noise; PapuletionlHoiising Barer ;Public Services;Recreation/Parks.;$€hoois+L3niversilies; Sewer Capacity;Solid Waste;To;4ICiFtaxardous;Traffi&Clrculallan;Wtaler Quality;Water 5upety;Landuso Rovfowleg Resources Agency;Department al Fish artd Germ,Region 5;Office of Historic Presenrellon; Agencies Departrnont of Parks and Recreallort;Department of Water R4sourccs;Califamla 1-4hway+Patrol; Caltradis,Dis[rict?;lair Resources Board,Transportation Proleots;Resiionel YV ter Quality Central Board,Region 4;Native American Heritage Commission:Public t1dlltres CamrnLcsi DWI)fteeeiv a 0-0 512011 Starr of Review 0412512011 tend of Review Q5f2412Q11 Nolo; Blunk8 in dura tipl4S result'rrorn insufficient it to n ilinn provided by road agency- Impact Sciences Inc. C-4 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Letter N o. 1 State of California,Governor's Office of Planning and Research,dated May 25, 2011 Response 1-1 The comment provides factual background information regarding the state agencies that received a copy of the Draft MND from the State Clearinghouse and does not raise an environmental issue within the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. How ever, because the comment does not raise an environmental issue, no further response is required. Impact Sdencee Inc. C-5 Moorpark West Studios MND 0529.006 September 2011 Letter No. 2 9tgto of G.Ilfoonla--Business,Trorrspoitation and HousIng Agency EDMUND G.BROWN Jr.,Govern.. , DEPARTMENT OF CALIFORNIA HIGHWAY PATROL Bt itt,spring Road Moorpark CA 0 021 805.50-0000 (BOO)736-21;129 crrrTnD} (800)736-2922 tVala�) May 11,2411 1 t.gr ip File bla.: 774.1305.13447 e RECEIVED HIEN 2 O.2011 State Clearing House BTA'it:cl•CANG"citl 1400 Tenth Street,Room 12.1 Sacramento,CA 95g14 • To whom it may concern: The Moorpark Area Office of the California Highway Patrol(CRP)received the"Notice of Completion'of the Environmental document for the proposed Moorpark West Studios project, State Clearing House(SCH)#2011041081. The document was sent to the Area for an 1 assessment of arty traffic related r fitters that may effect the local Area operations. The following assessment was based on a review of the"Environmental Document"and a study of the area surrounding the proposed improvements, The proposed construction project site is located in Ventura County,within the city of Moorpark. The Nfoorpark Area has reviewed and assessed the"Notice of Completion'l nvirnnrmental document for this project, Based on the review,the Moorpark Area peiveives.an increase in 2 traffic-related congeation during commute hours which could impact the local Area options, These increases should be mitigated with the improvements proposed to SR. 1 l8 (Los Angeles Avenue)in or about the proposed project site. A. 1.. 1 TER, Lieutenant Commander Moorpark Area Coastal Division Special Projects Section • Seely,Service,ends rr'umy Ao Tnthrnafionalfj accred#red Agency Impact Sciences Inc. C-6 Mcorpark Ktet Studios MND 0529.006 Sgtanber 2011 Part C Letters, Comments,and Responses Letter N o.2 Department of California Highway Patrol,dated May 11,2011 Response 2-1 This comment is an introduction to comments that follow. The comment also restates the location of the project site and does not raise an environmental issue within the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. How ever, because the comment does not raise an environmental issue, no further response is required. Response 2-2 The comment addresses general traffic related congestion issues, which received extensive analysis in the Draft M N D. Section P Transportation/Traffic, page B-77 identifies mitigation TR-1 and TR-2 which would pay the project's"fair-share" of the cost for projected road improvements within unincorporated areas of Ventura County and would install a traffic signal at the future intersection of North Hills Parkway/SR-118 (Los Angeles Avenue) intersection. This signal would be synchronized with signals at the Gabbert Road/Tierra Rejada Road/SR-118 intersection. In addition to mitigation, SR-118 would be widened from an existing undivided two lane roadway to a four lane divided roadway along the southern portion of the project site from Montair Drive east to Gabbert Road/Tierra Rejada Road. The roadway widening would increase vehicle capacity and improve traffic operations along SR-118 from a level of service(LOS) F to LOS B for the year 2035. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Impact Sdencee Inc. C-7 Moorpark West Studios MND 0529.006 September 2011 Letter No. 3 From: Joe Gibson Sent: Friday,May 20,2011 4:46 PM To: Chris Hampson Subject: Fw:CEQA M ND Moorpark West Studios SCH 2011041081 �ee below. Original Message From:,bseph Ass To: be Gibson To:Valerie Draeger Cc: David Bobardt Subject: FW:cAMND Moorpark West audios SCH 2011041081 �ent: May 20,2011 4:30 FM ,be,Valerie, The following is DFGs response to the Initial audy. Regards, be Ass principal Planner Qty of Moorpark (805)517-6226 799 Moorpark Avenue Moorpark,CA93021 Original Message From: Daniel Blankenship[mailto:Da3lankenship©dfg.ca.gov] �ent: Friday, May 20,2011 2:48 PM To:,bseph Ass a.ibject:CEQA MND Moorpark West audios SJ-12011041081 Dear Mr,bseph Ass: The Department appreciatesthe opportunity to review the above referenced M ND and concurs with the biological mitigation measures with the following comments. The Department recommends you submit a streambed alteration agreement notification to allow Department staff the 2 opportunity to evaluate if an agreement is necessary. Department consultation regarding potential impacts to drainage areas would facilitate the development of best management practices(BM I )to minimize potential biological impacts. If any sensitive species are observed during implementation of biological mitigation measure BIO-1 through BIO-3,gaff 3 Environmental ientist Dan Blankenship,should I be contacted to help determine an appropriate plan of action. If nesting birds are observed and consultation is necessary re: bird nesting buffers, please contact the Department. Please contact Dan Blankenship if you have any questions. 4 Impact Sciences Inc. C-8 Moorpark West Studios MND 0529.006 September 2011 Daniel S Blankenship Gaff Environmental Scientist CA Department of Ash and Game P.O. Box 221480 Newhall,CA 91322-1480 phone/fax(661)259-3750 cell (661)644-8469 dsblankenship@dfg.ca.gov .be Gibson Prinicpal Impact Sciences, Inc. Sent from my Verizon Wireless BlackBerry 2 impact Scienc Inc. C-9 M oorpark VVest Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Letter N o.3 California Department of Fish and Game,dated May 20,2011 Response 3-1 The City acknow ledges your input and comment. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 3-2 The comment recommends that the project submit a streambed alteration agreement notification to allow California Department of Fish and Game (CDFG) staff the opportunity to evaluate if an agreement is necessary. The project applicant will provide notification, as appropriate, to CDFG Section 1602 as well as other agencies (including the US Army Corps of Engineers and the Los Angeles Regional Water Quality Control Board) where necessary. The notification will occur after adoption of the MND and prior to the commencement of any on-site work. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 3-3 The comment notes that if any sensitive species observed on-site during implementation of mitigation measures that CDFG representatives should be contacted. As indicated in the Mitigated Negative Declaration Mitigation Measures and Monitoring and Reporting Program, CDFG will be contacted prior to the issuance of grading permits of the proposed project. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 3-4 The comment notes that contact person if there are further questions. The comment is noted and no further response is required. Impact Silences Inc. C-10 Moorpark West Studios MND 0529.006 September 2011 Letter No. 4 STATE OF CALIFORNIA EDMUND G.BROWN JR., Governor PUBLIC UTILITIES COMMISSION 320 WEST e STREET,SUITE 500 ANGELES,CA 90013 May 24,2011 Joseph Fiss,Principal Planner City of Moorpark 799 Moorpark Avenue Moorpark,CA 93021 Dear Mr.Fiss: Re: SCH 2011041081 -Moorpark West Studios The California Public Utilities Commission(Commission)has jurisdiction over the safety of highway-rail crossings(crossings)in California. The California Public Utilities Code requires Commission approval for the construction or alteration of crossings and grants the Commission exclusive power on the design,alteration,and closure of crossings. The Commission's Rail Crossings Engineering Section(RCES)is in receipt of the Notice of Intent&Environmental Document Transmittal-Mitigated Negative Declaration from the State Clearinghouse for the Moorpark West Studios project at Los Angeles Avenue/Gabbert Road . RCES is concerned with the existing"higher than average use of trucks"on Los Angeles 2 Avenue(SR 118)and the proposed Moorpark West Studios impacts of increased traffic volumes on the nearby at-grade crossings of Gabbert Road(PUC No. 001E-422.55,DOT#745899H)and Grimes Canyon(PUC No. 001E-422.75,DOT#745891D).Any traffic impacts studies completed,should take into consideration patron and employee circulation patterns/destinations with respect to the Union Pacific Railroad Company(UPRR)crossings and right-of-way. Mitigation measures to consider include,but are not limited to,the planning for grade separations for major thoroughfares,improvements to existing at-grade highway-rail crossings 3 due to increase in traffic volumes and continuous vandal resistant fencing or other appropriate barriers to limit the access of trespassers onto the railroad right-of-way. The City of Moorpark should arrange a meeting with RCES and UPRR to discuss relevant safety 4 issues for the project's crossing impacts and,if necessary,file a G088-B request for authority to modify an at-grade crossing. If you have any questions,please contact me at sal @cpuc.ca.gov,213-576-7085, or Rosa 5 Munoz,Senior Utilities Engineer at 213-576-7078,rxm @cpuc.ca.gov. Sincerely, 41111. V,960-) Sergio Licon Utilities Engin-•r Rail Crossings Engineering Section Consumer Protection&Safety Division C:Ken Tom,UPRR Impact Scieno Inc. C-11 Mcnrpark West Studios MND 0529.006 Sgtanber 2011 Part C Letters, Comments,and Responses Letter No.4 California Public Utilities Commission, Rail Crossings Engineering Section, dated May 24,2011 Response 4-1 The comment provides factual background information regarding the California Public Utilities Commission (CPUC) jurisdiction over railroad crossings and does not raise an environmental issue within the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. How ever, because the comment does not raise an environmental issue, no further response is required. Response 4-2 The comment notes that there are existing at-grade railroad crossing at Gabbert Road and Grimes Canyon Road, and notes concern with potential increased truck traffic volumes on nearby at-grade crossings at Gabbert Road. The Gabbert Road rail crossing is north of Poindexter Avenue and leads to a residential neighborhood with no through traffic. No project truck traffic is expected to use the Gabbert Road crossing. As documented in the MN D traffic analysis, few project-generated trips(nine trips in the weekday AM peak hour, eight trips in the weekday PM peak hour, and two Saturday mid-day peak hour trips) are forecast to utilize Gabbert Road, and no project-generated trips are forecast to utilize Grimes Canyon Road. As documented in the MND, no significant traffic impacts are forecast to occur at either the Gabbert Road/Los Angeles Avenue (SR-118) study intersection or the Grimes Canyon Road/Los Angeles Avenue (SR-118) study intersection with the addition of project-generated trips based on applicable agency (City of Moorpark, Caltrans, County of Ventura)thresholds. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 4-3 The comment suggests additional mitigation for improvements to existing at-grade rail crossings, the planning for grade separation for major thoroughfares, and continuous vandal resistant fencing or other appropriate barriers to limit the access of trespassers onto the railroad right-of-way. No project truck traffic would utilize the Gabbert Road rail crossing. As discussed in Response 4-2, above, the proposed project would increase less than 10 additional peak hour trips would utilize Gabbert Road and would result in less than significant traffic impacts with the addition of mitigation measures Impact Silences Inc. C-12 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses TR-1 and TR-2. The proposed project would utilize decorative fencing adjacent to the north of the west parking lot and heavy landscaping to act as barriers to limit the access of trespassers onto the railroad right-of-way. Therefore, no additional mitigation is necessary. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 4-4 The comment suggested that the City of Moorpark meet to discuss relevant safety issues for the project's crossing impacts and if necessary, file a G088-B request for authority to modify an at-grade crossing. As indicated in Response 4-2, there would be no significant impacts on existing at-grade rail crossings within the project vicinity.As such no changes were made to the M N D. Response 4-5 The comment identifies the CPU C's contact if there are further questions. The comment is noted and no further response is required. Impact Silences Inc. C-13 Moorpark West Studios MND 0529.006 September 2011 Letter No. 5 Ventura Local Agency Formation Commission May 3, 2011 Joseph Fiss, Principal Planner Community Development Department City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 Subject: Mitigated Negative Declaration for Moorpark West Studios Dear Mr. Fiss: Thank you for providing the Ventura Local Agency Formation Commission (LAFCo)with the opportunity to comment on the subject mitigated negative declaration (MND). As a CEQA responsible agency, LAFCo is charged with ensuring that environmental documents prepared by lead agencies address the issues that relate to our scope of authority. Please note that these comments are solely those of the LAFCo staff; the MND has not been reviewed by the Commission. Ventura LAFCo staff offers the following comments: Project Description The project is described as a motion picture sound studio to be constructed on a site comprised of three Assessor's parcels (511-0-200-130, -145, and -155)totaling approximately 44 acres. The project includes: 2 • 112,800 square feet of office space • Twelve sound stages totaling 215,000 square feet • Approximately 231,000 square feet various support buildings, including a conference facility, health club, commissary, dining hall, and fabrication facilities • 1,696 parking spaces • 8.2 acres of landscaping The MND identifies LAFCo as a CEQA responsible agency. The project description notes that approval of the following two changes of organization will be requested of LAFCo: 1. The project is to receive water and sewer service from Ventura County Waterworks 3 District No. 1 (VCWD). Approximately 33 acres of the project site is not currently within the boundaries of the district. This 33-acre Assessor's parcel (511-0-200-130) will need to be annexed to VCWD in order for the project to receive water and sewer service. County Government Center•Hall of Administration•800 S.Victoria Avenue•Ventura,CA 93009-1850 Tel(805)654-2576•Fax(805)477-7101 http://www.ventura.lafco.ca.gov Impact Science Inc. C-14 McorparkWest Studios MND 0529.006 September 2011 Joseph Fiss May 3, 2011 Page 2 2. According to the project description, Los Angeles Avenue (State Route 118) is to be widened along the south side in the vicinity of the project, requiring the acquisition of approximately 4 acres of additional right of way. Current City boundaries include the 4 existing right of way. Annexation to the City to bring the additional 4 acres of future right-of way of Los Angeles Avenue into the City is proposed. It should be noted that the City's existing sphere of influence is coterminous with the City boundaries along the southern edge of the Los Angeles Avenue right of way. In order for 5 the City's boundaries to be extended to include the 4 acres of future right of way of Los Angeles Avenue as proposed, LAFCo approval of a sphere of influence amendment will also be required. The project description in the MND should be amended to reflect this additional LAFCo action. Though not necessarily a CEQA issue, it should also be noted that the proposed annexation and sphere amendment would result in the City boundaries and sphere extending beyond the City's CURB. Section 4.2.1 of the Ventura LAFCo Commissioner's Handbook (Handbook) provides that annexation and sphere of influence boundaries should coincide with, or cover less area than, voter approved growth boundaries (the Handbook is available 6 on the Ventura LAFCo website at www.lafco.ca.gov). Section 3.2.4.2 of the Handbook provides that LAFCo will generally not approve an annexation proposal unless it is consistent with local SOAR ordinances. The MND should analyze the consistency of the proposal to annex the future right of way of Los Angeles Avenue with the City's SOAR ordinance. The City may wish to consider amending its CURB to include the future right of way of Los Angeles Avenue so that it will remain coterminous with the sphere of influence and City boundaries once amended. Responsible Agencies The MND identifies LAFCo, Caltrans, and the Ventura County Watershed Protection District 7 as responsible agencies. However, as noted above, the VCWD will be required to annex a significant portion of the project area in order to provide water/sewer service. As such, the VCWD should be identified as a CEQA responsible agency. Agricultural Resources Impacts to agricultural resources are evaluated in section B of Part B of the MND. Based on the Department of Conservation's State Important Farmland Map and the County's Initial Study Assessment Guidelines (it is not clear whether the City has adopted the County's Guidelines), the MND concludes that there will be no significant impacts to agricultural resources. However, in evaluating impacts to agricultural lands, LAFCo must utilize the definition of"prime agricultural land"found in Government Code section 56064. 8 Among other criteria, farmland is considered to be prime if it is rated 80 through 100 in the Stolle Index Rating. According to the US Department of Agriculture's Web Soils Survey, approximately 20 acres of the project site is rated 80 to 100 and, therefore, is considered to be prime agricultural land pursuant to LAFCo law. In addition, the 4 acres of land along the south side of Los Angeles Avenue that is to be acquired in order to widen the highway meets the definition of"prime agricultural land" pursuant to LAFCo law. In total, the project will permanently cover over approximately 24 acres of prime agricultural land. Impact Science Inc. C-15 McorparkWest Studios MND 0529.006 September 2011 Joseph Fiss May 3, 2011 Page 3 Handbook Sections 3.1.2.1, 3.3.5 and 4.3.2 contain policies regarding the conversion of agricultural lands. Although not a CEQA requirement, we encourage the City to include 9 within the analysis the consistency of the proposal with LAFCo policies. If the CEQA document does not address LAFCo's policies, we will require this information before any application for reorganization can be accepted as complete for filing purposes. Utilities and Services The proposal includes annexation to the VCWD in order to receive water and sewer services. As a responsible agency, LAFCo will be required to rely on the City's CEQA 1 O document when making a determination (as will VCWD). Based on LAFCo staffs analysis of the sections of the MND that evaluate potential impacts to water and sewer services it appears that additional information is necessary to reach the conclusions that the proposal will have no significant impacts. Water Section Q.4 on page B-80 discusses water supply and concludes that the VCWD has an adequate supply to serve the project, resulting in a less than significant impact. The MND bases water demand projections on the number of permanent employees multiplied by a daily factor for indoor water demand per employee (37 gallons per day). The project description identifies 460 permanent employees, which includes up to 350 office workers. However, the analysis does not appear to include anticipated water demands for the following: • According to the studio operations expert from Stagepro Consulting (as cited in the traffic study prepared for this project), each sound stage is anticipated to accommodate 80 staff and crew and 75% of the soundstages (9 of the 12) are 11 expected to be in use on a given workday. Thus an additional 720 people would be expected to occupy the site on a workday. If all 12 sound stages were to be used concurrently, an additional 960 people would occupy the project site. The water demands from these additional individuals do not appear to be included in the analysis. • According to the MND, staff and crews working at the sound stages are expected to work 12 hour shifts. Thus the anticipated water/sewer demand per individual would appear to be 50% greater than that anticipated for an 8 hour shift. • According to the project description, the studio may operate on a 24 hour schedule, whereas the analysis appears to evaluate the daily demands of only a single 8 hour shift. The water demands for each shift should be accounted for. • The project includes over 8 acres of landscaping, the water demands of which do not appear to be included in the analysis. The MND concludes that VCWD has an adequate water supply to serve the project because VCWD's 2005 urban water management plan (UWMP) projected a certain rate of growth for industrial uses in the City and the scale of the proposed project was 12 anticipated in the UWMP. However, a project's consistency with the general assumptions used in an UWMP does not necessarily mean that there is an adequate water supply for that particular development project. Furthermore, it has not been demonstrated that the predictions of the 2005 UWMP regarding anticipated supply and demand were accurate. UWMPs are long range planning tools, the assumptions of Impact Science Inc. C-16 McorparkWest Studios MND 0529.006 September 2011 Joseph Fiss May 3, 2011 Page 4 which may change over time. In fact, state law requires that UWMPs be updated every five years to reflect such changes (Water Code section 10621). The MND should provide a comprehensive review of the VCWD's current water supply, current water usage, the amount of water committed or reserved for other projects, and the available 12 supply. Only then can it be determined if the VCWD has adequate water to meet the project's demand. Without such analysis, water supply for the project should be considered a potentially significant impact. Based on the project description, the conclusions of Stagepro Consulting, and the amount of parking that is to be provided (1,696 spaces plus additional parking for trucks and motorcycles), it appears that the project site is planned to house well over 1,000 people. According to CEQA Guidelines section 15155(a)(1)(E), "An industrial, manufacturing, or processing plant, or industrial park planned to house more than 1,000 13 persons, occupying more than 40 acres of land, or having more than 650,000 square feet of floor area" is considered a "water demand project." As such, it appears that a water supply assessment(WSA)should be prepared for the project, pursuant to Water Code section 10910. A WSA would provide the detailed analysis of the anticipated water demands of the project as well as the VCWD's ability to adequately supply water. The MND does not appear to evaluate whether the existing off-site water main lines that are to serve the project are of adequate size or possess adequate capacity to serve the 14 proposal area. The MND should be revised to identify the location, size, and available capacity of these water pipes. The lack of adequate infrastructure to deliver water to the proposal area would be a potentially significant impact. It should also be noted that under the discussion on water supplies on page B-80, the MND states that the project site is within the boundaries of the VCWD. This statement 15 contradicts other sections of the MND which correctly note that the majority of the site is outside the VCWD boundaries. Sewer Sections Q.1, Q.2 and Q.5 of Part B of the MND discuss sewer demands and service. The MND uses the estimated water demands determined in section Q.4 to estimate 16 sewer demands. The MND assumes that 1 gallon of water used on site will result in 1 gallon of wastewater. However, as noted above, the MND appears to underestimate anticipated water demand for the project. As a result, sewer demand also appears to be underestimated. A lack of adequate available capacity at the wastewater treatment plant to accommodate the wastewater generated by the project would be a potentially significant impact. The MND concludes that there will be no significant impact to the VCWP's wastewater treatment plant because the anticipated 0.02 million gallons per day (mgd) 17 of wastewater generated by the project represents "a negligible increase when compared to the 3.0 mgd treatment capacity" of the facility. Aside from the fact that the 0.02 mgd total is likely to be an underestimate, the ability of the treatment plant to accommodate the wastewater from the project should not be based on the overall treatment capacity of the plant, but on the bv■bjrlacrfi!dbgbdjiz of the treatment plant. The Impact Science Inc. C-17 McorparkWest Studios MND 0529.006 September 2011 Joseph Fiss May 3, 2011 Page 5 MND does not identify the available capacity of the treatment plant, thus it has not been demonstrated that the plant can accommodate the project. Therefore, this should be 17 considered a potentially significant impact. In addition, the MND states that the treatment plant is to be expanded to treat up to 5 mgd and, as a result of this expansion, there will be adequate capacity to serve the project. However, no timeframe for this expansion is provided. According to staff at the 18 VCWD, funding is not available for the expansion and there are no plans for the expansion in the near future. It is also unclear whether the expansion of the treatment plant is necessary to accommodate the demands from the project. The MND provides no discussion regarding the ability and capacity of existing off-site wastewater infrastructure to serve the project. The lack of adequate infrastructure to transport wastewater is a potentially significant impact. The MND should identify the 19 location of the sewer main lines and trunk lines that are to serve the proposal area and evaluate their current capacity, their available capacity, and the available capacity that will exist after the project is completed. Other Considerations Though not a CEQA issue, we strongly encourage City staff to meet with LAFCo staff in advance of preparing the map and legal description and drafting the City Council resolution initiating the sphere of influence amendment and annexation. We find that such 20 consultation and on-going communication is helpful to clarify the nuances of LAFCo requirements and to avoid delays later in the process. Again, thank you for the opportunity to review the MND. Please do not hesitate to contact me should you have any questions. Sincerely, Kai Luoma, AICP Deputy Executive Officer c: LAFCo Commissioners Reddy Pakala, Ventura County Water and Sanitation Department Cy Johnson, Calleguas Municipal Water District Impact Science Inc. C-18 McorparkWest Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Letter N o.5 Ventura Local Agency Formation Commission,dated May 3,2011 Response 5-1 The comment is an introduction to comments that follow. It also states that comments are solely based on Ventura County Local Agency Formation Commission (LAFCo) staff and that the Mitigated Negative Declaration (MN D) has not been reviewed by the LAFCo Commission. The comment is noted and no further response is required. Response 5-2 The comment restates project description information contained in the Draft MN D, and does not raise an environmental issuewithin the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. No further response is required. Response 5-3 The comment restates information contained in the Draft MN D regarding annexation of a portion of the project site into Ventura County Waterworks District No. 1 (VCWD) service area, and does not raise an environmental issuewithin the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. No further response is required. Response 5-4 The comment restates information contained in the Draft MND regarding the acquisition of approximately 4 acres of additional right-of-way along Los Angeles Avenue, and does not raise an environmental issuewithin the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. No further response is required. Response 5-5 The comment notes that the City's existing sphere of influence is coterminous with the City boundaries along the southern edge of Los Angeles Avenue right-of-way, and that for the City's boundaries to be extended to include the 4-acre future right-of-way of Los Angeles Avenue as proposed, LAFCo approval of a sphere of influence amendment will be required. The requested correction to the Project Description, page A-14 of the MN D has been made. Impact Silences Inc. C-19 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Response 5-6 The comment notes that the proposed annexation and sphere amendment would result in the City boundaries extended beyond the City's current CURB line. The comment notes that this is not a CEQA issue. The Moorpark SOAR ordinance, adopted by Moorpark voters on January 12, 1999, established the City Urban Restriction Boundary (Moorpark CURB). The purpose of the Moorpark CURB is to limit urban services and urban growth. One exception to the CURB restrictions specified in the Moorpark SOAR ordinance is the completion of roadways designated in the Circulation Element of the Moorpark General Plan as of January 1, 1998 Los Angeles Avenue (SR-118) is designated as a six-lane roadway in the General Plan Circulation Element. The proposed widening is within this design and therefore does not require an amendment to the Moorpark CURB. As noted, the comment relates to a non-CEQA issue; the comment is noted and no further response is required. Response 5-7 The comment requests that a portion of the project will need to be annexed into Ventura County Waterworks District N o. 1;as VCWD No. 1 should be listed as a responsible agency in the MN D. The requested information has been added to the M N D. Response 5-8 The comment states that approximately 20 acres of the project site (APN 511-0-200-130) is considered prime agricultural land pursuant to Section 56064 of the California Government Code and LAFCo law. In addition to the approximate 4 acres to be removed with the roadway widening, the project would permanently cover approximately 24 acres of prime agricultural land. The commenter identified the California Government Code Section 56064 for determining Prime Farmland,which defines"Prime Agricultural Land" as soils that meet the following criteria: (a) Land that qualifies, if irrigated, for rating as class I or class II in the USDA Natural Resources Conservation Service land use capability classification, whether or not land is actually irrigated, provided that irrigation is feasible. (b) Land that qualifies for rating 80 through 100Storie Index Rating. (c) Land that supports livestock used for the production of food and fiber and that has an annual carrying capacity equivalent to at least one animal unit per acre as defined by the United States Department of Agriculture in the National Range and Pasture Handbook, Revision 1, December 2003. Impact Sdencea Inc. C-20 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses (d) Land planted with fruit or nut-bearing trees, vines, bushes, or crops that have a nonbearing period of less than five years and that will return during the commercial bearing period on an annual basis from the production of unprocessed agricultural plant production not less than four hundred dollars ($400) per acre. (e) Land that has returned from the production of unprocessed agricultural plant products an annual gross value of not less than four hundred dollars ($400) per acre for three of the previous five calendar years. The MND determined that 48.75 acres of agricultural land would be converted as a result of the proposed project (including the 4.08 acres that would be converted as part of the widening of Los Angeles Avenue). Of this amount the MND determined that 4.08 acres would be Prime Farmland and 44.67 would be Farmland of Local Importance. The responsibility for determining thresholds for levels of significance under CEQA is given to the lead agency (see CEQA, Section 21082.2(a)). As such, the City of Moorpark as used the criteria as listed in Appendix G of the State CEQA Guidelines(Initial Study Checklist)to establish thresholds of significance. As noted in the MND (an in Appendix G of the State CEQA Guidelines), significant impacts are considered significant if a project is to convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance as shown on maps prepared pursuant to the Farmland Mapping and Monitoring Program (FM M P) of the California Resources Agency, to non-agricultural use. The City, as Lead Agency, used this threshold to determine if there was a potential significant impact to the conversion of Farmland to non- agricultural use. It should be noted that the City applied Ventura County's Initial Study Assessment Guidelines to those portions of the project site outside of the City's jurisdiction and within unincorporated areas of the County. Further, the MND considered the total amount of land to be disturbed within the total project (both for the proposed studio and widening of Los Angeles Avenue) regardless of jurisdiction. The comment is correct in noting that portions of the site have a Storie Index of between 80 and 100. Two of the soil types on the project site have Storie Indices that are between 80 and 100; the soil type Mocho loam (MoA) have a Storie Index Rating of 98 and the soil type Pico sandy loam (PcA) soils on site have a Storie Index Rating of 93.2 The California Department of Conservation's (DOC) Farmland Mapping and Monitoring Program (FMMP) produces maps and statistical data used for analyzing impacts on California's agricultural resources.Agricultural land is rated according to soil quality and irrigation status; the best quality land is 2 NRCS,Web Soil Survey,June 2011. Impact Silences Inc. C-21 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses called Prime Farmland. The maps are updated every two years with the use of a computer mapping system, aerial imagery, public review, and field reconnaissance. In order to be shown on FM MP's Important Farmland Maps as Prime Farmland, land must meet both the following criteria:3 • Prime Farmland must have been used for the production of irrigated crops at some time during the two update cycles prior to the mapping date. In other words, the land has been used for irrigated agricultural production at some time during the four years prior to the Important Farmland Map date;4 and • The soil must meet the physical and chemical criteria for Prime Farmland as determined by the USDA N RCS. The last two versions (2006 and 2008) of the California Department of Conservation (DOC) FMMP map for Ventura County identified the project site as Farmland of Local Importance. In addition,the definition of Farmland of Local Importance in Ventura County states, "Soils that are listed as Prime or Statewide which are not irrigated, and soils growing dryland crops including beans, grain, dryland walnuts, or dryland apricots."5 According to a 1994 aerial photograph, the project site shows indication of farming operations. However, a 2002 aerial photograph indicated that the project site had ceased farming operations.6 The project site is identified as Farmland of Local Importance; has not been identified as Prime Farmland within the last two update cycles (2006 and 2008) of the FMMP map for Ventura County; has not been irrigated for the past 12 years; and is not currently being used for agriculture. Therefore, according to the California DOC,the project site is not considered Prime Farmland. The Project site has not been in agricultural production for the last 12 years and has been fallow since at least 1999. As such, the land has not been in production and has not returned any annual gross value of production for the three of the previous five calendar years. 3 California DOC,FMMP—Prime Farmland Definition, http://www.conservation.ca.gov/dlrp/fmmp/overview/Pages/prime_farmland_fmmp.aspx.Accessed May 2011. 4 Division of Land Resource Protection, FMMP,"FMMP—Prime Farmland Definition," http://www.conservation.ca.gov/dlrp/fmmp/overview/Pages/prime_farmland_fmmp.aspx.Accessed May 2011. 5 California DOC,FMMP Definition of Farmland of Local Importance, page 86. http://www.consrv.ca.gov/dIrp/fmmp/mccu/Pages/map_categories.aspx.Accessed May 2011. 6 U.S.Geological Survey,Earth Explore,DOQ data set fortheprojed site http://edcsnsl7.cr.usgs.gov/New EarthExplorer/.Accessed .lane 2011. Impact Sciences Inc. C-22 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Further, the site is not irrigated.While an abandoned well (destroyed in July 1998) is located on the site, it does not have access to water for irrigation. Future irrigation from well water is considered infeasible as no new wells would be allowed to be constructed within the Fox Canyon Groundwater Management Agency (FCGMA) boundaries. Additionally, the project site is located within the South Las Posas groundwater basin which is managed and protected by the FCGMA. The FCGMA adopted a fourth extension of Emergency Ordinance "D" in March 23, 2011. This ordinance imposes a temporary moratorium on construction of new wells and provides an upper limitation to efficiency extraction allocation within the West, East, and South Las Posas Groundwater Basins pending development of a basin-specific management plan. The duration of this Revision No. 4 to Emergency Ordinance 'D" shall be from the date of adoption until December 31, 2011. It shall remain in force until the stated date of expiration, in effect until the end of 2011, unless the effective period is extended by action of the Agency Board of Directors. Finally, the water quality of the groundwater contains high enough total dissolved solids and sulfate concentrations to be detrimental for agricultural use. According to the 2010 Groundwater Section Annual Report of the Ventura County Watershed Protection District (VCWPD),7 water from five wells sampled in the West Las Posas groundwater basin have total dissolved solid (TDS) and sulfate (5042-) concentrations above the maximum containment level (MCL) for drinking water. In addition, these wells have slightly elevated chloride, which does not exceed the MCL for drinking water, but is high enough to be detrimental for some agricultural uses. Therefore, potential impacts resulting from the conversion of Prime Farmland to non-agricultural use would remain less than significant. Response 5-9 The comment encourages that the MN D address the LAFCo Handbook Sections 3.1.2.1, 3.3.5, and 4.3.2 which policies in relation to the conversion of agricultural land. LAFCo Commissioner's Handbook Sections 3.1.2.1, 3.3.5 and 4.3.2 and applicable policies have been identified and evaluated with a response. LAFCO Handbook Section 3.1.2.1 Proposals Involving Conversion of Agricultural Lands: Unless specifically waived by the LAFCo Executive Officer, for any proposal which could reasonably be expected to lead to the conversion of agricultural lands (as defined by Government Code Section 56016) to nonagricultural uses, information regarding the effects of the proposal on maintaining the physical and 7 Ventura County Watershed Protection District, 2010 Annual Groundwater Section Annual Report,Section 3.2.10. Impact Sdencee Inc. C-23 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses economic integrity of agricultural lands shall be submitted in conjunction with the application. Specifically,the information should address the following: Policy 3.1.2.1 (a) The location of, and acreage totals for, prime and nonprime agricultural land involved in the area and adjacent areas. This analysis shall be based on the definition of "prime" agricultural land pursuant to Government Code Section 56064. Response: The definition of "prime" agricultural land can be found in the California Government Code Section 56016,which states: "Agricultural lands" means land currently used for the purpose of producing an agricultural commodity for commercial purposes, land left fallow under a crop rotational program, or land enrolled in an agricultural subsidy or set-aside program. The Studio site is not currently used for producing agricultural commodities for commercial purposes, has not been left fallow under a crop rotational program, or is enrolled in an agricultural subsidy or set- aside program. Therefore, the Studio site would not contain land that is defined as "prime" agricultural land. However, the Roadway realignment portion of the proposed project would qualify according to the definition discussed above.8 The location of agricultural land that would be converted as a result of the Roadway realignment would be within the northern 4.08 acres (74 feet by 2,400 feet) of assessor parcel numbers(A PN) 504-0-020-240 and -260. The location would be adjacent and to the south of Los Angeles Avenue(SR-118), west of the Buttercreek residential neighborhood, east of Montair Drive, and north of the Arroyo Simi. As designated on the FMMP Ventura map, the amount of "prime" farmland that would be converted to non-agricultural use would be 4.08 acres. A portion of the 4.08 acres of the prime agricultural land currently contains an existing truck stop/rest area. This truck stop/rest area is approximately 75 feet by 1,200 feet for a total of 2.07 acres of which is not cultivated or used for agricultural production. It should be noted that the actual amount of acreage that could be converted to non-agricultural use would be 2.01 acres. However, the evaluation of the Roadway realignment will consider the conversion of 4.08 acres of prime farmland to non-agricultural use. 8 Ventura Local Agency Formation Commission, Commissionwr'sHandbook, (September 2010)3-11. Impact Sdencee Inc. C-24 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Policy 3.1.2.1 (b) The effects on agricultural lands within the proposal area. Response: The agricultural land south of Los Angeles Avenue, outside of the City's limits, is continually farmed and is located adjacent to a built environment. An industrial building is located north of Los Angeles Avenue (SR-118) and adjacent to the east of Montair Drive. The 4.08-acre area of the Roadway realignment contains agricultural land which is surrounded by Los Angeles Avenue (SR-118) to the north, residential neighborhood to the east, the Arroyo Simi to the south, and the Gabbert Canyon flood control channel to the west. An existing truck stop/area is located within the agricultural farmland located east of Montair Drive approximately 530 feet and is immediately adjacent to the south of Los Angeles Avenue(SR-118). The Roadway realignment is located across two parcels (APN 504-0-020-240 and -260) that total approximately 185 acres. A conservative analysis of the conversion of prime farmland to non-agricultural use would equate to a reduction of 4.08 acres, or 2 percent of both parcels. The amount of agricultural land that would be converted would not be substantial. Policy 3.1.2.1 (c) The effects on adjacent agricultural lands. Response: The effects on adjacent agricultural lands would be minimal as farming would continue in the fields to the west and south of the Roadway realignment site. For further discussion please refer to part (b) above. Therefore,the Roadway realignment portion of the project is consistent with this policy. Policy 3.1.2.1 (d) The effects on the economic integrity of the agricultural industry in Ventura County. Response: The FM MP 2006-2008 Ventura County Land Use Conversion table contains the most recent information on all farmland within Ventura County. The total amount of prime farmland within the County in 2008 was 43,790 acres. The proposed Roadway realignment would convert 4.08 acres of prime farmland to urban and built up land. Therefore, the conversion of prime farmland would account for less than 1 percent (0.009 percent) of the total designated prime farmland within the County. When compared to all of Ventura County,the conversion would result in a negligible loss of"prime" farmland. Therefore, the Roadway realignment portion of the project is consistent with this policy. In addition, information should be provided about any measures adopted to reduce the effects identified. Response: The amount of agricultural land that would be converted would be only the amount that would be minimally necessary for the Roadway realignment. Therefore, the Roadway realignment portion of the project is consistent with this policy. Impact Sdencee Inc. C-25 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses LAFCo Handbook Section 3.3.5.1 Findings and Criteria for Prime Agricultural and Open Space Land Conversion: LAFCo will approve a proposal for a change of organization or reorganization which is likely to result in the conversion of prime agricultural or open space land use to other uses only if the Commission finds that the proposal will lead to planned, orderly, and efficient development. For the purposes of this policy, a proposal for a change of organization or reorganization leads to planned, orderly, and efficient development only if all of the following criteria are met: Policy 3.3.5.1 (a) The territory involved is contiguous to either lands developed with an urban use or lands which have received all discretionary approvals for urban development. Response: The agricultural land that would be converted for the Roadway realignment is located adjacent to the south of Los Angeles Avenue (SR-118) and to the west of a residential neighborhood. A portion of this acreage currently contains a truck stop/rest area. This truck stop/rest area is approximately 2.07 acres in size. An industrial building is located to the north of Los Angeles Avenue(SR-118) and east of Montair Drive. Therefore, the Roadway realignment portion of the project is consistent with this policy. Policy 3.3.5.1 (b) The territory is likely to be developed within 5 years and has been pre-zoned for nonagricultural or open space use. In the case of very large developments, annexation should be phased wherever possible. Response: The land to the north of Los Angeles Avenue(Studio site) is located within the boundaries of the City of Moorpark and is designated for industrial land uses. This area would contain the Studio project and is scheduled to be operational by the fourth quarter of 2013 or by the first quarter 2014. The Roadway realignment is located within land currently designated as Agriculture(40 Ac.). This portion of the proposed project would coincide with the development of the Studio site. Therefore, the Roadway realignment portion of the project would be consistent with the policy. Policy 3.3.5.1 (c) Insufficient non-prime agricultural or vacant land exists within the existing boundaries of the agency that is planned and developable for the same general type of use. Response: According to the City of Moorpark General Plan Map, other land designated for commercial or industrial uses, which have not been developed, would consist of land north of the project site across the Union Pacific Railroad tracks. An application for development of a specific plan for the land to the northeast of the project site has been filed with the City and it is anticipated that this land will be developed in the near future. The Roadway realignment site is located within unincorporated County Impact Sdence4 Inc. C-26 Moorpark West Studios MND 0529.006 Sgotembef 2011 Part C Letters, Comments,and Responses land. This portion of the project would widen Los Angeles Avenue (SR-118) from Montair Drive east to the City of Moorpark boundaries. The existing width of Los Angeles Avenue currently abuts multiple residential and commercial land uses with the City and would be considered infeasible to widen Los Angeles Avenue. Policy 3.3.5.1 (d) The territory involved is not subject to voter approval for the extension of services or for changing general plan land use designations. Where such voter approval is required by local ordinance, such voter approval must be obtained prior to LAFCo action on any proposal unless exceptional circumstances are shown to exist. Response: The Roadway realignment portion of the project would require an encroachment permit from Caltrans, annexation of the site into the City of Moorpark, and an amendment to the City's sphere of influence to include the widening of Los Angeles Avenue. These discretionary actions do not need voter approval. Therefore,the Roadway realignment would be consistent with this policy. Policy 3.3.5.1 (e) The proposal will have no significant adverse effects on the physical and economic integrity of other prime agricultural or open space lands. Response: The MND for the proposed project would mitigate any potential environmental impacts related to the Roadway widening to less than significant. The FM MP 2006-2008 Ventura County Land Use Conversion table contains the most current information regarding agricultural land within Ventura County. The total amount of prime farmland within the County in 2008 was 43,790 acres. The proposed Roadway realignment would convert 4.08 acres of prime farmland to urban and built up land. The conversion of prime farmland would account for less than 1 percent (0.009 percent) of the total designated prime farmland within the County. Therefore, the decrease in prime agricultural farmland as a result of the Roadway realignment project would have a negligible impact to all prime farmland within Ventura County and would be considered consistent with this policy. Furthermore,the agricultural production valuewithin Ventura County in 2008 was over $1.6billion.9The total amount of agricultural land within Ventura County is 318,166 acres. This would equate to approximately $5,000 per acre of agricultural production. Consequently,the conversion of 4.08 acres of all agricultural land would equal approximately $20,400 per year. LAFCO Handbook Section 3.3.5.2 Findings that Insufficient Non-Prime Agricultural or Vacant Land Exists: The Commission will not make affirmative findings that insufficient non-prime agricultural or 9 California Department of Food and Agriculture, CaliforniaAgricultura'Statistics,2008. Impact Sdencee Inc. C-27 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses vacant land exists within the boundaries of the agency unless the applicable jurisdiction has prepared a detailed alternative site analysis which at a minimum includes: Policy 3.3.5.2(a) An evaluation of all vacant, non-prime agricultural lands within the boundaries of the jurisdiction that could be developed for the same or similar uses. Response: The Roadway realignment portion of the proposed project would widen the Los Angeles Avenue(SR-118) approximately 74 feet in width from Montair Drive east to Gabbert Road/Tierra Rejada Road. The Roadway realignment portion of the proposed project is an infrastructure project. It would widen Los Angeles Avenue (SR-118) to improve circulation and level of service for this portion of the roadway. The location of the widening of this portion of Los Angeles Avenue (SR-118) is located outside of the City boundary. It is currently a two lane roadway that extends to a six lane roadway east of the project site. The width of the roadway is currently at its maximum in the eastern direction. Land to the west of the site would consist of agricultural land and if the Roadway widening were to occur it would remove additional "prime" agricultural farmland. The right-of-way for the proposed Roadway widening extends north to a VCWPD easement that would include the Walnut Canyon flood control channel. As a result, the widening of Los Angeles Avenue (SR-118) would be infeasible to widen to the north. Consequently, the most feasible direction for the widening to occur would be to the south. For a conservative analysis, it was assumed that the widening of Los Angeles Avenue would extend approximately 74 feet to the south. The length of the widening would start at the western edge of the residential neighborhood west approximately 2,400 feet. The area of widening would equal to 4.08 acres of land that was assumed to be considered "prime" agricultural land. This area would be the least amount of area needed for the planned widening of Los Angeles Avenue(SR-118). Policy 3.3.5.2(b) An evaluation of the re-use and redevelopment potential of developed areas within the boundaries of the jurisdiction for the same or similar uses. Response: Please see the Response to Policy 3.3.5.2(a), above, in regards to an evaluation of the re-use or redevelopment potential of developed areas for the same or similar uses. Impact Sdencea Inc. C-28 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Policy 3.3.5.2(c) Determinations as to why vacant, non-prime agricultural lands and potential re- use and redevelopment sites are unavailable or undesirable for the same or similar uses, and why conversion of prime agricultural or open space lands are necessary for the planned, orderly, and efficient development of the jurisdiction. Response: Please see the Response to Policy 3.3.5.2(a), above, in regards to why the conversion of prime agricultural land are unavailable for the same or similar uses. LAFCO Handbook Section 3.3.5.3 Impacts on adjoining prime agricultural or open space lands: In making the determination whether conversion will adversely impact adjoining prime agricultural or open space lands,the Commission will consider the following factors: Policy 3.3.5.3(a) The prime agricultural and open space significance of the territory and adjacent areas relative to other agricultural and open space lands in the region. Response: Please see the Response to Policy 3.3.5.1(e), above, in regards to the potential impact on prime agricultural land in the region. Policy 3.3.5.3(b) The economic viability of the prime agricultural lands to be converted. Response:As discussed above,the Roadway realignment project would convert approximately 4.08 acres of prime agricultural land to non-agricultural uses. Based on an average per acre value of all agricultural land within Ventura County, 4.08 acres would equal to $20,400 per year. The loss of prime agricultural land would result in less than 1 percent (0.009 percent)of all prime agricultural land within the County. Policy 3.3.5.3(c) The health and well being of any urban residents adjacent to the prime agricultural lands to be converted. Response: The Roadway realignment portion of the proposed project is located adjacent and to the west of an existing residential neighborhood. Land designated as prime agricultural land is located to the south of the Roadway realignment and west of the existing residential neighborhood. The residential neighborhood has been adjacent to the prime agricultural land for over 30 years. As discussed in the Part B, Air Quality and Hazards and Hazardous Materials sections of the MND resulted in less than significant impacts on and near the project site. Therefore,the proposed widening of Los Angeles Avenue would be consistent with this policy. Impact Sdencee Inc. C-29 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Policy 3.3.5.3(d) The use of the territory and the adjacent areas. Response: Agricultural operations would continue in the prime agricultural land south of the Roadway realignment area. Travelers would continue to use Los Angeles Avenue as an east/west transportation route within the City of Moorpark and unincorporated areas of the County. The proposed Roadway realignment would be consistent with this policy. Policy 3.3.5.3(e) Whether public facilities related to the proposal would be sized or situated so as to facilitate the conversion of prime agricultural or open space land outside of the agency's sphere of influence, or will be extended through prime agricultural or open space lands outside the agency's sphere of influence. Response: The Roadway realignment has been designed to Caltrans roadway standards and would utilize less than 4.1 acres of land designated as prime farmland. Upon approval by the LAFCo Board, the Roadway realignment portion of the proposed project would be located within the City's sphere of influence. Policy 3.3.5.3(f) Whether natural or man-made barriers serve to buffer prime agricultural or open space lands outside of the agency's sphere of influence from the effects of the proposal. Response: The Roadway realignment would extend the existing Los Angeles Avenue (SR-118) approximately 74 feet to the south. There are currently no natural or man-made barriers that buffer prime agricultural land outside of the City's sphere of influence from the effects of the proposed project. Policy 3.3.5.3(g) Applicable provisions of local general plans, applicable ordinances that require voter approval prior to the extension of urban services or changes to general plan designations, Greenbelt Agreements, applicable growth-management policies, and statutory provisions designed to protect agriculture or open space. Response: Please see the Response to Policy 3.3.5.1(d) and Response 5-6, above, regarding the SOAR ordinance. Policy 3.3.5.3(h) Comments and recommendations by the Ventura County Agricultural Commissioner. Response: Policy is noted. Impact Sdencee Inc. C-30 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses LAFCO Handbook Section 4.3.2.1 Findings and Criteria for Prime Agricultural and Open Space Land Conversion: LAFCo will approve sphere of influence amendments and updates which are likely to result in the conversion of prime agricultural or open space land use to other uses only if the Commission finds that the amendment or update will lead to planned, orderly, and efficient development. For the purposes of this policy, a sphere of influence amendment or update leads to planned, orderly, and efficient development only if all of the following criteria are met: Policy 4.3.2.1 (a) The territory is likely to be developed within 5 years and has been designated for nonagricultural or open space use by applicable general and specific plans. Response: The Roadway realignment would be constructed concurrently with the Studio project. The Studio project is projected to be operational by the first quarter of 2014. The City's sphere of influence and boundary would be extended to the south to includethewidening of Los Angeles Avenue upon approval of the City Council. The City would then need approval from the Ventura LAFCo to extend the City's boundary and sphere of influence south to encompass the Roadway realignment. Policy 4.3.2.1 (b) Insufficient non-prime agricultural or vacant land exists within the sphere of influence of the agency that is planned and developable for the same general type of use. Response: The City's OSCAR Element page 111-2 identifies prime farmland as located south of the City limits. Land designated as prime farmland within the City has been previously committed to urbanization. The City does not contain additional vacant land to widen Los Angeles Avenue (SR-118) east of the project site. Policy 4.3.2.1 (c) The proposal will have no significant adverse effects on the physical and economic integrity of other prime agricultural or open space lands. Response: Please see the Response to Policy 3.3.5.1(e) regarding potentially adverse effects on the physical and economic integrity of other prime agricultural or open space lands. Policy 4.3.2.1 (d) The territory is not within an area subject to a Greenbelt Agreement adopted by a city and the County of Ventura. If a City proposal involves territory within an adopted Greenbelt area, LAFCo will not approve the proposal unless all parties to the Greenbelt Agreement amend the Greenbelt Agreement to exclude the affected territory. Response:The proposed project is not located within a Greenbelt Agreement. Impact Silences Inc. C-31 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Policy 4.3.2.1 (e) The use or proposed use of the territory involved is consistent with local plan and policies. Response: Please seethe Section J. Land Use and Planning of the draft MND. As described in the Project Description of the MND, the City would have to approve the following: a GPA (which would designate all of the site for 1-2); a Zone Change(which would designate all of the site for M-2); an IPD; a CUP (to allow building heights above 30 feet up to a maximum of 60 feet); and a Development Agreement. The proposed Roadway realignment would require an additional 4.08 acres of right-of-way within the parcel south of Los Angeles Avenue. As indicated on the assessor parcel map (Book 504), the parcels south of Los Angeles Avenue are approximately 127 acres (APN 504-0-020-726) and approximately 58 acres (APN 504-0-020-724). Therefore, the Roadway alignment would not reduce a parcel below the minimum 40-acre parcel size. Upon approval of these discretionary actions, impacts regarding conflicts with any applicable land use plan, policy, or regulation would be less than significant LAFCO Handbook Section 4.3.2.2 Findings that Insufficient Non-prime Agricultural or Vacant Land Exists: The Commission will not make affirmative findings that insufficient non-prime agricultural or vacant land exists within the sphere of influence of the agency unless the applicable jurisdiction has prepared adetailed alternative site analysis which at a minimum includes: Policy 4.3.2.2(a) An evaluation of all vacant, non-prime agricultural lands within the sphere of influence and within the boundaries of the jurisdiction that could be developed for the same or similar uses. Response: The Roadway realignment is an infrastructure project. The City's General Plan Circulation Element guides future development of all roadways within the City. Los Angeles Avenue is currently designated as a six-lane arterial from Grimes Canyon Road east towards the SR-23. Los Angeles Avenue is currently built out, and in the process of being widened, to its planned six-lane width east of Leta Yancy Road towards the SR-23. Los Angeles Avenue is currently a four lane arterial west of Leta Yancy Road towards Gabbert Road/Tierra Rejada Road. Los Angeles Avenue becomes a two-lane roadway west of Gabbert Road/Tierra Rejada Road. Consequently, there are portions of the roadway that could be expanded to a six-lane arterial within the City. Impact Sdencee Inc. C-32 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Policy 4.3.2.2(b) An evaluation of the re-use and redevelopment potential of developed areas within the sphere of influence and within the boundaries of the jurisdiction for the same or similar uses. Response: The Roadway realignment is an infrastructure project that would need approximately 4.08 acres to widen Los Angeles Avenue to a six-lane arterial from Montair Drive east to Gabbert Road/Tierra Rejada Road. Land uses located adjacent to Los Angeles Avenue within the City include commercial, industrial, office, and residential uses. Los Angeles Avenue is currently built out east of Leta Yancy Road to Moorpark Avenue and east of Spring Road within the City limits.The right-of-way for Los Angeles Avenue (SR-118) between Spring Road and Leta Yancy Road is constrained on the north and south by existing commercial and residential land uses. The portion of the Los Angeles Avenue between Leta Yancy Road and Gabbert Road/Tierra Rejada Road contains vacant land to the south. The vacant land is designated as high density residential according to the City's General Plan map. The Walnut Canyon Flood Control Channel, which parallels the Studio site's southern boundary, constrains any expansion of Los Angeles Avenue to the north. The re-use or redevelopment of existing uses for the purpose of w idening Los Angeles Avenue would not meet the goals of the City's General Plan. Goals and policies developed within the Circulation Element form the basis for providing a circulation system that adequately serves the development intensity anticipated in the Land Use Element and that represents the desires of the community for adequate mobility and accessibility. The policies are intended to guide the City so that both governmental and private activities contribute to meeting the goals of the Circulation Element. Policy 1.2 which states, Local freeway improvements, and the construction and/or extensions of State Routes 23 and 118 as an arterial roadway or freeway shall be supported by requiring development projects to dedicate right-of-way,pay a development impact fee, and/or construct stain improvements as determined necessary to avoid significant traffic/circulation impacts. Most of the land along Los Angeles Avenue is developed, with limited space to expand Los Angeles Avenue to meet the ultimate configuration of a six-lane arterial within the City. Therefore, the land south of Los Angeles Avenue west of the Buttercreek neighborhood would be the most feasible direction to expand this roadway. Impact Sdencee Inc. C-33 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Policy 4.3.2.2(c) Determinations as to why non-prime agricultural and vacant lands and potential re-use and redevelopment sites are unavailable or undesirable for the same or similar uses, and why conversion of prime agricultural or open space lands are necessary for the planned, orderly, and efficient development of the jurisdiction. Response: Please see the Response to Policy 4.3.2.2(b), above. The Roadway realignment portion of the proposed project would meet the City's Circulation Element. The conversion of non-agricultural land within the City is limited as the City has zoned the remaining vacant lands for either commercial, residential, or open space lands. In addition, any futurewidening of Los Angeles Avenue west of Gabbert Road/Tierra Rejada Road is constrained to the north by the Southern California Edison substation and the Walnut Canyon Flood Control Channel. Therefore, the conversion of prime agricultural land south and west of the City's limits would be necessary for the expansion of the Roadway widening. LAFCo Handbook Section 4.3.2.3 Impacts on Adjoining Prime Agricultural or Open Space Lands: In making the determination whether conversion will adversely impact adjoining prime agricultural or open space lands,the Commission will consider the following factors: Policy 4.3.2.3(a) The prime agricultural and open space significance of the territory included in the sphere of influence amendment or update relative to other agricultural and open space lands in the region. Response: Please see the Response to Policy 3.1.2.1(b), above, in regards to potential impacts to prime agricultural land in the region. Policy 4.3.2.3(b) The economic viability of the prime agricultural lands to be converted. Response: Please see the Response to Policy 3.3.5.1(e), above, regarding the economic viability of the prime agricultural land to be converted. Policy 4.3.2.3(c) The health and well being of any urban residents adjacent to the prime agricultural lands to be converted. Response: Please see the Response to Policy 3.3.5.3(c), above, in regards to the health and well-being of urban residents adjacent to prime agricultural lands. Impact Sdencee Inc. C-34 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Policy 4.3.2.3(d) Whether public facilities related to the proposal would be sized or situated so as to facilitate the conversion of prime agricultural or open space land outside of the agency's proposed sphere of influence, or will be extended through prime agricultural or open space lands outside the agency's proposed sphere of influence. Response: The Roadway realignment has been designed to Caltrans roadway standards and would utilize less than 4.1 acres of land that is designated as prime farmland. Upon approval by the LAFCo Board, the Roadway realignment portion of the proposed project would be located within the City's sphere of influence. Policy 4.3.2.3(e) Whether natural or man-made barriers serve to buffer prime agricultural or open space lands outside of the agency's sphere of influence from the effects of the proposal. Response: The Roadway realignment would extend the existing Los Angeles Avenue (SR-118) approximately 74 feet to the south. There are currently no natural or man-made barriers that buffer prime agricultural land outside of the City's sphere of influence from the effects of the proposed project. Policy 4.3.2.3(f) Applicable provisions of local general plans, applicable ordinances that require voter approval prior to the extension of urban services or changes to general plan designations, Greenbelt Agreements, applicable growth-management policies, and statutory provisions designed to protect agriculture or open space. Response: Please see the Response to Policy 3.3.5.1(d) and Response 5-6, above, regarding the SOAR ordinance. Policy 4.3.2.3(g) Comments and recommendations by the Ventura County Agricultural Commissioner. Response:The policy regarding the Ventura County Agricultural Commissioner is noted. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. How ever, because the comment does not raise an environmental issue according to CEQA, no further response is required. Impact Sdencee Inc. C-35 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Response 5-10 The comment suggests that information regarding the assessment of impacts to utilities and service systems under CEQA according to LAFCo and requests additional clarification. The comment does not raise an environmental issue within the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. No further response is required. Response 5-11 The comment requests clarification of the project's water demand based on various numbers of employees on site at any given time. The first bullet comment suggests that an additional 960 people could occupy the site if all soundstages were to be used at the same time. As described in the Project Description of the MND, the project would include a maximum number 970 employees at one time consisting of 120 permanent, 350 office, and 500 temporary sound stage employees. The sound stage employees would vary from 200 to 500 depending on the occupancy rate of the sound stages. Therefore, the water demand for the Studio Project would have a maximum number of 970 employees at one time. The comment indicates that staff and crews working at the sound stages would anticipate a 50 percent increase in water/sewer use as a result of a 12 hour shift. The water demand figure used for the future water demand is based on the amount of water used (gallons) per person (per capita) per day (a 24 hour period). This water demand rate figure is usually determined by dividing the total public supplied water in gallons per day by the population served. The water demand rate is based on average use throughout one day, or 24 hours, and not an 8-hour period. Therefore,the analysis was based on a 24-hour period. Based on the American Water Works Association Research Foundation (AWWARF)water demand factor for commercial uses the water demand per employee would be 37 gallons per day (gal/d). Therefore, the project would demand approximately 13.1 million gallons per year (mgy)or approximately 40.2 acre-feet per year (afy).The project would demand approximately 0.04 million gallons per day (mgd). Impact Sciences Inc. C-36 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses The City of Moorpark has adopted by ordinance (15.23.010) a water efficient landscape ordinancel0 which describes how to calculate landscape water demand and was used to estimate the project's landscape irrigation requirements. The ordinance is based on the model landscape ordinance established by the California Department of water Resources that provides a basis for water efficient landscape irrigation for all areas in California. According to the City's ordinance, the first water demand would be based on the maximum applied water allowance. This is the upper limit of the annual allowed water for an established landscape area. The project's water demand would result in a maximum allowance of 8,721,907 gallons per year or 27.8 afy.11 The estimated total water use for landscape of the proposed project would be 8,558,418 gallons per year or 26.2 afy12 which would equate to 23,448 gallons per day or 0.07 acre-feet (af) per day. As such, the project would not exceed the maximum water allowance. The total water demand (potable and irrigation demand) for the Studio site is estimated to be 66.4 afy. This is considered a conservative estimate as it does not reflect conservation requirements set forth in the 2009 Comprehensive Water Legislation (SB X7-7) that commercial, industrial and institutional land uses must reduce water demand by 20 percent by the year 2020. If a 20 percent reduction is achieved, the project would demand 53.1 afy. As stated in the VCWD No. 1 Draft 2010 Urban Water Management Plan (UWMP) Table 6.1-1, commercial and industrial growth from 2010 to 2015 is projected to increase 147 afy of water demand, or 14 percent for the five-year period. The total project water demand, with a 20 percent reduction of water demand, would equal 53.1 afy. The project water demand during the 2010 to 2015 interval would equate to 36 percent of the water growth allocated in the Draft 2010 UWMP for commercial/industrial land uses.13 VCWD boundaries include the City of Moorpark and contiguous unincorporated areas to the north and west. 10 California Code of Regulations Title 23. Waters, Division 2. Department of Water Resources, Chapter 2.7. Maid Water Efficient Landscape Ordinance,Sections 490 through 494 11 MAWA = (ETo)(0.62)*[(0.7*LA)+(0.3*SLA)]; (51)(0.62)*[(0.7*356,392 square feet)+(0.3*0)] = 8,721,907 gallons per year or 27.8 afy. 12 ETWU =(ETo)(0.62)*(PF*HA/I E+SLA); (51)(0.62)*(0.5*356,392 square feet/0.71+0) =8,558,418 gallons per year or 26.2 afy. 13 36.2 afy of indoor potable water / 147 af between 2010 and 2015 for commercial/industrial users= 0.25 or 25 percent. Impact Sdencee Inc. C-37 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses The VCWD projected total water use between 2010 and 2015 would increase 2,388 afy. The 53.1 afy of project water demand would equate to 2.2 percent of total water use within VCWD boundaries between 2010 and 2015. As indicated in the Draft 2010 UWMP, the VCWD is projected a surplus of 802 of for 2015 and a surplus of 165 of for 2020 during a normal water year. As a result, adequate water supplies would be available for the proposed project. The information contained above was included in the MN D. Impacts to water demand would remain less than significant. Response 5-12 The comment questions use of the VCWD's 2005 UWM P. At the time of the start of the public review period for the proposed project (May 2011) the VCWD 2005 UWMP was the most current adopted UWM P. The VCWD has completed a draft version of the 2010 UWM P. The Draft UWMP indicates that the document will be adopted by resolution by the Board of Supervisors on June 28, 2011. The MND has been clarified to reflect the latest information presented in the Draft 2010 UWM P. Response 5-13 The comment concludes that a Water Supply Assessment (WSA) be prepared for the proposed project as the site would house well over 1,000 people. The proposed project's water demand was calculated using an estimated maximum 970 employees working on site at one time. The number of employees is below the 1,000-employee threshold for triggering a WSA.14 The size of the usable square footage for the project site is less than the 650,000 square feet of floor space threshold for a WSA.15 The commenter used the number of parking spaces to show that the project site would house well over 1,000 people. The determination for the number of parking spaces was based on the Zoning Ordinance of the City's Municipal Code. It is incorrect to assume that the additional parking spaces would result in additional people on site. Therefore,the proposed project would not qualify to provide a WSA. 14 California Water Code Section 10912(a)(1). 15 California Water Code Section 10912(a)(5). Impact Sdencee Inc. C-38 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Response 5-14 The comment requests that the draft MND contain additional information in regards to off-site water main lines specifically regarding the location, size, and available capacity of these lines. Additional information and clarification regarding off-site water mail lines can be found in Section Q. Utilities and Service Systems,on page B-79. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 5-15 The comment requests clarification regarding the project site as to whether it is located within the VCWD boundaries. The requested correction to Section Q Utilities and Service Systems, page B-80 of the MND has been made.Approximately 33 acres of the project site would be annexed into VCWD boundaries. Response 5-16 The comment questions the analysis to determine the amount of wastewater the proposed project would generate. The current treatment capacity of the Moorpark Water Treatment Plant (MWTP) is 3 mgd. As clarified above in Response 5-11, the proposed project's indoor water demand would be 40.2 afy or 0.04 mgd. If a 1:1 water: wastewater rate is assumed, then the project would generate 0.04 mgd of indoor wastewater. This would equate to 1.3 percent of the current treatment capacity (0.04 mgd /3.0 mgd =0.013). Therefore, the impacts would remain less than significant. Response 5-17 The comment questions if the MWTP would have the available capacity to treat wastewater effluent generated by the proposed project. A sewer capacity study was completed by the applicant. This study was reviewed and approved of by VCWD in January 2011. The sewer capacity study determined that there would be adequate capacity in the existing sewer lines located west of the project site.As there is adequate capacity in the existing sewer line for the proposed project, there would be adequate capacity for treatment at the MWTP. As a result, potential sewer capacity impacts would remain less than significant. Response 5-18 clarifies the expansion of the MWTP. Impact Sdencee Inc. C-39 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Response 5-18 The comment provides information in regards to expansion of the MWTP and questions if the expansion of the MWTP is necessary to accommodate the demands from the project. As identified on page 50 in the Five Year Capital Projects Program for the County of Ventura Public Works Agency,16 the MWTP has allocated funds for Phase II expansion of the plant. Further, as noted below in letter No. 10, the MWTP Phase I expansion was complete in spring 2010 which allows the MWTP to hydraulically receive up to 5 mgd of wastewater. Response 5-19 The comment requests clarification in regards to the location of any new sewer lines and if there is adequate sewer capacity for the proposed project. The proposed project would connect to a proposed 15-inch sewer line to be located in the North Hills Parkway right-of-way. This sewer line would connect to an existing sewer line located west of the project site adjacent and to the north of Los Angeles Avenue. This sewer line was determined to provide adequate sewer capacity for the proposed project and future projects that would potentially connect to the 15-inch sewer line. Provided in the Appendix G of the MN D is a sewer study that was reviewed and approved by VCWD. Impacts would remain less than significant with regards to adequate sewer capacity for the proposed project. Response 5-20 The comment encourages the City to meet with LAFCo staff in advance of preparing for any future annexations. The City acknowledges the comment, which will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. 16 County of Ventura Public Works Agency, 2010-2015 Five Year Capita'Prge tsPrograms, (August 2010)50. Impact Sdencee Inc. C-40 Moorpark West Studios MND 0529.006 September 2011 Letter No. 6 RESOURCE MANAGEMENT AGENCY Planning Division county of v r Kimberiy L Pritlhart Director May 25. 2011 City of Moorpark Attn.; .los ph f=ISS 799 Moorpark Ave. Moorpark, CA 913021 E mail; jlfissci.moorpark,ca.us Subject: Comments on the NOl to Adopt an MND for tha Moorpark West Studios Dear Mr Fiss: Thank you for I he opportunity to review and comment oil ale document. Auaohed aro the comments that we have received resulting from infra-county review of 1 the subject document. Additional comments may have been sent directly to you by other County agencies Your proposed responses to these comments should be sent directly to the commenter, with s copy to Laura Hocking. Ventura -County Planning Division, L#1740. 80g S. 2 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 Laura Hocking at 3 (80&) 954-2443. Sincerely, Tricia Maier, Manager Program~Administration Section AtteGhrnent County RMA Reference Number 11-00 0 South Victoria Avenue. Or 1740. Ventura, CA 93009 (905) 654-2481 Fax 3605-}054-2509 af�n�r�f oM R•ckrJrd Row Impact Science4 Inc. C-41 MorparkWest Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Letter N o.6 Resource Management Agency,County of Ventura, Planning D ivisi on,dated M ay 25,2011 Response 6-1 The comment provides factual background information regarding the County agencies that received a copy of the Draft MN D from the Resource Management Agency, County of Ventura. The comment does not raise an environmental issue within the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. No further response is required. Response 6-2 The comment notes where responses to comments to the County should be submitted. The comment is noted. Response 6-3 The comment provides a point of contact for further questions. The comment is noted. Impact Sdencee Inc. C-42 Moorpark West Studios MND 0529.006 September 2011 Letter No. 7 PUBLIC WORKS AGENCY - TRANSPORTATION DEPARTMENT *`� "�� a Traffic, Advance Planning & Permits Division "01 �P MEMORANDUM 9� ' /F004 DATE: May 17, 2011 TO: RMA— Planning Division Attention: Laura Hocking FROM: Behnam Emami, Engineering Manager II SUBJECT: REVIEW OF DOCUMENT 11-006 Notice of Intent (NOI) to Adopt Mitigated Negative Declaration (MND) Moorpark West Studios Motion picture film and television studio complex on Los Angeles Avenue (SR 118) in western Moorpark (city) Lead Agency: City of Moorpark The Public Works Agency - Transportation Department has completed the review of the Notice of Intent (NOI) to adopt a Mitigated Negative Declaration (MND) for the proposed 1 Moorpark West Studios. The MND was prepared under the supervision of the City of Moorpark, acting as lead agency,and the California Department of Transportation(Caltrans),acting as a responsible agency, in accordance with the requirements of the California Environmental Quality Act 2 (CEQA). The purpose of the MND is to determine if the project has any potentially significant effects on the environment. This is a proposed project by Triliad Development, Inc., (the applicant) to construct and operate a motion picture film and television studio complex(the project) on approximately 44 acres(three parcels)within the City of Moorpark. The site is readily served by existing regional transportation corridors including State Route 118 (SR-118), also known as Los Angeles Avenue, and State Route 23 (SR-23). The project would contain a total of approximately 559,450 SF of building space (112,800 SF of office buildings, 12 sound stages totaling 216,000 SF, and 142,590 SF of ancillary studio support service such as a 3 conference center, commissary, health club, and catering). The purpose of the ancillary studio support service is to reduce or eliminate the need for employees/crew to leave the site during their work day, hence reducing trips generated by the proposed project. The project is located at the west end of Moorpark along Los Angeles Avenue (SR 118). As part of the proposed project, Los Angeles Avenue(SR 118)would be widened along the project frontage from a two-lane to a four-lane roadway with turning lanes. Construction is projected to begin in the first quarter of 2012 and last approximately two years. 1 Impact Sciences Inc. C43 Moorpark West Studios MND 0529.006 September 2011 We offer the following comments: 4 1. We generally concur with the comments in the MND for those areas under the purview of the Transportation Department. The state highways affected by the project are SR 23, SR 34, and SR 118, under the purview of the State of California Transportation Department (Caltrans), responsible agency for the project. The MND should provide mitigation measures for the site-specific impacts this project may have on the County's 5 Regional Road Network. The MND should specifically address the potential traffic impacts to: • Southbound Left-Turn on Balcom Canyon Road at Los Angeles Avenue (SR 118) • Southbound Left-Turn/Right-Turn on Bradley Road at Los Angeles Avenue(SR 118) 2. Page 19 of the Traffic Study for the MND states that the proposed project would generate an additional 3,108 weekday average trips, 174 a.m.weekday peak-hour trips, 168 weekday p.m. peak-hour trips,2,134 Saturday average trips,and 46 Saturday mid- day peak-hour trips. The MND states that during the weekday Moorpark West Studies will be open 24 hours a day, therefore the trips are spread out over a 24-hour period. The trips associated with the 12 sound stages assume a 75 % usage rate. The cumulative impact of this project, when considered with the cumulative impact of all other approved (or anticipated) development projects in the County, is potentially significant. Mitigation Measure TR-1 on Page B-77 regarding the Traffic Impact 6 Mitigation Fees (TIMF) is acceptable to the Transportation Department. Based on the information provided in the MND, and the Reciprocal Agreement between the City of Moorpark and the County of Ventura, the fee due to the County would be: 3,108 ADT*x$17.00**/ADT = $52,836 * Average Daily Trips per the Traffic Study ** County Reciprocal TIMF for Projects within City of Moorpark The above estimated fee may be subject to adjustment at the time of deposit due to provisions in the TIMF Ordinance allowing the fee to be adjusted for inflation based on the Engineering News Record Construction Cost Index. The above fee is an estimate only based on information provided in the MND. 3. If the project generates significant truck traffic on local roads and the County's Regional Road Network, then the applicant should identify the proposed truck routes for the project. If required, an oversized truck permit should be obtained from the 7 Transportation Department. Furthermore, if local county roads are used, then a truck route plan/map should be submitted to the Transportation Department for review and approval. 2 Impact Sciences Inc. C44 Moorpark West Studios MND 0529.006 September 2011 4. Construction is anticipated to last approximately two years. If the project uses local county roads for truck and construction related trips, proper precautions shall be taken to protect all pavements, curb and gutter, sidewalks, and drainage structures from damage. Any portion damaged by the project's operations, in the opinion of the Transportation Department or designee, shall be replaced in accordance with current $ Standard Construction Details and/or in a manner acceptable to the Transportation Department or designee. Of particular interest would be Tierra Rejada Road east of the on/off ramps to SR 23, Sunset Valley Road south of Tierra Rejada Road, Hitch Boulevard south of Los Angeles Avenue (SR 118), Grimes Canyon Road north of Los Angeles Avenue (SR 118), Balcom Canyon Road north of Los Angeles Avenue (SR 118), and Bradley Road north of Los Angeles Avenue (SR 118). 5. Please provide the Transportation Department with the final MND when it becomes available for our review and comment. 9 Our review is limited to the impacts this project may have on the County's Regional Road Network. Please call me at 654-2087 if you have questions. F:\transpor\LanDev\Non_County\11-006 MPK.doc 3 Impact Science Inc. C-45 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Letter No.7 County of Ventura Public Works Agency,Transportation Department,dated M ay 17,2011 Response 7-1 The comment notes that the Public Works Agency—Transportation Department has reviewed the M N D. The comment is noted. Response 7-2 The comment provides factual background information about the CEQA process and does not raise an environmental issuewithin the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. No further response is required. Response 7-3 The comment restates project description information contained in the Draft MN D and does not raise an environmental issuewithin the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. No further response is required. Response 7-4 This comment is an introduction to comments that follow. No further response is required. Response 7-5 The comment suggests that the analysis of the MND should address the potential traffic impacts to southbound left-turn on Balcom Canyon Road at Los Angeles Avenue (SR-118) and southbound left- turn/right-turn on Bradley Road at Los Angeles Avenue(SR-118). The intersections of question are located within the County of Ventura and would therefore be subject to the County of Ventura thresholds of significance for changes in LOS at intersections. To determine whether the addition of project-generated trips results in a significant impact at a study roadway segment, and thus requires mitigation, the County of Ventura utilizes the following thresholds of significance: • A significant impact occurs at a study roadway segment when the addition of project generated trips causes the level of service to deteriorate from an acceptable LOSto a deficient LOS; or • A significant impact occurs at a study roadway segment when the project adds trips to a study roadway segment operating at a deficient LOS. Impact Sdencee Inc. C-46 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses The MND specifically analyzed and addressed potential traffic impacts to both the southbound left-turn movement on Balcom Canyon Road at Los Angeles Avenue(SR-118) and the southbound left-turn/right- turn movement on Bradley Road at Los Angeles Avenue (SR-118) as shown on page B-72, Part B, of the MND, and based on the County of Ventura thresholds of significance, no significant traffic impacts are forecast to occur since no project-generated trips are forecast to be added to the critical movement17 at these two study intersections. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 7-6 The comment provides information and calculation for contributions to the Traffic Impact Mitigation Fees. The comment is noted. No further response is required. Response 7-7 The comment states that the project will generate significant truck traffic on local roads and roadways contained in the County's Regional Roads Network. The comment further notes that if required, a permit for oversized truck permit should be obtained. Further, the comment states that if County roads are used a truck route plan/map should be submitted to the County for review and approval. The construction route for the proposed project is planned to be Los Angeles Avenue (SR-118) to and from the SR-118/23 Freeway. During the final permitting process, the applicant w ill provide the County a truck route plan/map for review and approval as well as determine if oversized truck permits are required. Response 7-8 The comment notes that if the project uses local County roadways for truck and construction related trips, precautions should be taken to protect any portion of local County roads are damaged by the project's operations, then any portion damaged shall be replaced in a manner acceptable to the County Transportation Department. As documented in the MND, no project-generated trips are forecast to utilize Tierra Rejada Road east of the on/off ramps to SR-23, Sunset Valley Road south of Tierra Rejada Road, H itch Boulevard south of Los Angeles Avenue (SR-118), Grimes Canyon Road north of Los Angeles Avenue (SR-118), Balcom Canyon Road north of Los Angeles Avenue (SR-118), and Bradley Road north of Los Angeles Avenue (SR-118). 17 Critical movements are the highest combination of left and opposing through/right-turn peak hour turning movements. Impact Sdencee Inc. C-47 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses The construction route for the proposed project is planned to be Los Angeles Avenue (SR-118) to and from the SR-118/23 Freeway. Response 7-9 The comment requests that the County Transportation Department be notified when the Final MND become available. Comment is noted. Impact Sciences Inc. C-48 Moorpark West Studios MND 0529.006 September 2011 Letter No. 8 VENTURA COUNTY AIR POLLUTION CONTROL DISTRICT Memorandum TO:! MMvdo!I pdl johcEbx ozfrrfi!Beejtpo-!C7boojoh! DATE:!!N bz!2: -!3122! FROM:! Brjdjb!Tubupo! SUBJECT:! SfrvftdggdSfwjfx !pgNjjhbcfe!Ofhbywf!Efdrbdxjpo!ggdii f!N ppssbd ! X ftLITutejpt-!Ugrjbe!Efwfrpgn foc+!,bdt-!Dj1z!pgN ppsclbd !)Sf sfoctf!Opt! 22.117* B j dCprnatjpo!DpoLeortE jt LEjalt Lbcsji bt!sfwjf x f eki f!tvcl4dclnjyhlafe!ofhbywf!efdrbdxjpo! )N OE*-!x i jdi !jt!b!gspgptbrtgos!b!n pypo!gjdutsf!tutejp!dpn grhy!xju !23!tpvoetibhft-! tvggpsdcvjrejoht-!boe!tvs df!gbdjoh!po!b!55.bold!tjLf/!!Ui f!gspliddjodraeft!xjefojoh!boe! 1 jn geDwjoh!FVpt!Bohffit!Bwfovf!gon !HbccfsJSpl !x ftilbggspyjn lifre!5-511!gJ!boe!b!ofx ! t hobrj{f e!j oaf d f dy po!po!FVpt!Bohf fit!B wf ovf!bggspyj n btf re!3-711!gJ!x f t Upg H bccf Si Spice/ Tfdypo!D!pgri f!N OE!dpoibjot Li f drvbrjz!boicretjt!boe!ejtdvttft!bjdrvbrjz!jttvft! s f r b i f e!ip!ii f!gspli dcf!!X f!i !sf wj f x f eki j t!t f dy po-!bt!x f rribt!B qqf oej df t!B 2.V s;f n jt! Boicretjt-!B3—Hsffoi pvtf!Hbt!Fn jttj pot-!B4.Ustd1 !Fn jttj pot!boe!Cl.Udxgd!Tutez/!!X f! opLf!Li bcldpot tsvdy po!pgii f!gspli ddx pvre!pddvdj o!uc p!qi bt f t-!cf hj ooj oh!j o!3123-!boe!jt! f yqf dLf e!kp!rbt UIbggspyj n bif re!u(p!zf bd/!!CS bt f!pof!x pvre!rprbit423-751!t r/!g i!boe!x pure! 2 gspwj of!god: 53!potj d!qbd j oh!t gbdf t/!!CJ btf!3!x pvre!rprbilbggaoyj n bif re!357-921!t r/!g1! boe!geovy of!ggs!865!potj d!qbd j oh!t gbdf t/!!Ubcrfi!C.5-!Estimated Operational Emissions with Mitigation-!j oej dbif t!u bdu f!gdolff ddx pvre!hf of dxf!SP D!f n j t t pot!bcpwf!u f!36! rot(bbz!u sfti pre!)36/72!rat(i°bz*/!!Ui jt!bobrntjt!jt!cbtfe!po!jogosi bypo!gion !u f!project's Udogg d!Tutez-!x i jdi !bggrjf t!pgj cif!t gbdf!boe!rjhi clj oevt LEj ic1irboe!vt f t!Li f!u d!hf of dxjpo! dal t!goski f!gsplfckh!!Ui f!Vs;fnjt!dpn gvLfs!n pefrtbobretjt!vtfe!hfofdxrtpgj cif!cvjrejoht! boe!n pwj f!t utej pt!bt!u f!rboe!vt f t-!brtp!cbt f e!on the project's Traffic Study. Fyi jcjU2!pgri f!N OE!dporbjot!b!ejtdvttjpo!pgri f!njyhbjpo!n fbtvsft!godUi f!gsiolidc+! eftjhofe!rp!sfevdf!jn gbddt!rp!b!rfitt!Li bo!tjhojgdbodjn gbdc f!!Tfdypo!BR.2!pgrijt!Fyi jcjd rjtd!bjdfnjttj pot!njyhbypo!n fbtvsft/!!X f!dpodvdri bdxju !jn qrhn fodiypo!pgri ftf!ti psi dal-!dpot Lsvdypo!sf rbcf e!n j yhbypo!n f bt vsf t-!bj s!r vbrju'!j n gbddt!x pvre!cf!sf evdf e!rp!u f! ionpvoclgfbtjcrfi!)BR.2!boe!BR.3*/!!IVjooh.1fs1-!pgfdoypoicrtfnjttjpot!bsf!ejtdvttfe!jo! 3 Njyhbypo!N fbtvs`!BR.4-!x i jdi !trbxft!Li Wii f!bggrjdboclti brrljn qrhn fodboeQodg✓oe! UEN !n fbtvsft!xjLijo!ri f!N ppsclbd !C7bjo!Bjdi fehi icdbsf!dbgbcrh!pgsfevdjoh!n pcjrh! tpvstf!fnjttj pot!cz!3/4: !rot(lbz!pgSPD!boe!5/54!rat(bbz!pgOPy/!!Ui f!rpd tdptdboe! evdxjpo!pgii ftf!n fbtvsft!ti icrrticf!ftrbcrjti !b! Dpoej ypo!pgB ggaowb1pdpu f dpgj dj brtbhsf f n f ocicf ix f f o!ri f!Dj iz!boe!ri f!bggrjdbocf!! J, zpv!i ioNf!boz!roftypot-!grfibtf!dbrrtn f!bcl)916*!756.2537/! 4 Impact Sciences Inc. C-49 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Letter N o.8 Ventura County Air Pollution Control District,dated May 19,2011 Response 8-1 The comment restates project description information contained in the Draft MND and does not raise an environmental issuewithin the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. How ever, because the comment does not raise an environmental issue, no further response is required. Response 8-2 The comment restates project description information contained in the Draft MND and restates the method to analyze potential air quality impacts and does not raise an environmental issue within the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. How ever, because the comment does not raise an environmental issue, no further response is required. Response 8-3 The comment notes that the MND determined impacts to less than significant, and concurs impacts can me reduced with implementation of mitigation measures. The comment is acknowledged and will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 8-4 The comment provides a contact number for further questions. The comment is noted. Impact Sdencee Inc. C-50 Moorpark West Studios MND 0529.006 September 2011 Letter No. 9 Ventura County ' =Jr Watershed Protection District Planning and Regulatory Division ` Permit Section MEMORANDUM DATE: May 25, 2011 TO: Laura Hocking, RMA/Planning Technician Planner Resource Management Agency, Planning Division FROM: Tom Wolfington, P.E.— Permit Manager, (805) 654-2061 SUBJECT: RMA 11-006— NOI to adopt MND— Moorpark West Studios APN 511-0-200-130, 32.65 Acres, Los Angeles Avenue LLC APN 511-0-200-145, 5.23 Acres, PEGH Investments LLC APN 511-0-200-155, 6.46 Acres, Newburg Ronald Tr Est et al Los Angeles Avenue west of Gabbert Road, City of Moorpark Gabbert Canyon and Walnut Canyon, Flood Zone 3 Revised Comments Pursuant to your request, this office has reviewed the subject Notice of Intent to adopt a Mitigated Negative Declaration and provides these comments revised 1 through the current date. PROJECT LOCATION North side of Los Angeles Avenue, westerly of the Southern California Edison Substation west of Gabbert Road PROJECT DESCRIPTION Triliad Development, Inc., (the applicant) has proposed to construct and operate a motion picture film and television studio complex (the project) on approximately 44 acres within the City of Moorpark. The site is readily served by existing 2 regional transportation corridors including State Route 118 (SR-118), also known as Los Angeles Avenue, and State Route 23 (SR-23). The project would contain approximately 112,800 square feet (sf) of office buildings and 12 sound stages along with other ancillary studio support services such as a conference center, commissary, health club, catering, and parking for a total of 559,450 sf of building space. Parking for the proposed project would consist of surface parking. As part of the proposed project, Los Angeles Avenue would be widened along the project frontage from a two-lane to a four-lane roadway with turning lanes. This project includes the widening and improvement of Los Angeles Avenue (State Route Impact Sde c Inc. C-51 mcorpark tAket Studios MND 0529.006 Sgtanber 2011 May 25, 2011 RMA 11-006— NOI to adopt MND— Moorpark West Studios Page 2 of 8 118) from Gabbert Road west approximately 4,400 feet and a new signalized intersection on Los Angeles Avenue approximately 2,600 feet west of Gabbert 2 Road. WATERSHED PROTECTION DISTRICT PROJECT COMMENTS: Permit Section comments: 1. Make the following additions (in bold italics)to Part A. 2.0 "Project Location": The project site consists of three parcels, assessor parcel number (APN) 3 511-0-200-130, 511-0-200-145, and 511-0-200-155 and is approximately 44 acres in size according to assessor records. Parcels 511-0-200-130 and 511-0-200-145 are separated from parcel 511-0-200-155 by an open concrete flood control channel, Gabbert Canyon, under the jurisdiction of and in an easement owned by the Ventura County Watershed Protection District(VCWPD). The project site fronts Los Angeles Avenue (SR-118) to the south, as well as Walnut Canyon, a reinforced concrete channel(RCC) under VCWPD jurisdiction and in a VCWPD easement. 2. Make the following additions (in bold italics) to Part A. 3.0 "Environmental Setting": The project site is located in the western portion of Moorpark and adjacent to unincorporated lands on the northwest and south. Land uses surrounding the site include vacant land and the Union Pacific Railroad right-of-way to 4 the north, vacant land to the west, Los Angeles Avenue (State Highway SR- 118) and Walnut and Gabbert Canyon Channels to the south with the SR-118 right-of-way extending outside of the City's boundaries into County of Ventura (County) agricultural land, residential units adjacent to and southeast of the project site across Los Angeles Avenue, and Walnut Canyon Channel and the Southern California Edison (SCE) substation to the east, the latter of which contains a helipad (Figure 3, Surrounding Land Uses). Topography The project site is relatively flat with a slight slope (approximately 1 percent) from north to south. This site is bounded by the Union Pacific Railroad right- 5 of-way to the north, vacant land to the west, and by open concrete flood control channels under the regulatory jurisdiction of the VCWPD to the south and east. Improved Gabbert Canyon Channel lies westerly of the initial phase of the project site. The flood control channels are Impact Sciences Inc. C-52 McorparkVVest Studios MND 0529.006 September 2011 May 25, 2011 RMA 11-006— NOI to adopt MND— Moorpark West Studios Page 3 of 8 maintained by the Ventura County Watershed Protection District (VCWPD) within flood control easements. Gabbert and Walnut Canyon channels were constructed for agricultural use and are near the end of 5 their useful life according to the VCWPD Facility use index. The proposed change in land use of this project will change the characteristics of the drainage needs for the two channels which will need replacement. 3. Will the widening of Los Angeles Avenue encroach into or affect the VCWPD 6 easement? If so, please evaluate the impacts on property and facilities in the MND. I See the comments in the above paragraph. Street widening will change channel loading and will impact the existing channel. 7 4. The crossing of "B" Street over Gabbert Canyon should be evaluated for 8 potential flood control impacts as part of the MND process. 5. Make the following deletions {in strikethrough) and additions (in bold italics) to Part A. 4.0 "Project Characteristics" near the top of Page A-9: Proposed Studios A second gated entry will occur on the eastern boundary of the project sitc the adjacent to existing SCE site. A second gated entry will be 9 constructed on the eastern boundary of the project site over the Walnut Canyon Channel from an existing VCWPD CMB access road that runs parallel to both the improved channel and the eastern property line with SCE. The entrance to the CMB access road off Los Angeles Avenue will be improved to accommodate the new studio entrance. 6. The sentence near the bottom of page A-9 reads: "Electrical poles located along the eastern project boundary would be relocated approximately 3 feet to the east onto the flood control property". The relocation has been 10 discussed in concept; however, the dimension for relocation has not been finalized and will need to be evaluated for slope, structural and loading impacts. The lowest sag of the wires should be a minimum of 52 feet above the service road. The poles should be located as far westerly within the flood control easement as possible. 7. On page B-1, in the table titled "Environmental Factors Potentially Affected", 11 the box labeled "Hydrology/Water Quality" should be marked with an "X"to be Impact Sciences Inc. C-53 McorparkWest Studios MND 0529.006 September 2011 May 25, 2011 RMA 11-006—NOI to adopt MND— Moorpark West Studios Page 4 of 8 consistent with the table on page B-41, having one factor "Less Than 11 Significant With Mitigation". 8. VCWPD will continue to evaluate this project based on the Basis of Design report for Hitch Ranch prepared by PACE in May, 2009 with subsequent 12 addendums as to hydrology, hydraulics and impacts to VCWPD facilities including capacity and surcharge. Advanced Planning Section comments: 1. For this project site, from data in the MND at Page A-7, the future impervious area is approximately 79.41 percent (sum of building first level and paved areas). The MND at Page A-9 states that The proposed project would include an on-site detention system that would detain up to 0.65 acre-feet of surface water runoff generated from the project site to maintain pre- development conditions." Depending on the design approach and method of 13 detention employed, there is a potential that additional detention volume could be required. It is recommended that the concept design for detention, including a hydrology and hydraulic study, be advanced sufficiently at the MND stage to demonstrate feasibility and effects on the project site. The VCWPD standard is to demonstrate no increase in peak flow for any frequency of event from the pre-development condition to the post- development condition. For this project this applies to flows reaching Gabbert Canyon or Walnut Canyon. There should be no additional connection to these channels, nor any increase in flows reaching these channels from existing connections. 2. The existing Walnut Canyon channel and the Gabbert Canyon channel along and within the project site boundary do not have capacity for a 1 percent chance peak flood event (100-year flood). Condition HYD-1 on Page B-5 and the passages on Page B-43 describe this condition but defer the solution to the final design phase. See the comments contained in paragraph 3 of the 14 Permit Section comments above. It is recommended that the concept design be advanced sufficiently at the MND stage to allow evaluation of impacts on the site layout, on the flood control facilities including hydraulic and structural loading, and on the provisions for adequate ingress, egress, location and size of maintenance roads within easements that are outside of road rights-of-way after completion of construction. 3. Page A-9 includes the following passage: "Additional hydrological design features would include the improvement of 15 drainage channels along the southern project boundary at the North Hills Impact Sciences Inc. C-54 Moorpark West Studios MND 0529.006 September 2011 May 25, 2011 RMA 11-006— NOI to adopt MND— Moorpark West Studios Page 5 of 8 Parkway/Los Angeles Avenue intersection and at the eastern access/Los Angeles Avenue entry. These improvements would consist of the replacement of approximately 150 linear feet of the existing concrete rectangular channel with 12-foot by 5-foot reinforced concrete box culvert (RCB) and approximately 75 linear feet of the existing concrete channel with 12-foot by 6-foot RCB, respectively." According to hydrologic information from the Calleguas Creek Watershed 15 Model (available at the VCWPD website), neither of the improvements proposed above would have adequate capacity to accommodate a 100-year flood event in accordance with VCWPD design criteria. Freeboard requirements should also be considered for the 50-year flood event. It is recommended that the concept design be advanced sufficiently at the MND stage to allow evaluation of the impacts of an adequately sized crossing on the site layout and on flood control facilities including service roads. 4. On page B-5, HYD-1, and on Page B-43, item 4), please add Gabbert 16 Canyon Channel in addition to Walnut Canyon Channel as deficient and in need of improvement. 5. All areas of the project subject to inundation in a 100-year flood event after 17 development shall be subject to the dedication of a flowage easement to VCWPD. Conditions: Purpose: To comply with the Ventura County Watershed Protection District Ordinance WP-1, as amended, and mitigate potential impacts such as obstructing, impairing, diverting, impeding, or altering the characteristics of the flow of water to jurisdictional channels by designing and constructing appropriate surface drainage and flood control facilities to protect life and property from damage or destruction from flood and storm waters. Replacement of channels will be required as a condition of mitigation based on the nexus of change in land 18 use and channel condition use index. Facilities requiring permits may include, but are not limited to, channel improvements, construction of detention basins, construction of debris basins, and lateral storm drain connections. Permits are also required for any activities in, on, over, under, or across a jurisdictional red- line channel or District rights-of-way. Requirement: The Permittee shall obtain an Encroachment Permit. The permit application shall include the following: Impact Sciences Inc. C-55 Moorpark West Studios MND 0529.006 September 2011 May 25, 2011 RMA 11-006— NOI to adopt MND— Moorpark West Studios Page 6 of 8 Construction plans prepared, signed, and stamped by a California licensed civil engineer, including but not limited to a site plan depicting general drainage trends, existing and proposed topography and elevations, proposed improvements in both plan and profile, and construction details that meet the most recent edition (with supplements) of the standards of the City and the Watershed Protection District; b. Site specific hydrology for existing and proposed conditions that conforms to the Watershed Protection District's Hydrology Manual, using the latest 100- year and 50-year peak flood flow values available from the District; c. Hydraulics using a methodology and/or computer model applicable to the proposed improvements and acceptable to the Watershed Protection District. Such models include HECRAS and WSPG, latest editions. Models must incorporate all project aspects, including landscaping and vegetative mitigation and be performed on a sufficient channel length to show all project impacts; d. Issuance of an Encroachment Permit may also require a California licensed civil engineer to perform a sediment transport study, and/or a detailed scour analysis for the proposed improvements and/or for the adjacent jurisdictional 18 channel; e. Issuance of an Encroachment Permit may also require the performance of a detailed geotechnical study by a California licensed geotechnical engineer or engineering geologist. The extents of the study and analysis are job specific; f. Issuance of an Encroachment or Watercourse Permit may also require the submittal of structural calculations and plans prepared, signed, and stamped by a California licensed structural or civil engineer. The structural calculations may be required on the improvement project as well as on the existing Watershed Protection District facility to determine impacts resulting from changes such as changes in loading, changes in surcharge, changes in surface use, and changes in design criteria; g. Issuance of an Encroachment or Watercourse Permit may also require landscaping plans prepared, signed, and stamped by a licensed landscape architect. The plans shall include but not be limited to a description of each plant species, the number and container size of each plant in the plant palette, a plan view depicting an accurate mature canopy and density of the plantings, locations and groupings of each plant in the plant palette and schematic and information on all planned irrigation. In all instances, non- invasive native vegetation is given preference in the review process; h. Issuance of an Encroachment or Watercourse Permit may also require a detailed Mitigation Plan and Report. This shall include the proposed mitigation and monitoring requirements of other regulatory agencies, a detailed Impact Sciences Inc. C-56 Moorpark West Studios MND 0529.006 September 2011 May 25, 2011 RMA 11-006— NOI to adopt MND— Moorpark West Studios Page 7 of 8 description of the existing habitat prior to disturbance including an inventory of existing plants, location and frequency of occurrence, and the proposed mitigation and monitoring plan. This plan shall include the same elements as required for the landscape plans listed in subsection "g"; and, i. Issuance of an Encroachment or Watercourse Permit may also require the dedication of property in either easement or fee to the Watershed Protection District. Examples of projects where the Watershed Protection District will require the dedication of property include areas where the Watershed Protection District has identified capital improvement projects, areas where the Permittee is constructing projects that the Watershed Protection District will own and maintain following project acceptance, areas where there are identified channel or infrastructure deficiencies, areas where the easement is necessary to protect the bed, banks, and overflow areas of a channel, and areas that are inundated in a 100-year flood event. The description of the property to be dedicated to the District either by easement or fee shall be prepared by a civil engineer or land surveyor licensed to practice in California and shall include closure calculations and a legal description and exhibit complete with metes and bounds. All fee property shall be offered free and ,�$ clear of any prior easements or rights-of-way, liens, and encumbrances for dedication to the Watershed Protection District. Existing easements within Property offered for dedication to the District, either fee or easement, must be subordinated on the subdivision map or by separate document. Subordination letters from the easement holders shall be included in the map check package or by separate transmittal to the District. Documentation: A Watershed Protection District Encroachment Permit application package shall be prepared and signed by the Permittee or a duly authorized agent and submitted to and logged by the WPD Permit Section. Timing: The Permit Section Manager shall review and approve the project construction plans and all applicable special studies such as hydrology and hydraulics and issue an Encroachment Permit prior to the issuance of any building permit or grading permit. For divisions of land, the Flood Control or Flowage Easement will be recorded with the recording of the final tract or parcel map unless otherwise specified on the tract or parcel map. The areas to be dedicated in fee to the Watershed Protection District shall be delineated on the tract or parcel map and shown as dedicated by separate instrument. Subordination letters from the easement holders shall be provided prior to recording of the tract or parcel map. For projects not involving the division of land the same steps will be taken using dedication by separate instruments. Impact Sciences Inc. C-57 Moorpark West Studios MND 0529.006 September 2011 May 25, 2011 RMA 11-006— NOI to adopt MND— Moorpark West Studios Page 8 of 8 Monitoring and Reporting: Prior to final project inspection or prior to issuance of the first Certificate of Occupancy, Watershed Protection District Permit Section staff shall inspect the improvements to ensure that construction was completed in accordance with the approved plans and the Encroachment Permit. 18 For divisions of land, the City shall have written verification that the Watershed • Protection District has reviewed the tract or parcel map and concurred with the dedications as to type, location, and extent prior to recording. For projects not involving the division of land, the same written verification shall be required prior to recording dedications by separate instruments. END OF TEXT Impact Sde c Inc. C-58 McnrparkWest Studios MND 0529.006 Sgtanber 2011 Part C Letters, Comments,and Responses Letter N o.9 Ventura County Watershed Protection District, Planning and Regulatory D ivisi on,dated May 25,2011 (Revised comments) Response 9-1 This comment is an introduction to comments that follow. The comment is noted and no further response is required. Response 9-2 The comment restates project description information contained in the Draft MN D and does not raise an environmental issuewithin the meaning of CEQA. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. How ever, because the comment does not raise an environmental issue, no further response is required. Response 9-3 The comment requests additional clarification regarding the description of VCWPD facilities on or near the project site. The requested correction to Part A, Project Description, page A-1, of the M ND has been made. Please see Section 2.0 Project Location in the Project Description for the actual text revision. Response 9-4 The comment requests that additional information be added to the Environmental Setting portion of the project description. The requested correction to Part A, Project Description, page A-2, of the MN D has been made. Please see Section 3.0 Environmental Setting in Part A, Project Description for the actual text revision. Response 9-5 The comment provides clarifying information regarding the location and jurisdictional control of Gabbert and Walnut Canyon Channels. The comment further notes that the channels were constructed for agricultural use and are near the end of their useful life according to the VCWPD Facility use index. The proposed change in land use of this project will change the characteristics of the drainage needs for the two channels that will need replacement. The proposed Moorpark Studio site will not change the characteristics of the drainage needs for Gabbert or Walnut Channels. The existing channels have known and well documented capacity deficiencies due Impact Sdencee Inc. C-59 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses to the unmitigated change in land use in the upstream portion of their corresponding tributary watersheds. The studio site is approximately 46 acres and is located at the extreme downstream extent of the Walnut Canyon Channel; literally at the end of the channel. The overall watershed area tributary to the Walnut Canyon Channel at this location is 1,794 acres. The Moorpark Studio site represents 2.56 percent of the overall Walnut Canyon Channel watershed. The studio site is tributary to the Walnut Canyon Channel. The existing Gabbert Canyon channel site bifurcates the proposed parking area for the studio site. The watershed area tributary to the Gabbert Canyon Channel at the studio site is 2,571 acres. The studio site parking area tributary to the Gabbert Canyon Channel is approximately 6 acres. The parking area is approximately 0.23 percent of the Gabbert Canyon Watershed. The time of peak of the Walnut Canyon watershed at the end of the channel; at the Studio site(hydrologic node point 62AC) is 1,169 minutes. The time of peak of the Moorpark Studio site is 1,157 minutes. The peaks do not coincide and are separated by 12 minutes per VCWPD hydrology methods. Due to the extreme differential in size and proximity to the hydrologic concentration point of consideration the actual separation in timing is probably much larger than 12 minutes. The 100-year peak flow from the existing Walnut Canyon Watershed is 1,851 cubic feet per second (cfs). The existing studio site has no measurable effect on the existing 100-year peak flow rate in the Walnut Canyon channel. In the existing condition, the existing studio site does not increase the peak flow rate in the Walnut Canyon Channel. In fact, the watershed hydrology model indicates that there is a reduction of 5-cfs in the 100-year peak flow rate of the Walnut Canyon Channel downstream of the existing studio site due to channel storage affects and hydrograph translation. This fact indicates that the studio site presently has no effect on the Walnut Canyon Channel. The existing land adjacent to the Gabbert Channel that will become studio parking lot in the near future has no effect on Gabbert Canyon Channel peak flow rate due to fact that the timing difference between the storm runoff hydrograph from the parking area and the overall regional watershed hydrograph is too large for the 6-acre parking area to contri Bute to the peak flow. The proposed studio site will construct an on-site privately owned and maintained detention/retention basin system as a part of the storm water management system to render no net increase in the proposed condition peak flow rate from the studio site consistent with the Ventura County Municipal Stormwater National Pollutant Discharge Elimination System (NPDES) Permit Order 2010-0108. Therefore, the proposed studio site development will be similar to the existing condition and result in no increase in the Impact Sdencea Inc. C-60 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses peak flow rate in either the Walnut Canyon or Gabbert channels, and therefore will have no effect on the channel. This information has been included in the M N D. Response 9-6 The comment questions if the widening of Los Angeles Avenue will encroach into or affect the VCWPD easement. The Los Angeles Avenue right-of-way extends to the edge of the VCWPD easement but does not encroach into it;therefore not affect the VCWPD easement. Response 9-7 The comment states that the proposed street widening will change channel loading and will impact the existing channel. As stated in the discussion of Hydrology (MND Part B, Section I, Item 4), the Studio Project would not result in a substantial alteration of drainage patterns on the project site. However, the additional impervious area created by the widening of Los Angeles Avenue would create additional stormwater surface runoff. The drainage facilities designed and constructed for the widen road would comply with the City's Standard Conditions. Therefore, the storm drainage system for the widened Los Angeles Avenue would adequately handle the additional amount of stormwater runoff and will not change channel loading. Impacts would be less than significant. Response 9-8 The comment addresses the potential crossing of Street "B" over Gabbert Canyon and that the potential for flood control impacts be evaluated in the MND. The proposed Street "B" culvert and the proposed roadway improvements would be designed to make changes to neither the conveyance capacity of the Gabbert Canyon channel nor the overbank area flow characteristics. The proposed Street "B" crossing of the Gabbert Canyon Channel would replace a portion of the existing channel and construct a culvert with equivalent combined conveyance capacity in the channel and overbank area as the existing conditions. The proposed final elevation of the project site on both sides of the channel would remain consistent with existing conditions. Therefore, the Street "B" crossing would not affect the existing flooding conditions from Gabbert Canyon channel on site, thus leaving pre- development flood control conditions. As a result, potential flood control impacts would be less than significant. Impact Sdencea Inc. C-61 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Response 9-9 The comment requests clarification of the project description regarding the second entrance crossing VCWPD facilities into the project site. The requested correction to Part A, Project Description, page A-9 of the M N D has been made. Please see Section 4.0 Project Characteristics in Part A, Project Description for the actual text revision. Response 9-10 The comment addresses the potential impacts in relation to the relocation of the existing electrical poles located within the VCWPD easement along the eastern portion of the project site. The discussion of the location of the electrical poles has been clarified, which identifies them currently within the VCWPD easement. Relocation and the design will be conducted during the plan check process for the electrical poles. The design will conform and be consistent with VCWPD standards for the construction of electrical poles near VCWPD facilities. Therefore, potential impacts would be considered less than significant. Response 9-11 The comment requests correction to Part B, Environmental Factors Potentially Affected, page B-1 of the Draft MN D has been made. The correction has been made. Please see Part B, Environmental Factors Potentially Affected for the actual text revision. Response 9-12 The comment states that the VCWPD will continue to evaluate this project based on the Basis of Design Report for Hitch Ranch (PACE May 2009) as to the hydrology, hydraulics and impacts to VCWPD facilities including capacity and surcharge. The purpose of the Basis of Design Report for H itch Ranch was to document and support the design of the proposed interim condition facilities to mitigate the existing 100-year floodplain hazard(s) at the Studio site. The Basis of Design Report for Hitch Ranch indicated that three detention basins would be developed on Hitch Ranch property that would provide "interim condition" flood protection downstream. The Studio project has developed a conceptual design for on-site flood protection, as described in Response 9-14, below, which would protect the Studio site and decrease flooding in the vicinity of Los Angeles Avenue during a 100-year event. The comment does not raise an environmental issue within the meaning of CEQA and will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. No further response is required. Impact Sdence4 Inc. C-62 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Response 9-13 The comment restates on-site detention system information and suggests that there is a potential that additional detention volume could be required as well as recommends that the concept design be advance sufficiently at the M N D stage to demonstrate feasibility and effects on the project site. The 2002 Ventura Countywide Stormwater Quality Management Program Technical Guidance Manual for Stormwater Quality Control Measures18 requirements for peak storm water runoff discharge rates, as provided by the Storm Water Quality Urban Impact Mitigation Plan (SQU I M P), states: A project shall control the post-development peak norm water runoff discharge rates to maintain or reduce pre-devel opment downstream erosion, and to protect stream habitat. As stated on page B-43 of the MN D, the project site has been calculated to produce approximately 68 cubic feet per second (cfs) of surface water runoff for a 100-year storm event. The proposed project would increase surface water runoff by 65 cfs. Therefore, the proposed on-site detention system will be designed to provide sufficient capacity to reduce surface water runoff by 65 cfs, thus meeting the applicable design requirements. The design of the on-site detention system is currently undergoing the permit process. The comment also addresses flows reaching Gabbert Canyon or Walnut Canyon, which states that there should be no additional connection to these channels, nor any increase in flows reaching these channels from existing connections. It is our understanding that the intent of this portion of the comment was to express concerns related to creating a direct connection from the on-site private storm drain system directly connecting the stormwater runoff from the project site to a VCWPD facility without a water quality control system or MS-4 system. The proposed on-site private storm drain system would drain to a proposed public MS-4 system that would be located within the public right-of-way to be dedicated to the City of Moorpark for North Hills Parkway. The MS4 storm drain would include a water quality treatment system in compliance with the 2003 water quality General Permit for Ventura County. There are two new connections currently being permitted by VCWPD to the Walnut Channel to discharge stormwater from the proposed on-site storm drain system. The new connections, south of proposed Building A and Building C would be in suitable locations and would not increase flows at these connection points Walnut Channel. 18 Ventura Countywide Stormwater Quality Management Program, Technical Guidance Manual for Stormwater Quality Contrd Measures, (2002) H-6. Impact Sciencea Inc. C-63 Mcor par kWest Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Response 9-14 The comment recommends that the concept design of the mitigation measure HYD-1 be advanced sufficiently at the MND stage to allow evaluation of impact on the site layout, on the flood control facilities and on the provisions for adequate ingress/egress of maintenance roads within easements that are outside of road rights-of-way after completion of construction. The proposed improvements to the Walnut Canyon Channel and Gabbert Canyon Channel will be designed to meet VCWPD criteria and the recommendations of the Gabbert and Walnut Canyon Channels Flood Control Deficiency Study.19 The necessary hydrologic modeling, hydraulic analyses, right-of-way documents, and structural loading calculations will be provided as part of the design review by the City and VCWPD for the proposed facilities. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 9-15 The comment notes the requirements for improvements of drainage channels along the southern project boundary of the project site at the North Hills Parkway/Los Angeles Avenue entry. The comment requests that states that the concept design be advanced sufficiently at the MN D stage to allow evaluation of the impacts. The Walnut and Gabbert Canyon Channel system(s) are deficient and have 10-year storm conveyance capacity or less. The peak from a 100-year event could not be conveyed to the project site from either channel system without overtopping of the channel. The Gabbert and Walnut Canyon Channels Flood Control Deficiency Study (PACE, 1997) and subsequent addendum (PACE, 2005) identified the existing flood control deficiencies in the watersheds and developed a regional flood control master plan for the watersheds to alleviate the deficiencies. The Flood Control Deficiency Study indicated that off-site detention basins (Basins 0, 1, 2, and 3) once constructed would reduce the peak flow rate to the downstream channel systems to provide sufficient bank-full capacity (no-freeboard) to convey the 100- year peak flow rate.20 The Flood Control Deficiency Study for Gabbert and Walnut Canyon Channels provided no 50-year analyses. The proposed RCB culvert facilities, that are included as part of the proposed project, are located at the eastern entrance of the project site and at the North H ills Parkway/Los Angeles Avenue entrance would provide equal or greater capacity than the existing deficient channel sections. The proposed culverts and 19 PACE, Gabbert& Wa'nut Canyon Channels Flood Contrd Deficiency Study—Addendum, (August 2005). 20 PACE, Gabbert& Wa'nut Canyon Channels Flood Contrd Deficiency Study—Addendum, (August 2005)Section 8. Impact Sdencee Inc. C-64 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses channel improvements to Walnut Canyon Channel are in final design and have been reviewed by VCWPD staff. Once the ultimate condition with the off-site basins are constructed both Walnut Canyon Channel and Gabbert Canyon Channel, including the proposed channel and culvert improvements, would have sufficient capacity to convey the peak 100-year flow rate bank-full with no freeboard. Response 9-16 The comment requests page B-5, HYD-1 and on page B-43 to include Gabbert Canyon Channel in addition to Walnut Canyon Channel as deficient and in need of improvement. Comment noted and changes made with the clarification that the proposed improvements to the Gabbert Canyon Channel would maintain existing conditions. Further clarification regarding on-site drainage improvements is provided on page B-45 and discussed below. In addition to the proposed on-site storm drain system, detention basin, and water quality treatment system, the proposed on-site drainage improvements would include an extension of the existing 72-inch Moorpark Drain No. 2 in Los Angeles Avenue, a floodwall system, and an 8-foot by 4-foot reinforced concrete box culvert (RCB) Walnut Canyon Channel diversion. The proposed 8-foot by 4-foot RCB would decrease the burden on the reach of Walnut Canyon channel where the channel direction changes from a north/south flow to an east/west flow at Los Angeles Avenue. The proposed extension of the existing Moorpark Drain No. 2 would construct approximately 1,100 linear feet (If) of 72-inch diameter reinforced concrete pipe (RCP) beneath Los Angeles Avenue within the Caltrans right-of-way. The existing 72-inch storm drain would be disconnected from the junction with the Walnut Canyon Channel and extended westerly approximately 1,100 feet to a proposed junction just upstream of the proposed North H ills Parkway culvert. In addition to the extension of the 72-inch storm drain, a section of the proposed traffic barrier would provide a dual use as a floodwall and traffic barrier. The reach floodwall system would protect the Studio site from 100-year event flows that overtop the Walnut Canyon channel and would decrease flooding across Los Angeles Avenue. The three elements of this system would work together to protect the Studio site and decrease flooding in the vicinity of Los Angeles Avenue during a 100-year event thereby reducing potential flooding of Los Angeles Avenue and improving existing conditions. Impact Sdencee Inc. C-65 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses The Gabbert and Walnut Canyon Channels Flood Control Deficiency Study (PACE, 1997) and subsequent addendum (PACE, 2005) indicates that the Gabbert Debris Basin will be improved to provide flood detention in order to reduce the peak flow rate to the Gabbert Channel.21 Response 9-17 The comment request that the project dedicate a flowage easement to VCWPD. An appropriate agreement in favor of VCWPD would be recorded to allow for ingress and egress through the project site as necessary to access VCWPD facilities in the vicinity of the Moorpark Studio site for the purposes of channel maintenance, repairs, and flood fighting. Response 9-18 The comment lists standard conditions of the VCWPD. The proposed project will comply with the standard conditions of VCWPD for any applicable facilities. Comment noted. 21 PACE, Gabbert& Wa'nut Canyon Channds Flood Cantrd Deficiency Study—Addendum, (August 2005)Section 8.1.1. Impact Sciences Inc. C-66 Moorpark West Studios MND 0529.006 September 2011 Letter No. 10 VENTURA. COUNTY COUNTY OF VENTURA r PUBLIC WORKS AGE ROY WATERWORKS DISTRICTS �f f Agency a4 ROpresenling; Vanlura Cn Jnty Watiarairrkg Mattis is hto.1,18,17,a 1§- Water& Semitelion Department R.Reddy Pakata Director May 25, 2011 Anne Dana Administration al Planner Miff Flnlny Joseph Piss,Principal Operalking Community Development Department fele Munoz City of Moorpark Engineering 799 Moorpark Avenue Moorpark, CA 93021 Subject: Review of Mitigated Negative Declaration for Moorpark West Studios Dear Mr. Foss: Thank you for providing Ventura County Waterworks District No. 1 (District) with the opportunity to 1 comment on the subject mitigated negative declaration (MND). The District has the following rev?ew comments: 1. In order for the project to receive water and sewer service from the District,the primary 33- 2 acre project site(APN 511-0-200-130)must first be annexed to the District. 2. Regarding watersuPjolyr the District will need an updated water demand analysis for the project • which considers the impact of both permanent employees and ail other personnel that are anticipated to be on-site with each of the twelve sound stages in use. The Water demand analysis should also consider the effect of multiple-shift operations_ 3. The District is presently reviewing the updated urban water management plan RJWMP}for the District and anticipates the updated UWMP will be adopted by the Board of Supervisors for the 4 District by the end of June 2011. The HIND will need to be updated to reflect consideration of the remised UWMP_ 4. In addition to meeting the California Waterworks Standards {California Code of Regulations 5 Title 22, Division 4}, the water system shall meet the requirements of the Ventura County Water Works Manual, S. Regarding capacity of the District's Moorpark Wastewater Treatment Plant MTPI, construction of the Phase I - MWTP 5.0 MGI) Expansion was completed in the spring of 2010 6 which allows the MWTP to hydraulically receive up to 5.0 MGD of wastewater. A Phase II project will be constructed in the future to allow the MWTP to process the increased loading of hiosolids removed from a maximum 5.0 MGDwastewater inflow. {KIND, 171-781. 6767 Spring Road -P.O.Boa 2441 •Moorpark,Califomla 93021.0260 0151 3M-30100*FAX(WO 529-7542,#lUp:Pauhricworks.ocnu,lyoiveraura.org 1: ateriwn),Finopprritnivan.msrs217-inindrii3Oir.rivot -asi.s Ovitve barlIntetai TO(Arra rnaorpThrkvreusELICnOd.daot Impact Sde oas Inc. C-67 Mcnrpark test Studios MND 0529.006 SqDtanber 2011 Review of Mitigated Negative Declaration for Moorpark West Studios May 25r 2011 Page. 2of2 6. Sewer lines within the studio project will be required to connect to the existing sewer main located at the west property line of Lot 16, which is further west of the North Hills Parkway f 7 Los Angeles Avenue intersection. (MND, B-79). 7. Design for the wastewater collection system shall comply with requirements of the Ventura 8 County Sewerage Manual. Again, thank you for the opportunity to review the rvIND. Please contact me at(805) 378-3025 if you 9 have any questions, Sincerely, Eric!.Keller,P.E. Engineering Manager—Development Water and Sanitation Department ElIK:vmr f: water&sankdeveiopment‘dist-1 tf5Z17•triliaddevl\mnd 011-0525 vcwwd review cements to rnoarpa+k wig rtimeir.d ocx Impact Sciences Inc. C-68 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Letter N o. 10 Ventura County Waterworks Districts,Water and Sanitation Department, dated May 25,2011 Response 10-1 This comment is an introduction to comments that follow. No further response is required. Response 10-2 Please see Section 5.0 Project Actions in Part A, Project Description, which clarifies that a portion of the project site (APN 511-0-200-130) would need to be annexed into VCWD boundaries in order to received water and sewer service. The requested correction to Part A, Project Description, page A-14, of the MND has been made. Response 10-3 The comment requests that the water demand analysis be updated based both permanent and temporary employees as well as multiple shift operations. Please see Response 5-11, above, in regards to water demand analysis for the proposed project. Response 10-4 The comment indicates that the Draft MND would need to be updated to reflect the 2010 Urban Water Management Plan (UWMP)for the Ventura County Waterworks District No. 1. The MN D has been updated with the most current version of the Draft 2010 U WM P dated June 1, 2011. Response 10-5 The comment states that the project shall meet the California Waterworks Standards (California Code of Regulations Title 22, Division 4) and shall meet the requirements of the Ventura County Water Works Manual. The City acknow ledges your input and comment in regards to the water system. The water system would meet the requirements of the Ventura County Water Works Manual. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 10-6 The comment describes the capacity of the District's Moorpark Wastewater Treatment Plant (MWTP) and future construction of Phase II of the MWTP. The City acknowledges your input, which clarifies the status of the expansion of the MWTP. Impact Sdencee Inc. C-69 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses This information has been included in Part Q. Utilities and Service Systems, page B-78 in the MND. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 10-7 The comment states that project sewer lineswill be required to connect to the existing sewer main located at the west property line of Lot 16,which is further west of the North Hills Parkway/Los Angeles Avenue intersection. The City acknowledges your input,which clarifies the connection of the proposed project to the existing sewer lines within VCWD boundaries. This information has been included in Part Q. Utilities and Service Systems, page B-79, in the MND. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 10-8 The comment states that the project shall comply with requirements of the Ventura County Sewerage Manual. The City acknowledges your input and comment regarding requirements of the Ventura County Sewerage Manual for thewastewater collection system. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 10-9 The comment provides contact information for further information The comment is noted. No further response is required. Impact Sciences Inc. C-70 Moorpark West Studios MND 0529.006 September 2011 Letter No. 11 PsjhjobrltJfttbhf 1 From:!Tifui!Ovdl nit!\n bjrrp;ttivnf/ovdl tilt Atcdhrpcbrimf�(`!! Sent:!N poebz-!N bz!13-!3122!5;39!CN! To:!Kptfgi !qtt! Subject:!Njtjhbtf e!Of hbrjvt!Ef drbthrjpo Mr. Ass, I live at 11593 Fbppyglen Court.After reviewing the Mitigated Negative Dedaration,one area that concerns me as a potential problem is the ability/inability to exit my housing tract in a safe manner.Currently,exiting Buttercreek road onto Hwy 118 is a challenge at best,especially turning left.The right turn is somewhat easier because of the creation of an acceleration lane.With the new project,this exit will be busier than ever. I was hoping that a traffic light at 1 Buttercreek would have been part of the proposal, but I Csee that in the plan. It also looks like the right turn acceleration lane will be removed. Exiting the other side of the tract on Courtney Lane is also very difficult,especially the left turn.So, in summary, it looks like exiting my housing tract will become even more difficult than today,and I would like to know if a traffic light has ever been proposed for Buttercreek,and if not,why not? Sncerely, aeve Nuckles 3 impact Scienc Inc. C-71 M oorpark VVest Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Letter N o. 11 Steve N uck I es, May 2,2011 Response 11-1 The comment addresses traffic light and traffic ingress/egress issues at Buttercreek Road and Los Angeles Avenue(SR-118). As documented in the MN D traffic analysis, no significant traffic impact is forecast to occur in the City of Moorpark with the addition of project-generated trips based on applicable agency (City of Moorpark, Caltrans) thresholds of significance. The widening of Los Angeles Avenue (SR-118) would provide sufficient capacity to accommodate the project generated trips at the Buttercreek Road intersection and would reduce the delay motorists experience exiting Buttercreek Road onto Los Angeles Avenue. A traffic signal was considered at the Buttercreek Road/Los Angeles Avenue (SR-118) intersection but was rejected by Caltrans due to inadequate (short) distance from the signalized Tierra Rejada Road intersection to allow for adequate traffic signal timing of traffic flow on Los Angeles Avenue (SR-118). The new traffic signal proposed by the project at the new North Hills Parkway/Los Angeles Avenue (SR-118) intersection located west of the Buttercreek Road intersection does satisfy Caltrans distance requirements from the Tierra Rejada Road traffic signal on Los Angeles Avenue. The traffic signal is forecast to act as a traffic flow break along Los Angeles Avenue(SR-118) for motorists at the Buttercreek Road intersection. Impact Sdencee Inc. C-72 Moorpark West Studios MND 0529.006 September 2011 Letter No. 12 To: Moorpark City Council Raining Commission From: Susan Lang Hollyglen Court Moorpark CA Dae: 6/8/2011 Re: Moorpark West Studios I have lived i n Moorpark since the early 80's. I have been glad I made the choi ce to move to Moorpark. I moved to my house on H of l ygl en in 1992. I have been very lucky to I i ve on a very nice street with great neighbors where everyone waves as they drive by, and they are always willing to help out a fellow neighbor. I couldn't really ask for more. Over the last 7 plus years it has become apparent how insignificant my neighborhood i s to our city representatives. It stated with no support during the Water Project that went through town and caused so much trouble for our neighborhood.After several attempts to get some support from the city we found that our voices were ignored. Now there is no concern to the impact that a movie studio will put on the town and our neighborhood or the city is asking us to live next to. I am sure if the representatives were in this neighborhood they would not welcome something like a movie studio. Moorpark is a family community with family values and should not be subjected to a Hollywood environment-no matter what the developers are promising everyone, and no matter what independent studies they say they have had done. Now it appears we are in a situation again with no support from our representatives.As I stated in the 2 planning commission meeting,we are not being asked to live by a normal industrial park where the employees work basically until 5-6 or night.We are being asked to live next to a high activity movie studio where we have no guarantees of what the working hours are"Except for cars/trucks driving by it is aquiet neighborhood. It is very peaceful. I enjoy the peace and quiet in my yard while I work in my 3 garden and look out at the mountains I can see from my yard and from my dining room and upstairs bedroom window. I t is a very beautiful view to me that I never get tired of looking at. I am not surewhv the commission feels it is okay to put something like this right next to afamilyy 4 _ neighborhood.IThere wi I I probably be coming from the studio days, nights and weekends[The 5 6 lights from the studio will be shining into our neighborhood even more so with night filming.IWhat are the construction hours? 7 As stated in the planning commission meeting-The developer said they would get waivers to build large 8 buildings and block our views because they are not considered views.[The picture below was taken from my backyard; tell me this isnot scenic. It is just abeautiful in the summer. I look at this every day and never take it for granted. With the studio I an sure my view will be gone! How are they able to get 9 waivers to build higher than anyone else is al lowed. I will be looking at studio buildings and my view will be gone. Impact Sciences Inc. C-73 Moorpark West Studios MND 0529.006 September 2011 5' r Jai ' Imo' r � : �r ••■•=:414,.' - • Y I PI ! • RI • I tits fi Impact Scienc Inc. C-74 Moorpark We Studios MND 0529.006 Sqjtenbe 2011 • :t }R, aA .• We spent over a year going through the construction from the Water Project and now we w i l l be subjected to over a year of this kind of construction. Our property values w i l l go down because who in the right mind would ever want to live next to a movie studio. Many of my neighbors have been 10 discussing moving.They are original owners and thought they would retire here. I t saddens me to think our nice neighborhood days are numbered. I rent the comment that studios make good neighbors-not to me and the statement that one of the speakers made about paying off the neighbors. The traffic will be worse than it is now. If there are an additional 300 people or 3,000, driving through town will be unbearable. It is hard enough driving through town on a normal day.Traffic is town is already horrible. Widening street will not help because the streets are wider i n town and it does not help 11 with the amount of traffic. I know the developers did their independent study and said that there was minimal impact, along with their studies on noise and pollution. I don't beli eve them. I don't trust their studies. I also think that the light they are planning on putting in a 1/8 mile down will make it very difficult for us to get out of our neighborhood as the trucks stack blocking our exit and make it impossible to make a left turn. I am concerned about the truck deliveries,what hours w i l l they be. I know 12 a little about the film industry and I know they work all night long. I want to know what the•uiet time will be. We might never be able to sleep with our windows open again. What are the filmin• hours-will 13 they film into the night,will the city give them waivers to work all night?Will the city givet em a waiver for everything they want,just I i ke the waiver they gave them to build higher building then the city 14 normally allows? Why were our commissions members so worried about the safety of the movie employees walking to and from theft cars and when I asked about arise in crime in our neighborhood it was completely ignored.A 15 parking structure is the worst thing that could be done to our city I t will be an eye sore and ruin the beauty of the area. It is also apparently there is no concern for the beauty of our city An area like this will be a crime magnet whether they have security or not. u e ac - our ci y is 16 allowing a project I i ke this shows they don't care that this could turn the city into a ghetto type environment. I t is supposed to be a family community not Hollywood. I t saddens me that our city 17 representatives haven't considered this. Below are the questions I asked at the original meeting with the developers and brought up again at the Planning Commission Meeting. They basically listened to me but I got not response to any of my 18 concerns.The people that spoke in favor of this development appear to begetting something out of it in my opinion.A business feels they will get extra traffic in the stores, I am not so sure of that, or a boys Impact Sciences Inc. C-75 Moorpark West Studios MND 0529.006 September 2011 18 and girls club or some sort of return'AlI we are getting is extra traffic,IIower property values]possible 19 20 21 increase in crime! lights! noise,Itrucks, and traffidour neighborhood is insignificant to our city 22 23 24 representatives. I am sad to Iive in Moorpark for the first time. Every time I see the sign for the development it sickens me. I s this really the type of city we want to be,what happened to our family environment? 25 Questions I asked at the original meeting: • Height of the buildings- it appears the buildings are more than 3 stories • When will work begin: • How long will construction take: 18-24 month • What are construction hours: 7am-7pm Monday-Saturday—not sure this is true • How many entrances to the facility:2-Main entrance off on highway with a light about 1/8 from buttercreek. • How will the truck noise be controlled:The is no way to control downshifting and j ake brake on the highway • Will the truck back up block the entrance out of buttercreek: Independent study • Will the lights from the various parking lots shine into the neighbor: They lights wi ll be facing down(It 26 will still be bright) • How many employees will work there: 120 full time employees. • What are their hours: 7 an to 7pm or whatever they decide • Will they be working on weekends? • Are there any other employees:studio employees. • Where will truck deliveries it and what hours will they be delivering: All hours of the night???they are returning equipment from a location shoot. • What kind of filming will be done on the sets?Most will be inside sets. If it is outside it will be enclosed. I n addition there are accommodations for studio audience filming. • Property values? • Special effects-will they be doing special effects in the sets?I f so what kind,will they be storing chemicals, explosives? • Widening of the street will narrow sidewalk on our side I f the city needs the revenue why not consider a property that is closer to the freeway to minimize impact on our 27 roads]A place that does not impact a neighborhood and block their views]I request that you reconsider this 28 project-or at least look at a location nearer to the freeway and away from a neighborhood. I also ask that you consider what kind of project you are allowing into our family community—is this really the kind of town we want 29 to be-I say no. Impact Sciences Inc. C-76 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Letter N o. 12 Susan Lang, May 25,2011 Response 12-1 The comment expresses the opinions of the commenter regarding history of the area. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. However, because the comment does not raise an environmental issue, no further response is required. Response 12-2 The comment questions the working hours of the Studio Project. As stated in Part A Project Description pages A-10 and A-11, typical hours of operation for sound stage jobs would start at 7:00 AM and would extend 10 to 12 hours. Longer hours could occur for sound stage jobs. Commercial office jobs would work a typical day from 8:00 AM to 5:00 PM. As identified in mitigation measure N-3, no explosions, gunfire, helicopter flights, amplified voices, music or other sound, mechanical noise, or other production activities capable of generating loud noises may take place between 10:00 PM and 7:00 AM. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 12-3 The comment addresses general noise and visual issues, which received analysis in the Draft MND in Part B Section N. Noise and Section A Aesthetics. The comment does not raise any specific issue regarding that analysis and, therefore, no more specific response can be provided or is required. However, the comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 12-4 The comment expresses the opinions of the commenter in regards to the location of the proposed project. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. However, because the comment does not raise an environmental issue, no further response is required. Response 12-5 The comment addresses noise issues in regards to operation of the proposed project, which received extensive analysis in Part B Section N. N oise of the Draft MN D. Impact Sdencee Inc. C-77 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Mitigation measure N-3 states"no explosions, gunfire, helicopter flights, amplified voices, music or other sound, mechanical noise, or other production activities capable of generating loud noises may take place between 10:00 PM and 7:00 AM." In addition, the sound stages would include soundproofing design features to provide sound control.This will assure that noise produced within the sound stage would not be generated outside of the sound stage as well as keeping outside noise from affecting activities in the sound stages. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 12-6 The comment addresses potential nighttime light impacts as a result of operation of the proposed project, which received extensive analysis in Part B Section A Aesthetics of the Draft MN D. As indicated in the Project Description, a special use permit would be required prior to the use of outdoor nighttime lighting activities. Project lighting would be limited to those levels necessary to provide safety and security to the site. Use of low intensity lighting for aesthetic purposes would be utilized on site to enhance or accent building features and landscape architectural features. All project lighting would remain on site (as indicated on page B-11). The lighting systems would meet adopted uniform codes and standards of the City. In addition,outdoor "location" filming may utilize the building exteriors within the site, specifically north of the proposed office use buildings (Buildings B and C). Any special exterior events would require a special use permit issued by the City. The project design would minimize new sources of light (Municipal Code S ction 17.30.040), would architecturally conform to the guidelines of the City Municipal Code, and the design standards of the surface parking would conform to Moorpark Municipal Code, Section 17.32.010 for parking lot requirements and landscaping features, and Section 17.32.010 for lighting requirements. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 12-7 The comment questions the hours of construction. As identified on page B-56 of Part B of the MND, construction activities would be limited to 7:00 AM to 7:00 PM, Monday through Saturday in accordance with the Moorpark Municipal Code Section 17.53.070. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Impact Sciences Inc. C-78 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Response 12-8 The comment states that the developer would receive waivers to build large buildings. Section J. Land Use and Planning page B-48 explains the use of a conditional use permit (CUP) for height variations within the Limited Industrial zone. The City's Municipal Code provides for the use of a CUP for building heights that extend above 30 feet up to a maximum of 60 feet. As determined in the MN D, the highest average height for the tallest building on site would be 54.5 feet from the grade (ground floor). Section 17.24.040(D) of the Municipal Code also allows ornamental design elements (i.e., tower elements) on structures that exceed the maximum height, provided the additional height does not create additional floor space. Response 12-9 The comment questions visual impacts from the residential neighborhood south of the project site, which received analysis in Part B Section A Aesthetics of the Draft M N D. The analysis concluded that the visual impacts would be less than significant. As described in the MN D and the Open Space, Conservation and Recreation (OSCAR) Element of the City's General Plan, the portion of Los Angeles Avenue west from Tierra Rejada Road/Gabbert Road is not designated as a scenic route. In addition, Figure 1 of the OSCAR Element identifies scenic viewsheds within the City limits. Views from Los Angeles Avenue to the north are not designated as scenic viewsheds. Furthermore, the western third of the project site would be designated for parking spaces. The portion of the site would provide unobstructed views north of Los Angeles Avenue. Therefore, impacts to identified scenic viewsheds would remain less than significant. Response 12-10 The comment states that property values will decline as a result of the project and discusses past construction work conducted near the Buttercreek neighborhood. The comment does not address environmental issues related to the proposed project. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. How ever, because the comment does not raise an environmental issue, no further response is required. Response 12-11 The comment questions the addition of 3,000 trips driving through town and states that traffic is already horrible. Impact Sdencee Inc. C-79 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses As documented in the MN D, no significant traffic impact is forecast to occur in the City of Moorpark with the addition of project-generated trips based on applicable agency (City of Moorpark, Caltrans,) thresholds of significance. The vehicular capacity added by widening Los Angeles Avenue (SR-118) is forecast to provide more than sufficient capacity to accommodate the project-generated trips in the vicinity of the project site. As also documented in the MN D, the additional vehicular capacity provided by widening Los Angeles Avenue (SR-118) provides more than sufficient vehicle queue storage to accommodate the forecast queue of westbound cars and trucks when stopped at the proposed signalized North Hills Parkway intersection so as to not block the Butter Creek Road intersection. Response 12-12 The comment states that the studio operations would be all night. The comment also questions the time the sitewill be quiet. Please see Response 12-2,above, in regards to hours of operations of the proposed project. Response 12-13 The comment questions the filming hours of the proposed project. Please see Responses 12-2 and 12-6,above, in regards to production filming at night. Response 12-14 The comment questions if the City will give waivers to build higher buildings. Please see Response 12-8,above, in regards to the use of a CU P. Response 12-15 The comment addresses a concern about a parking structure. The proposed project does not propose the construction/operation of a parking structure. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. However, because the comment does not raise an environmental issue, no further response is required. Response 12-16 The comment raises crime related issues. The proposed project would be surrounded by an 8-foot-high decorative masonry wall and wrought iron fence. Access to the site would consist of two gated entrances for automobiles and trucks. The project site Impact Sdencea Inc. C-80 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses would be either manned or remotely activated to provide for 24-hour secure access. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 12-17 The comment expresses the opinions of the commenter. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. However, because the comment does not raise an environmental issue, no further response is required. Response 12-18 The comment raises issues brought up at the information meeting provided by the applicant to listen to concerns raised by nearby residents. The comment raises economic and social issues that do not appear to relate to any physical effect on the environment. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. However, because the comment does not raise an environmental issue, no further response is required. Response 12-19 The comment addresses general traffic related concerns, which received extensive analysis in the Draft MND. All potential traffic related impacts were found to be less than significant or mitigated to less than significant impacts. The comment does not raise any specific issue regarding that analysis and, therefore, no more specific response can be provided or is required. However,the comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 12-20 The comment expresses the opinions of the commenter. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. However, because the comment does not raise an environmental issue, no further response is required. Response 12-21 The comment questions potential crime related issues. Impact Silences Inc. C-81 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses Please see Response 12-16 above in regards to potential crime related issues. Response 12-22 The comment has concerns about the project lighting. Please see Response 12-6 above w ith regards to project lighting. Response 12-23 The comment addresses general traffic related concerns, which received extensive analysis in the Draft MND. The comment does not raise any specific issue regarding that analysis and, therefore, no more specific response can be provided or is required. However, the comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. Response 12-24 The comment addresses truck and traffic related concerns, which received extensive analysis in the Draft MND. Please see Appendix F of the MN D, which specifically analyzed truck traffic and queue lengths. As noted in the study, the longest queue length for westbound truck traffic from the North Hills Parkway/Los Angeles Avenue intersection would be 275 feet. The westbound queuing distance would not reach to Buttercreek Road. Response 12-25 The comment expresses the opinions of the commenter. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. However, because the comment does not raise an environmental issue, no further response is required. Response 12-26 The comment raises concerns from a prior meeting including: • The comment questions the height of the buildings. Please see Response 12-8, above, regarding the height of the buildings. • When work would be begin. Impact Sdencea Inc. C-82 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses As stated in the Project Description, construction of the proposed project is projected to begin in the first quarter of 2012. • Restates operational information related to the proposed project. As stated in the Project Description the proposed project is scheduled to be operational in the fourth quarter 2013 or first quarter 2014. • Hours of construction. Please see Response 12-7,above. • Restates information pertaining to access to the project site and the location of the North Hills Parkway/Los Angeles Avenue intersection and traffic signal. Please see the Part A Project Description of the MND for information regarding the entrances to the project site. • That there is no way to control downshifting and "jake" brake on the highway. Appendix E of the MN D contains a specific truck noise technical memorandum for vehicular noise levels along Los Angeles Avenue(SR-118) related to existing and proposed project truck traffic. The conclusion of the technical memorandum was that the project related truck traffic would have a negligible increase in noise levels along Los Angeles Avenue. This information was reflected in Section L Noise, page B-55, of the MN D. • If truck back up will block the entrance out of Buttercreek. Please see Response 12-24, above. • Lighting of the parking lot and the potential effect on the neighborhood. Please see Response 12-6, above. • Would be 120 full time employees as a result of the project. This comment correctly states information in the Project Description. • H ours for employees of the project site. Please see Response 12-2, above. • If employees would work on the weekends. Impact Sdencee Inc. C-83 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses The Project Description, page A-10, identifies that the project site could be operating sometimes on Saturday and rarely on Sundays. • If other employees would work on site. As identified in the Project Description, there would be 120 permanent employees for the studios, potentially 350 office employees, and up to 500 temporary sound stage jobs. • When truck deliveries will enter and what hours would they enter. Truck deliveries would enter through the main entrance off of North Hills Parkway during normal business hours. In the event that truck deliveries would occur after business hours, trucks would enter at the eastern entrance to the site and would check in at the guard entrance located in the northeastern portion of the project site. • The types of filming for the sets. As identified in the Project Description, page A-11, filming would be contained to the sound stages and outdoor "location" filming may utilize the building exteriors within the site, specifically north of the proposed office buildings. • Questions property values. The comment raises economic issues in regards to property values that do not appear to relate to any physical effect on the environment. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. No further response is required. • Raises concerns about special effects. The MN D identifies mitigation measure HAZ-1 which states a Fire Department permit shall be acquired prior to the use of hazardous materials including explosives and ammunition. • States that thewidening of the street will narrow sidewalk on the south side. As identified in the Project Description, page A-12, sidewalks on both sides of Los Angeles Avenue would vary from a minimum width of 5 feet to a maximum width of 8 feet. Response 12-27 The comment raises economic issues that do not appear to relate to any physical effect on the environment. Impact Sdencee Inc. C-84 Moorpark West Studios MND 0529.006 September 2011 Part C Letters, Comments,and Responses The General Plan Land Use Map designates land within the City for all types of uses. Commercial and industrial land (that is not already developed) that would allow the Studio Project is located in the western portion of the City north of Los Angeles Avenue(SR-118). The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. No further response is required. Response 12-28 The comment raises concerns that the proposed project would block the views from the residential neighborhood. Please see Response 12-9, above, in regards to visual impacts. Response 12-29 The comment expresses the opinions of the commenter.The commenter is in opposition of the project. The comment will be included as part of the record and made available to the decision makers prior to a final decision on the proposed project. No further response is required. Impact Sciences Inc. C-85 Moorpark West Studios MND 0529.006 September 2011