Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
AGENDA REPORT 1997 0723 CC SPC ITEM 03D
AGENDA REPORT CITY OF ,MOORPARK ITEM 3 • Do CTTY OF MOORPARY, CALIFORNIA City Coun 1 Meeting of 1 199 .- ACTION: 1 By. TO: The Honorable City Council FROM: Nelson Miller, Director of Community Developmen Deborah S. Traffenstedt, Senior Planner DATE: July 18, 1997 (CC Meeting of 7- 23 -97) SUBJECT: CONSIDER COMMENTS TO BE PROVIDED TO COUNTY OF VENTURA PERTAINING TO APPLICATION FOR MODIFICATION TO CONDITIONAL USE PERMIT (CUP) NO. 4933 TO ALLOW A GOLF COURSE (TIERRA REJADA GOLF CLUB) The City has received from the County of Ventura Planning Division, a Request for Project Review for Modification No. 1 to CUP -4933. The City typically receives a Request for Project Review prior to the County determining an application complete, which provides an opportunity to request further project description information and indicate any environmental concerns. Comments are due July 31, 1997. The County approved CUP -4933 for a golf driving range and 3 -hole practice area, to be constructed east of State Route 23 and north of Tierra Rejada Road (north of the Tierra Rejada Greenbelt area) . The applicant for CUP - 4933 was Ralph Mahan. The new property owners, Crumpler and Kruger, have filed an Modification application and have requested an 18 -hole golf course, unlighted driving range and operations and maintenance buildings (see Attachment 1). The project site is zoned Open Space 40- Acres, and a golf course is a conditionally permitted use (requires a Conditional Use Permit approval) . The project site is within the City's Area of Interest, north of the Tierra Rejada Greenbelt area. The City boundary extends for approximately 500 feet along the Tierra Rejada Road frontage for the project site, as measured on the City's Zoning Map. The City Council has been provided, under separate cover, a project description booklet, submitted directly to the City by the applicant, which provides further information on the proposed golf course, including structures and uses. The operations building is proposed to include a pro -shop, offices, storage area, kitchen, indoor seating areas, patio dining area, and golf cart storage area in the basement. Well water is proposed to be used for irrigation of the greens, with domestic water used for the operations building, rest areas, and maintenance building. c: \1 -m \staffrpt \cc7- 2397.g1f Modification to County CUP -4933 To: Honorable City Council July 18, 1997 Page 2 Sewer service would be provided by a private on -site wastewater treatment plant for the operations and maintenance buildings. A disinfecting system is proposed to allow the wastewater to be reclaimed for spray irrigation use. Hours of operation for the golf course and driving range are proposed to be from pre- sunrise (no earlier than 5:30 a.m.) to dusk seven days a week. Attachment 2 is a copy of a proposed lot line adjustment map, which identifies the proposed golf course lot as Parcel 4. The other three parcels are zoned Open Space 40 Acres, and could be developed with one dwelling unit per 40 acres or other open space uses as allowed by the County Zoning Code. The Special Devices Incorporated conservation easement area is located north of proposed Parcel 1, as shown on Attachment 2. DISCUSSION Following are preliminary issues on the Modification application, which could be included in a letter to the County Planning Division. The application should be processed as either a new CUP or as a Major Modification to CUP -4933, requiring a public hearing. Any lot line adjustment decision regarding the planned northerly lot line for Parcel 4, should consider whether future residential development on Parcel 1, between the northwest area of the golf course and the Special Devices Incorporated conservation easement area is appropriate. The development of the golf course should involve some requirement for natural open space preservation. The northerly planned fairways are within approximately 20 feet of what appears to be the planned property line for the golf course, providing minimal open space transition area. One means of guaranteeing an open space buffer would be to extend the boundary of Parcel 4 to incorporate additional area that would be left undeveloped and retained as permanent natural open space. A grading plan should be provided to clarify the visual impact of planned golf course grading, including fairways to be located adjacent to State Route 23. Potentially invasive tree or shrub species, including but not limited to the following, should not be planted adjacent to open space areas to the north, west and east: Eucalyptus, Ailanthus, Casuarina, Schinus, Tamarix, or Robinia. c: \1- m \staffrpt \cc7- 2397.g1f a TIERRA REJADA GOLF CLUB YARIOAGE J PAR -ED V7 TE aLjE SLACK 5 525 BBS 5:2 V5 2 a li a p :, ? 152 185 3 352 2 5 4a5 F, 427 '60 520 550 4 5 255 292 330 375 . 5 317 370 397 110 7 3 84 , 1 , , 4 ". a 320 3 50 3;2 M 9 5 434 484 Ell 550 37 21328 31 B5 3457 3743 AM 10 4 275 309 339 375 z 0 'a. 194 210 t2 a 336 335 402 425 3 'M 1 - 7 '30 1511 - I 1 4 4 305 355 380 405 tii -I, ," 5 0 1 50 ED 200 m 6 5 375 425 45P 495 7 4 35 07 4 433 470 ta 5 2 5 05 530 555 35 25,7 2847 3040 3285 12 5343 11012 .487 70E9 Developer: CRUMPLER & KRUGER 22801 P.Oft Coca Hvy, Suw 220. Mahbu. CA 902135 13101436-5889 • P.x 1310) 45643218 in assadethm with: MaAan -%antA- .. tp T/E'RRA REJADA 4 GoLF CLUB '7 ROM Prepared by., "NaRam (5cur Omamaamm robert e. CWTU, MUMRM�9 PIEDMO CEWEM, SURE 509, ATLANTA, GJFO GN 30305 • 4041237 0090 • 4091237 1231 Modification to County CUP -4933 To: Honorable City Council July 18, 1997 Page 3 Infrastructure extensions should be sized /restricted, so as to not be growth inducing. The CUP should be conditioned to prohibit driving range lighting, to ensure that such lighting is not installed at a later time. Further information should be provided regarding disposal of effluent from the private wastewater treatment plant. The City should be provided a copy of any new application submittal information, the environmental document, public hearing notices, and staff reports (including all proposed conditions of approval). Direct staff to prepare a comment letter to the County, to include City Council concerns. Attachments: 1. Golf Course Site Plan 2. Proposed Lot Line Adjustment Map c: \1 -m \staffrpt \cc7- 2397.g1f rlogo iii ow 9� \ � o oG �J 183.55 0 v 0 0 ol AC. REJADA FIGURE 3 row PROPOSED LOT LINE ADJUSTMENT N OF PARCEL MAP NO. 4687 (56 P.M. 11) TIERRA REJADA ROAD PROPERTY JUNE, 1997 COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: Honorable City.Council FROM: Nelson Miller, Director of Con=unity Development / Deborah S. Traffenstedt, Senior Planner -jy5T DATE: July 18, 1997 SUBJECT: PROJECT DESCRIPTION INFORMATION FOR TIERRA REJADA GOLF COURSE PROJECT PROPOSED AS A MODIFICATION TO COUNTY CONDITIONAL USE PERMIT NO. 4933 Attached, for your information, is a letter and project description information submitted by the applicant, directly to the City. Staff has scheduled an agenda item for the City Council's special meeting on July 23, 1997, pertaining to providing a comment letter to the County in response to their Request for Project Review. If you have any questions, please contact us. Attachment: Letter dated July 14, 1997, and Project Description Information CC: Steve Kueny, City Manager Urban Strategies July 14, 1997 JUL 1 71y�--i CITY OF MOORR46K 2509 E. THOUSAND OAKS BLVD. • THOUSAND OAKS, CA 91362 • (805) 494 -1336 Nelson Miller, Planning Director City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 Subject: CUP 4933 Dear Mr. Miller: The subject project was approved by the Board of Supervisors for the Mahan Golf Driving Range in the Tierra Rejada Valley. The property is now being filed for a modtation by the new owners, Crumpler and Kruger. The new plan will include an eighteen hole golf course, unlighted driving range and operations building. It is extremely important to note that none of the uses will intrude into the greenbeR. During the previous approval process, the City of Moorpark filed an appeal to the Board of Supervisors based on the following: 1. Interpretation of "Open Space" land uses: The open space designation allows for a golf course with a conditional use permit. The County of Ventura Staff report stated "open space land" is defined as essentially unimproved. The County General Plan deals with this definition through the building coverage standards. Specifically, on land designated either "Open Space" or "Agriculture," the maximum building coverage (percent of lot area) is 5%. As long as a project is consistent with this standard, the land is considered essentially unimproved. Also, the open space designation permits outdoor recreation. This use is not considered "urban" simply because someone makes money from the use. If that were the case, agriculture would have to be considered as urban use. Other golf courses in the unincorporated area are in open space zones, such as Elkins, Olivas and Farmont. 2. Compatibility of Land Uses: The compatibility was reviewed by the County for consistency and found supportive evidence that the standards had been met. The uses conditionally allows for a golf course and driving range. It should be noted that the second driving range was approved on the South of Tierra Rejada so there is consistency with other approved projects. A major change from the originally approved subject CUP is that the driving range will not be lighted for night use. Operations of the course and driving range will be during daylight hours only. Nelson Miller July 14, 1997 Page 2 3. Precedent setting nature of the proposed use: Throughout the unincorporated area of the County, are public and private golf courses. These are located in open space zones, therefore, the proposed use is not precedent setting. Provided for your review is a copy of the project description and a color reduction of the plan for your review. Please let me know if you need additional information and, if there will need to be a meeting with you, the community development committee or the City Council. IV erely, El 'no L. Freeman EL :dr WO 11 11 DR410111A I w V Is Civil Engineering Construction Management Environmental Assessments Land Planning and Surveying 4171 Market Street Suite 4A, Ventura, California 93003 • (800) 676 -1916 • (805) 654 -6977 • fax: (805) 654 -6979 c PROJECT DESCRIPTION TIERRA REJADA GOLF CLUB MAJOR MODIFICATION OF C.U.P. 4933 TABLE OF CONTENTS A. PROJECT APPLICANT ....... ............................... 1 B. PROJECT LOCATION ........ ............................... 1 C. PROJECT BACKGROUND AND OBJECTIVE ...................... 2 D. PROJECT CHARACTERISTICS ............................... 2 1. General Description of Structures and Uses ........................ 2 2. Golf Course Composition (Turf Areas) ............................ 3 3. Water Source and Use ......... ............................... 4 4. Proposed Grading and Drainage .. ............................... 6 - 5. Golf Course Maintenance ....... ............................... 7 6. Employees and Hours of Operation .............................. 8 7. Access Routes and Traffic Volumes .............................. 9 8. Sanitation and Utilities ....... ............................... 10 LIST OF FIGURES, APPENDICES AND ENCLOSURES FIGURES Figure 1 Figure 2 Figure 3 Figure 4 Figure S APPENDICES Appendix A Appendix B Regional Setting Local Setting Proposed Lot Line Adjustment - Parcel Map 4687 Typical Hole Irrigation Plan Typical Hole Drainage Plan Preliminary Water Use Projection Wastewater Treatment System Design ENCLOSURES (in back pocket) Plate 1 Preliminary Routing Plan (1" = 200') Plate 2 Conceptual Landscape Plan (1" = 200') Plate 3 Conceptual Site Development Plan (1" = 40') PROJECT DESCRIPTION TIERRA REJADA GOLF CLUB MAJOR MODIFICATION OF C.U.P. 4933 A. PROJECT APPLICANT Property Owner: Ralph D. Mahan One Boardwalk, Suite 100 Thousand Oaks, CA 91360 Developer: Crumpler & Kruger Commercial Real Estate, Inc._ 22601 Pacific Coast Highway, Suite 220 Malibu, CA 90265 Golf Course Designer: Cupp Design Inc. Two Piedmont Center #504 Atlanta, GA 30305 B. PROJECT LOCATION The, proposed project is located within the unincorporated area of Ventura County, in the Tierra Rejada Valley (see Figure 1). The City of Moorpark borders the site to the west. The City of Simi Valley boundary is approximately 3.5 miles east of the site and the City of Thousand Oaks boundary lies approximately 1.5 miles to the south. The project site is located at the northeast comer of the intersection of State Highway 23 and Tierra Rejada Road, within the U.S.G.S. Simi Quadrangle (see Figure 2). The proposed project covers 183.85 of the 459.72 acres within Parcel Map No. 4687 which includes 4legal parcels. A lot line adjustment is currently in process with the County of Ventura to create new boundaries for the four parcels as shown in Figure 3. The new boundaries describe a separate legal Parcel ( #4) for the 183.85 acre project area. Direct access to the proposed project site will be via Tierra Rejada Road from State Highway 23; a four -lane divided freeway. C. PROJECT BACKGROUND AND OBJECTIVE The object of the Tierra Rejada Golf Club project is a major modification to the approved Golf Driving Range (CUP 4933) to provide public recreation by developing a championship, eighteen hole, public, golf course in this natural open space setting (see Preliminary Routing Plan, Plate 1). The original application for a lighted Golf Driving Range on this property (including three practice holes, 30 tee boxes, putting green, chipping area, 46 space parking lot and a 1,452 square foot accessory building on 32 acres) was submitted to the County Resource Management Agency (RMA) in January of 1996. The RMA deemed the application complete in July of 1996. An Initial Study was conducted in accordance with the California Environmental Quality Act (CEQA) by the Planning Division of the RMA. A determination was made that a Mitigated Negative Declaration (MND) was the appropriate environmental document for the project and the Notice of Environmental Determination was sent on March 31, 1996. The MND and Conditions of Approval were prepared and a Planning Director Public Hearing was held on October 3, 1996. The CUP - 4933 was approved by the Planning Commission in a Meeting on November 7, 1996. An appeal by the City of Moorpark was overturned by the Board of Supervisors. D. PROJECT CHARACTERISTICS RUMM. 11011 My • I • • �- K .. _ • The proposed Tierra Rejada Golf Club project is comprised of the development of a championship, public, eighteen hole golf course on a 183.85 acre project area (see Plate 1: Preliminary Routing Plan and Plate 2: Conceptual Landscape Plan. The project includes 18 golf holes with tees, greens, fairwaysand roughs, a 190 space main parking lot, a 5,000 square foot operations building (with an underground cart barn), an 8,400 square foot maintenance building and a 1120 square foot fertilizer building (See Plate 3: Conceptual Site Development Plan). Additional amenities of the golf course will include 4 shallow lake/reservoirs and a 30-tee unlighted driving range. Two rest areas with restroom facilities will be provided for players; near the 5th and 14th tees. Each rest area will provide a separate men's and women's restroom facility and each restroom will include two toilets and one faucet. Low -flow water fixtures will be incorporated into all new facilities. Drinking water will also be provided at each rest area. Jensen Design Fc Survey Page 2 T%rca Rejada Golf ©ub July 3, 1997 Project Description The operations building is proposed to be a one -story, 5,000 square foot structure, which will include an eating facility, a pro shop, office space and patio area. Preliminary Floor Plans and Building Elevations have been prepared. The purpose of the eating facility will be to serve the golfers playing the course. No advertising will be used to encourage outside usage of the facility. During tournaments and special events, the dining area and patio is designed for a maximum of 160 persons. The building will be one-story, averaging 20' high with the roof peak at 26.5 feet high. Beneath the building will be the underground cart storage facility. The proposed architectural style is compatible with the existing style and structures in the project vicinity. The maintenance building is proposed to be a single story, 8,400 square foot structure to include storage for maintenance equipment, a mechanic workshop, office space, locker room and men's and women's restrooms for the maintenance personnel. The approximate building height is 20'. Preliminary Floor Plans and Elevations have been prepared. A separate 1,120 square foot fertilizer storage building will hold pesticides, herbicides, fertilizers and topsoil. The operations and maintenance buildings will be approximately 300 feet apart (see Plate 3), separated by the main parking lot and landscaped areas. The driving range is proposed to be located to the west of the parking lot (see Plate 1). The operations building is set back over 750 feet from Tierra Rejada Road. The maintenance building is over 650 feet from the road and will be completely screened from view by landscaping. The distribution of the various types of golf course vegetation and native environments within the 184 acre total site are proposed as follows: TABLE I TOTAL COURSE AREA Undisturbed/Native Planting Area 55 acres Golf Course Project Area 129 acres Total 184 acres Jensen Design & Survey Page 3 Tierra Rejada Golf Club July 3, 1997 Project Description TABLE 2 BREAKDOWN OF THE COURSE AREA All Building Areas . .3 acres Parking/Roads/Cart Paths 7.6 acres Landscape 3.0 acres Greens 3 .1 acres Tees 4 .6 acres Fairways 40.8 acres Primary Roughs 49.1 acres Secondary Roughs Habitats 19.0 acres 1.5 acres i a& Total 129.0 acres The total golf course area will comprise 129 acres; of which 119.6 acres will be for the irrigated course and 9.4 for the buildings, hardscape and lakes. The remaining 55 of the 184 acre project area will remain undisturbed or will be re- planted (in the proposed grading areas) with native species of plants to create a natural open space setting for the course. The Conceptual Landscape Plan (Plate 2) prepared by Curtis P. Stiles ASIA coordinated with Cupp Design, Inc, shows the plans for vegetating the course. A heat and drought tolerant variety of bermuda grass (419 Hybrid Bermuda) will be used for the tees, fairways and primary roughs. The secondary roughs will be planted with a blend of fine fescues. In addition to being drought tolerant, the bermuda and fescue grasses have very low fertilization requirements. All graded areas will be replanted: either with golf course or replacement native vegetation depending on their location within the project. The Conceptual Site Development Plan (Plate 3) includes proposed landscaping around the operations and maintenance buildings, within and around the parking lot and adjacent to the entrance road. This landscaping is estimated to cover approximately 3 acres. The Tierra Rejada Golf Club is anticipated to have a total water demand of 388 acre feet per year (AFY) in a normal (average temperature and rainfall) year and 457 AFY in a peak year (abnormally hot and dry). This water budget is based on the Preliminary Water Use Projection prepared by Southern Irrigation Consultants (see Appendix "A"). Jensen Design & Survey Page 4 Tierra Rejada Golf Club July 3, 1997 Project Description The domestic water demand is estimated at 3 AFY and is proposed to be met by potable water provided by the Camrosa Water District. A Water Availability Letter from Camrosa Water District dated March 28, 1997, was written to the County of Ventura regarding the Driving Range project. A new Water Availability Letter is being prepared by Camrosa to address the domestic and fire flow demands for this major modification. Water for irrigation will be provided by an on -site groundwater well. The well water quality analysis was prepared and submitted for the original Golf Academy Project (CUP - 4933). The following is a re- statement of the CUP condition as the Water Resources Mitigation Measure: Since the impact to local and downstream groundwater supplies is unknown, it is assumed that 40 percent of the project water needs may be met by water extraction wells. Therefore, to reduce the potentially adverse impacts to a less than significant level, the applicant has agreed to the following prior to use inauguration: a) Submit a letter to the Public Works Agency, -Water Resources Division agreeing to facilitate and cooperate with the formation of a Tierra Rejada Basin Management Plan. b) Install a water meter to record water use by the proposed project. c) Provide funds to the Fox Canyon Groundwater Management Agency (GMA) in an annual payment of $500.00 per acre foot. Subject payment shall be made to the Public Works Agency. Approximately 129 acres of the 183.85 acre site comprises the golf course, of which 119.6 acres will require irrigation. A Toro OSMAC, centralized computer controlled irrigation system with Site Pro software will be installed. This system includes individually controlled valve -in -head sprinkler heads, variable frequency irrigation pumps and a Toro Weather Station. The weather station constantly monitors temperature, humidity, wind velocity and evapo-transpiration rates thus ensuring the correct amounts of water are applied to the turf, minimizing water usage. Establishment of native vegetation in graded areas outside the roughs will necessitate a limited watering plan in the first year of course maintenance. Cupp Design, Inc. has prepared a Typical Hole Irrigation Plan (see Figure 4). Fire protection for the clubhouse building, maintenance area and parking lots will be provided by on -site hydrants. Supply for the hydrants will be through a private on -site water system. Water supplied to the fire system will be from Camrosa Water District. Jensen Design & Survey Page S Tierra Rejada Golf Club July 3, 1997 Project Description The system will either be designed with on -site storage sufficient to meet fire department requirements, or a fire department connection to the Camrosa District line which would be fitted with a booster pump to allow adequate fire fighting pressures and flows made available to the site during emergency periods from the existing Camrosa supply. If the gravity system is chosen, an approximately 180,000 gallon water tank will be required. In order to shield the tank from view and provide adequate gravity flow, the tank has been tentatively located near the rest station near hole number five. This tank would be supplied through the domestic service connection and pumped to the water tank Once the tank is full it would be providing water for fire protection and domestic service of the clubhouse. The tank, if required, would be approximately 24 feet high and 35 feet diameter. Grading will be balanced on -site with approximately 670,000 cubic yards of cut and 600,000 cubic yards of fill to create course features. (NOTE: approximately 15%, or 70,000 cubic yards, of earth is anticipated to be lost due to shrinkage during grading). This amount of grading also reflects the anticipated earthwork required to create the - lakes, dips, sand bunkers, and turning points of the course. Sand will be imported for the creation of the sand bunkers. A Preliminary Grading and Drainage Plan has been prepared by Jensen Design & Survey showing the proposed course features and topography. A Preliminary Earthwork Analysis, shows the areas of cut and fill to create the topography of the course. Storm water runoff on the course will be collected and conveyed to proposed detention basins prior to leaving the property. The four lakes will be used as retention ponds to drain some areas of the course. In these lakes, biological processes will filter and purify the water which will be recycled for course irrigation. Drainage from other areas of the course will be conveyed to turfed detention basins for uptake and oxidation (see Typical Hole Drainage Plan, Figure 5). To reduce any potential. for chemical movement into groundwater, underdrains with clean-outs and backfiow traps will be installed during course construction to intercept percolating water and convey it to the lakes or detention basins. This will allow periodic monitoring for excessive chemical buildup. A Hydrology & Drainage Report has been prepared by Jensen Design & Survey showing existing and proposed drainage sub - basins. The duration of project construction is anticipated to be six months. Typical dust reduction mitigation measures will be required to reduce fugitive dust generation during construction per County of Ventura requirements. Jensen Design & Survey - Page 6 Tierra Relada Golf Club July 3, 1997 Project Description J• • W31411PRIt An Integrated Turf Management Program has been written for the Tierra Rejada Golf Club by Cupp Design, Inc and Timm Golf Services. This document includes an opening letter by Mr. William Fuller, agronomist and world renowned expert in Golf Course Maintenance and Integrated Pest Management. The Turf Management Program document describes in detail the practices to be used by the Golf Course Superintendent to ensure a less than significant impact on the environment from the usage of pesticides and fertilizers. These practices include: 1) Planting of drought tolerant grasses on tees, fairways and roughs, 2) Thatching and aerification programs to control thatch and minimize pesticide application, 3) Plant "tissue analysis" to monitor nutrients in the turf grass to prevent over fertilization, 4) Use of natural organic fertilizers as much as possible, 5) Computer controlled irrigation system to prevent over watering, 5) Microscopic pest identification and use of computerized disease prediction models to delay or prevent pesticide treatments until absolutely necessary, 6) Bi- annual soil analysis to monitor basic elements essential for plant growth. Also included in the Integrated Turf Management Program document is a case study on the golf courses of the Cape Cod area (funded by the EPA), a paper by Dr. Richard Cooper entitled The Turfgrass Pesticide Controversy and a paper by Thomas Watsche entitled The Environmental Fate of Pesticides'. It is a common misconception that groundwater quality is threatened by the application of pesticides and fertilizers during turf management. These and other studies show that the well managed turf of golf courses does not contaminate water, either from surface runoff or from leaching into the groundwater. The pesticides most commonly used on golf courses are not generally highly mobile, highly toxic or very persistent. In addition, they are normally applied in extremely dilute solutions. Also, the dense turf canopy of a well maintained course minimizes runoff and potential leaching. The conclusion of these studies is that the potential environmental hazard associated with most turfgrass pesticides is minimal with adherahce to the above described integrated turf management practices. Jensen Design do Survey Page 7 Tierra Rejada Golf Club July 3, 1997 Project De"tion The Golf Course Superintendent will be trained, licensed and on -site to determine when, and what types and quantities of chemicals will be used in order to maintain reasonable turf growth. As discussed in the Integrated Turf Management Program, minimum volumes of - chemicals will be applied to the course, at a rate in compliance with the Agricultural Commissioner and all State and Federal regulations. Complete public records will be maintained on the property. The storage structures for pesticides, herbicides, and fertilizers will be located in a separate fertilizer storage building. This building is designed with a concrete floor, bermed to provide 100 percent containment of all stored liquids in the-event of a spill. Fuel will be stored in an above ground storage tank to be located over 100 feet from the fertilizer building (Plate 3). 22 o R. =.= I. I s r"Wrm, O• M Operation of the golf course will require a total work force of approximately 45 part and full time employees. Hours of operation are proposed to be from pre - sunrise (no earlier than 5:30 A.M.) to dusk seven days a week The golf course will be open every day depending on weather conditions. There will be approximately 150 to 200 golfers on the course on a given day. It is anticipated that 230 persons (30 employees and 200 golfers) will be on the site on a given day. Food service will open at sunrise and close at dusk Maintenance activities will begin before dawn and continue throughout the day until dusk Most employees will arrive at the site by sunrise and will work variable shifts throughout the day. As discussed above, it is anticipated that approximately 30 full time employees will be needed to operate and maintain the proposed golf course. The anticipated full time positions include: Jensen Design &c Survey Page 8 Tierra Rejada Golf Club July 3, 1997 Project Description TABLE 3 EMPLOYEES LIST 1 Head Pro/GM 3 Kitchen Staff 1 Assistant Pro 2 Beverage cart staff 1 Shop Assistant 2 Starters 2 Rangers/ Range Attendants 2 Cart Attendants 1 Maintenance 1 Secretary 2 Accounting 1 Superintendent 1 Asst. Superintendant 1 Mechanic 12 Grounds Crew 33 Total Full Time Employee Positions Access to the proposed project site will be via Tierra Rejada Road from State Highway 23; a four -lane divided freeway. The traffic study prepared by Thomas Montgomery on April 6, 1997, estimates an average daily traffic (ADT) of 524 vehicles per day (VPD). This number is based on traffic generation factor data contained in the Institute of Transportation Engineers (ITE) Trip Generation Manual, Fifth Edition, reporting data per employee and per golf hole. A second study by Mr. Montgomery dated June 18, 1997 concludes that the incremental increases in future daily traffic demands would not have any measurable effects on future traffic operations on critical street and freeway segments in the vicinity of the project. The parking lot plan for the project shows that a total of 190 parking spaces will be provided in the main parking lot including 6 handicapped spaces. In addition, 20 spaces will be provided in the Maintenance Area including one handicapped space. The Ventura County zoning ordinance calls for a minimum of 126 spaces including 6 handicapped in the main parking lot and a total of 17 spaces with one handicapped space for the Maintenance Area. The proposed parking exceeds the minimum required by the ordinance. This parking plan is shown on the Conceptual Site Development Plan (see Plate 3). Jensen Design & Survey Page 9 Tierra Rejada Golf Club July 3, 1997 Project Description P&MIM. INTITTIT-M All electric, gas, sewer, water, phone, and cable utilities will be placed underground. Domestic water to serve the operations building, rest areas and maintenance building is proposed to be provided by the Camrosa Water District The Camrosa Water District supplies potable water which must be in compliance with applicable State Drinking Water Standards, as enforced by the State Department of Health Services. Electrical service will be provided by Southern California Edison Company and gas will be provided by Southern California Gas Company. Phone service will be provided by Pacific Bell and cable television will be provided by the local cable company. Fuel for maintenance equipment will be stored in an above - ground tank in the maintenance area. Sewer service will include a private on -site wastewater treatment plant which will collect and treat wastewater from the operations and maintenance buildings. In addition, a separate septic system will be installed for each of the two rest area buildings out on the course. A geotechnical study by Gorian & Associates, Inc. has proven septic feasibility in the three leachfield areas through percolation testing. Leachfield design will be incorporated into the final design documents. The private wastewater treatment plant is a highly sophisticated system designed by Innovative Structures Environmental as shown in Appendix "B ". The system includes a specialized Strength Reducing System (SRSTm) which will reduce the commercial wastewater produced by the restroom facilities and limited eating facility of the operations and maintenance buildings, to comparable or below residential strength effluent. After passing through the SRS, the Jet Treatment Plant further processes the effluent which will meet or exceed the strictest EPA standards for the highest quality effluent. A disinfecting system will allow the water to be reclaimed for spray irrigation use. This treatment system is currently being permitted through the. County of Ventura Environmental Health Department and the L.A. Regional Water Quality Control Board for use in Ventura County and on this specific site. Installations of these systems in California began in Stanislaus County with the contamination of Stinson Beach. Of the 55 plants installed in Stanislaus County, 80% are Jet Inc. units. In Southern California, these plants are currently being installed in Malibu estate homes due to pervasive coastline groundwater contamination from existing septic systems. Jensen L July 3. 1 Page 10 a Rejada Golf Club Project Description Sage Wildlife Ara 7 I X �►, sae+ #_ ftee NOW I r _ I' Y •�oYYY«eIe � 7Si Piru e r Steckel Park yyP, Sauptrs •s..o: Filimore sms g+^n Valencia e70W ^ /`moo ta1H1 cr+' SAnta Paula Moorpark r.k Simi Vaiiny sw Ada 9150 ° "°"" "°" • Chats 0. G • PROJECT SITE , u� V1380 a3.. . Oak - petit " �., � Canoga Park ,,,,s •R vftp �• °ie ,Thousand Oaks " Calabasas arzana �L• ._._..._:..._. Westlake —HOW Woodland Hills-* nu, Agoura ,,.,hi. ru.kwettaq, o, - 91302 CgI1111 ° Pea o eo•a torso •nPe Topanga • , saaw M.ee vmr •sere Mo.ite tMUr >� 1lte A,e Ib Bee.Y ' ••EINino °a«r.no Malibuti ps s..a I I I JENSEN 4171 Market St. Ste 4A Ventura, CA 93003 DESIQN Phone: 805 654 -6977 & SURVEY Fax: (805) 654 -6979 1' =5 MILES FIGURE 1 LOCAL SETTING fir! \\ o n • 1 Moorpark vie �., rij 0' ^M LIIE e � � r s I m ill a1,9ey ' �� ' ` ;��`� /� / ^-� � � ^�,%1 /"r,i '�, ter. � ✓�� f� � _ - �– 1 \,�\a�•�. �.� � � ��s, ` /. •rte— ' : }%'^' �, � \\� � � \������ . -,/, i /���–., 3w PROJECT SITE Ifs• � J /1,•�( � ,1�7 ^\ � \ \'�_Q�,• �1�✓J� � � � /�r /l / r��a � ° tsr Ts ' �r /' � J/ �I _ ��-� ;�� /; ^.. _ , ......... 1 .,...�.\... .. . •�..�^r...: `+..\�. .. .... .. .. O ROA D tt r\ _�I �,�t=_ �.•••_ �' ^ �, � tie, \ i�; �2' =�•'� �; — �.r+� Well We11 Tuding Feld — ., y oc OZ- I 1 * =2000' JENSEN 4171 Market St, Ste 4A Ventura, CA 93003 I DESIQN Phone: (805) 654 -6977 FIGURE Z & SURVEY Fax: (805) 654 -6979 LOCAL SETTING i _i cc) sOF nrT X r IA oG 0 4 AC. . -i IGURE 3 _OT LINE ADJUSTMENT I NO. 4687 (56 P.M. 11) ADA ROAD PROPERTY I IAIC 100-7 TMIRMA IRZJAIIDA 001IF slum TYPICAL BOLE IRRIGATION v LAKE EDGE FAIRWAY EDGE - -- ROUGH EDGE — — IRRIGATION BEADS AND n CONNECTION LINES o--0 robert c. � �U�lp S19 i IRRIGATION MAIN LINE Two Pied meul Center. So Mc S64,Allan&&, Ceorgimme5 FIGURE 4 TIIZIR MA MMJADA GOLLY CILUM TYPICAL HOLE DRAINAGE LAKE EDGE 1 ^ FAIRWAY EDGE • - ROUGH EDGE " DRAINAGE INLET AND LINE • PERFORATED DRAINAGE LINE • - - - - - 10 1 I , I roberx e. QUM R)WHO 9 i Two rlednant Center, Svelte 504, Allante. Georgia 30305 FIGURE 5 APPENDIX A PRELIMINARY WATER USE PROJECTION SOUTHERN IRRIGATION CONSULTANTS, INC. June 26, 1997 Mr. Steve Timm Cupp Design, Inc. 810 Stonebrook Street Simi Valley, California 93065 Re: Tierra Rejada Golf Course Preliminary Water Use Projections Dear Steve: I have completed an initial water budget preparation for the new Tierra Rejada Golf Course. The accompanying Tables reflect the anticipated "normal" and "peak" water use demands. Please note that these figures reflect the expected turf areas as discussed in the Project Description. I have shown two projected volumes based on the level of turf maintenance expected and the grass types. The more intensive, higher turf quality areas (100 acres) will use water at higher annual rates than the secondary roughs (20 acres). Depending on the actual maintenance requirements, these figures may adjust up or down slightly. These two annual totals are added together to reach the water budget number in acre -feet. The monthly ET values (in/mon) shown in Table 1 reflects an average of actual rates measured at several golf courses in the Los Angeles /Ventura County area. The higher ET (in/mon) values shown in Table 2 ( +15% increase over normal) reflect what we project this golf course to use during an abnormally hot and dry (peak) year. The peak irrigation demand months as expected are May through September. An on -site weather station used to accurately monitor and adjust irrigation operations will be part of the project's overall water management practices. Let me know if you need any other information or would like to discuss these figures in more detail. Sincerely, M. ee Nile P.E. Sou he Irrigation Consultants, Inc. Encl: 2 cc: Lynn Gray Bob Cupp 6502 BANDERA ROAD, SUITE 208 SAN ANTONIO, TEXAS 78238 PHONE 210 -681 -1043 FAX 210 - 681 -1291 TABLE 1 Tierra Rejada Golf Course Preliminary Water Use Projections - Normal Year % ET Value 100 60 Total Acres 100 20 Description G T Fwy Sec. Roughs Month Basic Coverage Areas ET Value Water NORMAL Use in/mon acft/mon Secondary Roughs ET Value NORMAL in/mon Water Use acft/mon January 0.40 3.33 0.24 0.40 February 0.61 5.10 0.37 0.61 March 1.42 11.83 0.85 1.42 April 2.91 24.23 1.74 2.91 May 4.56 37.97 2.73 4.56 June 6.21 51.71 3.72 6.21 July 7.11 59.29 4.27 7.11 August 6.80 56.67 4.08 6.80 September 6.38 53.13 3.83 6.38 October 3.55 29.61 2.13 3.55 November 1.09 9.07 0.65 1.09 December 0.58 4.82 0.35 0.58 Annual Total 41.61 346.73 24.96 41.61 inches acre -1t inches acre-ft Total Water 38$•34 Budget acre-ft SOUTHERN IRRIGATION CONSULTANTS, INC. SAN ANTONIO, TEXAS PHONE 210 - 661 -1043 TABLE 2 Tierra Rejada Golf Course Preliminary Water Use Projections - Peak Year % ET Value 100 60 Total Acres 100 20 Description G T Fwy Sec. Roughs Month Basic Coverage Areas ET Value Water PEAK Use in/mon acft/mon Secondary Roughs ET Value PEAK in/mon Water Use acft(mon January 0.47 3.92 0.28 0.47 February 0.72 6.00 0.43 0.72 March 1.67 13.92 1.00 1.67 April 3.42 28.50 2.05 3.42 May 5.36 44.67 3.22 5.36 June 7.30 60.83 4.38 7.30 July 8.37 69.75 5.02 8.37 August 8.00 66.67 4.80 8.00 September 7.50 62.50 4.50 7.50 October 4.1 S 34.83 2.51 4.18 November 1.28 10.67 0.77 1.28 December 0.68 5.67 0.41 0.68 Annual Total 43.95 407.92 29.37 48.95 inches acre -ft inches acre -ft Total Water 456.37 Budget acre -ft SOUTHERN IRRIGATION CONSULTANTS, INC. SAN ANTONIO, TEXAS PHONE 210 -881 -1043 APPENDIX B WASTEWATER TREATMENT SYSTEM DESIGN APPENDIX B TIERRA REJADA GOLF CLUB, WASTEWATER TREATMENT SYSTEM. DESIGN Taking into consideration all of the environmental impacts at the Tierra Rejada Golf Course site, we recommend that a Class 1, NSF approved, private on -site wastewater treatment system, Model J -1250 TX3 be installed. The system will be designed to handle average daily flows of 3750 gallons per day and peak flows of 5615 gallons per day. This system will produce reclaimed water that may be used for either recharging the soil, sub - surface, or spray irrigation. The estimated design criteria for normal daily flows are as follows: Averagc Daily Flows The course will be open 7 days a week from 5:30 a.m. to dusk Daily play would consist of five groups per hour starting at 12 minute intervals which, with an average group size of 3.5 persons would produce approximately 50 groups. Average daily play would produce 150 players per day x 20 gallons per person = 3000 gallons per day. In addition to this figure there are 15 staff members x 25 gallons per person =375 gallons. Total overall daily play would produce 3,375 gallons per day. Weekend/Holidav Peak Flows The course would be open from 5:3 0 a.m. to dusk with an average of 7.5 groups per/hour, starting at 8 minute intervals. Average group size is 3.5 persons which equals a total of 262 people on the course during the weekend/holiday peak flows x 20 gallons per person = 5250 gallons per day. With the addition of 15 staff 'members x 25 gallons per person = 375 gallons. Total overall daily play during peak periods would be 5615 gallons per day. In Summary The average daily flow would not exceed 3375 and the peak flows would not exceed 5 615 gallons per day. Should the number of gallons exceed the peak flow, the design criteria of this system has been tested, and has successfully handled up to 100% shock loads during the stress testing period of 28 continuous days. The Jet system is modular in design and easily expandable should the course average and peak flow demands increase over time. The system will be located just south of the Maintenance Area (see Exhibit "A" and Plate 3: Preliminary Golf Club Site Plan.) The J -1250 TX3 Jet Treatment Plant (see Exhibit "B" and "C") recommended for this project consists of the following: • 8000 GPD Strength Reducing System (SRSTm) This component is designed to not only handle extreme surge loads but also reduces the high strength commercial wastewater to levels comparable to, or below, residential strength effluent. The SRS - 8000 does this through a patented process which creates a turbulent aerobic environment that supports a diverse micro- organism population. This microbial population naturally digests the organic materials contained in the wastewater and is specifically designed for use with commercial facilities such as restaurants, super markets, food processing plants, golf courses, fast food restaurants, prisons or other facilities where food is prepared. The timed and computerized control pump system allows the SRS to track. anticipate and manage daily and peak flows. This allows the J -1250 TX3 to operate at optimum performance levels which meet or exceed the strictest EPA standards for the highest quality effluent. The patented and unique design characteristics of the J -1250 TX3 process is the only wastewater treatment system on the market which will continue to process a high quality effluent for up to two weeks in the event of a power outage. • Disinfecting System The clear, clean and odorless re- claimed effluent passes through the disinfecting system which consists of a passive chlorinator Jet Model 108 and a passive de- chlorinator Jet Model 108 - De- Chlorination System Please Note: Should the L.A. Regional Water Quality Control Board require some form of a mechanical disinfection system for use in spray irrigation, this would be accomplished by the use of either an OZONE - disinfecting or an ULTRA-VIOLET (UV) disinfecting system. Innovative Structures Environmental would then make recommendations as to the most available and economic disinfecting systems. Innavative Stnutures Environmental Page 2 Tuna Rejada Golf Club June 27, 1997 Wastewater Treatment System Design • Water Storage After disinfecting, the reclaimed water will be stored for use at which time the computer controlled panel will either direct the flow into the pressure dosed drainfield or use to irrigate the* landscape along the entry road and around the building/parking areas of the golf course. A pressure dosed drainfield approximately 30' x 50' in size sits just south of the water storage system (see Exhibit "A"). The design and location of the drainfield in the selected area could accommodate up to 300% expansion of the drainfield. The soil in this area has a percolation rate of 8 to 10 minutes per inch. The 1500 sq. ft. pressure dosed drainfield should be constructed with a gravity Fail Safe System in addition to the pressure dosing system. The drainfield construction will consist of 18 to 24 inches of large stone processing media (1 1/2" - 2 1/2" maximum rock size). A series of perforated drain lines will be laid five feet apart directly on top of the media stone and will be covered with no less than 2" of additional large stone processing media. This piping system will provide for the gravity -fed emergency fail safe drainfield in the event a power outage should occur. The balance of the drainfield will consist of 24" inches of filter media with an effective size between 1.5 and 2.5 mm. and will have a uniformity coefficient of 2.0 mm. or less. An additional 4 to 6 inches of small stone processing media (pea gravel) would be installed in preparation of the pressure dosed lateral drain lines. The 1 inch lateral drain lines will be placed at 24 inches on center with a squirt height of 24 inches using a 1/8 inch orifice. 12 inch PVC half pipes will be placed over the top of each lateral with small stone processing media to provide a minimum of 4 inches of cover over the half pipes and a final top layer to be covered by 8 to 12 inches of native soil. The drainfield loading and infiltration rate for this design may range from 5 to 15 gallons per sq. ft. per day. i ANDSCAAPE USAGE OF RIPCIATMED WATER There are approximately thee acres or 130,680 sq. ft. of landscaping along the entry road and around the building/parking areas of the golf course Upon approval from L.A. Regional Water Quality Control Board and also taking into consideration peak flows, only 65,000 sq. ft of the 130,680 sq. ft. would be necessary Innovative Stntctutes Environmental Page 3 Tierra Rejada Golf Club June 27, 1997 Wastewater Treatment System Design to dispose of an average of 4500 gallons per day for most of the year (see Irrigation Schedule Calculator - Exhibit "D"). During the months of November to February there may be additional square feet of landscaping area to be utilized or if the season was extremely wet, the computerized control system would divert the reclaimed water into the pressure dosed drainfield. When we receive authorization from the L.A. Regional Water Quality Control Board to use overhead spray systems, we would be able to use less area and more water. Innovative Structures Environmental Page 4 Tierra Rejada Golf Club June 27 1997 Wastewater Treatment System Design INNOVATIVE STRUCTURES ENVIRONMENTAL'" 28990 Pacific Coast Hwy., Suite 203 Malibu, California 90265 (310) 157 -2533 June is, loll mars R to Slope Irrigation and Driveway 1. point of connection on demesne aide to be provided by others. 2. Miring to controller to be provided by others. 3. Spray system to be wood for plant establishment and peak need times. 4. Racommeaded slope ai: to uses 0. croopias red fescue sib /1000 a b. "Carnal creeper" 1 -3110/1000 a c. •Japanese ■osersuckle• 1 -lb /1000 a S. Drip irrigation attached to water treatment system to be rum 0 200' longthe 10• on center. piping will be staked to hillside slope. Irrigation system will require 72psi. 0 valve. 0. System will require at least 0 valves to distribute 4500 gallows each might for 05000 0 U / f r A� f 1 JAS op- -j- 1 -1 5 0 T st, Neu Prac Tesr S40.j :oMi. Rs �,75o t.pc ca.y 1 p�•w/! e�IO� sA� warts sq..0 / firfui p.WMf /l4 J AAfA % E%k1b�t A V+ HOW THE JET HOME PLANT WORKS 0 O Primary Treatment Compartment The primary treatment compartment receives the wastewater and partially treats it physically and biologically before it enters the center treatment compartment. This first step allows for JET plants to reduce incoming wastewater to a clear effluent within the short period of 24 hours. 8 Center Treatment Compartment The center treatment compartment receives the pre - treated wastewater and injects fresh air by means of the JET aeration equipment. This process provides oxygen and mixing to support JETS revolutionary BATm process. - In this process microorganisms attach themselves to the media supporting a biologically accelerated treatment level. Exrt 16 17 M B Final Settling Compartment The final phase of treatment occurs in the settling or clarifying compartment. A non - mechanical surface skimmer operated by hydraulics, skims floating material from the surface and returns it from the aeration compartment. This leaves only a clear odorless, highly treated effluent for discharge. The JET plant is a technologically advanced step into a cleaner, healthier environment. This plant is an innovative leap away from the old technology of out dated septic systems. Unlike a septic system, this self - contained plant is not reliant upon soil conditions and may be used to build on land that was once deemed unusable. The treated wastewater can be reused for irrigation or can re -enter the environment without fear of causing.ground water pollution. The need for frequent tank pumping is virtually eliminated. There is no owner maintenance for your plant, any necessary maintenance is handled by our skilled professionals, alleviating you of any contact with hazardous materials. In the event of a power failure the JET plant still continues to process wastewater for up to two weeks. DETAIL _ 1 4• PLASTIC PIPE BY DISTRIBUTOR 16 E T�EdFAI( OPTIONAL CAST —IN 59 ALTERNATE RNATE INLET INLET TEE TEE CONSTRUCTION USED WHEN PLANT DOES NOT HAVE A PLASTIC INLET TEE ASSEMBLY DETAIL 2 PLASTIC TRANSFER TEE ASSEMBLY 1i ALTERNATE TRANSFE TEE CONSTRUCTION USED WHEN PLANT DOES NOT HAVE CAST —IN TRANSFER TEE DETAIL 3 ASTIC PIPE STRIBUIOR OUTLET SEMBLY ALTERNATE OUTLET TEE CONSTRUCTION USED WHEN PLANT DOES NOT n.1T — nun r• Trr F (t+v6iT G INLET — — — +~ 120 6 ]/0 12 15 _ OUTLET • 1 LINE L 1 PTIONAL INLET 16 1/8 4' PLASTIC PIPE —• i - `A LOCATION '— 6 L —4" PLASTIC PIPE BY DISTRIBUTOR i IT 5/6 I , \ BY DISTRIBUTOR 6 2j/32 •••••• •••••••••••••••• \— CAST —IN OUTLET TEE •.••.1 i.•••• y �• �'..� 1 �1 ••.fir, 1.•••• •••••• ••' •• ii•••� a.... ' ' .....- ......... . 1....,. TEE ASSEMBLY INLET .. -..., IS•••• ... q. .., .�.....• SEE NOTE 3 ;SO 11/2 �— CAST —INS TRANSFER TEE 7i SETIUNC 6 23/32 ( , 1 6 —I J, NOTES 1.) AERATOR MODELS 560—S AND 660—FP MUST BE USED. 10 1/2 — 16 1/9 2-) RISER CAS71MG EXTENSION USED ONLY IF —3 1• . GRADE. , 3) PLANTS WHICH 1• NOT USE A PLASTIC INLET TEE FIRST SECOND J L JET BAT PROCESS MEDIA' ASSEMBLY IN THE PRETREATMENT COMPARTMENT COMPARTMENT COMPARTMENT MAY USE AN OPTIONAL CAST—IN INLET TEE. 1250 WD PLANT SECTION SEE DETAIL 1. COMPONENT PARTS INSTALLATION • • •• NOT HAVE A CAST—IN TRANSFER SEE • COMPARTMENT ..� n•Vr.,T.,n K T t 1 9 R• �fIK.•.. .•,tVw..w vow USE A PLASTIC TRANSFER TEE ASSEMBLY. _7 SEE DETAIL 2. �j I 1 • • • UTLET 10 CNT O2 � 1 Iwr�. 24 1/2 TEE ASSEMBLY. VAR LE SEE DETAJL 3. 6.) PLANT MUST BE PRECEDED BY A PRETREATMENT I TANK OF 1000 GALLONS MINIMUM. INLET — — — +~ 16 3/1 16 S/6 6 ]/0 12 15 _ OUTLET LINE L 4' PLASTIC PIPE —• i - `A — '— 6 L —4" PLASTIC PIPE BY DISTRIBUTOR i IT 5/6 I , \ BY DISTRIBUTOR I \— CAST —IN OUTLET TEE 24 1 �1 SEE NOTE 5 69 PLASTIC INLET ' ' 1 24 TEE ASSEMBLY SEE NOTE 3 ;SO 11/2 �— CAST —INS TRANSFER TEE 7i SETIUNC SEE NOTE 4 ( , 1 6 —I `•�J 10 1/2 —3 FIRST SECOND J L JET BAT PROCESS MEDIA' /Av r1A f C. COMPARTMENT COMPARTMENT 1250 WD PLANT SECTION A — A COMPONENT PARTS INSTALLATION O MCMXCN JCT INC. ..� n•Vr.,T.,n K T t 1 9 R• �fIK.•.. .•,tVw..w vow 0 DRAWN 9,: R, P. 1. APPROVED 8T: N. T. DATE: -15 -94 SCALE: NONE DRAWING NumeER FILE REf. 1.0 J -1250 ART -451 EMG ATi0 DLTLE CALCL'L TOR & WATER COST ESTIMATOR EX+416 t7 '�D'� Tierra Rejada Golf Club Major Modification of C.U.P. 4933 PROJECT DESCRIPTION QUESTIONNAIRE (Commercial/Industrial) .74 I '+IJ 1 ASSESSOR PARCEL NO(S): Portbns of Assessor's Parcels 5004-350-20,500-04W19 and 500- 0-360-22. Assessor's Maps have not yet been revised to reflect new Parcel Map No. 4687 which contains 4 Parcels, The gorcourse project covers portions of Parcels 1, 3 and 4 of this Parcel Map 4687. A lot line adjustment to Parcel Map 4687 has been filed with the County to change the boundaries of some of the parcel lines to create 4 new parcels, with Parcel 4 containing only the golf course project area (183.85 acres, see attached Project Description). 2. LOCATION (NEAREST PUBLIC ROAD, CROSS STREET, COMMUNITY, ETC.): Project is located at the NE corner of the hrtersecdon of the 23 Fwy. and Tierra Rejada Road in Moorpark. SIZE OF ASSESSOR PARCEL AREA(S): Assessor's Parcel #s are: 500-0-350-20-122-10 ac- 500-0-360-19- 244.64 ac. 5004k%0 -22= 96.86 ac. * NOTE: Assessor's Parcel areas have not been revised for P.M. 4687. 4. SIZE OF PERMIT AREA (IF DIFFERENT FROM PARCEL AREA): 18333 Ac. S. EXISTING LAND USE(S): Irrigated Pasture 6. EXISTING BUILDING(S) AND STRUCTIM(S): None 7. MAX11MUM EXISTING SLOPE GRADIENT (HORIZONTAL FEET/EA. VERTICAL FOOT): 1.4:1 8. DISTINCTIVE PHYSICAL FEATURES (I.E. LANDSLIDES, STREAMS, FAULTS). PROVIDE MAP: Aerial topography indicates four trails crossing the site and several small local drainage courses. 9. EXISTING VEGETATION: Native grasses, a few Pepper trees, Sudan grass and various types of Bermuda Grass. 10. EXISTING ACCESS ROUTES (IF ANY): Existing access is from Tierra Rejada Road. 11. EXISTING DRAINAGE FACILITIES (IF ANY): 2 catch basins exist at NE corner of intersection of 23 Fwy and Tierra Rejada. There are also 36" and 48" culverts crossing beneath Tierra Rejada Road. See locations shown on attached copy of Tentative Parcel Map 4687. 12. EXISTING DRAINAGE DIRECTION(S): Drainage is generally from North to Southwest. 13. EXISTING WATER SUPPLY (IF ANY): Private well for irrigation; Camrosa for domestic. 14. EXISTING SANITATION FACILITIES (IF ANY): None 15. EXISTING UTILITIES AND EASEMENTS (GAS, ELECTRICAL, ETC.): See attached copy of Q recorded Parcel Map (56 PM 11) 16. EXISTING ACCESS EASEMENTS (IF ANY): Ewing slope easement along north side of Tierra Rejada Road per 3492 O.R. 234. Access easement within reconfigured Parcel 4 will be abandoned as it will not be required after the lot line reorganization described in #labove. 17. OWNER(S) OF MINERAL RIGHTS: See attached copy of recorded Parcel Map (56 PMl l) 18. EXISTING LAND CONSERVATION ACT CONTRACT AND/OR OTHER DEED RESTRICTIONS (IF ANY): None SURROUNDING PROPERTY AND LAND USES 2. 3 4. :.l s * NORTH: Vacant Open Space (S.D.L research, development and manufacturing facility under construction on north side of adjoining property to the north) SOUTH: Tierra Rejada Road / Agriculture EAST: Single Family Ranches / Open Space WEST: 23 Freeway / Vacant Open Space (Carlsberg Specific Plan approved allowing residential and commercial development) Rl[ jH PINGS AND STRUCTURES (INDICATE APPROX. DISTANCE FROM PROJECT SITE) NORTH: No Structures (S.D.L project under construction) SOUTH: Tierra Rejada Valley (recently approved golf driving range) EAST: Ranch House east of A.P. # 500- 360-19 (Approx.1 ml. east of site) WEST: Vacant (Highway 23 Freeway) DISTINCTIVE PHYSICAL FEATURES NORTH: Rolling hill terrain with several knolls. SOUTH: Flatter terrain than land to the north and west. EAST: Rolling hill terrain WEST: Roiling bill terrain with several Imo& Flatter terrain near Tierra Rejada Road NORTH: Native grasses and vegetation SOUTH: I Irrigated row crops and grazing land Jensen Design & Survey Page 2 Twn Rejada Golf Club July 2,1987 Project Description Questionaire EAST: Native grasses and vegetation WEST: Native grasses and vegetation ammors, MT l MME rUTIM NORTH: None SOUTH: 2 catch basins at Tierra Rejada and the 23 Fwy. 2 headwall inlets with culverts under Tierra Rejada Road EAST: Headwall Inlets with culverts under Tierra Rejada Road. WEST: Roadside drainage along the 23 Fwy. 6. NOISE CHARACTERISTICS OF THE SURROUNDING AREA (INCLUDE SIGNIFICANT NOISE SOURCES): Vehicular noise from the 23 Fwy. And Tierra Rejada Road. 511110,51 s 1 s : iJM0:I PROPOSED USE(S) IN DETAIL: See attached Project Description document describing golf course. 2. DESCRIBE IN DETAIL THE TYPE OF MATERIALS USED, STORED, SOLD AND /OR PROCESSED, AND THE PROCESSES TO BE INVOLVED IN THE PROPOSED OPERATION (ATTACH SHEETS IF NECESSARY): Fertilizers, herbicides, pesticides and fuel for maintenance of eighteen hole golf course and driving range (see attached Proposed Hazardous Materials Inventory and Integrated Turf Management Program for detailed descriptions of use and storaS4 IDENTIFY ANY POTENTIALLY DANGEROUS, EXPLOSIVE, FLAMMABLE OR HAZARDOUS CHEMICALS AND /OR PROCESSES TO BE USED OR ANY HAZARDOUS WASTES TO BE GENERATED (ATTACH SHEETS IF NECESSARY). CONTACT THE ENVIRONMENTAL HEALTH DIVISION FOR ASSISTANCE. No hazardous wastes to be generated Grass clippings and other green waste wig be hauled off site and composted to mulch by G I Rubbish as part of their Green Waste Mulching Program per Tony Alessi Thismulch Is used throughout the county in agricultural operations to Improve soil quality. 4. DESCRIBE ANY POTENTIAL NOISE OR VIBRATION SOURCES ASSOCIATED WITH THE PROJECT (I.E. COMPRESSOR, MACHINE NOISE, HEAVY EQUIPMENT). STATE THE AMOUNT OF NOISE TO BE GENERATED IN DB(A). ALSO DESCRIBE WHAT METHODS WOULD BE USED TO REDUCE THE NOISE OR VIBRATION (ATTACH SHEETS IF NECESSARY): No noise or vibration sources associated with the project.other than trenching equipment used during construction of permanent irrigation and grading equipment to move approximately 670,000 cy. 5. DESCRIBE ANY USES OR OPERATIONS PRODUCING SIGNIFICANT LIGHT, GLARE OR HEAT. DESCRIBE WHAT METHODS WOULD BE USED TO SHIELD, ENCLOSE OR OTHERWISE CONTROL LIGHT, GLARE OR HEAT (ATTACH SHEETS IF NECESSARY): No fighting will be used for golf boles or practice area. Jensen Design & Survey Page 3 Tierra Rejada Gaff Club July 2,1997 Projed DesrApW Quesbo"M 6. DESCRIBE SOURCE, TYPE, AND AMOUNT OF AIR POLLUTANT EMISSIONS (SMOKE. ODORS, STEAM, GASES, WATER VAPOR, DUST, CHEMICALS) FROM PROJECT. DESCRIBE WHAT METHODS WOULD BE USED TO REDUCE EMISSIONS (ATTACH SHEETS IF NECESSARY): Not applicable. Dust amounts will be lowered when 18 hole goK course and associated amenities are grassed. 7.* SIZE AND USE OF PROPOSED BUILDING(S) AND/OR STRUCTURE(S):1) Operations building to be approximately 5,000 s.f., one story building with underground cart barn. Building to include a Pro Shop, offices, restrooms and eating facility for golfers. 2) Maintenance building to be 8400 LL for maintenance equipment storage, mechanic workshop, otAce space and restrooms for maintenance personnel 3) Fertilizer building to be approximately 1120 st to store fertilizer, pesticides, herbicides and topsoil. 4) Two small rest area buildings containing restroom facilities for golfers on the course: 8.* PERCENT OF LOT AREA TO BE COVERED BY BUILDINGS: Less than 1% (0.2%) 9.* HEIGHT AND NUMBER OF STORIES OF PROPOSED BUILDING(S) Buildings to be single story with average of 20' in height. Peak of Operations Building Is 26.5 feet high. Maintenance building to be 20' maximum height. (See attached building elevations). 10:* SIZE AND USE OF OUTSIDE STORAGE AND/OR OPERATION AREAS (IF ANY): Maintenance area to be located approximately 300 feet southeast of Operations Building separated by the - parking lot and landscaped areas. Maintenance area to contain Maintenance and Fertilizer Buildings as described above in /f 7. 11. TOTAL NUMBER OF EMPLOYEES: 45 PER SHIFT: N.A. 12. HOURS OF OPERATION: pre- sanrbe (no earlier than 5:30 AM) to dusk, 7 days a week 13. ESTIMATED NUMBER OF TRUCK DELIVERIES/LOADINGS PER DAY: 2 deliveries per day 14. ESTIMATED HOURS OF TRUCK DELIVERIES/LOADINGS:1 morning and 1 afternoon delivery 15.* NUMBER OF PARKING SPACES PROPOSED: 190 in main parking area and an additional 20 In the maintenance area for a total of 210 parking spaces. REQUIRED PARX3NG Ventura Coady Zoning Ordinance requires: Main Parking Area - Total 126 spaces with 6 handicap spaces 1) Operations Building area (5000 s.i total) Eating Facility (Class U) 1200 s f. seating area: 1200 / 45 = 26.7 spaces 1200 s.f other area: 1200 / 250 = 4.8 spaces Other Commercial 2600 s.f. 2600 / 250 =10.4 spaces Total Operations Building - 42 space 2) Golf Holm (3 spaces per hole) - 54 spaces 3) Driving Range (1 space per tee) - 30 spaces 4) Handicap Requirement (1 space per 25 spaces or part of) - 6 spaces Jensen Design & Survey Page 4 Tierra Rode Golf Club July 2, 1997 Project Description Questicnsire Maintenance Area - Total 17 spaces with 1 handicap space 1) Maintenance/Warehouse Building (1 space for 500 s.!) = 8400 /500 =17 spaces PROPOSED PARI:ING Main Parking Area Maintenance Area STANDARD: 184 19 COMPACT: 0 0 HANDICAPPED: TOTAL: 190 20 More parking is proposed than is required by Comm" Ordinance 16.* NUMBER OF LOADING SPACES PROPOSED (12`X401: Two; one for each building: Operations and Maintenance. 17* AREA OF LANDSCAPING (IN SQUARE FEET): 119.6 ac. (5,296,900 s.f.) Includes tees, greens, fairways, roughs and entrance/building landscaping. 18.* PERCENT OF PARKING AREA TO BE LANDSCAPED: 2% 19.* TYPES(S) OF SCREENING/FENCING TO BE PROVIDED: E kftg ranch fencing to remain along Tierra Rejada Road. No fencing proposed for edgm of site away from Tierra Rejada Road. Maintenance compound will be fenced for security. 20.* DESCRIBE NUMBER, TYPE, SIZE AND LOCATION OF ALL PROPOSED SIGNS: Monument type sign on rock entrance feature at Tierra Rejada Rd. (2' high z 16' wide) and one sign on building. 21. IF APPLICABLE, WILL EXISTING SIGNS BE REMOVED? IF SO, DESCRIBE. N/A 22. HOW WILL SECURITY BE PROVIDED? Site is bordered by 23 Fwy. to the west and Tierra Rejada Rd. to the south which are both fenced and should provide security. Access to the site is dimcuk from the north and east due to hilly terrain and open areas. Security lighting and alarms will be provided for all buildings. Maintenance compound will be fenced for security. 23. GRADING Grading concept b to leave areas between greens, tees, fairways and roughs as natural as possible. AREA TO BE GRADED: 124 acres TOTAL VOLUME TO BE MOVED: 670AN cubic yArb SLOPE RATIO OF STEEPEST FINISHED SLOPE (HORIZONTAL FEET/EA.. VERTICAL FOOT): 2:1 HEIGHT OF HIGHEST FINISHED SLOPE: 85' Jensen Design & Survey Pap 5 Tierra Rejada Golf Club July 2, 1997 Project Desaiphon Ques;Wmire DISPOSITION OF EXCAVATED MATERIAL: Balance on site HOW WILL DUST BE CONTROLLED: Water truck during construction 24. NUMBER OF TREES TO BE REMOVED BY SPECIES: No protected trees are within the golf course project area. Forty small trees were identified in the attached Tree Study, mostly California Peppers and Elderberry. Twenty -four of these trees would be removed under the current grading plan. Goff course designers will try to preserve as many trees as feasible with final grading plan. s ' ;s6's 5 DIP DAIJ DRAINAGE A. DESCRIBE HOW INCREASED RUNOFF WILL BE HANDLED BOTH ONSTTE AND OFFSITE: Any increase will be detained on site so that peak runoff is less than existing condition (see attached Hydrology & Drainage Report) B. WILL THE PROJECT REQUIRE THE INSTALLATION OR REPLACEMENT OF STORM DRAINS OR CHANNELS: Drainage facilities will be required on -site for proper drainage of fairways, greens, tees and parking areas. No changes proposed to existing facilities at Tierra Rejada Rd (see attached Grading and Drainage Plan). C. IF YES, INDICATE LENGTH, SIZE AND CAPACITY r Ma; 1J' ESTIMATE YEARLY WATER SUPPLY NEEDS: 388Acre Feet/Yr. Normal Year 457 Acre Feelbft. Peak Year WATER SOURCE (CHECK): [ X ] WELL - Course Irrigation [X ] WATER PURVEYOR - Domestic use and fire supply IF WELLS, ATTACH THREE COPIES OF A WELL WATER QUANTITY AND QUALITY REPORT FROM TESTING LAB. IF WATER PURVEYOR, ATTACH THREE COPIES OF A WATER AVAILABILITY LETIER FROM PURVEYOR Well water quantity and quality report submitted with original C.U.P. application. Water availability letter is currently being updated by Cararosa Water District for this major modification. WILL THE PROJECT REQUIRE THE INSTALLATION OR REPIACEM[E -NT OF NEW WATER SERVICE MAINS? IF YES, INDICATE LENGTH, SIZE AND CAPACITY. Yes, private lines will be constructed from well to operations building for domestic use and irrigation mains for the fairways, greens, tees and other landscaping. :AIM: y•� SANITATION WILL BE PROVIDED BY (CHECK): [X ]PRIVATE ONSITE SEPTIC SYSTEM [ ] PUBLIC SEWERS Jensen Design & Survey Page 6 Tierra Rejada Golf Club July 2, 1987 Project Description Questionaire IF PRIVATE SYSTEM, ATTACH THREE COPIES OF A SOILS REPORT AND PERCOLATION TEST DATA, AND DESCRIBE THE PROPOSED SYSTEM (LEACH - FIELD OR SEEPAGE PIT): The designed septic system will Include a wastewater collection and treatment plant provided by Innovative Structures Inc. This system wig collect wastewater from the Operations and Maintenance Buildings. Treatment plant wig Include a Strength Reducing System to reduce the waste strength from the eating facility kitchen (see 1- attached Geotechnical Report and 2- Treatment Facility Design in Appendix B of Project Description report). IF PUBLIC SEWERS, ATTACH THREE COPIES OF A SEWER AVAILABILITY LETTER FROM SANITARY DISTRICT. WILL THE PROJECT UTILIZE EXISTING SEWER MAINS? IF NOT, INDICATE LENGTH, SIZE AND CAPACITY. Not applicable DESCRIBE TOXIC AND CHEMICAL WASTES TO BE DISCHARGED AND AMOUNT: Now 4. ELECTRICITY WHAT IS THE PROJECTED AMOUNT OF ELECTRICAL USAGE (PEAK KW1HRS/DAY):300 DO EXISTING LINES HAVE TO BE INCREASED IN NUMBER OR SIZE? IF YES, DESCRIBE: No Increase required. DO ANY OVERHEAD ELECTRICAL FACILITIES REQUIRE RELOCATION? IF SO, DESCRIBE: . No relocation required. INDICATE LENGTH OF NEW OFFSITE ELECTRICAL TRANSMISSION AND DISTRIBUTION FACILITIES REQUIRED TO SERVE PROJECT (IF APPLICABLE): None 5. NATURAL GAS INDICATE EXPECTED AMOUNT OF GAS USAGE: 0 (AN electrie) DO EXISTING GAS LINES HAVE TO BE INCREASED IN SIZE? IF YES, DESCRIBE: No DO EXISTING GAS LINES REQUIRE RELOCATION? IF YES, DESCRIBE: No INDICATE LENGTH AND SIZE OF NEW OFFSITE GAS MAINS (IF APPLICABLE): Not applicable 6. FIRE PROTECTION INDICATE NUMBER AND SIZE OF EXISTING AND/OR PROPOSED FIRE HYDRANTS AND DISTANCE FROM PROPOSED BUILDINGS: Hydrants will be placed around the buildings and parking lot areas. WHAT IS GALLON PER MINUTE (GPM) FLOW OF HYDRANT(S)? The fire protection system will be by gravity feed from a large (approx. 180,000 gallon) storage tank or a booster pump system which uses the available storage and supply of Camrosa Water District. The fire protection system will be designed to meet the standards and requirements of the Ventura County Fire Protection District and the Camrosa Water DbtrkL " Shown on Plans Jensen Design 3 Survey Page 7 Tierra Rejada Golf Club July 2, 1997 Project Description Questbneire