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Home My WebLink AboutAGENDA REPORT 1998 0107 CC REG ITEM 09ATO: FROM: DATE: AGENDA REPORT CITY OF MOORPARK Honorable City Council ITEM qeAe CITY OF MOORPARK, CALIFORNU City Comil Meeting of J4nuar 1992_ ACTION: A b 'rbVeai _ BY: L. loppCeli Nelson Miller, Director of Community Developme S,� Deborah S. Traffenstedt, Principal Planner December 18, 1997 (CC Meeting of 1/7/98) SUBJECT: CONSIDER COMMENTS TO BE PROVIDED TO COUNTY OF VENTURA ON MODIFICATION NO. 1 TO CONDITIONAL USE PERMIT NO. CUP - 4933, A GOLF COURSE AND DRIVING RANGE PROJECT PROPOSED NORTH OF TIERRA REJADA ROAD AND EAST OF STATE ROUTE 23, WITHIN THE MOORPARK AREA OF INTEREST The County Board of Supervisors approved Conditional Use Permit (CUP) No. 4933 for a golf driving range and three -hole practice area, after an appeal by the Cities of Moorpark and Thousand Oaks. The County has indicated that both driving ranges and golf courses are allowed in the Open Space Zone District and are not considered urban uses under the Guidelines for Orderly Development, which the County and all the cities in the County have adopted. The CUP Modification request is to allow an 18 -hole golf course, a driving range with 30 tee boxes, a 5,000 square foot operations building, and an 8,400 square foot maintenance building. The proposed project site is located within the City's Area of Interest, but outside of the Tierra Rejada Greenbelt. The City Council reviewed a Mitigated Negative Declaration and Initial Study for the proposed golf course project at the Council's November 5, 1997 meeting. Staff was directed to prepare a comment letter that would express the Council's opposition to the proposed golf course project and request a response to concerns regarding the Guidelines for Orderly Development, growth inducement, water resources /groundwater quantity, biological resources, light and glare, transportation and circulation, and law enforcement/ emergency services. On December 11, 1997, the City received a Response to Comments letter (Attachment 1) for the draft Mitigated Negative Declaration. Staff has verbally been informed that a County Planning Commission NMc:\ office\ wpwin \wpdocs \ccrpts \cup4933m.rpt 000 021 County Modification No. 1 to CUP -4933 To: Honorable City Council December 18, 1997 Page 2 public hearing has been scheduled for January 15, 1998. The letter that is included as Attachment 1 to this report provides responses to the comments in the City's November 12, 1997, letter on the Project and Draft Mitigated Negative Declaration (Attachment 2). A lighting study has been prepared in response to the City's concerns. The lighting plan has not been distributed to the Council due to its size; however, summary letters are included as Attachment 3. It appears that the County has adequately responded to the environmental issues which have been raised, including potential growth inducing impacts and effects on the groundwater basins. It has been indicated that the groundwater basin is not an overdrafted basin and the County has included mitigation measures requiring replacement of water withdrawn. All other necessary utilities are existing within the Tierra Rejada right -of -way. The County has also concluded that payment of a Traffic Impact Mitigation Fee will mitigate the cumulative traffic impacts. Council has previously expressed opposition to this project and unless the direction has changed, should authorize the Mayor to execute a letter expressing opposition to the project along with reasons for opposition to the proposed project. Council may also wish to determine if a Council Member will represent the City at the County Planning Commission hearing on January 15, 1998. Authorize the Mayor to execute a letter expressing opposition to the proposed project. Attachments: 1. County Response to Comments Letter dated 12 -9 -97 2. City Comment Letter dated 11 -12 -97 on Draft Mitigated Negative Declaration 3. Letters dated 11- -17 -97 and 11 -18 -97 describing Lighting Study 4. Location Map 5. Site Plan NMc:\ office\ wpwin \wpdocs \ccipts \cup4933m.rpt ()OG 22 ATTACHMENT 1 RESOURCE MANAGEMENT AGENCY county of ventura December 9, 1997 City of Moorpark Community Development Department Attn: Nelson Miller, Director 799 Moorpark Avenue Moorpark, CA 93021 Planning Division Keith A. Turner Director i 1997 „ AK RE: RESPONSE TO COMMENTS FOR DRAFT MITIGATED NEGATIVE DECLARATION FOR MODIFICATION NO. 1 TO CONDITIONAL USE PERMIT NO. CUP -4933 (CRUMPLER & KRUGER - TIERRA REJADA VALLEY GOLF CLUB) Dear Nelson: The Planning Division has reviewed your letter of November 12, 1997 and offer the following additional information to clarify the proposed project and potential environmental affects. Each of the responses below correspond to the page number areas identified within your letter. Page 1 of 11. General: With regard to the statement that the Gents for Orderly Development do apply, you are convect, and the text will be revised to reflect this oversight In response to the concern that the County did not fully respond to the Citys initial comments, the application was deemed "complete" for purposes of processing prior to receipt of the City s comments. Staff felt that if the City's concerns were not adequately addressed in the "Draft" Mitigated Negative Declaration for the project, clarifications could be provided by this correspondence. EM 1 of 11. Growth Inducement: The Project Description states that domestic water service for the subject property is already provided by the Camrosa Water District through an existing 3/4 inch line. According to the applicant's consulting engineer, Jensen Design & Survey, the existing service is adequate to handle domestic water needs for the project Also, irrigation water for the golf course will be provided by an existing well on the subject property. The proposed Wastewater Package Treatment Plant has been designed to handle only projected discharges from activities associated with the golf course, and the applicant has applied to the Regional Water Quality Control Board (RWQCB) for a Waste Discharge permit All other necessary utilities are located ()06 ()Z3 800 South Victoria Avenue, L #1740, Ventura, CA 93009 (805) 654 -2481 FAX (805) 654 -2509 W Printed on Recycled Paper Response to the City of Moorpark Comments on Mitigated Negative Declarations Modification #1 to CUP -1933 Page 2 of 4 within the Tierra Rejada Road right -of -way. With regard to potential widening of Tierra Rejada Road, the Transportation Department, Public Works Agency has indicated that the existing roadway is currently designed with adequate capacity to handle projected traffic from the proposed golf course. Page 2 of 11 Water Resources, Groundwater Quantity: According to Regional Water Quality Control Board (RWQCB), there is sufficient knowledge of the Tierra Rejada Basin so that it is not identified as an overdrafted basin. This statement was confirmed by Dr. Lowell Preston, Water Resources Division, Public Works Agency. Dr. Preston further indicated that water originating from "outside" the County would be purchased and used to replace the amount of water drawn from the Tierra Rejada Basin. The proposed mitigation would provide for the injection of replacement water at some point in or up- gradient from the Pleasant Valley Basin and the Oxnard Plain Pressure Basin, which are identified as overdrafted basins. As a result of this proposed mitigation measure, the adverse effects to the Pleasant Valley Basin and the Oxnard Plain Pressure Basin will be reduced to less than significant. If the status of the Tierra Rejada Basin changes as a result of the proposed golf course, the location of the "outside" water injection will be changed to mitigate the Tierra Rejada Basin. Pages 3 & 4 of 11, Biological Resources: As identified in the Initial Study, Lyon's pentachaeta - Pentachaeta lyonii is a protected plant species under the State and Federal Endangered Species Act. Upon review and approval from the California Department of Fish & Game (CDF &G), a Conservadon Agreement and Conservadon Plan was recorded in 1996 as Instrument No. 96- 139167 in the Official Records of Ventura County. The Conservation Easement was designed to address historic and current plant communities; and was large enough allow for expansion of existing plant communities. With regard to potential adverse affects from golf course development, the above referenced Conservadon Easement is located an adequate distance from the golf course boundary; and known plant communities are located approximately 400 feet from the golf course. In response to the concern expressed for an 'open space transition area" between proposed golf course landscaping and surrounding native vegetation, a natural buffer has been created with adjacent private property. The buffer creates a minimum separation of 400 feet between the golf course and 'open space" lands to the north and east. Page 7 of 11, Light and Glare: At the request of County Planning staff, the applicant hired a lighting consultant to conduct a Lighting Study of proposed lighting for the entrance road; and parking and building areas within the golf course. The Lighting Study, prepared by TOLER and Associates, Inc. concluded that: Response to the City of Moorpark Comments on Mitigated Negative Declarations Modification 91 to CUP -3933 Page 3 of 4 a) there were no light sources in excess of 150 watts that directly illuminate adjacent properties; and b) there was no indirect illumination in excess of 0.5 footcandles on adjacent properties. Therefore, proposed lighting does not exceed the Threshold Criteria in the County's Initial Studv Guidelines for Preparation of Environmental Assessments for Glare. Please find attached a copy of the Lighting Study, as requested. Page 7 of 11 Continued): According to the lighting consultant, the lighting layout meets the Illumination Engineees Society (IES) recommended lighting levels for safety. Furthermore, the lighting layout incorporates low intensity, downward directed lights to reduce glare and visibility from Tierra Rejada Road and Highway 23, while providing safety when leaving the golf course. Also, while light may be seen from certain points along Tierra Rejada Road and Highway 23, passing motorist would not be adversely affected by project lighting. With regard to possible future lighting for the driving range and golf course, which is not part of the current project, the applicant would be required to file a request for modification with the Planning Director, which would be subject to environmental analysis and public review. Page 8 of 11, Transportation/Circulation: According to Robert Brownie, Transportation Department, Public Works Agency, the existing levels of service at the off-ramp intersections of State Route Highway 23 and Tierra Rejada Road are at acceptable levels for AM and PM peak hour traffic. After reviewing the Traffic Studies prepared by Thomas Montgomery, which addressed both golf course traffic and regional traffic, Mr. Brownie concluded that the addition of approximately 15 peak hour trips to the southbound ramps and 8 peak hour trips to the northbound ramps will not degrade the level of service. Also, Mr. Brownie indicated that the cumulative impacts of the project will be mitigated by payment of the Traffic Impact Mitigation Fee. Therefore, the potential direct and cumulative traffic impacts of the golf course will not be significant. Page 10 of 11, Law Enforcement/Emergency Services: Planning Division staff discussed this issue with Sergeant Mendoza of the East County Sheriffs Station. According to Sergeant Mendoza, an existing contract between the City of Moorpark and the County of Ventura provides Sheriff personnel for exclusive patrol within the city limits of Moorpark. Adequate personnel are available at the East County Station to patrol the proposed golf course complex without disrupting personnel under contract with the City of Moorpark. 000025 Response to the City of Moorpark Comments on Mitigated Negative Declarations Modification # I to CUP -4933 Page 4 of 4 Thank you for your comments regarding the Mitigated Negative Declaration for Modification # 1 to CUP4933. If you have any further questions, please call me at 654 -2800 or Ron Allen at 654 -2403. Sincerely, i e alker, Manager Land Use Permits/Programs Section Attachments: Comment Letter, dated November 12, 1997 Lighting Study, prepared by TOLER & Associates, Inc. pc: Lowell Preston, Water Resources, PWA Applicant/Representative file cAenvirorr\moorpark.doc 000026 ATTACHMENT 2 MOORPARK 1 799 Moorpark Avenue Moorpark, California 93021 (805) 529 -6864 November 12, 1997 Keith Turner Planning Division County of Ventura 800 South Victoria Avenue Ventura, CA 93009 SUBJECT: COMMENTS ON PROJECT AND DRAFT MITIGATED NEGATIVE DECLARATION FOR MODIFICATION NO. 1 TO CONDITIONAL USE PERMIT NO. CUP -4933, CRUMPLER AND KRUGER, TIERRA REJADA GOLF CLUB Dear Keith: Thank you for the opportunity to review the Draft Mitigated Negative Declaration for Modification No. 1 to CUP -4933. The City Council discussed the proposed golf course project and the Draft Mitigated Negative Declaration at its meeting on November 5, 1997, and directed staff to prepare a comment letter. The City Council expressed its opposition to the proposed golf course project, because the Council's previous concerns regarding the potential environmental impacts of the project had not been fully responded to in the Mitigated Negative Declaration. The Council is requesting a response to the following comments (the page numbers referenced below are from the Initial Study): Page 1 of 11, General - The text should be corrected to identify that the Guidelines for Orderly Development dQ apply. The applicable policies are the "Policies Within Areas of interest where a City Exists." The first of those policies states: "Applications for discretionary land use permits or entitlements shall be referred to the City for review and comment. The County shall respond to all comments received from the City." The City's comments on the Modification application have not been fully responded to, as further discussed in this letter. Page 1 of 11, Growth Inducement - The City Council has expressed concerns regarding the growth inducing impacts of this project, especially relating to infrastructure extensions be sized /restricted, so as to not be growth inducing. The Initial Study concludes that the project will not require the extension of any urban services and will not have any significant growth inducing c:\ I - m\oatnvir \Icup4933. mnd 00027 PATRICK HUNTER BERNARDO M. PEREZ CHRISTOPHER EVANS DEBBIE RODGERS TEASLEY JOHN E. WOZNIAK Mayor Mayor Pro Tom Councilmember Councilmember Councilmember Modification No. 1 to County CUP -4933 Keith Turner November 12, 1997 Page 2 impacts on critical public facilities (examples given are roads, water supply, and sewers). Based on the project description, the extension of services, including but not limited to domestic water does appear to be required, and further explanation is needed. Page 2 of 11, Water Resources, Groundwater Quantity - The Mitigated Negative Declaration/ Initial Study does not clearly explain the groundwater basin that will be impacted by the use of 100 percent well water for golf course irrigation. Based on Groundwater Quantity Mitigation Measure No. 1, our assumption is that the impact will be to the Tierra Rejada Groundwater Basin; however, there is no explanation regarding.how Mitigation Measure No. 2 (requiring installation of a water meter to record water use) and Mitigation Measure No. 3 (requiring an annual payment of $500.000 per acre -foot of groundwater used to the County of Ventura Public Works Agency) will actually mitigate impacts to the Tierra Rejada Basin. Will the annual payment be used to purchase domestic water that will be injected into the Tierra Rejada Basin? Page 3 of 11, Biological Resources - Monitoring of Lyon's pentachaeta populations on the property to the north of the golf course site and to the west of State Route 23 in the Carlsberg Specific Plan area has shown that there has been an expansion of the populations on both sites in the past two years. A 1992 Draft Rare Plant Monitoring and Habitat Management Plan, prepared by Impact Sciences, Inc., is referenced in the Initial Study. The County should require a new survey of the golf course site prior to approval of any grading or building permit, and landscaping plan, for the golf course project. Page 4 of 11, Biological Resources - The Initial Study should include more up -to -date information regarding the recordation of the conservation easement and Conservation Plan approved by the California Department of Fish and Game for preservation of the Lyon's pentachaeta populations. The Initial Study appears to imply that the conservation easement has not yet been recorded; however, the applicant's representative has confirmed that the conservation easement was recorded in October 1996. The City requested in its July 30, 1997, comment letter that the golf course be required to include open space transition area within the golf course property and that potentially invasive tree and shrub species not be planted adjacent to open space areas to the north, west and east. The City's comments have not been responded to in the Mitigated Negative Declaration /Initial Study. c:\ 1- m\oa- envir \1cup4933.mnd 006028 Modification No. 1 to County CUP -4933 Keith Turner November 12, 1997 Page 3 Page 7 of 11, Light and Glare -,The Initial Study identifies that since the lighting proposed for building and parking lots will be minimal and will be for security purposes, there will not be any adverse impacts relative to light and glare on the "Open Space" character of surrounding properties. The City requested a conceptual lighting plan to clarify all proposed exterior lighting fixtures, including location, height, and intensity. That information was not provided. The City also requested that driving range and golf course fairway lighting should be prohibited to ensure that such lighting is not installed at a later time. No lighting and glare mitigation measures are proposed and no standard conditions of approval are discussed; therefore, no conclusion can be reached that any lighting and glare adverse impacts are less than significant. Page 8 of 11, Transportation /Circulation - The potential direct and cumulative traffic impacts of the golf course project are not adequately addressed in the Initial Study. More explanation should be provided regarding any potential level of service impact at the State Route 23 and Tierra Rejada Road intersections. Page 10 of 11, Law Enforcement /Emergency Services - The conclusion in the Initial Study is that the Sheriff's Department has determined that the project will have no significant effect on the services provided for the area. The City's request in reviewing the application was that further information be provided to address whether the golf course and related facilities will require City police protection services and to clarify whether any impact on police staffing and /or equipment would result. If you have any questions regarding me at (805) 529 -6864, extension 242, extension 236. Sincerely, (ate ;��g Nelson Miller Director of Community Development the City's comments, please contact or contact Deborah Traffenstedt at NM /DST CC: Honorable City Council Steve Kueny, City Manager Ron Allen, County of Ventura, Planning Division c:11- mloa- envirllcup4933.mnd W1. 029 AJENSEN ATTACHMENT 3 DESIGN & SURVEY RECIFII✓FD DEC 11 1997 Mr. Ron Allen Ventura County Planning Department 800 South Victoria Avenue Ventura, CA 93009 Dear Ron, 1171 Market Street, Suite 1A Ventura, California 93003 Local 305 651 6977 State 900 676 1916 FAX 805 651 6979 November 18, 1997 Attached is a Lighting Study including a letter and a map prepared by Toler & Associates, Inc. for the entrance road, parking and building areas within the Tierra Rejada Golf Club. This lighting layout includes low intensity, downward directed lights to reduce glare and visibility from the adjacent roads while providing safety for employees and golfers while leaving the facility after dusk when the club closes. After the club closes, only lights necessary for security purposes will be left on. The layout represents a ",worst case" scenario with 20 foot high poles along the entrance road and parking lot, and 10 foot high fixtures mounted to the exterior of the buildings. The layout meets the Illumination Engineer's Society (IES) recommended lighting levels for safety in a low activity parking lot. The layout also meets the standards set by the "Guidelines for Preparation of Environmental Assessments for Glare" provided by you. In the final construction drawings, all efforts will be made to further reduce the amount of light and glare wherever possible. Sin ely, Lynn Gray Planning Department Manager 000030 Civil Enaineerino Construction Management Permit Processing land Planning Surveying TOLER & ASSOCIATES, INC. CONSULTING ELECTRICAL ENGINEERS November 17, 1997 Ms. Lynn Gray, R.G. JENSEN DESIGN & SURVEY 4171 Market Street, Suite 4A Ventura, CA 93003 Subject: Tierra Rejada Golf Course (97101.00) Dear Ms. Gray REC- Fivi =,r DEC i ? 1Q4 City of Mooroan- In my opinion the lighting layout as shown meets the environmental assessments for glare as outlined by Ventura County. The lighting within the project does not generate light, which would directly illuminate or reflect upon adjacent property. While the light may be seen from certain points on either Highway 23 or Tierra Rejada Road there would be no affect on a motorist's ability to drive safely. There are no light sources in excess of 150 watts that directly illuminate adjacent properties or indirect illumination of adjacent properties in excess of 0.5 footcandles. If you have any questions or require any additional information please let me know. Sincerely, TONER &2 rTES, INC. Gerald V. Toler, P.E. President 1115 AVENIDA ACASO, SUI'rE G . CAMARILLO, CA 93012 . 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RTII GqR, AsLA pgVgn•AN •.. • „ , ............ • . e., ..... a eeeer C W GJ m x�m -i 0 v 'D -r 0 > C ' � : \ <. 3 'cn.��:.. �� •. I w • ■��w�� e��iL� _ tee■ h:; :'- �' `y.^ •R OB a.r ■ .... � ` .Il nom_ '. `,\ ,a .`` .1 ? r.:� ` ` % •�f ..�. Mme` '� \/ \\ �y �Y• .' � _R .e. car': SEE AREA ENLARGEMENT JENSEN Tierra Rejada Golf Club flY1 (- ,.,nn-r !'TIIA( landscape Plan R h. RTII GqR, AsLA pgVgn•AN •.. • „ , ............ • . e., ..... a eeeer