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HomeMy WebLinkAboutAGENDA REPORT 1998 0121 CC REG ITEM 09ATO: FROM: DATE: AGENDA REPORT CITY OF MOORPARK Honorable City Council ITEM • CITY OF MOORPARV. CA I ' -ORMA City Council M,--.. A,. 1 32-� n- J Nelson Miller, Director of Community Development Prepared by Deborah S. Traffenstedt January 15, 1998 (CC Meeting of 1/21/98) SUBJECT: CONSIDER HIDDEN CREEK RANCH SPECIFIC PLAN PROJECT (SPECIFIC PLAN NO. 8 /SPECIFIC PLAN NO. SP -93 -1, GENERAL PLAN AMENDMENT NO. GPA -93 -1, AND ZONE CHANGE NO. ZC -93- 3), APPLICANT: HIDDEN CREEK RANCH PARTNERS (PIIBLIC HEARING CLOSED ON DECEMBER 3, 1997) BACKGROUND The January 21, 1998, City Council meeting will be the eighth Council meeting held to discuss the proposed Hidden Creek Ranch Specific Plan Project and Environmental Impact Report (EIR). The last two Council meetings were held on December 10, 1997, and January 7, 1998, following the closing of the public hearing for public testimony on December 3, 1997. The discussion at the last two continued meetings has been focused on the Final EIR. At the January 7, 1998, meeting, the Council's action was to direct staff to prepare a draft resolution for EIR certification for City Council consideration, and to continue the meeting to January 21, 1998. DISCUSSION A revised List of Mitigation Measures has been prepared, and along with a revised Table of Contents, is to be included in Volume VI of the Environmental Impact Report for the Hidden Creek Ranch Specific Plan. The revised Table of Contents and List of Mitigation Measures will be provided to the Council under separate cover for insertion into Volume VI. The revised List of Mitigation Measures incorporates the changes that have been made to the mitigation measures since circulation of the Draft EIR for public review. Changes made to the mitigation measures included those that were necessary due to revisions to the project, such as changes in Planning Units and changes to the phasing plan. In some instances, changes were also made in response to Council and public comments in an attempt to further minimize impacts. Mitigation measures DST c: \m \staffreports \ccsp8rpt.8 V 0 00 `01-,. ._. Hidden Creek Ranch Specific Plan Project To: Honorable City Council January 15, 1998 Page 2 that include revisions beyond just a Planning Unit number change are identified on the Revised List of Mitigation Measures by an asterisk. A summary will be provided with the Revised List of Mitigation Measures that provides further explanation regarding the changes that were made to the mitigation measures. The revised mitigation measures do not require recirculation of the EIR prior to certification based on Section 15088.6 of the State California Environmental Quality Act (CEQA) Guidelines. To summarize Section 15088.6, the revised mitigation measures do not require recirculation of the EIR for the Hidden Creek Ranch Specific Plan Project for the following reasons: The project proponents have agreed to implement all of the proposed revised mitigation measures. (A letter from the applicant is included in the Volume VI insert, following the List of Mitigation Measures.) A new significant environmental impact would not result from a new mitigation measure proposed to be implemented. Further discussion of the reasons why recirculation of the Hidden Creek Ranch Specific Plan Project EIR is not required is included in the Preface for Volume VI of the EIR. As directed by the City Council, staff has prepared a draft resolution for EIR certification for the Council's consideration, and that resolution is attached to this report. RECOHMNDATION Adopt Resolution No. 98- certifying the Final Environmental Impact Report as completed in compliance with the California Environmental Quality Act, for the Hidden Creek Ranch Specific Plan Project (Specific Plan No. 8 /Specific Plan No. 93 -1, General Plan Amendment No. 93 -1, and Zone Change No. 93 -3), on the application of Hidden Creek Ranch Partners, L.P. Attachment: Draft Resolution DST c: \m \staffreports \ccsp8rpt.8 000002 RESOLUTION NO. 98- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT AS COMPLETED IN COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, FOR THE HIDDEN CREEK RANCH SPECIFIC PLAN PROJECT (SPECIFIC PLAN NO. 8 /SPECIFIC PLAN NO. 93 -1, GENERAL PLAN AMENDMENT NO. 93 -1, AND ZONE CHANGE NO. 93 -3), ON THE APPLICATION OF HIDDEN CREEK RANCH PARTNERS, L. P. WHEREAS, an application has been filed by Hidden Creek Ranch Partners, L.P., also known as Messenger Investment Company, for the Hidden Creek Ranch Specific Plan Project, consisting of Specific Plan No. 8 /Specific Plan No. 93 -1, General Plan Amendment No. 93 -1, and Zone Change No. 93 -3 for for an approximately 4,323 -acre site located within the Moorpark Area of Interest in Ventura County, directly north of the City jurisdictional boundary near Moorpark College and the Campus Park and Varsity Park residential areas, and east and south of Happy Camp Canyon Regional Park, Assessor Parcel Numbers: 500 -0- 120 -035, -55, -065; 500 -0- 170 -135, -205, -255, - 285, -295, -305, -315, -325, -335, -345, -355, -365, -375; 500 -0- 180 -045, -055, -075, -105, -115; 500 -0- 281 -035, -045, -165, -175, -185, -195, -205, -215; 500 -0- 292 -065, -135, -145; 615 -0- 110 -205, -215; and 615 -0- 150 -185; and WHEREAS, the Final Environmental Impact Report (EIR) for the Hidden Creek Ranch Specific Plan Project (State Clearinghouse No. 94021028) provides an environmental assessment of the proposed project in accordance with the California Environmental Quality Act (CEQA), Division 13 of the Public Resources Code of the State of California, and the State CEQA Guidelines; and WHEREAS, public notice of the availability and distribution of the Draft EIR was provided in compliance with CEQA; and WHEREAS, public notice having been given in time, form, and manner as required by law, the Planning Commission held public hearings on the Draft Environmental Impact Report (EIR) for the Hidden Creek Ranch Specific Plan Project on October 9 and 30, 1995, and received public testimony regarding the adequacy of the Draft EIR; and WHEREAS, the Planning Commission closed the public hearing for the Draft EIR at its meeting of October 30, 1995, and reached its DST Oin\ ewlutions- sp8- einres Resolution No. 98- Page 2 decision to recommend certification of the Final EIR at its meeting on August 12, 1996; and WHEREAS, public notice having been given in time, form, and manner as required by law, the City Council held public hearings on the Hidden Creek Ranch Specific Plan Project on October 1, 8, and 22, November 12, and December 3, 1997, and received public testimony on the Final EIR and the proposed Project at those public hearings; and WHEREAS, the public hearing was closed on December 3, 1997, and the City Council discussed the Hidden Creek Ranch Specific Plan Project EIR at continued meetings on December 10, 1997, and January 7 and 21, 1998; and WHEREAS, the City Council considered information added to the EIR after public notice was given of the availability of the Draft EIR for public review but before certification, and reached its decision to not recirculate the EIR for public review and certify the Final EIR at its meeting on January 21, 1998; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS: SECTION 1. The City Council hereby finds that recirculation of the Hidden Creek Ranch Specific Plan Project EIR prior to certification is not required, pursuant to Section 15088.5 of the State CEQA Guidelines, and as supported by substantial evidence in the administrative record, including but not limited to Volume VI of the EIR; the staff reports prepared for the Council's meetings on October 1, 8, and 22, November 12, and December 3, 1997, and January 7 and 21, 1998; correspondence and supplemental information provided to the City Council; and staff and public testimony at the public hearings. SECTION 2. The City Council hereby finds that all of the issues raised at the public hearings and in correspondence and other supplemental information provided to the Council have been considered, and the City Council further finds that the Hidden Creek Ranch Specific Plan Project EIR adequately addresses all issues raised and no new significant environmental impact has been identified. SECTION 3. The City Council hereby certifies that the Final EIR for the Hidden Creek Ranch Specific Plan Project has been completed in compliance with CEQA and the City's CEQA Procedures. DST c:Nxn\reso1utions- sp8--ir.res 0000 ®� Resolution No. 98- Page 3 SECTION 4. The City Council hereby certifies that the Final EIR for the Hidden Creek Ranch Specific Plan Project was presented to the City Council, and that the Council reviewed and considered the information contained in the Final EIR prior to making any approval decision for the proposed Hidden Creek Ranch Specific Plan Project. SECTION 5. The City Council hereby finds that the Final EIR for the Hidden Creek Ranch Specific Plan Project reflects the independent judgment and analysis of the City of Moorpark, as lead agency. SECTION 6. As required by Sections 15091 and 15093 of CEQA, EIR findings, a mitigation monitoring program, and a Statement of Overriding Considerations, shall be considered by the City Council prior to any approval decision for the proposed Hidden Creek Ranch Specific Plan Project. PASSED, APPROVED AND ADOPTED THIS DAY OF , 1998. ATTEST: Deborah S. Traffenstedt City Clerk DST cAm\rew1udonc- T8- eir.res Mayor of the City of Moorpark 006005 t7ia.q(6) COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: Honorable City Council IIi FROM: Nelson Miller, Director of Community Developmeri 460-- Prepared by Deborah S. Traffenstedt -D5-F DATE: January 16, 1998 SUBJECT: REVISED LIST OF MITIGATION MEASURES FOR INSERTION INTO VOLUME VI OF HIDDEN CREEK RANCH SPECIFIC PLAN (SPECIFIC PLAN NO. 8) ENVIRONMENTAL IMPACT REPORT AND CORRESPONDENCE FROM THE APPLICANT (MESSENGER INVESTMENT COMPANY /HIDDEN CREEK RANCH PARTNERS) The Hidden Creek Ranch Specific Plan Project is scheduled for the Council's January 21, 1998 meeting, as Item 9.A. The staff report identifies that the revised List of Mitigation Measures for Volume VI of the Environmental Impact Report (EIR) would be distributed separately to the Council, along with a summary describing the changes to the mitigation measures. The referenced information is attached to this memorandum, and an asterisk ( *) has been used on the List of Mitigation Measures to identify revised measures. The staff report identified that a letter from the applicant, concurring to revised mitigation measures, is to be included in the Volume VI insert. That letter has not yet been received, as of distribution of this memorandum, and will be provided separately. Attached is a letter, dated January 15, 1998, that responds to certain issues raised by the Council concerning Valley Fever and possible contamination from crude oil recovery operations. If you have any questions regarding the attachments, please contact US. Attachments: 1. Summary of Changes to Mitigation Measures 2. Revised Cover Page and Table of Contents for Volume VI of the EIR 3. Revised List of Mitigation Measures 4. Letter from Messenger Investment Company dated 1 -15 -98 cc: Steve Kueny, City Manager 1 -16 -98 SUMMARY OF CHANGES TO MITIGATION MEASURES HIDDEN CREEK RANCH SPECIFIC PLAN (SPECIFIC PLAN NO. 8) Subsequent to the release of the Hidden Creek Ranch Specific Plan No. 8 Draft Environmental Impact Report (EIR) modifications to the proposed project have been suggested by the project applicant, Messenger Investment Company, in response to issues raised by the public, agencies, and city staff to further reduce significant environmental effects associated with project implementation, as well as to respond to directives of the Planning Commission in their recommendation for project approval. These suggestions by the project applicant and the City of Moorpark's responses to comments raised on the draft EIR, recommendations by the Planning Commission and City Council, and public comment have resulted in modifications to mitigation measures contained in the draft EIR and the addition of measures to address these issues. An asterisk has been added to identify revised mitigation measures, other than just planning unit number changes. The majority of the revisions that were made were minor, such as changes to the timing of the implementation of some measures. In accordance with the standards set forth in the California Environmental Quality Act (CEQA) Guidelines, Section 15088.5, which addresses recirculation of EIR's prior to certification, recirculation of the draft EIR because of modifications and additions to mitigation measures for the Hidden Creek Specific Plan project is not required because: • No new significant impacts would result from the additional mitigation measures proposed. No substantial increase in severity of an impact is anticipated that has been previously addressed without an increase in mitigation. • The applicant has not declined to adopt the mitigation measures. • The draft EIR was not so "inadequate or conclusory" that meaningful comment was precluded. CEQA Guidelines do not require a lead agency to consider recirculation of an EIR because new mitigation or proposed project improvements are included based on responses to comments submitted on a draft EIR, the Planning Commission's recommendations on the project, or are otherwise added to improve the project/reduce significant environmental effects. The following provides an overview of the modifications and additions to the mitigation program associated with the Hidden Creek Ranch Specific Plan No. 8 project. CAM\SP8WMMR EVSUM. SP8 1 -16 -98 Planning Unit Numbering. Subsequent to the release of the draft EIR, the project applicant has made changes to the numbering to some of the planning units. The numbering changes have been to better correspond to property ownership and response to requests to relocate /change land uses (e.g., identify a high school site rather than an elementary school site, reduce planned commercial land uses, increase open space, etc.). Therefore, all mitigation measures have been reviewed and planning unit numbers changed, where appropriate, to reflect the project applicant's revised land use plan. Spring Road Connector Roadway. Based on the traffic study prepared for the draft EIR and the submittal of an application for consideration of development of the Specific Plan No. 2 site (located east of Happy Camp Canyon Regional Park), the applicant proposed a revision to the circulation plan for the Hidden Creek Ranch Specific Plan to include an extension of a roadway across lower Happy Camp Canyon Regional Park to connect to Spring Road or Walnut Canyon Road, instead of an extension of Broadway Road through the regional park. The EIR traffic study indicated that an extension of Broadway Road would provide limited traffic and circulation benefits to the city (i.e., it would not be well utilized). Further study was conducted to determine if the extension of a roadway across lower Happy Camp Canyon Regional Park would result in any new significant impacts that could not be fully mitigated, that were not already associated with the extension of Broadway Road across the Park. This study information, provided to the Moorpark Planning Commission, indicated that a roadway across lower Happy Camp Canyon Regional Park would not result in any new significant impacts that could not be fully mitigated or that were different than impacts anticipated with the extension of Broadway Road. The Planning Commission recommended that a Spring Road connector roadway be implemented as a part of the proposed Hidden Creek Ranch project, instead of Broadway Road, but that the extension through the regional park be further to the north and away from existing residences. A revised alignment was studied, and a revised study report was provided to the Moorpark City Council in Volume VI of the EIR. The results of this additional study indicated that no new significant impacts would occur with this more northerly alignment that were not previously anticipated. Mitigation measures associated with the Spring Road connector roadway have been incorporated into the mitigation program for the Hidden Creek Ranch Specific Plan project. Planning Unit 45. The project applicant has requested a zoning designation of Planning Unit 45 that would conditionally permit a "links style" golf course and open space on the 450 -acre Planning Unit 45. Additional environmental documentation was conducted in accordance with city code requirements for a contemplation of a zoning designation. This documentation included but was not limited to a tree survey and archaeological investigation. This information was previously provided to the City Council in Volume VI of the EIR. The revised land use designations for the eastern C:1M\SP8WMMREVSUM.SP8 2 1 -16-98 area of the site, including Planning Unit 45, and the additional mitigation measures proposed, reduce the potential for significant impact in comparison to the project analyzed in the Draft EIR. Mitigation measures have been incorporated into the mitigation program for the proposed project that would be required to support a zoning designation of Planning Unit 45 as "Open Space /Golf Course (OS /GC)." A zoning designation of OS /GC for Planning Unit 45 would not allow for the development of a golf course in this planning unit as a part of the project; it would only place a zoning designation on the planning unit that would conditionally permit this land use subject to further review and consideration by the city. Timing. Based on changes in the phasing plan for the project and additional review of the mitigation program of the proposed project, city staff has changed the timing of the implementation of some measures to conform to standard city practices. For example, for several mitigation measures that previously required information or studies to be submitted prior to final approval of a subsequent development project, the language now reads prior to a determination of application completeness. Deletion of Planning Units 19B and 42B from Development. City staff has recommended that Planning Units 19B and 42B be deleted from the project. Planning Unit 19B is proposed by the project applicant for 15 Rural -High Density (0 - 0.5 dwelling units /acre) single - family detached units on 22.3 gross acres. Planning Unit 42B is proposed as a 2.5 -acre neighborhood park. City staff has recommended that both of these planning units be permanent undeveloped open space. Staff is recommending that the dwelling units proposed in Planning Unit 19B be transferred to another planning unit(s). A mitigation measure has been incorporated into the mitigation program to include Planning Unit 19B into the permanent open space of Specific Plan No. 8. Other mitigation references to Planning Units 19B and 42B have been deleted from the mitigation program for the proposed project because no significant impacts are contemplated from retention of these planning units in permanent open space. Measures That Are No Longer Required. The project applicant has made modifications to the proposed project that serve to reduce and /or eliminate significant impacts associated with the project. Where such changes have occurred, portions of mitigation measures are no longer required /applicable because the impact would no longer occur. For example, Biological Resources Mitigation Measure No. 1 in the Draft EIR recommended the realignment of several roadways to reduce /eliminate impacts to oak trees and noted that the Lagoon /State Route 118 interchange would result in significant impacts to oak tree resources. The noted roadways have been realigned and the Lagoon interchange is not currently proposed by the applicant as a part of the project. Therefore, Biological Resources Mitigation Measure No. 1 has been modified to remove references to these roadways. C:1M\SP8\MMREVSUM.SP8 3 1 -16-98 As discussed above, the project applicant had additional technical studies prepared for Planning Unit 45 to support his request for a zoning designation that would conditionally permit a golf course within the planning unit. As a part of these studies, archaeological analysis was conducted. Therefore, Cultural Resources Mitigation Measure No. 3 in the draft EIR is not required because the studies required in this measure have already been completed by the project applicant. A new Mitigation Measure No. 3 has been added based on the findings of the archaeological study of Planning Unit 45 by W & S Consulting. Oil Well and Related Facilities. Land Use Mitigation Measure No. 5 has been modified to identify that a fencelwall plan shall be submitted prior to a determination of application completeness for the first Master Tentative Map, and that plan shall identify the type of wall or fencing to be constructed to restrict access to oil and gas facilities within the specific plan site and to protect the biological habitat and aesthetic values of open space areas. Outdoor Lighting. In response to concerns raised regarding potential light and glare impacts to the Moorpark College Observatory from the Specific Plan project, an additional mitigation measure has been added to place additional controls on outdoor lighting. Aesthetics Mitigation Measure No. 10 addresses this issue. Traffic Measures. Several modifications to the traffic mitigation program have been made based on recommendations of the Planning Commission to the City Council and comments made on the draft EIR. These modifications are as follows: • Transportation and Circulation Mitigation Measure No. 1. This measure has been modified to: Delete Option 1 B, the Spring Road extension as a mitigation option and delete Option 1 E, the Spring Road extension plus Campus Park Drive (west) as a mitigation option (since a Spring Road connector roadway is now proposed as a part of the project). The options have been renumbered 1A through 1 E. • Transportation and Circulation Mitigation Measure No. 5. This mitigation measure was added in response to comments received on the draft EIR. The draft EIR traffic study identified that its methodology assumed that a citywide capital improvement program (CIP) or similar fee mechanism would be in place for the Hidden Creek Ranch Spec Plan project as well as other city development projects. Mitigation Measure No. 5 requires the citywide CIP or fee program. • Transportation and Circulation Mitigation Measure No. B. This mitigation measure requires traffic signal warrant analyses to be prepared for onsite intersections. • Transportation and Circulation Mitigation Measure No. 9. This measure identifies that additional subsequent traffic studies may be required to ensure that roadway improvements are phased with development. C:W11SP8WMREVSUM.SP8 4 1 -16 -98 • Transportation and Circulation Mitigation Measure No. 10. This measure states that Intersection improvements requirements for the Campus Road /Campus Park Drive intersection may be imposed as a conditional of approval for the first Master Tentative Map and/or first tentative tract map, based on more detailed traffic warrant and intersection design information that shall be submitted as an application requirement. Air Quality Measures. All of the dust suppression mitigation measures have been updated to include the latest known requirements recommended by the Ventura County Air Pollution Control District, and including the latest modifications made by Council (such as requiring use of reclaimed water for grading, if feasible and available, and requiring face masks to be used by all employees involved in grading or excavation to protect from Valley Fever). In a few limited cases, regulations that would be imposed on the proposed project have changed, requiring modifications to the mitigation program. For instance, Air Quality Mitigation Measure No. 1 has been revised to reflect that the Ventura County Air Pollution Control District's Rule 210, requiring vehicular trip reduction measures, is no longer in place. On a statewide bases, such measures can be required as CEQA mitigation, but not as a condition of approval from air districts. Hazardous Materials. Public Health and Safety Mitigation Measure No. 1 was modified to require the clean up of contamination within the boundaries of the development area and trail system for Specific Plan No. 8. As discussed in the final EIR, the Phase I Environmental Site Assessment identified minimal contamination within the Specific Plan site. Locations of potential hazardous materials are the agricultural orchards on the western portion of the Specific Plan site, oil wells primarily located in the southeastern portion of the site, and scattered debris on the site. The agricultural orchards are proposed for development as a part of the proposed project and would, therefore, be subject to remediation in accordance with regulatory requirements if contamination is identified. Only Well No.8 and the injection well on the Moorpark College property are within the planning units proposed for development. The project applicant, Messenger Investment Company, does not own the oil wells and oil- related facilities on the Specific Plan site and has no legal control over oil- related activities outside of the proposed development area. Valley Fever. In response to concerns raised by the City Council and members of the community regarding the potential impacts associated with Valley Fever, Short-Term Air Quality mitigation measures have been modified to update the dust control measures for the project, including references to Valley Fever. Reclaimed Water Availability. The mitigation measure requiring reclaimed water to be used for grading activities has been modified to include the words, "if feasible and available." C:\M\SP8\MMREVSUM.SP8 5 VOLUME VI FINAL ENVIRONMENTAL IMPACT REPORT SUPPLEMENTAL STUDY INFORMATION HIDDEN CREEK RANCH SPECIFIC PLAN (NO. 8) SCH. NO. 94021028 Prepared for: City of Moorpark 799 Moorpark Avenue Moorpark, California 93021 Contact: Deborah S. Traffenstedt Community Development Department (805) 529 -6864 Prepared by: BonTerra Consulting 20321 Birch Street, Suite 201 Newport Beach, California 92660 Contact: Joan Patronite Kelly, AICP Principal January 1998 Hidden Creek Ranch Specific Plan Supplemental Information VOLUME VI TABLE OF CONTENTS Section 1 PROJECT SUMMARY 2 TRAFFIC ISSUES 3 PLANNING UNIT 45 SUPPLEMENTAL STUDY REPORT 3.1 Planning Unit 45 Tree Survey 3.2 Phase II Archaeological Resources Report 4 REVISED SPRING ROAD STUDY 5 GEOTECHNICAL ISSUES 6 AIR QUALITY ISSUES 7 WATER ISSUES 8 SCHOOL ISSUES 9 LIST OF MITIGATION MEASURES ii Table of Contents Hidden Creek Ranch Specific Plan Supplemental Information SECTION 9 LIST OF MITIGATION MEASURES Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 HIDDEN CREEK RANCH SPECIFIC PLAN (NO. 8) FINAL ENVIRONMENTAL IMPACT REPORT LIST OF MITIGATION MEASURES INTRODUCTION The Hidden Creek Ranch Specific Plan EIR has been prepared an a program EIR in accordance with the provisions of the California Environmental Quality Act (CEQA) Guidelines, Section 15168. Section 15168 states that a "program EIR is an EIR that can be characterized as one large project and are related either: (1) Geographically, (2) Logical parts in the chain of contemplated actions, (3) In connection with issuance of rules, regulations, plans, or other general criteria to govern the conduct of a continuing program, or (4) As individual activities carried out under the same authorizing statutory or regulatory authority and having generally similar environmental effects which can be mitigated in similar ways." Subsequent activities (e.g., tract maps) are required by CEQA to be evaluated based on information provided in the program EIR to determine whether any additional environmental documentation must be prepared. "(1) If a later activity would have effects that were not examined in the program EIR, a new Initial Study would need to be prepared leading to either an EIR or a Negative Declaration. (2) If the agency finds ... no new effects could occur or no new mitigation measures would be required (emphasis added), the agency can approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document would be required. (3) An agency shall incorporate feasible mitigation measures and alternatives developed in the program EIR into subsequent actions in the program...." Therefore, as subsequent activities which are a part of the Specific Plan project, the City of Moorpark, as lead agency, has the obligation to determine if these activities have been adequately addressed in the Hidden Creek Specific Plan (No. 8) Final EIR in accordance with CEQA, and to determine if any additional environmental documentation (including mitigation) would be required. Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised- 1 -16-QR LIST OF MITIGATION MEASURES' The following mitigation measures have been identified in the Hidden Creek Ranch Specific Plan (No. 8) Final EIR to mitigate, to the degree feasible, all significant environmental effects of the project. An asterisk ( *) is used to clarify mitigation measures that have been revised or added following public review of the Draft EIR. EARTH RESOURCES Cut -ond--fi - Slopes *Concurrent with subsequent onsite geotechnical investigation and prior to approval of a rough grading permit, the stability of cut and fill slopes shall be evaluated by a geotechnical engineer. Each planning unit, tract, or parcel map shall be evaluated separately and appropriate mitigation measures shall be recommended, if necessary. Measures that can be used to stabilize slopes include buttress fills, flattening of the slope angle, geotextiles used to increase the strength of the soil materials used to build fill slopes, and in some cases retaining walls. Use of geotextiles and landform contour slope design shall be incorporated into site design /grading plans for all permits or tract/parcel maps requiring grading to create natural- appearing topography and increased slope stability, provided detailed stability analysis and demonstration of successful long -term performance is presented. Mitigation measures may cause alteration to the proposed development plan and may result in changes to the proposed land use in specific areas. ' The City of Moorpark recognizes that certain infrastructure improvements and /or mitigation requirements are applicable not only to the project applicant, but also to other property owners /developers in the Hidden Creek Ranch Specific Plan area, each of which should contribute its pro -rata or fair share of the cost of these improvements /requirements. In order to differentiate between measures which require the sharing of costs and those that are the sole responsibility of a specific developer, the project applicant, or property owner, measures that require cost sharing are denoted with a "(F)" at the end of the measure. 2 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 Compre-s _s__i_ble- SoiL%LSettlements 2. *For all tract/parcel maps requiring the placement of fills in canyon areas, the geotechnical engineer shall ensure that partial to complete removal and recompaction of the alluvial deposits to geotechnically competent materials is performed. Additional compressible materials that will require removal include topsoil, colluvium, debris flows, landslide debris, and uncontrolled fills. The grading plan shall be approved by the City Engineer and City Geologist/Geotechnical Engineer. 3. *Deep canyon fills are expected to undergo secondary settlement. Depending on the type of fill materials used, most of the settlement will occur during and immediately after grading. However, most fills experience some settlement after the completion of grading. Construction of onsite structures shall begin only after settlement of these materials has been stabilized. In order to determine when settlement is complete, laboratory testing and analysis by a geotechnical engineer shall be performed for as- graded conditions on all tracts /parcels in areas over deep canyon fills. An alternative would be the installation of a settlement monitoring system. Findings of the stability analysis shall be approved by the City Engineer and City Geologist/Geotechnical Engineer prior to construction. Expansive S9iLs 4. *Determination of expansivity and development of appropriate remedial measures shall be performed by a geotechnical engineer prior to initiation of grading and approval by the City Engineer and City Geologist/Geotechnical Engineer. If expansive clay is encountered at shallow depths, it may be recommended that clay - rich soils be removed and replaced with nonexpansive granular soil beneath the structures, concrete slabs, and footings. Mixing during grading of localized expansive soils with the more common granular nonexpansive soils present onsite should be sufficient to mitigate this impact. Erosion 5. Prior to issuance of a grading permit for any development on the Specific Plan site, the project applicant shall submit an erosion control plan to the City Engineer and the county Soil Conservation District for their review and approval that includes measures to reduce the amount of onsite and offsite erosion during construction of the proposed project. In addition to other erosion control measures, hydroseeding of affected graded slopes shall be completed within 30 days of grading of the slope area. 6. Haul routes to be used during construction of the proposed project shall be approved by the City Engineer and the Director of Community Development prior to the issuance of the first grading permit. These routes shall be limited to graded areas only. I Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 7. *Temporary erosion control measures shall be provided by each developer during the construction phase, as required by current grading codes. In addition, a permanent erosion control program for the Specific Plan and Spring Road connector roadway shall be prepared by the Master Developer and submitted prior to a determination of application completeness for the first Master Tentative Map. The program shall include the proper care of drainage control devices, proper irrigation, rodent control, and landscaping. 8. Debris and/or retention basins shall be designed by the project's engineer to mitigate any debris flows that may emulate from the undeveloped portions of the site, to ensure that post - development runoff levels are comparable to undeveloped levels, and to mitigate any debris flows. Following the first season storm after construction of backbone infrastructure and following heavy rainfall periods, the project engineer shall field check erosion control devices to confirm that they are performing as designed. All subsequent annual field checks shall be performed by the pertinent agency (e.g., Ventura County Flood Control, Maintenance District). 9. The Master Developer shall apply to the Regional Water Quality Control Board for a General Construction permit by filing a Notice of Intent (NOI) 90 days prior to the onset of any grading activities. As required by the permit, a stormwater pollution prevention plan shall be developed to obtain reductions in urban pollutant loading to the "maximum extent practicable." Slop_e_&abft 10. *Prior to approval for grading permits, the small landslides in the southern and central portions of the Specific Plan site shall be evaluated by an engineering geologist and a geotechnical engineer to determine their lateral extent, depth, and potential instability from grading. If landslide areas are to be buried under the proposed fills, partial to complete removal of the landslides during grading as recommended by the reviewing engineer will be necessary to mitigate the effects of settlement due to fill loads. The grading plan shall be subject to the approval of the City Engineer and City Geologist/Geotechnical Engineer. 11. *Prior to a determination of application completeness for the First Master Tentative Map, the large landslides in the north - central portion of the Specific Plan site (including, but not limited to, Planning Units 10, 13, 19A, 20, and 36) shall be evaluated by an engineering geologist and a geotechnical engineer to assess the most effective remedial measures and to demonstrate development feasibility. Possible remedial measures include the construction of shear keys and the establishment of building setbacks which would modify the proposed development plan. Landslides are generally investigated during the surface geotechnical investigation for tract and parcel maps. The grading plan shall be subject to the approval of the City Engineer and City Geologist/Geotechnical Engineer. Ll Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 12. During the geotechnical investigation for the proposed development and prior to the issuance of grading permits, mitigation of debris flows and surficial slumping shall be evaluated. Surficial landslide and debris flow deposits shall either be removed during mass grading or contained with an adequately -sized retaining device, such as a debris basin during construction of infrastructure. 13. *Prior to a determination of application completeness for the first Master Tentative Map or subdivision map requiring the extension of a roadway across Happy Camp Canyon Regional Park, landslides that occur along the western margin of lower Happy Camp Canyon that could affect the Spring Road connector roadway shall be evaluated to determine their lateral extent, depth, and potential instability due to the proposed grading. Partial to complete removal of the landslides may be necessary to mitigate the potential for renewed movement of landslide materials across the road alignment. At both the western and eastern margins of lower Happy Camp Canyon, subsurface geologic structure and the strength of existing geologic materials (and thereby the potential for slope instability) shall be determined. This would generally be accomplished during a subsurface geotechnical investigation for the Spring Road alignment. 14. *Prior to a determination of application completeness for the first Master Tentative Map or subdivision map requiring the extension of a roadway across Happy Camp Canyon Regional Park, in areas west of lower Happy Camp Canyon where slopes would be impacted by the Spring Road connector roadway, the identified landslides shall be evaluated further to assess the most effective remedial measures to be applied. A geotechnical investigation that includes a subsurface investigation shall be performed. Possible remedial measures include the construction of shear keys and /or the establishment of setbacks; stabilization of landslides is preferred. This is generally accomplished during a subsurface geotechnical investigation for the road. All proposed remedial measures shall be approved by the City Geologist/Geotechnical Engineer. 15. *Surficial landslide deposits and debris flow deposits shall either be removed or contained by retaining devices where there is potential to affect the Spring Road connector roadway. Because of the compressibility of these deposits, removal within development areas is generally the preferred method to minimize post - construction settlement. 16. *The stability of proposed cut slopes associated with the Spring Road connector roadway shall be evaluated by a geotechnical engineer during the geotechnical grading plan review. The engineer shall recommend the most appropriate mitigation measure for each case. Measures that can be used to stabilize slopes include buttress fills, flattening of the slope angle, and in some cases, retaining walls. Use of geotextiles and landform contour slope designs can be incorporated into the road design to create natural- appearing graded topography and increase slope stability. 47 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 For fill slopes, if the natural moisture content of bedrock materials is below the optimum moisture content for proper compaction, the soils would require the addition of water during grading. Any oversized materials (greater than 8 inches in diameter) shall be placed in either deeper portions of the fills (if fill materials are required) according to accepted methods of windrowing, or should be removed from the site. Roadwa-y Eoundation Std 17. *Partial to complete removal and recompaction of the alluvial deposits to geotechnically competent materials in the canyons shall be required in areas affected by the Spring Road connector roadway through lower Happy Camp Canyon Regional Park. The depth of alluvial materials that should be removed in order to mitigate settlement shall be determined by analysis performed by a geotechnical engineer during the geotechnical investigation of the alignment area, and approved by the City Geologist/Geotechnical Engineer. 18. *To allow for the implementation of the Spring Road connector roadway through Happy Camp Canyon Regional Park, compressible materials that will probably require removal west of lower Happy Camp Canyon include topsoil, colluvium infilling swales and landslide grabens, surficial slumps, debris flows, landslide debris, and unengineered fills. Prior to the start of grading, the area traversed by the roadway alignment should be stripped of vegetation and debris and disposed of in an acceptable manner. Any irrigation lines, abandoned underground storage tanks, and water and oil wells (if encountered) should be removed or capped. Water and oil wells must be abandoned following the guidelines established by the California Division of Oil and Gas. Care must be taken to identify and mitigate any sump deposits encountered onsite. Prior to placement of compacted fill, all compressible materials shall be removed. Deep canyon fills are expected to undergo secondary settlement. Depending on the type of fill materials used, most of the settlement will occur during and immediately after grading. In order to determine when settlement is complete, laboratory testing and analysis by a geotechnical engineer should be performed for as- graded conditions. 19. *Determination of expansivity and development of appropriate remedial measures shall be performed by a geotechnical engineer prior to final design of the Spring Road connector roadway through Nappy Camp Canyon Regional Park. This evaluation is usually performed during the subsurface geotechnical investigation. If expansive clay is encountered at s allow depths, it may be recommended that clay -rich soils be removed and replaced with a specified thickness of nonexpansive granular soil beneath the roadway. Mixing during grading of localized expansive soils with the more common, granular nonexpansive soils present should be sufficient to mitigate this impact. Alter atively, mitigation of expansive soils can be accomplished during construction by pre- saturation of the expansive materials and/or reinforcement of the roadway )ase. r Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 Seism_i ty 20. *Faults mapped within the development area of the Specific Plan site shall be examined in the field by a geologic engineer to verify their location and recency of movement, prior to a determination of application completeness for each tentative tract map, parcel map, and /or planned development permit or conditional use permit. If active faults are encountered, the most common and practical method to mitigate fault rupture is to avoid siting habitable structures across the faults. Structural setbacks away from the active faults shall be prescribed by a certified engineering geologist and approved by the City Geologist/Geotechnical Engineer. Any proposed mitigation for fault rupture, other than a structural setback, shall also require approval of the City Geologist/Geotechnical Engineer. 21. During mass grading and grading of individual tracts, localized areas of unconsolidated alluvial deposits shall be removed and replaced with compacted fill. Areas underlain with artificial fill, especially where placed as part of the oil field activities or in the reservoirs, shall be removed and recompacted during grading. Additionally subdrains shall be placed according to a soils engineer's recommendations along canyon bottoms. A geotechnical engineer shall evaluate areas of sandy alluvial soils within the proposed development area that will not be removed during grading for potential liquefaction and provide appropriate mitigation measures as necessary. 22. During all grading activities for tract maps and discretionary permits, loose, cohesionless soils that may be susceptible to ground lurching shall be removed and recompacted based on investigation by a geologist and approved by the City Engineer. 23. *If the older reservoirs in the southern portion of the site are incorporated into the development, the dams shall be evaluated by an engineering geologist and geotechnical engineer to determine seismic stability prior to a determination of application completeness for the first Master Tentative Map. Inadequate dams shall be reconstructed or reinforced by the Master Developer following the guidelines established by the project geologist and approved by the City Engineer. 24. Concurrent with the submittal of the first Master Tentative Map, the Master Developer shall submit a detailed geologic and soils engineering report meeting the requirements of the City of Moorpark. If the detailed investigation confirms the existence of geologic hazards, the City Engineer shall require use limitations or special earthquake resistant design features as appropriate. Other specific recommendations included in the report shall be incorporated into the grading, building, and improvement plans and permits for each discretionary permit required by the City of Moorpark. 25. *Excavation trenches in areas where identified lineaments may project onto the Specific Plan site shall be investigated as a part of the preliminary geotechnical 7 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 investigation submitted for tentative maps in Planning Units 32, 33, and 39C. With the exception of the lineaments between Planning Units 32/33 and 39C, the lineaments occur west of Specific Plan No. 8. Trenches for lineaments west of Specific Plan No. 8 shall be excavated as near as possible to the western property boundary of Specific Plan No. 8, as dictated by the terrain in the areas where projections of the lineaments onto the specific plan site occur as identified by Leighton and Associates, Inc. (see map on file at the City of Moorpark dated November 5, 1997). If active faulting or deformation is observed in the trenches, a certified engineering geologist and geotechnical engineer shall provide specific mitigative recommendations for development in these locations, as appropriate. 26. *The potential for damage due to liquefaction of the sediments in Happy Camp Canyon shall be mitigated. Such measures may include deep piles or caissons, that are founded on non - liquefiable sediments, or mechanical densification of the subsurface soils of an at -grade roadway. The area along the Spring Road connector roadway west and east of Happy Camp Canyon, where localized unconsolidated alluvial deposits coupled with shallow or perched groundwater conditions may occur, may be susceptible to liquefaction. However, these shallow deposits can be removed and replaced with compacted fill as part of normal grading activities. Additionally, the placement of subdrains along canyon bottoms will help to remove groundwater that may develop at or above canyon bottom elevation. Prior to a determination of application completeness for the first subdivision map requiring the Spring Road connector roadway, a geotechnical investigation shall be completed which includes an evaluation of areas of sandy alluvial soils within the proposed area of development that will not be removed during normal grading operations for potential liquefaction and appropriate mitigation measures shall be proposed and approved by the City Geologist/Geotechnical Engineer. 27. *Loose, unconsolidated alluvial deposits underlying the Spring Road connector roadway area shall be removed and replaced with compacted fill. Areas underlain with existing artificial fill shall also be identified and the fill materials removed and recompacted. Mitigation alternatives include in -situ densification of the near - surface soil materials to decrease their susceptibility to settlement or foundations on piles or caissons extended into deeper subsurface materials that are not settlement prone for elevated roadway structures. 28. *Loose, cohesionless soils that may be susceptible to ground lurching shall be identified, removed, and recompacted, if feasible. For roadways that are constructed on the ground surface, there are locations at which there is no realistic way in which the hazard of ground lurching can be totally avoided. However, construction of roadways using asphaltic concrete as opposed to other surfaces, will allow for quick, relatively easy repair or reconstruction of damaged areas. The affects of ground lurching on the Spring Road connector roadway shall be evaluated during the geotechnical investigation. Otherwise, deep piles or caissons may be needed to fully mitigate this potential impact. Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 WATER RESOURCES Sulfac-e _Wate _Patte s and Volumes *Prior to a determination of application completeness for the first Master Tentative Map and subsequent tract and parcel maps, the Master Developer or merchant builders shall be responsible for the development of a drainage concept that ensures detention of runoff as calculated by the preliminary drainage report (Haaland 1994a). Detention basins shall be constructed by the Master Developer based on the design in said report or to the satisfaction of the City Engineer and the Ventura County Flood Control District. Additionally, the drainage concept shall ensure that project generated runoff will discharge into Strathearn, Happy Camp, and Canyon No. 2 channels at rates that do not impact downstream areas. The drainage concept shall be submitted to the Ventura County Flood Control District and the City Engineer for approval. Wat"ualty 2. Each planning unit of the Specific Plan area shall comply with the requirements of the National Pollutant Discharge and Elimination Systems ( NPDES) stormwater process, the Ventura County 208 Water Quality Management Plan, and the specific requirements of the county's stormwater permits for construction. The Master Developer or each merchant builder, prior to the issuance of each grading permit, shall obtain all necessary permits required for each development area within Hidden Creek Ranch. 3. *Prior to a determination of application completeness for the first Master Tentative Map, the Master Developer shall design and receive approval by the City Engineer and the Ventura County Flood Control District for a urban runoff management plan. The urban runoff management plan shall contain, at a minimum, the following measures to mitigate stormwater runoff quality into the Arroyo Simi: A. A Stormwater Pollution Prevention Plan in accordance with the states's NPDES requirements; B. Incorporate recommended measures as described in the county's 208 Water Quality Management Plan; C. Incorporate other measures from the State Municipal Best Management Practices (BMPs) Manual; D. Develop a long -term, post- construction water quality management plan, describing commitments to install and maintain structural facilities and to conduct nonstructural BMPs consistent with the 208 Water Quality Management Plan; 9 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 E. Include flood control improvements whose design is sensitive to surface water quality management; and F. Develop an integrated golf course management plan focusing on limiting the amount and type of pesticides, herbicides, and fungicides and reducina water consumption. BIOLOGICAL RESOURCES Prior to a determination of application completeness for the first Master Tentative Map, a plan containing procedures and performance standards that must be executed to protect or replace biological resources affected or potentially affected by the Specific Plan shall be submitted by the project applicant and approved by the City of Moorpark Director of Community Development. This plan is commonly referred to as a resource management plan (REMP). The REMP shall contain a summary of mitigation milestones that will identify the schedule for completion and the party(ies) responsible for their implementation. All revegetation plans identified below shall include a 5 -year monitoring program that outlines the procedures for determining the success or failure of the program and reporting requirements for transmitting this information to resources agencies. The REMP shall include, but not be limited to, sub - measures A through M. Each sub - measure falls under a heading of the biological resource affected. Coast- Li_ve OakWoodland_and-SQOthern -Coast Live Oakes rian Forest A. The Specific Plan may result in the loss of up to 19 acres of coast live oak woodland. Under the current land use plan there are a number of oak trees that will not be affected (located in preserved open space) by project implementation. However, significant stands of oak trees will be removed by project implementation. Additionally, a few scattered trees are anticipated to be unavoidably lost from development of the Specific Plan. Incorporation of trees into the more site - specific designs of the individual planning units could aid in the preservation of the more significant stands of oaks. Future potential development in Planning Unit 45 could result in the loss of approximately 8 acres of coast live oak woodland and southern coast live oak riparian forest. Concurrent with the submittal of any tentative tract map, a tree study, as defined in Chapter 12.12 of the City Municipal Code, with a precise evaluation and mapping of oak and mature trees shall be submitted based on the approved development project in accordance with the Municipal Code requirements. The following is a description of the location of the above - mentioned oaks and recommended avoidance measures. Although the word "shall" is used below, implementation of each measure may not be feasible. If any of the following design recommendations or changes are not possible, every attempt should be il0J, Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 made to minimize grading in effort to reduce the unavoidable affects resulting from the loss of these trees. However, avoidance of all tree resources may not be feasible in its entirety for every planning unit. (F) Planning Unit 40 (Golf Course) A significant stand of oak trees is located along a drainage within the northwestern portion of Planning Unit 40. Because this planning unit would be a golf course, a significant amount of undeveloped open space will be provided, whereby these trees could be preserved. Therefore, these trees shall be incorporated into the overall design of the golf course, to the degree feasible. Planning Unit 45 (Zoning Designation Open Space /Golf Course: no development permitted without additional environmental review; golf course subject to a conditional use permit) Because Planning Unit 45 would only permit open space and conditionally permit a "links" style golf course, a significant amount of undeveloped open space will be provided, whereby these trees could be preserved. Therefore, these trees shall be incorporated into the overall design of the golf course, to the degree feasible. Planning Unit 42C (Park) A significant stand of oak trees is located in the northern portion of this planning unit. Because Planning Unit 42C is proposed to be a park, it is assumed that a considerable portion of land associated with this facility will be left undeveloped, whereby these trees could be preserved. Therefore, these trees shall be incorporated into the overall design of the park. Planning Unit 42A (Park) A significant stand of oak trees is located in the southeastern portion of Planning Unit 42A. Because this planning unit is proposed to be a park, it is assumed that a considerable portion of land associated with this facility will be left undeveloped, whereby these trees could be preserved. Therefore, these trees shall be incorporated into the overall design of the park. Planning Unit 4 (Medium - Density- Residential) A portion of a significant stand of oak trees is located in the northwestern portion of this planning unit. Grading activities occurring during the development of this planning unit will result in the removal of these trees. Modifications to this planning unit shall occur to avoid disruption of these trees. 11 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 A portion of a significant stand of oak trees (which also extends northeasterly across Hidden Creek Drive and into Planning Unit 2) is located within a large canyon in the northeastern portion of this planning area. Modifications to this planning unit shall occur to avoid disruption of these trees. Planning Unit 2 (Medium- Density - Residential) As indicated above, a portion of a significant stand of oak trees (which also extends southeasterly across Hidden Creek Drive and into Planning Unit 4) is located within a large canyon in the southeastern portion of this planing area. Modifications to this planning unit shall occur to avoid disruption of these trees. Planning Units 2, 3, 13, 14, 20, 21, 22, 29 Planning Unit 2 has approximately 92 trees, Planning Unit 3 has approximately 115 trees, Planning Unit 13 has approximately 3 trees, Planning Unit 14 has approximately 2 trees, Planing Unit 20 has approximately 15 trees, Planning Unit 21 has approximately 4 trees, Planning Unit 22 has approximately 15 trees, and Planning Unit 29A has approximately 41 trees. It has been recognized that due to the scattered location of these trees, an attempt to avoid their disruption by way of modifying the individual planning units is assumed to be infeasible. B. Should significant impacts remain after completion of the design of the planning units, roadways, and golf course(s), prior to the issuance of a grading permit, the protection and replacement requirements of Chapter 12.12 of the Moorpark Municipal Code shall be implemented to reduce the level of impact to below significant. Specific tree ordinance guidelines include (1) locating grading in minimum growing areas as required by individual species, (2) no disruption or removal of structural feeder roots, (3) fencing of trees at or beyond their drip lines during grading and construction activities, (4) no filling, cutting, development, or compaction of soil within the dripline, and, (5) such other measures required by the species of tree to be preserved as recommended by the consulting arborist, horticulturist, or landscape architect. C. Potential coast live oak tree transplant candidates, as determined by a certified arborist, shall be transplanted to an appropriate area identified in the REMP. All potential transplant candidates shall be identified in the REMP. If relocation is not possible for all impacted trees, replacement coast live oak trees shall be planted in suitable locations identified in the REMP. The number and size of replacement trees shall be identified in the REMP. * D. A resource management specialist shall be consulted prior to final design and a determination of application completeness for each development project that could impact valuable oak and sycamore resources and other trees protected 12 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 by the City Municipal Code to (a) identify oak, sycamore, and other tree resources that should be preserved, (b) outline measures to protect or preserve trees within the immediate vicinity of the project, and (c) assist in the design of landscape buffers and transition zones between the Specific Plan and natural open space areas. For Planning Unit 45, a resource management specialist shall be consulted prior to final design and an application of completion determination for a golf course conditional use permit to (a) identify valuable oak, sycamore, and other tree resources that should be preserved, (b) outline measures to protect or preserve trees within the immediate vicinity of the project, and (c) assist in the design of landscape buffers and transition zones between the Specific Plan and natural open space areas. E. Construction guidelines shall be developed in the REMP and shall address (1) monitoring of affected resources, (2) construction guidelines specific to tree resources, (3) tree pruning, (4) landscaping and irrigation adjacent to trees, and (5) arboricultural care. F. Oak trees that cannot be avoided or transplanted shall be replaced. During the preparation of a tree report (required for any proposal for urban development, as defined in Chapter 12.12 of the Municipal Code) for a tentative map and development permit applications, an appraised value of each tree shall be established and provided to the city using the most recent edition of the Guide for Establishing Values of Trees and Other Plants prepared by the Council of Tree Landscape Appraisers. The dollar value of the trees removed will be applied to the purchase of replacement trees, their establishment, and maintenance. Where feasible, replacement trees shall consist exclusively of indigenous tree species and shall be certified as being grown from a seed source collected in Ventura County. Replacement trees shall be of varied size and age classes. A combination of cuttings, seedlings (1 gallon), saplings (5 gallon), and trees (15 gallon, 24 inch, and 36 inch box) shall be planted. Replacement trees shall be planted and maintained onsite and, if feasible, in the same general area from which the trees were removed. The tree planting tree shall be supervised in the field by a qualified restoration specialist. The replacement trees shall replace the habitat value of the removed oak woodlands. Replacements shall, for example, be planted adjacent to existing woodlands to provide an additional buffer between development and open space areas, or within the remaining oak/walnut woodlands to improve the habitat value of these areas. Alternatively, trees can be planted in currently disturbed areas and graded areas that can support these trees. Replacement trees shall be properly cared for and maintained for 5 years, including irrigation, weed control, herbivore protection, and replacement. 13 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 All trees replaced shall be monitored for an additional 5 years after tree maintenance is terminated. During monitoring years 6 through 10, tree mortality and general site conditions shall be noted. A report, citing the general conditions and any corrective measures needed shall be prepared and submitted yearly to the Director of Community Development. If a replacement tree dies during the 10 -year maintenance and monitoring period, it shall be replaced. The project applicant shall be financially responsible for the maintenance, monitoring, and replacement of all trees planted as mitigation for project impacts through the posting of a specific fund for that purpose. G. The following measures apply to trees located within 40 feet of grading limits; these measures, when implemented, will protect the long -term viability of those trees. No cutting, grading, filling, trenching, or other restructuring of the soil shall take place within the dripline of a preserved oak. Should a trench, retaining wall, or other construction requiring any of these procedures be necessary within the dripline of an oak, a qualified expert shall be present during construction. No oak shall be pruned so that its size or conformation is substantially altered, except as absolutely necessary. All pruning cuts shall be made to lateral branches or at the base of the branch at shoulder rings. Stubbing or dehorning is not permitted. All pruning shall be accomplished by a qualified expert. Landscaping requiring irrigation shall not be planted within the dripline of oaks due to the susceptibility of native oaks to root rot caused by excessive unseasonable irrigation. The design and installation of landscape irrigation systems outside the dripline of the oaks shall be such that the area within the dripline is not wetted during operation of the system. In addition, surface runoff from impermeable surfaces shall be directed away from oaks; where the natural topography has been altered, provisions should be made for drainage away from trunks of oaks so that water will not pond or collect within the dripline of any oak. Prior to grading, a temporary fence not less than 4 feet in height shall be installed around the protected zone of trees within the 40 -foot zone adjacent to development grading. Fencing shall be in place and inspected prior to commencement of grading. This fencing shall remain in place throughout the entire period of construction. 1 1471 RI "Fi .TitOGTEMM&"Nremli Y i7 The Specific Plan will result in the loss of up to 291 acres of Venturan coastal sage scrub. Future development of a golf course in Planning Unit 45 may result in the loss of approximately 29 acres of Venturan coastal sage scrub. Spring Road will result in the loss of approximately 1.21 acres of Venturan coastal sage scrub. H. *Prior to the final design of Planning Units 1 through 15, 17, 19A, 20, 21, 23, 24, 25, 27, 28, 29A, 29B, 38A, 39A, 39B, 40, 42A, 42C, 43, and 44C, and a 14 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 determination of application completeness for an associated development project, the City of Moorpark shall review design plans to determine the most appropriate measures available to offset impacts on Venturan coastal sage scrub. Prior to a determination of application completeness for a conditional use permit for Planning Unit 45, the City of Moorpark shall review design plans to determine the most appropriate measures available to offset impacts on Venturan coastal sage scrub. Mitigation measures that may be required can include preservation of avoided scrub by resource preservation easement, acquisition, or other mechanisms, and the restoration, replacement, or revegetation of removed scrub. The REMP shall outline the planting methodology for the replacement of Venturan coastal sage scrub, if appropriate. (F) The loss of Venturan coastal sage scrub associated with the Spring Road connector roadway through Happy Camp Canyon Regional Park shall be mitigated through replacement of this habitat on a 2:1 basis in preserved coastal sage scrub areas elsewhere within Happy Camp Canyon Regional Park. Plant species similar to those being removed will serve as a basis for the vegetation replacement. A vegetation planting and maintenance plan shall be developed by a qualified habitat restoration specialist that will specify, at a minimum, the following: (1) the location of the planting site (to be coordinated with the City of Moorpark, County of Ventura, and other appropriate resource agencies and jurisdictions); (2) the quantity and species of plants to be planted; (3) planting procedures; (4) a schedule and action plan to maintain the plantings; and (5) a list of criteria by which to measure success of the plantings, as well as contingency measures if the plantings are not successful. * I. Prior to issuance of a grading permit for Planning Units 2, 3, 4, 6, 38A, 42C, 44A, 45, and roadway alignment of Hidden Creek Drive near Planning Unit 38A, a formal wetland delineation, pursuant to a California Department of Fish and Game (CDFG) agreement and U.S. Army Corps of Engineers ( USACE) permit, shall be conducted. Disruption of riparian habitat requires consultation with both agencies. The USACE and CDFG typically require mitigation plans to be prepared prior to the loss of riparian resources. Mitigation may consist of habitat replacement at a ratio of 1:1 or greater for each acre lost. (F) 15 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 W-Hdlife Habitat Loss The loss of wildlife habitat by the construction of the Specific Plan will be considered a significant impact. J. Approximately 2,185 acres of the Specific Plan which includes all area designated on the Specific Plan Land Use Plan as Open Space, Planning Unit 41 and Planning Unit 19B, shall be preserved in permanent open space. A minimum of 240 acres of the 450 -acre Planning Unit 45 shall be preserved in permanent open space. The REMP shall (1) specify boundaries of the preservation areas, (2) provide measures to buffer, control access, and avoid habitat degradation during construction operations, and (3), formulate guidelines for the permanent protection of preservation /revegetation areas. The selection and implementation of preserved open space areas shall be conducted in coordination with the City of Moorpark and appropriate resources agency personnel (CDFG and USFWS). Management guidelines which shall be incorporated into the REMP include the management of land uses (i.e., housing, fencing, dry farming, and cattle grazing) within the immediate vicinity of the natural open space areas. In addition, domestic animals, off -road vehicles, roadway lighting, and recreational activities shall be restricted from the vicinity of the natural open space areas. Raptor-Nesting-Sites K. If construction and habitat removal is proposed during the raptor breeding season (March to July), a survey shall be conducted for active raptor nests. If active nests are found, no construction activity shall take place within 500 feet of an active nest until the young have fledged (as determined by a qualified raptor biologist). The 500 -foot perimeter around each active nest shall be fenced by appropriate visible fencing material. Trees containing nests shall be removed during the non - breeding season only. L. To offset potential impacts on raptor nesting habitat, the REMP shall address raptor habitat management for preserved areas that shall include, as appropriate, perch management (retaining dead limbs and trees) and provision of artificial nest boxes or platforms. Indirect Impacts on_Ve_etation_andWildlife M. Prior to final design of planning units and a determination of application completeness for an associated residential development project, the number, type, and orientation of the residential units shall be evaluated by a qualified biologist for potential intrusion on the biological resources. Prior to a determination of application completeness for a conditional use permit for Planning Unit 45, the golf course shall be evaluated by a qualified biologist for potential intrusion on the biological resources. fl Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 2. *To fully understand the biological resources within Planning Unit 45, focused surveys for the coastal California gnatcatcher, a federally listed threatened species, and sensitive plant species shall be initiated prior to preliminary project designs and submittal of an application for a conditional use permit. The locations of occupied habitat of the gnatcatcher and locations of sensitive plant species will provide project designers with biological design features worthy of protection and preservation. 3. *Any golf course constructed in Planning Unit 45 shall be a "links" style golf course. Links courses are developed with minimal disturbance to the natural habitat with green tee area, turfed and green link and landing areas and green cup areas, with native plants remaining between green and turf areas. 4. *A golf course in Planning Unit 45 shall be developed in an environmentally sensitive manner generally in accordance with the Audubon Cooperative Sanctuary Program for Golf Course Guidelines as sponsored by the Audubon Society of New York State, Inc. 5. *With respect to Planning Unit 45, fencing and other impediments shall not be placed in areas that will prevent wildlife movement through the canyon bottoms. A wildlife biologist shall review the conceptual and final building, landscaping, and fencing plans for a golf course to ensure that buildings, landscaping, and fencing are not designed in a manner that will impeded wildlife movement and migration. The conceptual plan review shall occur prior to a determination of application completeness for a conditional use permit; the final plan review shall occur prior to issuance of a zoning clearance for either building or grading permits for a golf course. 6. *Focused surveys for the coastal California gnatcatcher, a federally listed threatened species, shall be conducted by a permitted biologist, prior to any grading or construction activities associated with the Spring Road connector roadway through Happy Camp Canyon Regional Park. If the gnatcatcher is found within or immediately adjacent to the impact area of the roadway alignment, the U.S. Fish and Wildlife Service and the California Department of Fish and Game shall be contacted to develop appropriate avoidance and/or protection measures to limit disturbance to the gnatcatcher. 7. *Immediately prior to construction or grading activities, a survey shall be conducted by a qualified biologist to determine if any special- status reptile species are residing within the Spring Road connector roadway right -of -way through Happy Camp Canyon Regional Park. Any of these species that are found shall be relocated to other suitable habitat areas in the Happy Camp Canyon. During construction 17 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 activities, a biologist will be present on the site to monitor these activities to ensure that none of these species have moved into the construction right -of -way. Individuals of these species that are found during this monitoring period will be relocated to other suitable areas within the canyon. LAND USE AND RELATED PLANNING PROGRAMS Should the Specific Plan project be approved, the development will be subject to all applicable regulations of the city's zoning ordinance, and all requirements and enactments of federal, state, Ventura County, the city authorities, and any other governmental entities, and all such requirements and enactments will, by reference, become conditions of project implementation. The project applicant shall prepare a home buyer /resale notification package that contains a description and accompanying maps showing the adopted land use plans for the Hidden Creek Ranch Specific Plan and surrounding areas, including the existence of agricultural operations and mineral rights underlying the site. Each homeowner shall be required to affirm, by signature, that he /she is aware of the existing and future development plans onsite and in the surrounding area, and that he /she acknowledges the right of property owners to continue agricultural operations and mineral extraction operations to the extent allowed under applicable permits. The contents of the notification package shall be reviewed and approved by the Director of Community Development prior to the recordation of the first tract map. 2. The final Specific Plan shall identify the mechanism for ensuring that any required affordable housing units will be provided and shall also identify the required submittal and approval time frames if such a mechanism is to be an Affordable Housing Agreement. 3. The project applicant shall provide a 200 foot buffer from the lot line to any residential structures adjacent to any onsite or offsite agricultural operations to reduce the effects of impacts including spraying of pesticides over the adjacent agricultural operation, noise, dust, etc. This required setback shall be recorded as a deed restriction with the first tract map and shall be applicable until such time that agricultural uses are converted or developed as another use. 4. The developer agrees to record a deed restriction meant to inform all prospective buyers of lots of the adjacent agricultural operations. Prior to recordation of the first tract map, the project applicant shall submit to the Director of Community Development proof of said deed restriction recordation. 5. *A conceptual wall and fencing plan shall be submitted prior to a determination of application completeness for the first Master Tentative Map, and that plan shall identify the type of wall or fencing to be constructed to restrict access to oil and gas 18 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 facilities within the specific plan site and to protect the biological habitat and aesthetic values of open space areas. Access to all oil and gas wells, the injector well, and the tank farm facility within the boundaries of the Specific Plan site shall be restricted by a wall or security fencing, to prohibit access to the extraction facilities by any persons other than authorized personnel. Walls would only be proposed if determined necessary to visually screen the facilities from adjacent uses and /or to minimize noise conflicts. AESTHETICS Onsite-Features Mitigation Measure 1 of Section 3.3, Biological Resources, related to oak trees, and the following mitigation measures are required to mitigate project impacts to onsite features: Prior to approval of all tract maps, grading plans for individual tract maps shall be reviewed for consistency with the Hillside Management Ordinance and the preservation of visually prominent ridgelines (horizon lines). Manufactured slopes shall be designed to follow the natural contours of the surrounding areas in order to provide visual irregularity. 2. *A conceptual landscape plan shall be submitted with the application for all subdivision maps, planned development permits and conditional use permits. Prior to the approval of any final subdivision maps(s), or issuance of a zoning clearance for a building permit, a detailed landscape plan shall be reviewed and approved by the City of Moorpark Community Development Department. The plan shall be prepared and certified by a licensed landscape architect, with expertise in native plant materials and habitat restoration, taking into account approved planning units, Community Development standard plans, adopted planned community regulations, scenic corridor /resource requirements, and Standard Conditions of Approval. With respect to the Spring Road connector roadway through Happy Camp Canyon Regional Park, prior to the approval of a grading plan, a detailed landscape plan shall be reviewed and approved by the City of Moorpark Community Development Department and County of Ventura. The plan shall be prepared and certified by a licensed landscape architect, with expertise in native plant materials and habitat restoration, taking into account approved planning units, Community Development standard plans, adopted planned community regulations, scenic corridor /resource requirements, and Standard Conditions of Approval. Appropriate landscaping shall be required along the roadway so that any medians and /or manufactured slopes blend into surrounding natural vegetation. Off site Yiewpomts 3. *As an application completeness requirement for tract maps and associated planned development permits and conditional use permits, detailed design plans 19 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 for Planning Units 1, 19A, 20, 29A, 32, 33, 35A, and 36 shall be submitted to the Community Development Department illustrating the elevation of maximum building heights in relation to adjacent ridgelines. The intent of this measure is to ensure that visually prominent residential development is constructed at an elevation lower than screening ridgelines. Where development is located near ridgelines, care shall be taken in the design to avoid silhouetting. Berming or landscaping shall be used to keep roof tops from exceeding the height of ridgelines, where lowering pad elevations is infeasible. 4. *During construction of the Specific Plan site and Spring Road connector roadway through Happy Camp Canyon Regional Park, all concrete structures, such as drainage ditches, detention basins, rip -rap, crib walls, swales, curbs, located in natural areas shall be constructed with colored concrete (e.g., Omaha Tan) to blend with the surrounding terrain. 5. *To the extent allowable by other agencies, all infrastructure associated with the Hidden Creek Specific Plan and Spring Road connector roadway through Happy Camp Canyon Regional Park shall be placed below grade to avoid visually prominent facilities. 6. *During construction, any above -grade infrastructure, such as water tanks /reservoirs, water lines, etc., shall be painted with natural greens, browns, or other color approved by the Community Development Department, so as to blend in with surrounding terrain. Substantial effort shall be made to work with Waterworks District No. 1 to locate water tanks below ground. If this is not allowed by the District, landscaping /berming shall be provided around the tanks to further screen the view of the tanks from surrounding areas. Utility lines shall be placed below ground. Llf 7. *As an application requirement for tract maps and associated planned development permits or conditional use permits for Planning Units 35A, 29A, 32, and 33, drawings showing buffer landscaping and setbacks from the Happy Camp Canyon ridgeline shall be submitted for review and approval by the Community Development Department. Buffering shall completely screen residential development from users in Happy Camp Canyon Regional Park. Appropriate landscaping shall also be required along Hidden Creek Drive so that medians and manufactured slopes blend into surrounding natural vegetation. Lighting of Hidden Creek Drive shall be avoided, or if unsafe, kept to a minimum, to reduce the visual prominence of the road within the recreation area. IRMi MT—[r]M►j MoT • - :Zft'olIl.'- - Q•• 1 VT IMWA 8. *In conjunction with review of the lighting plans for planned development permits, conditional use permits, and all building permits, attention shall be given to the need 20 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 to avoid or minimize lighting glare and "spill- over' effects. Particular emphasis shall be given to the review of plans for non - residential uses, such as the community center and neighborhood commercial uses occurring in proximity to residential areas. Additionally, any plans for night lighting of parks and other outdoor recreation areas shall address the need to avoid lighting impacts on any nearby residential areas and the Moorpark College Observatory. 9. Moving the observatory to another location away from lighting areas would mitigate impacts, but this measure is likely not feasible due to financial considerations and the inherent difficulty in operating the facility at a distant location from the Moorpark College campus. 10. *The project shall comply with the outdoor lighting control standards set forth in the Revised Tuscon and Pima County, Arizona Outdoor Lighting Control Ordinances, with the following exceptions to these ordinances: Sections 4.4, 4.5, 5 (with respect to the prohibition under all circumstances of high pressure sodium, metal halide, and quartz illuminators), Section 9, Section 12.1. These regulations shall be incorporated as development zoning standards into the Final Specific Plan and adopted by ordinance. The intent of these standards is to mitigate light and glare impacts from outdoor lighting to reduce interference with astronomical observations. The intent is also to encourage, through the regulation of the types, kinds, construction, installation, and uses of outdoor electrically powered illuminating devices, lighting practices, and systems to conserve energy without decreasing safety, utility, security, and productivity while enhancing nighttime enjoyment of property within the City of Moorpark and its Area of Interest. All outdoor electrically powered illuminating devices shall be installed in conformance with these standards, the city building code, electrical code, and sign code, as applicable and subject to permit and inspection. 11. *To the extent allowable by other agencies, all infrastructure associated with the Spring Road connector roadway shall be placed below grade to avoid visually prominent facilities, should there be any. 12. *In conjunction with review of the lighting plans for the Spring Road connector roadway, attention shall be given to the need to avoid or minimizing lighting glare and "spill- over" effects. 21 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 TRANSPORTATION AND CIRCULATION Year 2090P__roposed_P__ro ect Scenar_io-Traffic_6Aitigatkmi Measures *The year 2000 Proposed Project scenario traffic impact analysis identified a circulation deficiency, (LOS E) in the a.m. peak hour at the Collins Drive /Campus Park Drive intersection. There are several circulation options that could be constructed to eliminate the identified deficiency and attain the City of Moorpark LOS C or better objective. There is a range of intersection improvement options (1 A through 1 E) to address the projected deficiency at the Collins Drive /Campus Park Drive intersection as presented below. Alone or in various combinations, as described, they provide varying degrees of mitigation. The project applicant shall participate in a city program to implement Options 1 B or 1 C in combination with Option 1A or to implement Options 1 D or 1 E to achieve the City of Moorpark LOS C or better performance criteria. The project applicant shall be required to contribute the appropriate percentage of the cost associated with implementation of the selected option or complete the required improvement as a development project condition of approval. (F) 1 A. im Signal Phasing Modification Modify the existing signal phasing at the Collins Drive /Campus Park Drive intersection to provide a left -turn phase on each approach and a northbound right -turn green arrow overlap with the westbound left -turn signal phase. Level of Significance After Mitigation: improve the ICU ratio to 0.82 (LOS Moorpark LOS C or better objective. Intersection Geometric Improvements The modified signal operation would D) but would not attain the City of Implement intersection improvements (i.e., roadway widening and lane additions) at the Collins Drive /Campus Park Drive intersection. In order to achieve LOS C or better during the a.m. peak hour, the existing northbound right -turn lane shall be converted to a free - flowing right -turn lane; the optional northbound through -right lane shall be converted to a northbound through lane; a second westbound left -turn lane shall be constructed, and other improvements may be required as determined by the City Engineer after review of intersection improvement plans. The northbound lane conversion will require that the existing south curb -line on Campus Park Drive between Collins Drive and College View Avenue be relocated to the south to provide an eastbound acceleration lane for the northbound right -turn vehicles. Level of Significance After Mitigation: Mitigation Measure 1 B when combined with Mitigation Measure 1A would lower the ICU ratio to 0.69 (LOS B) and 22 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 achieve the City of Moorpark LOS C or better objective during the a.m. peak hour period. 1 C. Campus Park Drive (West) Extension Connect Campus Park Drive (west) to the project street system. It is estimated that this circulation link would divert approximately 15 percent of the project traffic from the Campus Park Drive /Collins Drive corridor to the Campus Park Drive (west) /Princeton Avenue corridor. Level of Significance After Mitigation: This option would lower the ICU ratio of 0.89, but would not achieve the LOS C objective. However, in combination with the signal phasing modification (1A), the ICU ratio would be lowered to 0.79 and achieve the LOS C objective during the critical a.m. peak hour time period. In addition to the improved intersection levels of service along Campus Park Drive/Collins Drive corridor, this would result in a loop circulation system for this portion of the City, thus providing good access for emergency vehicles, school bus routes, etc. The shorter travel distances would reduce the auto emissions, thus reducing air quality impacts. Implementation of this mitigation measure could result in the following potential secondary impacts: increases in noise levels to residential uses along Campus Park Drive, increases in air emissions at new intersections, increases in traffic volumes and changes to the character of Campus Park Drive, biological impacts to undisturbed areas within Happy Camp Canyon Regional Park, creating demand for staging /parking areas in the southerly portion of Happy Camp Regional Park for park users, and potential conflicts with land use plans within County jurisdiction. 1 D. Collins Drive /Campus Park Drive Roundabout Reconfigure the Collins Drive /Campus Park Drive intersection to provide a roundabout (an intersection control alternative to 1A). Level of Significance After Mitigation: Implementation of a roundabout would result in some encroachment into Paul Griffin Park and Moorpark College. This design would accommodate the year 2000 Proposed Project scenario peak hour traffic volumes, with average vehicle delays within the LOS A range during the a.m. peak hour trim period which achieves the City of Moorpark LOS C or better objective. 23 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 * 1 E. Lagoon /SR -118 Interchange Although the Lagoon /SR -118 interchange was originally proposed as part of the project, the level of development proposed for the Specific Plan site by the year 2000 would not necessitate the construction of this freeway interchange by the year 2000. However, the interchange is a mitigation measure option. This option would achieve the LOS C objective. Implementation of this mitigation would result in biological and other physical impacts addressed within the EIR. In summary, these impacts include, but are not limited to: potential grading and geologic impacts, biological impacts including impacting a vernal pool and 114 oak trees, potentially impacting several archaeological sites, and aesthetic /visual impacts of the new interchange and roadway. The Planning Commission did recommend that by year 10, following initiation of construction of the Specific Plan Project, a connector road to either a new interchange at Lagoon and State Route 118 (SR -118) or a new interchange at Alamos Canyon and SR -118 shall be constructed, if determined by the Moorpark City Council to be warranted, based on an updated traffic study, and subject to required California Environmental Quality Act/National Environmental Policy Act clearances, and approvals by affected jurisdictions. 2. The project applicant shall be required to contribute the appropriate percentage of the cost associated with implementation of the Los Angeles Avenue /Tierra Rejada Road intersection improvement to achieve the City of Moorpark LOS C or better performance criteria, consisting of the addition of a second westbound left -turn lane (which could be implemented by re- striping the east and westbound approaches of this intersection). (F) 3. *If the City Council selects a Broadway extension versus a connector roadway to Spring Road across lower Happy Camp Canyon Regional park, the project applicant shall be required to complete and submit to the City of Moorpark a traffic signal warrant analysis for the Happy Camp Road/Walnut Canyon Road /Broadway intersection, and appropriate intersection geometric design per city standards to allow the intersection to operate at LOS C or better for the year 2000 traffic scenario; the project applicant shall be required to complete the traffic signal warrant analysis, and contribute the cost of such intersection improvement based on determination of the proposed project contribution of traffic utilizing the intersection, when directed by the City, as indicated by traffic conditions. (F) 4. *Prior to approval of any Hidden Creek Ranch Specific Plan development project, including a Master Tentative Map and a Parcel Map, a citywide Capital Improvement Program (CIP) is required to be approved by the city, which will include a list of planned major infrastructure improvements, a tentative schedule for 24 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 implementation, and a cost for the improvement, as well as the mechanisms or methods for collecting fees and funding the improvement. However, should a system of impact fees not be established, another form of mitigation would be required to ensure that the project's cumulative contribution towards the need for these facilities is mitigated. 5. The project applicant shall be required to pay citywide Capital Improvement Program impact fees established by the city to implement the year 2010 circulation system, as determined necessary by City Council to construct the Year 2010 circulation system, including but not limited to the extension of SR -118 east. (F) 6. The project applicant shall be required to contribute the fair -share percentage cost, as determined by the City Council, for the improvements to the listed intersections identified in Table 1 (below) for the year 2010 No Project scenario minimum circulation system. (F) 25 Hidden Creek Ranch Specific Plan List of Mitigation Measures Raviccrl• 1_9R_0R TABLE 1 YEAR 2010 — PROJECT PERCENT CONTRIBUTIONS Study Intersection Project Percent Contribution New Los Angeles Ave. /Science Dr. 4.5 Los Angeles Ave./Spring Ave./Spring Rd. 14.1 Los Angeles Ave./Moorpark Ave. Los Angeles Ave./Tierra Rejada Rd. 5.5 Collins Dr./Campus Park Dr.a 37.0 Collins Dr. /SR -118 Westbound Rams 34.1 SR -118, East of Collins Dr.' 13.8 SR -118, Collins Dr. to Princeton Ave.b 9,9 SR -118, Princeton Ave. to New L.A. Ave. Interchange' 2,2 SR -118, SR- 118/SR -23 to Spring Rd.' 19.4 SR -118, Spring Rd. to Walnut Canyon Rd. b 11.1 SR -18, West of Walnut Canyon Rd. b 15.0 SR -118, East of Gabbert Rd.b 15.8 SR -118, West of Gabbert Rd .b 14.3 SR -118, North of Los Angeles Ave.b 5.6 Los Angeles Ave. (SR -118), West of New Connection' 6,9 SR -23, New L.A. Ave. Interchange to Tierra Rejada Rd.b 3.3 SR -23, South of Tierra Rejada Rd.b 2.9 ' Percent contribution calculated using base year 2010 system. b Percent contribution based on ADT. Project traffic reduces total year 2010 demands. Source: Associated Transportation Engine rs 1995. 7. *If new capacity is required and a reciprocal agreement is signed between the county and the city, a traffic mitigation fee will be paid by the master developer for impacts to SR -118, east of Erringer Road where project contribution is more than 10 percent and one peak hour trip. (F) 8. *A traffic signal warrant analysis for onsite and appropriate offsite intersections shall be prepared and submitted to the city as a part of the master tentative tract map application for each phase of the Specific Plan development. The traffic signal warrant analysis shall include intersection geometric designs, per city standards. The developers shall construct and /or contribute funds for the construction of onsite intersection improvements and appropriate offsite improvements including but not C Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 limited to intersections and improvements related to Campus Park Drive and the Spring Road connector roadway to ensure that all project traffic impacts are mitigated to a level of insignificance. 9. *Additional traffic studies may be needed for individual development projects within the Specific Plan site, as more detailed information for individual planning units is available. Such additional traffic information may include phasing of onsite and offsite traffic improvements identified in the draft EIR, onsite signalization/ intersection improvements, ingress /egress into the community commercial center site, etc. The determination of the need for additional traffic studies will be made on a project -by- project basis at the time of tract map and /or planned development permit or conditional use permit application to the city. 10. *Intersection improvements requirements for the Campus Road /Campus Park Drive intersection shall be considered as a condition of approval for the first Master Tentative Map and /or first tentative tract map, based on more detailed traffic warrant and intersection design information that shall be submitted as an application requirement. Intersection requirements may include and are not limited to acquisition of right of way, signal installation, and re- striping. AIR QUALITY Project Short -Term Construction Measures *During clearing, grading, earth moving or excavation operations, dust emissions should be controlled by regular watering with reclaimed water, if feasible and available, through paving of construction roads, and other dust prevention measures. A Dust Control Plan, acceptable to the City Engineer, shall be submitted concurrently with submittal of the rough (as opposed to the fine) grading plan. This Dust Control Plan shall include, but is not limited to the following measures: A. Water all site access roads and material excavated or graded on or off -site to prevent excessive amounts of dust. Watering shall occur a minimum of at least two times daily, preferably in the late morning and after the completion of work for the day. Additional watering for dust control shall occur as directed by the City. The Dust Control Plan shall indicate the number of water trucks which will be available for dust control at each phase of grading. B. Cease all clearing, grading, earth moving, or excavation operations during periods of high winds (greater than 20 mph averaged over one hour) or anytime wind speeds are such as to blow excessive dust offsite. The contractor shall maintain contact with the Air Pollution Control District (APCD) meteorologist for current information about average wind speeds. 27 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 * C. Water or securely cover all material transported off -site and on -site to prevent excessive amounts of dust. * D. Minimize the area disturbed at any one time by clearing, grading, earth moving and excavation so as to prevent excessive amounts of dust. * E. Keep all grading and construction equipment on or near the site, until these activities are completed. * F. Face masks shall be used by all employees involved in grading or excavation operations during dry periods to reduce inhalation of dust which may contain the fungus which causes San Joaquin Valley Fever. * G. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized to prevent excessive dust generation. * H. Wash off heavy -duty construction vehicles before they leave the site. 2. *After clearing, grading, earth moving, or excavation operations, and during construction activities, fugitive dust emissions shall be controlled using the following procedures: * A. Apply non - hazardous chemical stabilizers to all inactive portions of the construction site. When appropriate, seed exposed surfaces with a fast - growing, soil- binding plant to reduce wind erosion and its contribution to local particulate levels. * B. All active portion of the construction site shall be watered sufficiently to suppress excess dust generation. 3. *At all times, dust emissions shall be controlled using the following procedures: * A. On -site vehicle speed shall be limited to 15 mph. * B. All areas experiencing vehicle traffic (e.g. parking areas, dirt roads linking different construction areas, etc.) shall be sufficiently watered or treated with environmentally -safe dust suppressants as often as necessary to prevent excessive amounts of dust. * C. Periodically sweep public streets in the vicinity of the site to remove silt (i.e., fine earth material transported from the site by wind, vehicular activities, water runoff, etc.), which may have accumulated from construction activities. 4. *Ozone precursor construction emissions shall be controlled using the following measures: 28 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 * A. Equipment engines shall be maintained in good condition and in proper tune as set forth in manufacturers specifications. * B. During smog season (May through October), the construction period shall be lengthened to minimize the number of vehicles and equipment operating at the same time. * C. Construction activities shall utilize new technologies to control ozone precursor emissions as they become available and feasible. 5. *All diesel engines used in construction equipments shall use reformulated diesel fuel and high pressure injectors. 6. *During smog season (May- October) the City shall order that construction cease during Stage III alerts to minimize the number of vehicles and equipment operating, lower ozone levels and protect equipment operators from excessive smog levels. The City, at its discretion, may also limit construction during Stage II alerts. Long -Term Ongoing Operational Measures The following mitigation measures shall be implemented onsite and incorporated into the Specific Plan and imposed on all applicable planned development or conditional use permit projects to reduce project - related emissions of ROC and NOx. Please also refer to the traffic measures identified in Section 3.6 of the EIR. 7. *For all applicable planned development or conditional use permit projects, project tenants (employers) shall develop and implement a trip reduction plan containing strategies to reduce the number of solo drivers commuting to the work site. The target is to meet a specific average vehicle ridership (AVR) of 1.5 (after 1997). Increased AVR may be achieved by, but not limited to, the following reduction measures. (F) A. Direct financial incentives for employees who carpool, vanpool, buspool, or use public facilities. B. Use of fleet vehicles for ridesharing employees for personal errands. C. Preferential parking for ridesharing employees. D. Facility improvements which provide preferential access and /or egress for ridesharing vehicles. E. Personal rideshare matching and /or active use of computerized rideshare matching service such as Commuter Computer. 29 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 F. A guaranteed ride -home program for ridesharing employees in emergency situations. G. An onsite day care facility. H. Facility improvements to encourage bicycling and walking (showers, bicycle racks, or lockers, etc.) I. Flexible work schedules to transit users, bicyclists, and pedestrians. J. Compressed work weeks such as 4/40 or a 9/80 or a 3/36 work schedule where employees report to work fewer days during a 2 -week period, but no longer work shifts, than employees who work five 8 -hour days per week. K. Telecommunicating (i.e., working at home) one or more days per week. L. Improve the level of service (LOS) for intersections with C or worse to B or better in year 2010. 8. Prior to occupancy of the 1,300" residential unit, clean -fuel or electric hybrid school buses should be purchased and maintained, by the project applicant, to transport elementary and middle school students living at Hidden Creek Ranch. (F) 9. Prior to occupancy of the 800th residential unit, an onsite park and ride lot shall be constructed, by the project applicant, to promote carpooling. (F) 10. Prior to occupancy of the 1,100th residential unit, the project applicant shall establish or fund a shuttle service from the onsite residential areas to downtown commercial areas and MetroLink station in the City of Moorpark. (F) 11. Prior to occupancy of the 2,O00th residential unit, a telecommuting and video conference facility shall be provided in the community commercial center by the master developer. (F) 12. *Prior to issuance of a zoning clearance for nonresidential projects, the project applicant shall make a contribution to a Moorpark Traffic Systems Management (TSM) Fund of $0.15 per square foot of floor area to fund traffic systems management programs to reduce emissions from transportation sources. (Note: To be used if the applicant does not pay the City's TDM Fund fee, that is based on the Ventura County Air Pollution Control District's formula.) (F) Trans uortation_Deruand_Management fTDM)-Fund 13. *The Ventura County APCD Guidelines for Air Quality Impact Analyses (1989) indicate that if a project still has a significant impact after all quantifiable mitigation measures have been applied and no emission offsets have been obtained, 30 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 emissions should be "bought down" through a contribution to a city or county offsite transportation demand management (TDM) fund established specifically to reduce emissions from transportation sources. That is, the remaining emissions in excess of the 25- pound - per -day ROC /NOx significance threshold should be mitigated by funding TDM programs that will reduce non - project generated trips and vehicle miles traveled. This is the case for this project. The calculation of offsite TDM fee requirement is provided below. Emissions associated with the Hidden Creek Ranch project, including vehicular and non - vehicular emissions for both residential and non - residential uses, were calculated in the Draft Environmental Impact Report as 629.4 pounds of ROC and 776.5 pounds of NOx per day at project buildout. The Ventura County APCD recommends that all projects with significant air quality impacts fully mitigate the excess emissions through a TDM "buydown" for at least three years. The payment of fees (or construction of facilities) can be phased over the entire Specific Plan buildout period. Therefore, a contribution to a city- managed offsite TDM fund, or implementation of TDM measures within the Oxnard Plain Airshed that are capable of reducing ROC and NOx emissions is required, and the specific amount of the fee shall be calculated and approved by the City Council prior to approval of the first Master Tentative Map. Each future entitlement, including but not limited to subdivision maps, planned development permits, and conditional use permits, may be conditioned to pay its proportionate share of the cost to reduce ROC and NOx emissions. The TDM fee shall be established by City Council resolution or specified in the Conditions of Approval for the first Master Tentative Map or other official agreement between the city and the Master Developer. (F) It should be noted that all rideshare arrangements created by this measure usually will not remain intact over the 3 -year period. Therefore, the effectiveness of this mitigation measure (and the resulting reduction in emissions) is expected to decrease over time. Nonetheless, a project which implements a 3 -year buydown is considered to have lessened or reduced the significant environmental impact (1989 Ventura County APCD Guidelines). There is a list of programs in the 1989 Ventura County APCD Guidelines that can be implemented with the offsite TDM fund contributed by the project applicant as potential ways to reduce regional emissions and mitigate residual project impacts. NOISE Sh4r_t- term OQnstr__ucti_o_r - N_o__ise The following mitigation measures should be implemented during all construction activities throughout buildout of the project to minimize impacts of project - related noise in the vicinity of the proposed project site: 31 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 *Construction activities shall be limited to the hours specified in the Moorpark Municipal Code. No work is to be accomplished on Sundays and federal holidays. 2. Construction equipment shall be fitted with modern sound - reduction equipment. 3. Temporary perimeter barriers shall be used when construction activities are within 200 feet of any noise - sensitive uses, such as residences or schools, if the noise level is above 65 dBA at the property line. Since the project is a phased development, noise from construction of later phases would affect development completed in early phases. Therefore, construction noise mitigation measures recommended to avoid impacts on existing offsite development shall also apply to affected onsite development. Long -term Traffic Noise Offsite Receptors No mitigation measures would be necessary for existing offsite receptors. Onsite Receptors 4. During operation of all commercial uses, no repair or maintenance of trucks or any other vehicle shall occur outside of any commercial building. 5. Loading and unloading operations at commercial facilities shall not be conducted between the hours of 10 p.m. and 6 a.m. unless approved by the Director of Community Development. 6. During the site plan review for all commercial uses, roof - mounted equipment shall be prohibited. Exceptions to this requirement shall be subject to approval of the Director of Community Development. Any roof - mounted equipment and other noise generation sources approved by the Director of Community Development shall be attenuated to 55 dBA at the property line, or to the ambient noise level at the property line measured at the time of the occupancy. Prior to the issuance of a zoning clearance for initial occupancy or any subsequent occupancy, the Director of Community Development may request that a noise study be submitted for review and approval which demonstrates that all onsite noise generation sources would be mitigated to the required level. The noise study shall be prepared by a licensed acoustical engineer in accordance with accepted engineering standards. 7. Prior to the approval of any subdivision, planned residential permit, or conditional use permit, residential units, schools, parks, or similar noise - sensitive receptors, shall be located outside of the 65 dBA Community Noise Equivalent Level (CNEL) zone, or noise attenuation shall be provided, as recommended in a noise study prepared by a licensed acoustical engineer. Said determination shall be made prior 32 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 to the issuance of a building permit for each planning unit or development within a planning unit. 8. Prior to occupancy, all multi - family dwelling units shall contain, at a minimum, the following additional sound attenuation over and above the minimum required by the Uniform Building Code. The construction drawings showing the attenuation measures shall be submitted to the Department of Community Development for review and approval. A. Sound Transmission Class (STC) 50 between adjoining dwelling units B. STC 45 within individual living areas Note: The appropriate Impact Isolation Class (1IC) ratings shall apply for each of the above. '•� • ►� • • �• 1•.S 9. *Prior to the issuance of grading permits for the Spring Road connector roadway, a licensed acoustical engineer shall review the grading and construction plans to determine if noise attenuation features, such as berms or walls, should be constructed to ensure that residential units, schools, or similar noise sensitive receptors are located outside of the 65 dBA CNEL zone. CULTURAL RESOURCES ArchaevolQgJica Re%WrC_eS 1. During all earth moving activities in the vicinity of archaeological resources (Planning Units 2, 3, 4, 5, 6, 7, 8, 9, 38A, 39A, 42A, 45), the project applicant shall provide written evidence to the City of Moorpark Director of Community Development or designated representative that a county - certified archaeologist has been retained, shall be present at the pre - grading conference, shall establish procedures for archaeological resource surveillance, and shall establish, in cooperation with the city or landowner, as appropriate, procedures for temporarily halting or redirecting work to permit the sampling, identification, and evaluation of any artifacts found, as appropriate. Prior to the issuance of a grading permit, archaeological requirements shall be incorporated as a note on the grading plan cover sheet. If additional or unexpected archaeological features are discovered, the archaeologist shall report such findings to the city project manager or landowner, as appropriate. If the archaeological resources are found to be significant, the archaeological observer shall determine appropriate actions, in cooperation with the city or landowner, as appropriate, for exploration and /or salvage. The archaeologist shall submit a follow -up report to the City of Moorpark Planning Department, which shall include the period of inspection, an analysis of any artifacts found, and the present repository of the artifacts. Excavated finds shall be offered to the County 33 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 of Ventura and/or designee, on a first refusal basis. The landowner may retain said finds if written assurance is provided that they will be properly preserved in the county, unless said finds are of special significance, or a museum in the County of Ventura indicates a desire to study and /or display them at this time, in which case items shall be donated to the city, or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to the approval of the City of Moorpark Director of Community Development or designated representative. 2. Prior to First Master Tentative Map approval, mitigation for direct and indirect impacts to archaeological sites CA -Ven -1134 and -1135 shall be identified. The mitigation shall include one of the following: A. Relocation of Planning Unit boundaries /fuel modification zones to completely avoid disturbance of CA -Ven -1134 and -1135. Should the boundary relocation be feasible, then every effort shall be made to minimize indirect impacts to these sites. This effort shall include the presence of an archaeological monitor onsite during grading and fuel modification brush clearance of Planning Units 2 and 3. Fencing or stakes shall be erected outside of the sites to visually depict the areas to be avoided during construction; and relocation of the access point to the East Mesa to avoid disturbing the known archaeological sites (CA -Ven -1134 and - 1135); or if avoidance /preservation is not feasible, then: B. Prior to grading for Planning Units 2 or 3, Phase III fieldwork shall be conducted for archaeological sites CA -Ven -1134 and -1135, or any other sites within the potential impact area of development that cannot be avoided. The Phase III work will provide sufficient scientific information to fully mitigate the impacts of development on these sites. 3. *Prior to consideration of a conditional use permit for future course development in Planning Unit 45, mitigation for direct and indirect impacts to archaeological sites CA -Ven -1130, -1137, -1138, and -1143 shall be identified. The mitigation shall include one of the following: A. Completely avoid disturbance of CA -VEN -1130, -1137, -1138, and -1143. Should complete avoidance be infeasible, then every effort shall be made to minimize indirect impacts to these sites. This effort shall include the presence of an archaeological monitor onsite during grading and fuel modification brush clearance of Planning Unit 45. Fencing or stakes shall be erected outside of the sites to visually depict the areas to be avoided during construction. Or if avoidance /preservation is not feasible, then: B. Prior to grading for Planning Unit 45, Phase III field work shall be conducted for archaeological sites CA -VEN -1130, -1137, -1138, and -1143 within the potential impact area of development that cannot be avoided. The Phase III work will 34 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 provide sufficient scientific information to fully mitigate the impacts of development on these sites. 4. In order to reduce indirect impacts from increased human presence on preserved archaeological sites outside of the development area, a program to limit human access to Planning Unit 45 shall be implemented prior to occupancy of residential units anywhere on the Specific Plan site. The plan shall be developed and implemented by the project applicant or Master Developer and approved by a certified archaeologist familiar with the resources present at the project site. The plan shall include one of the following: A. Elimination of proposed access points into the area and continued restricted entry into any unimproved access road leading into the area, or B. Fencing and /or other access - restriction methods around the archaeologically sensitive areas in the eastern portion of the project to inhibit human access, or C. Planting of non - invasive plant species with thorns or other characteristics in areas close to known resource to discourage human presence, or D. Capping of known resources, in consultation with a certified archaeologist. Prior to the approval of grading plans for any subdivision, planned residential development permit, or conditional use permit requiring grading, a soils report shall be submitted to the Community Development Department identifying the types of soils that will be exposed to grading activities. Paleontological resource requirements shall be incorporated as a note on the grading plan cover sheet. For most grading activities, a qualified paleontologist shall be retained by the property owner or the City of Moorpark, at the expense of the project applicant, to monitor, and, if necessary, salvage scientifically significant fossil remains during grading operations. The duration of these inspections shall depend on the sensitivity of the rock units, the rate of excavation, and the abundance of fossils. The duration shall be determined by: A. Grading activities in geologic units of high paleontological sensitivity shall require full -time monitoring by a qualified paleontologist. B. Geologic units of low or moderate paleontological sensitivity shall require part- time monitoring. If significant fossils are observed during grading, full -time monitoring shall be implemented. 35 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 C. The paleontologists shall have the power to temporarily divert or direct grading efforts to allow for evaluation and any necessary salvage of exposed fossils. 2. During paleontological studies, matrix samples for microvertebrates shall be collected and processed. Any microvertebrates recovered shall be identified in a qualified facility such as the Los Angeles County Museum of Natural History. All fossils shall also be identified. These remains should be donated to an institution with a research and/or educational interest in the materials such as the Los Angeles County Museum of Natural History. 3. Prior to the conclusion of grading activities for any subdivision, a final report summarizing findings, including an itemized inventory and contextual stratigraphic data, shall accompany the fossils to the designated repository with an additional copy sent to the City of Moorpark Director of Community Development or designated representative. Locations of recorded fossil deposits shall remain confidential and shall be disclosed only on a "need -to- know" basis. PUBLIC SERVICES AND UTILITIES Fire Protection The proposed project will be subject to the standard requirements of the Ventura County Fire Protection District associated with access, water supply, fire flow, vegetation management, and facility fees. *Prior to a determination of application completeness for the First Master Tentative Map, the Master Developer shall enter into an agreement with the Ventura County Fire Protection District (VCFPD) establishing the timing and funding for the provision of fire protection facility(ies) and infrastructure requirements of the Specific Plan project. This agreement shall be reviewed and approved by the City Council. The agreement shall identify how many units can be built prior to the provision of a new fire station, where the fire station would be located, and what additional infrastructure is needed for the project. Other requirements for building construction standards (e.g., sprinklers, metal studs, fire proofing) shall also be set forth in the agreement. The agreement shall also identify alternative methods for providing adequate fire protection facilities, should a fire station be located offsite or a change occurs in staffing or services made available by the VCFPD. (F) 2. *Prior to a determination of application completeness for the First Master Tentative Map, the Master Developer shall develop a fire hazard reduction program in consultation with the Ventura County Fire Protection District (VCFPD) and approved by the City of Moorpark Director of Community Development. Said program will be developed by the Master Developer, but shall be maintained by an entity(ies), such as a homeowner's association, assessment district, or similar entity, that can assure adequate fire hazard reduction management throughout the lifetime of the project. 36 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 The program shall include, at a minimum, a vegetation management program focusing on the continued management of highly combustible vegetation, providing defensible space, and the elimination invasive non - native species introduced by residents of the project. One component of the program shall be the permanent establishment of minimum 100 -foot fuel modification zones to the standards of the VCFPD for all structures adjacent to open space areas with native vegetation. The fuel modification zones shall be designed by and planted under the supervision of a landscape architect with expertise in native plant materials and habitat restoration. Native and non - native low -fuel vegetation materials shall be provided as replacement vegetation. The program shall include specific guidelines as to the frequency of maintenance (e.g., weed abatement), allowable species for planting, responsibility of clearing public and private zones, and irrigation requirements or restrictions. 3. All subdivision maps, planned development permits, and conditional use permits shall be conditioned to require that the following measures be implemented by the Merchant Builders for the construction of all proposed structures, especially those facing natural open space. The Specific Plan shall comply with current high fire hazard area requirements as regulated by the Uniform Building Code and the Uniform Fire Code. RW i c e- Pmtectii_ SeTvices Prior to the initiation of grading, a construction security service shall be established at the construction site. Initially, the service shall ensure that no unauthorized entry is made into the construction area. Once construction of structures commences, security shall be onsite 24 -hours a day to prohibit unauthorized entry. Other measures, as identified by the Moorpark Police Department and the Community Development Department, shall be instituted during the construction phase. 2. *Prior to a determination of application completeness for planned development permits, conditional use permits, and tract/parcel maps, the Ventura County Sheriffs Department (VCSD) shall review all plans for the purpose of identifying measures to increase safety and avoid unsafe conditions. Specifically, measures shall be identified that focus on the following areas: • Parking lot lighting • Residential and commercial building standards for security • Landscaping requirements • Security patrols (commercial uses) • Neighborhood watch programs 3. Prior to the occupancy of structures in all phases, sufficient emergency access (two points) shall be provided to allow for patrols to enter the Specific Plan site. 37 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 4. *Prior to approval of the First Master Tentative Map, a mechanism for funding necessary police facilities and staffing will be specifically identified and agreed to by the project applicant. Such a mechanism could include Mello Roos, Community Financing District, bonds, etc. The funding shall be sufficient to provide adequate staffing and resources for the needs of the project, as recommended by the Moorpark Police Department (Ventura County Sheriffs Department) and approved by the City Council. (F) Water *Prior to a determination of application completeness for the First Master Tentative Map for the Specific Plan site, the Master Developer shall coordinate with the Calleguas Municipal Water District and Ventura County Water Works District No. 1 in the establishment of precise locations for water supply services and facilities (lines, pressure- reducing stations, water tanks, etc.) that would be constructed onsite and offsite to adequately serve the domestic water needs of the Specific Plan project. 2. During grading activities, reclaimed water, if feasible and available, shall be used by the Master Developer and merchant builders to satisfy all non - potable water needs. Reclaimed water for construction activities can be provided via a piped system from a water treatment plant (Moorpark or Simi Valley) or by trucking it from one of these plants. 3. A reclaimed water system shall be operational for irrigation purposes, consistent with the project phasing plan, to ensure reclaimed water is available for irrigation of roadway landscaping, parks, public facilities, the golf course(s) and related facilities, and other pertinent uses. (F) Was-tebcater 1. *Prior to a determination of application completeness for the first Master Tentative Map, the project applicant shall coordinate with the Ventura County Water Works District No. 1 (WWD No. 1) in the establishment of precise design and locations for wastewater facilities (treatment plant, lines, lift stations, etc.) that would be constructed onsite to adequately serve the proposed project. (F) *Prior to a determination of application completeness for tract/parcel maps, planned development permits, and conditional use permits, measures to reduce the amount of refuse generated by the proposed project shall be developed in consultation with the Ventura County Solid Waste Management Division, the City of Moorpark, and in accordance with the waste reduction requirements set forth by the California Integrated Waste Management Act of 1989. (F) Such measures shall include, but are not limited to, the following: 38 Hidden Creek Ranch Specific Plan List of Mitigation Measures RPvicPri• 1_1R_gR A. Use of current technology available for minimizing or recycling waste products in the provision of recycling programs and facilities that allow paper, metal, plastics, and glass to be separated. B. Use of special landscape treatments and the composting of green waste to minimize the amount of yard waste generated. Energy Electrical and Natural Gas Prior to issuance of each building permit, the applicant shall submit plans to the City Building Inspector demonstrating that each of the project's buildings will comply with the State Energy Conservation Standards for New Residential and Nonresidential Buildings (Title 24, Part 6, Article 2, California Administrative Code). 1. The project applicant shall pay school fees to the Moorpark Unified School District in accordance with California Government Code Section 65995, or as specified in any agreement between the applicant and the School District. Applicable fees shall be paid prior to the issuance of each building permit. PUBLIC HEALTH AND SAFETY *Prior to issuance of a grading permit, the sumps and spill containment areas located within the development areas (planning units, public trails, and areas to be graded and cleared) of the Specific Plan site shall be identified, and sampled, to determine the types and concentrations of the contaminants present, if any. If contaminants are encountered, the vertical and lateral extent of contamination shall be assessed before a remediation alternative is selected by the City Engineer and Director of Community Development. Offsite disposal may be required for soils contaminated with heavy metals, solvents, or other hazardous substances. 2. *Prior to issuance of a building permit, the debris materials on the Specific Plan site shall be disposed of at a Class III (Municipal) landfill. However, if suspect materials are encountered, such as batteries, transformers, 55- gallon drums, waste oil containers, etc., these shall be separated and disposed of appropriately. 3. *Prior to issuance of a grading permit, investigation for the presence of abandoned oil wells using geophysical methods, shall be conducted by a qualified environmental professional to assess any potential presence of hazardous materials. Soil sampling or a soil organic vapor survey shall be preformed prior to excavation or grading. 39 Hidden Creek Ranch Specific Plan List of Mitigation Measures Revised: 1 -16 -98 4. *Prior to issuance of a building permit, the applicant shall remove or abandon debris materials, irrigation lines, abandoned underground storage tanks, and water and oil wells located within the proposed development area. The water and oil wells shall be abandoned in accordance with the guidelines established by the California Division of Oil and Gas. All sump deposits shall be identified and mitigated. 5. *Prior to approval of city discretionary actions, the city shall, as a part of the determination of CEQA adequacy, review the mitigation measures set forth in the Hidden Creek Ranch Specific Plan final EIR for dust suppression and erosion control, to determine if such measures will continue to mitigate potential effects associated with Coccidioides immitis (Valley Fever), or if additional measures are needed. 40 Jan -15 -98 05:30P messenger investmentco. 714 546 -1050 P -O2 IA&MESSENGER January 15, 1998 Mr, Nelson Miller Director of Community Development CITY OF MOORPARK 799 Moorpark Avenue Moorpark, CA 93021 RE: EIR for Hidden Creek Ranch Specific Plan. Dear Nelson: The purpose of this letter is to respond to certain issues raised concerning the EIR for the Hidden Creek Ranch Specific Plan. Valley Fever (Coccidioides immltis): At the January 7 Council meeting, a question was asked about the need for soil sampling to determine if the spores are present. We contacted the Valley Fever Center for Excellence (VFCE), a collaboration between the University of Arizona and the Veterans Affairs Medical Center to see if a soil sampling methodology exists and is recommended for individual construction projects. Dr. Marion A. Wieden, Executive Director, stated that a sampling program for individual geographic locations does not exist and is of little benefit since the Valley Fever spores are endemic to a very large area of the southwestern United States and Mexico. She advised that the spores are extremely small and light and may remain suspended for very long periods of time, capable of traveling hundreds of miles. As an example, a dust storm that occurred in the San Joaquin Valley was attributed to be the probable cause of a statistical increase in Valley Fever in the San Francisco Bay Area. Consequently, Valley Fever researchers have not felt any benefit would be derived from selective soil sampling. Rather, research has focused upon methods of diagnosing and treating Valley Fever. The literature recommends the use of dust control measures during grading operations to reduce airborne dust which might allow spores to become airborne. A package of information on Valley Fever from the VFCE is being forwarded under separate cover as an exhibit to this letter. We also spoke to Glen Barnhill, Special Projects Division Chief, Kern County Planning Department, who is responsible for CEQA administration and implementation for Kern County. He stated that the Kern County Board of Supervisors received a report in August of 1995 prepared by the Kern County Valley Fever Task Force containing findings and recommendations. Kern County staff utilizes the findings and recommendations contained in that report as the basis for their EIR disclosure policy and project mitigation requirements. Kern County mitigation measures relating to Valley Fever requires 959 SOUTH COAST DRIVE!, SUITE 490 COSTA MESA, CALIFORNIA 92626 (714) 546 -1300 / FAX (714) 546.1050 Jan -15 -98 05:30P messenger investmentco. 714 546 -1050 P.03 January 15, 1998 Mr. Nelson Miller Director of Community Development CITY OF MOORPARK Page 2 monitoring and enforcement of dust control rules and ordinances currently in place. No sampling is required nor is there a procedure that they believe is effective. This is because the results of selective sampling do not enable the County to carry out a more effective mitigation program. A summary of the Task Force Report is attached. Moorpark staff has noted that the historical record of occurrences of Valley Fever in Moorpark have been quite low, statistically. The Moorpark area has experienced a great deal of construction associated with growth over the last fifteen years. Projects include the 118 -23 connector, construction at the college and the Griffin Campus Hills tract, and the residential development of the whole southwestern area of the city. From the historical scarcity of recorded Valley Fever cases over the past fifteen years, one may infer that the Moorpark area does not appear to be statistically problematic. And since the soils and geological characteristics of the Hidden Creek Ranch are similar to those of the Moorpark area, one would expect future valley Fever occurrences to remain in the same statistical range. Finally, there was no statistical "spike" of Valley Fever occurrences in the Moorpark area recorded by the County immediately after the Northridge earthquake. Again, by inference, there appears to be no historical evidence that the Moorpark area has a greater probability of Valley Fever than any other geographic area. Possible Contamination from Crude Oil Recovery Operations: Staff has included mitigation measures under the Public Health and Safety section that require Hidden Creek Ranch Partners (HCR) to "clean up" any contamination discovered within the development areas. At the January 7 Council meeting, questions were asked about the clean -up of Open Space areas. Staff responded that a "Phase I" environmental survey was conducted on the whole Specific Plan area and that minimal indications of contamination were found. Second, staff noted that the historical uses of the property included 1) cattle and sheep grazing, 2) crude oil recovery along the southeast edge of the area, and 3) citrus and avocado orchard farming on some of the parcels on the west side. Except for the grazing, the other two activities were confined to very specific geographic areas of the property. Staff indicated that HCR would be responsible for any clean up requirements within the area of development as well as the system of public trails. The concern expressed about the oil recovery facilities being located within the area designated as public Open Space is addressed in the mitigation measures. To summarize, these facilities will be fenced off from public access, as they currently are now. MESSENGER rm EN r COW IN Jan -15 -98 05:30P messenger investmentco. 714 546 -1050 P_04 January 15, 1998 Mr. Nelson Miller Director of Community Development CITY OF MOORPARK Page 3 For clarification purposes, it bears repeating that HCR has no legal ownership of the oil wells and facilities within the specific plan area. The Oak Park Field oil wells that were developed by Unocal and now owned by Nuevo Energy Company are located within a blanket easement along the southeast boundary of the HCR property. Also, the oil wells on the HCR property are well outside of the area proposed for development. Well No. 8, on Unocal property, and the injection well on Moorpark College property are the only wells located within the development footprint. While HCR accepts responsibility to clean up any contamination within the area proposed for development, HCR has no legal control of the oil recovery facilities outside of the area proposed for development. These activities are allowed by mineral rights ownership law, a Ventura County Conditional Use Permit having no sunset provisions, and are governed by State Department of Oil and Gas regulations. To help clarify HCR's legal rights and responsibilities as property owners of the fee land, HCR asked Laura K. McAvoy, attorney with the law offices of Nordman, Kormany, Hair & Compton with experience in oil and gas activities to provide a letter of explanation and clarification. Her letter is included as an attachment to this letter. The purpose of this information is to help staff and the Council evaluate the feasibility of the proposed mitigation measures. If you have any questions regarding this letter and the attached information, please contact us. Sincerely, HIDDEN CREE RAN H PARTNERS, L.P. V" J Gary Austin Vice President Attachments MESSENGER I N V E S T M E N T C 0 M A N Y Jan -15 -98 05:31P messenger investmentco. 714 546 -1050 P.05 PROCEEDINGS OF THE FORTIETH ANNUAL COCCIDIOIDOMYCOSIS STUDY GROUP MEETING ABSTRACTS Mayo Clinic Scottsdale, Arizona March 30, 1996 Hille B. Levine, Ph.D. Chairholder John N. Galgiani, M.D. Secretary Diane L. Tauro Production Editor Appreciation is expressed for the support of the California Thoracic Society. Catalogued by the National Library of Medicine. Address editorial correspondence to: Dr. John N. Galgiani Medical Service (111) VA Medical Center Tucson, AZ 85723. Jan -15 -98 05:31P messenger investmentca. 714 546 -1050 P.06 12 KERN COUNTY VALLEY FEVER TASK FORCE REPORT ON THE CONTROL OF C0CC1D101DES jAfM117S R. Talbot, K. Emery, BA Jinadu, Kern County Health Department, Bakersfield, CA. The Following is a summary of a report given to the Kern County Board of Supervisors in August 1995. Findings of the 29 member Task Force include the following: (1) Fungus grows in small sites along foothills and in undeveloped (virgin) soils of the San Joaquin Valley (2) Fungus grows only in top few inches of soil (3) Extensive soil testing for the fungus is not reliable nor practical (4) Transmission of Valley Fever is primarily caused by naturally occurring winds and dust storms, secondarily by dust - creating activities on undeveloped soils, earth moving (land development), earth tilling (agriculture), mining (oil drilling), recreation (off road vehicles). home gardening (landscaping) (5) Drought conditions followed by heavy rainfall in late winter and spring months each year (1991 -1994) caused abundant growth of fungus in virgin soils resulting in increased human and animal infections in the Southern San Joaquin Valley (6) Land developmcnt/construetion activities declined during this 1991 -1994 epidemic period (7) Construction and agricultural activities reduce future risk of Valley Fever by paving over or planting on infected soil areas ( "hot spots ") (8) NQ state of California policy or Cal- O.S.H.A. regulations for protection or education of workers (9) 50% of Kern County residents already immune due to previous Valley Fever infection (10) Cost of 1991 -94 epidemic - $66.6 million. Recommendations of task force: (Dust Control) (1) Monitor and enforce dust control rules and ordinances currently in place: A. Rule 8020 - Regulation VIII (APCD) B. Kern County grading, land division and zoning ordinances C. Include Valley Fever in "Risk of Upset" section of Environmental Impact Reports (E.M.) (Education and Protection) (2) Public information campaigns (3) Dust/Mist mask use advisory for dusty conditions and YolUntm skin testing (4) Industries provide information to workers "At Risk" (Research) (5) Support Kem County Health Department in the following on -going Valley Fever research: A. Occupational surveys B. Skin Testing surveys C. Epidemiology studies D.Soil studies (Vaccine Development) (6) Support vaccine fund raising and development activities 37 -10 million): A. Elected officials B. Medical/research community C. Kem County industry D. New media E. Community -at- large. Summary: (1) Kern County is a highly endemic area for Valley Fever. (2) Valley Fever infections are an environmental phenomenon. (3) Dust control and education may reduce infections. (4) A vaccine will produce a significant reduction in cases. Tnk1 4 r I nn � - Jan -15 -98 05:31P messenger investmentco. 714 546 -1050 Uw OFFK= OF M�1a1MM w, q.� NOROM^N. 0ORMANY. HMR & COMPTON �i` +�i 1 600 TOwN CEMER O+�IVE 0" R PdOWAWAh QTH FLOM VY...K w.vp. Poe. orm=eM01co ".►..� oaft� w wo o o .LL K eiw rwKrwwo� OXkVV. CAUFOMM WWI .0100 ,u.w K su„t ewwADo.rft A++i.o~iw ice) �d3 -COO o.ow•ww +o►wn.w,A.Nwus.w �au...IL "001" ( ) SSW as�o � s.o�.weww p.wnw.M K M►�swa 87M FLOOR FAX (a08) 688 -6,lA7 �A ClAter o� wwm KM�.MwSNMw 1oVAVr M nAOR FAX (8061 9W -r f0 MaMI. 0.010Y.0.1 ♦nMi My�O►.CN+II �� �N VON" 0. OWN/M January 15, 1998 Mr. Jeff Gordon Mr. Gary Austin Hidden Crank Ranch, L.P Messenger Investment Company 959 South Coast Drive, Suite 490 Costa Mesa, California 92626 Rea siadem Creek aanob, L.P. Legal Aighte of Mineral Owner Gentleuen t You have requested our opinion as to the relative legal rights of the mineral owner, now Nuevo Energy company, a Delaware corporation ( "Nuevo "), in the property owned by Hidden creek Ranch, L.P. Thin office, and specifically the undersigned, does a substantial amount of legal services in the oil and gas field both for landowners and oil operators. I have reviewed the original granting documents by which the mineral rights were severed from the surface ownership as well as certain related clarifications and modifications of those rights accomplished by various agreements between the then mineral owner and then surface owner in 1979 that are a matter Of public record. In the present circumstances, the mineral rights are owned by Nuevo arising out of a severance of the mineral rights from the surface that occurred in 1689. Hornbook law and virtually every jurisdiction in the United States and specifically the law in California is that mineral rights and the right to extract those mineral rights are deemed to be a dominant interest In land with the surface as the servient estate. (See 1 Williams i Keyers, Oil and Gas Law, and Sullivan, Handbook or Oil and Gas Law.) This relative priority of rights is implied in the low oven if it is not expressly provided for. However, in the current circumstances, the dominance in specifically contained within the 1889 deed reservation. Specific relevant language from the 1a89 document states that the mineral owner has "the full, free, exclusive and perpetual right to explore, JAN 15 '98 17 =44 P.07 Jan -15 -98 05:31P messenger investmentco. 714 546 -1050 P_08 Mr. Jeff Gordon Mr. Gary Austin January 15, 1998 page 2 dig, mine from the right of over said rights ee in and on pumps an dand bore for and otherwise to extract said substances lands . . . and also the full, free and perpetual ingress to and egress from the right of way upon and lands, proper and necessary for the exercise of said reserved . . . also, all necessary rights of location said lands for . _ . wells . . . tanks, dumps, . . . all other necessary machinery." Consequently, as surface owner, you hinder or remove the exist on the surface have no legal right to interfere with, operations of the mineral owner that may lards. In 1979, the surface and mineral owner negotiated a certain carving down of the mineral owner's rights of entry. The 1979 documents contain a specific reconfirmation of the rights of the mineral owner. "Surface owner hereby recognizes and expressly confirms (Mineral Owner's) said nineral rights as modified hereinabove, and nothing herein contained in this agreement shall be deemed to be an abridgment or limitation thereof . . . and surface owner hereby agrees for itself, and Its successors in interest, as a covenant running with said surface rights land, which covenant is ► hereby created, never to contest the title of (Mineral owner) to said retained mineral rights, or to offs a v hinderance or pbstruction to the exercise of enjmme t of the same by [Mineral Owner-It" (emphasis added and Mineral Owner inserted). The other contents of these 1979 documents are not relevant to this diecussion'in that they are the documents that created certain drilling islands and road, pipe and power line rights of ways. Consequently, it is our opinion that you would have no current legal right to require the mineral owner to assist you in your development, to allow any interference with their current operations or any restriction imposed by the surface owner on future potential operations of the mineral owner, and certainly, contained within those limitations, would be the inability to force abandonment of existing operations and removal of existing equipment. Should you have any questions or comments concerning this matter, please do not hesitate to contact me. Very truly yours NORDfX% Y , HAIR i COMPTON Laura K. XCAVOy LKH., ark 916MY/M.W1