City of Camarillo
601 Carmen Drive • P.O. Box 248 • Camarillo, CA 93011-0248 Office of the City Manager
(805) 388-5307
FAX (805) 388-5318
November 4, 2020
Justin Bertoline, Permit Planner
Ventura County Government Center Administration Building - 3rd Floor Resource Management Agency - Planning Division
800 S. Victoria Avenue
Ventura, CA 93009
Dear Mr. Bertoline:
We appreciate the opportunity to review and comment on the proposed Somis Ranch Farmworker Housing Project (Case No. PL19-0046). After reviewing the Draft Environmental Impact Report that is being circulated for public review and comment, we have the following comments for your consideration:
The following comments are from the City's Community Development Department:
1. The project is located immediately adjacent to the City of Camarillo City limits and Sphere of Influence. The City would like to express its position that the proposed project be carefully evaluated to assure compatibility with surrounding land uses in the City and designed to complement existing development in the surrounding area. The City of Camarillo General Plan includes a Community Design Element that was adopted by the Community Design Element should be considered in evaluation of the project.
1. Walls and Fencing: The project description and site plan should include any proposed walls or fences proposed around the project. Any walls and fencing should be decorative and include planting in front of it, as SR-34 is identified as a scenic corridor in the City of Camarillo's General Plan Community Design Element.
2. Site Plan: Show the two driveways that the project will take access from Somis Road on the site plan.
3. Noise Impacts: Construction noise should be analyzed for potential impacts to Rancho Campana High School. Although these impacts may be temporary and therefore not constitute a significant impact, it should be evaluated and mitigation should be considered in order to reduce any temporary impacts.
4. Soil Transport During Construction: The Draft EIR states that the project anticipates approximately 33,600 cy of soil to be imported throughout the three phases of PL19-0046 (Somis Ranch) Justin Bertoline
November 4, 2020
development. The Draft EIR should include in the Transportation section the truck route and any potential impacts during construction due to truck traffic.
5. Agricultural Buffer: At the southeast corner of the 18.43-acre development area, it appears that the agricultural buffer stops as the access drive turns southwest then south.
The agricultural buffer should be continued, as it appears that adjacent to the driveway the land will continue to be used for agricultural use.
The following comments are from the City's Public Works Department:
1. Executive Summary, Construction: Page ES-3, second paragraph states that Phase 1 construction would begin in August 2021. Construction activities for the City's North Pleasant Valley Groundwater Desalter are occurring at this time and expected to be completed by December 2021. The City's North Pleasant Valley Groundwater Desalter construction staging area occupies the southern portion of the proposed project and will continue to occupy it until December 2021, which could interfere with the proposed project's schedule.
2. Table 1-1 Agency Comments on the NOP and EIR Responses: Pages 1-3 and 1-4 - The table did not list item 9 on the City's June 12, 2019 letter, nor did it address the City's concerns identified in that letter. This is an updated comment to item 9:
a. The DEIR states, at the top of Page ES-3, that recycled water treated effluent may be used for landscape irrigation (on-site), agricultural irrigation (off-site), and/or seepage pits. The DEIR does not provide information on potential health impacts from using the recycled water in this manner. Specifically, are there any health risks or potential contamination of the City's groundwater supply by use of seepage pits and irrigation methods?
3. Section 2.5.1.2 and Figure 2-3a shows one of the access roads (south entrance) will be shared by City's North Pleasant Valley Groundwater Desalter. A portion of this road was designed and will be constructed for access to the Desalter. Additional improvements to the access road, including a bicycle/pedestrian pathway, will be necessary in order to accommodate the number and types of vehicles that will access the proposed project. These additional improvements will be designed and constructed as part of the project, and not by the City of Camarillo. This access road needs to be available to the City's Desalter for its operation.
4. Section 2.5.1.2 and Figure 2-3b "Road to be built by others" - Please clarify who are "the others"
5. Section 2.5.4 Construction on Page 2-17, fifth paragraph - Construction activities for the City's North Pleasant Valley Groundwater Desalter are occurring at this time and are expected to be completed by December 2021. The City's North Pleasant Valley Groundwater Desalter construction staging area occupies the southern portion of the proposed project and will continue to occupy it until December 2021, which could interfere with the proposed project's schedule.
6. Section 4.7 Transportation Comments regarding the Revised Traffic Study, dated February 21, 2020, by Associated Transportation Engineers are as follows:
PL19-0046 (Somis Ranch) Justin Bertoline
November 4, 2020
a. Page 13 - Project Trip Distribution and Assignment refers to "Fas Posas Valley." Revise to be "Las Posas Valley." There are at least four places to revise on this page.
b. Page 14 - Figure 5, the project trip distribution does not equal 100%. There are some strange symbols on this figure that need to be corrected. For example, box diagrams 1 through 6 look incorrect, there is a capital "C" and an encircled "R" at the top right corner; perhaps one of these symbols was supposed to be a trip distribution value.
c. Page 26 - Site Access. Paragraph states there will be two shared access connections to Somis Road. However, only the southern access connection to Somis Road will be shared between the Desalter and the project. d. Page 31 - Safe Routes to School. Rancho Campana High School is an academy school and limits enrollment. Admittance into the school is by qualification and lottery. Have there been discussions with the Oxnard Union High School District regarding this project?
e. General Comments about the report:
i. This report has many strange symbols atop the original document. ii. The map on the cover page appears incorrect; Richard Pool's Civil Engineering seal has a "W', "S" and other strange symbols covering it. ili. Figures 1 through 9 all appear incorrect. They have strange symbols corrupting the report. Perhaps the software was incorrectly configured when it was printed.
iv. The font size and style changes, repeatedly, throughout the document.
7. Section 4.7.2.2 Project Impacts and Mitigation Measures, Mitigation Measures, Impact T-2: Page 4.7-10, last paragraph - "The City of Camarillo will construct a new access connection to Somis Road and improve an existing connection to Somis Road as part of the North Pleasant Valley Groundwater Desalter Facility.:." "A shared access agreement allowing the project to utilize the two driveway connections has been established." "The City of Camarillo will be required to construct the access connections to Somis road to County of Ventura and Caltrans design standards." The City of Camarillo will only be constructing a portion of the southern access road connection to Somis Road. Additional improvements to the access road, including a bicycle/pedestrian pathway, will be necessary in order to accommodate the number and types of vehicles that will access the proposed project. These additional improvements will be designed and constructed as part of the project and not by the City of Camarillo.
8. Section 4.8 Waste Treatment and Disposal: Page 4.8-1, first paragraph - Revise "Wafstewater" to read "Wastewater."
PL19-0046 (Somis Ranch) Justin Bertoline
November 4, 2020
9. Section 4.8.2.2 (Impact SW-1): Page 4.8-3, first paragraph - Revise "For these reasons, the Camarillo Sanitary District on-site wastewater treatment..." to read "For these reasons, the on-site wastewater treatment..." thereby deleting the reference to the Camarillo Sanitary District on-site.
10. Section 4.8.2.2 (Impact SW-1): Page 4.8-3, second paragraph, last sentence - Revise ...either the county or City of Camarillo sewer system." to read ""'...either the county or Camarillo Sanitary District sewer system."
11. Section 4.8.2.2 (Impact SW-1): Page 4.8-3, third paragraph - Revise to include information on analysis of impact to groundwater from recycled water in seepage pits not Section 4.9, Water Resources - Surface Water Quality this section analyzes impacts to surface water not groundwater quality which could be impacted from contents of recycled water not meeting regulatory standards which is stored in seepage pits.
12. Section 4.9 Water Resources: analyzes impacts to surface waters. There needs to be an environmental analysis on the impact to groundwater. The irrigation of recycled water and the construction and operation of a seepage pit need to identify potential impacts to groundwater quality and ensuring that regulatory requirements (both regional and State) are addressed.
13. Section 4.9 Water Resources: need to add information and description of Ventura County's LAMP regulatory program for septic system, which include seepage pits (this is a component of the project).
14. Section 4.9.1.3: Page 4.9-3 - Water quality impairments in the Calleguas Creek and Calleguas Creek Watershed need to add - trash, toxicity, salts (chloride, TDS); sulfate and Boron are already listed. Table 4.9-1 has a complete listing of water quality impairments.
If you have any questions about the comments contained within this letter, please contact Michelle Glueckert Community Relations (805) 388-5370 or
[email protected]. We look forward to the continued coordination between the City and County throughout the processing of this project.
Sincerely,
Greg Ramirez
City Manager
Encl: Letter from Tully Clifford, dated May 12, 2020
Letter from Dave Norman, dated June 12, 2019
City of Camarillo
STERLE ON AT
601 Carmen Drive • P.O. Box 248 • Camarillo, CA 93011-0248 Office of the City Manager
(805) 388-5307
FAX (805) 388-5318
May 12, 2020
Justin Bertoline, Permit Planner
Ventura County Government Center Administration Building - 3rd Floor Resource Management Agency - Planning Division
800 S. Victoria Avenue
Ventura, CA 93009
Dear Mr. Bertoline:
We appreciate the opportunity to review and comment on the proposed Somis Ranch Farmworker Housing Project (Case No. PL19-0046). After participating in the Project Scoping Meeting that took place via Zoom video conference on April 22, 2020, we have the following comments for your consideration:
The following comments are from the City's Community Development Department:
1. The project is located immediately adjacent to the City of Camarillo City limits and Sphere of Influence. The City would like to express its concerns that the proposed project be carefully evaluated to assure compatibility with surrounding land uses in the City and designed to complement existing development in the surrounding area.
2. The City of Camarillo General Plan includes a Community Design Element that was adopted by the Camarillo City Council in 2012. The policies and guidelines of the Community Design Element
(https://www.cityofcamarillo.org/Comm%20Dev/General%20Plan/10%20Community %20Design%20Element%2006-2012.pdf) should be considered in evaluation of the project, specifically as outlined below:
Section 10.3 - Residential Areas: The policies contained in Section 10.3 - Residential Areas should be considered for compatibility with adjacent development in Camarillo. Specifically, Objective RA-1.3, states, "Multi-family residential developments should be integrated and compatible with surrounding land uses and neighborhoods - both existing and future. Additionally, Objective RA-1.7 states, "Enhance and maintain the City's aesthetic beauty and visual character." Section 10.3.4: The Residential Design Guidelines in Section 10.3.4 should be considered for consistency in review of the proposed residential development.
PL19-0046 (Somis Ranch) Justin Bertoline
May 12, 2020
Section 10.8.4: Section 10.8.4 encourages coordination between local and State agencies to beautify State Route 34. Section 10.8.4 states, "These corridors are especially important since they create a lasting impression of the area as motorists enter or drive by the City of Camarillo."
Section 10.8.5: Figure 10.11 in Section 10.8.5 identifies the intersection of State Route 34 and Las Posas Road/Upland Drive as a Primary Gateway into the City and therefore, it is important that the proposed development provide a positive image into the City. Section 10.8.5 states,
Section 10.9: Section 10.9 identifies State Route 34 as a Scenic Corridor. As much of what forms the visual image of Camarillo comes from what is seen from motor vehicles, State Route 34 should highlight, promote and preserve the community's scenic and environmental characteristics and help reflect the community's character.
Goal SC-1 states, "Maintain the visual quality and scenic views along designated corridors where they contribute and become an essential part of the community's urban fabric." Additionally, Objective SC 1.1 states, "Enhance existing view corridors along scenic corridors. Maintain the visual quality and scenic views along designated corridors."
3. The EIR should address construction noise and provide the anticipated construction schedule in order to minimize impacts to the adjacent Rancho Campana High School as well as the Camarillo Public Library.
4. The EIR should address safety and security, specifically as it relates to the adjacent City desalter facility and any chemicals that will be kept on site.
5. The site plan shows an agricultural buffer on the development along the majority of the easterly property line. However it appears that there is no buffer provided at the southeast corner of the residential development.
6. Address security and fencing surrounding the proposed development adjacent to the high school and City desalter facility.
7. Address transportation routes and modes of transportation that will be utilized by the future residents of the project.
8. As no off-street parking is available, the project must ensure that all parking demand be satisfied on-site and must comply with the minimum State requirements for low income units.
The following comments are from the City's Public Works Department:
1. The two Somis Ranch Farmworker Housing Project driveway access locations on Somis Road are approximately 700 feet apart and appear to be acceptable for emergency access. However, the two locations where the driveway access roads enter the housing area appear to be too close together (separated by approximately 150 feet) and therefore, do not appear acceptable for emergency access.
PL19-0046 (Somis Ranch) Justin Bertoline
May 12, 2020
2. The traffic study should include conceptual design of the two Somis Road driveway intersections and the access road, including how the northern driveway/access road will not be within 70 feet of the Bell Ranch complex as stated under section "F23.
Cultural Resources" of the Supplemental Information & Project Description prepared by Jensen Design & Survey. The dirt access road immediately adjacent to the Bell Ranch complex is proposed to be improved as part of the development.
3. Statements regarding access roads to be constructed by the City of Camarillo require clarification and documentation.
4. Please revise all application information (applications, plans, etc.) to reflect that portion of the access road to be constructed by the City of Camarillo, per the approved North Pleasant Valley Desalter Improvement Plans. The City of Camarillo will be constructing one access driveway on Somis Road and constructing an access road from this driveway to the North Pleasant Valley Desalter.
5. The Somis Ranch Farmworker Housing Project should provide the design and construction for the northern access driveway on Somis Road and for the access road located between the northern access driveway extending west and south to join the portion of the access road to be constructed by the City of Camarillo.
6. The proposed Somis Ranch Farmworker Housing Project shows a driveway onto Somis Road that is shared with the City of Camarillo's North Pleasant Valley Desalter Facility. The Desalter Facility will generate very few annual daily trips and most of those trips will be during off-peak hours. By itself the Desalter Facility will not warrant a traffic signal at the driveway onto Somis Road.
7. The North Pleasant Valley Desalter Facility driveway onto Somis Road is only about 500 feet from the traffic signal-controlled intersection of Somis Road/Lewis Road and Las Posas Road/Upland Road. This would be a poor location for a traffic signal because it is too close in spacing to the next traffic signal. Traffic signal spacing on Somis Road between Bell Ranch Road Private and Las Posas Road/Upland Road is more ideal.
8. The Somis Ranch Farmworker Housing Project will construct 360 residential units in three phases. This will generate a significant amount of peak hour traffic in the AM and PM peak hours. This project has two access points the north driveway (extension of Bell Ranch Road Private) and the south driveway (shared access with the North Pleasant Valley Desalter Facility.) The project should designate the north driveway as the primary access and construct a traffic signal at Bell Ranch Road Private and Somis Road. The south driveway should be designated as emergency access only.
9. Evaluate if the Somis Ranch Farmworker Housing Project will warrant dual left turn lanes for southbound Somis Road to eastbound Upland Road. Ultimately Somis Road is State Route 34 and falls under the jurisdiction of Caltrans. Caltrans will have the final decision on any improvements on Somis Road.
10. The Somis Ranch Farmworker Housing Project cannot connect to the City of Camarillo's SMP brine line because it would not comply with the City's discharge PL19-0046 (Somis Ranch) Justin Bertoline
May 12, 2020
agreement with Calleguas. Also, based on a smaller connection being required, it may be more cost effective if the Somis Ranch Farmworker Housing Project connected directly to SMP using a separate location and agreement with Calleguas. Lastly, Calleguas' rate structure does not accommodate the discharge of different water qualities, such as treated wastewater and desalter brine being blended together.
11. Please provide a copy of Appendix A of the Supplemental Information & Project Description prepared by Jensen Design & Survey.
12. Please provide copies of all agreements referenced in the applicant's submittal documents.
If you have any questions about the comments contained within this letter, please contact Michelle Glueckert D'Anna, Community Relations Officer, at (805) 388-5370 or [email protected]. We look forward to your continued coordination throughout the processing of this project.
Sincerely,
Jully
Tully Clifford
City Manager
City of Camarillo
601 Carmen Drive • P.O. Box 248 • Camarillo, CA 93011-0248 Office of the City Manager
(805) 388-5307
FAX (805) 388-5318
June 12, 2019
Justin Bertoline, Permit Planner
Ventura County Government Center Administration Building - 3rd Floor Resource Management Agency - Planning Division
800 S. Victoria Avenue
Ventura, CA 93009
Dear Mr. Bertoline:
We appreciate the opportunity to review and comment on the proposed Somis Ranch Farmworker Housing Project (Case No. PL19-0046). After reviewing the documents that were distributed to the City of Camarillo on May 21, 2019, we have the following comments for your consideration:
1. Please provide a noise analysis for the operation of the on-site package treatment plant. The analysis should include the maximum operational noise levels at all hours of the day and night, and potential noise impacts to nearby noise sensitive receptors including Rancho Campana High School, Camarillo Library, and churches and residences in the vicinity.
2. Please provide the application materials to the Oxnard Union High School District and the Pleasant Valley School District for their review and comment on the potential impact this project could have on enrollment in our Camarillo schools.
3. The two Somis Ranch Farmworker Housing Project driveway access locations on Somis Road are approximately 700 feet apart and appear to be acceptable for emergency access. However, the two locations where the driveway access roads enter the housing area appear to be too close together (separated by approximately 150 feet) and, therefore, do not appear acceptable for emergency access.
4. The traffic study should include conceptual design of the two Somis Road driveway intersections and the access road, including how the northern driveway/access road will not be within 70 feet of the Bell Ranch complex as stated under section "F23.
Cultural Resources" of the Supplemental Information & Project Description prepared by Jensen Design & Survey. The dirt access road immediately adjacent to the Bell Ranch complex is proposed to be improved as part of the development.
5. All statements regarding access roads to be constructed by the City of Camarillo require clarification and documentation.
Justin Bertoline
June 12, 2019
6. Please revise all application information (applications, plans, etc.) to reflect that a portion of the access road will be constructed by the City of Camarillo per the approved North Pleasant Valley Desalter Improvement Plans. The City of Camarillo will be constructing one access driveway on Somis Road and constructing an access road from this driveway to the North Pleasant Valley Desalter.
7. The Somis Ranch Farmworker Housing Project should provide the design and construction for the northern access driveway on Somis Road and for the access road located between the northern access driveway extending west and south to join the portion of the access road to be constructed by the City of Camarillo.
8. The Somis Ranch Farmworker Housing Project cannot connect to the City of Camarillo's SMP brine line because it would not comply with the City's discharge agreement with Calleguas. Also, based on a smaller connection being required, it may be more cost effective if the Somis Ranch Farmworker Housing Project connected directly to SMP using a separate location and agreement with Calleguas. Lastly, Calleguas' rate structure does not accommodate for the discharge of different water qualities, such as treated wastewater and desalter brine being blended together.
9. The Supplemental Information & Project Description, Page 4, states that recycled water from treated effluent may be used for landscape irrigation (on-site), agricultural irrigation (off-site), and/or groundwater injection (on-site). Please provide a hydrology analysis that discloses any potential health impacts from using the recycled water in this manner. Specifically, are there any health risks or potential contamination of the City's groundwater supply by using the proposed injection and irrigation methods?
10. Please provide a copy of the Tentative Parcel Map 6020 for review by City of Camarillo Public Works' staff.
11. Please provide copies of all agreements referenced in the applicant's submittal documents.
12. Please provide a copy of Appendix A of the Supplemental Information & Project Description prepared by Jensen Design & Survey.
If you have any questions about the comments contained within this letter, please contact Michelle Glueckert D'Anna, Community Relations Officer, at (805) 388-5370 or [email protected]. We look forward to your continued coordination throughout the processing of this project.
City Manager