Planning Director Staff Report – Hearing on August 24, 2020 · 8/24/2020 · 9. History: On...

MARAVILLA GARDENS TEMPORARY OUTDOOR EVENTS VENUEMODIFICATION NO. 2 TO CONDITIONAL USE PERMIT LU08-0060,

CASE NO. PL19-0125

A. PROJECT INFORMATION

1. Request: The applicant requests approval of a Minor Modification of ConditionalUse Permit (CUP) Case No. LU08-0060 for the continued operation of a temporaryoutdoor event venue (Case No. PL19-0125).

2. Applicant: Rob Loller, 8620 Santa Rosa Road, Camarillo, CA 93012

3. Property Owner: Antonio and Joann Maravilla, 349 Appletree Avenue, Camarillo,CA 93012

4. Applicant’s Representative: Alan Nelsen, 9452 Telephone Road, #258, Ventura,CA 93004

5. Decision-Making Authority: Pursuant to the Ventura County Non-Coastal ZoningOrdinance (NCZO) (Section 8105-4 and Section 8111-1.2 et seq.), the PlanningDirector is the decision-maker for the requested modified CUP.

6. Project Site Size, Location, and Parcel Number: The 5.18-acre property islocated at 8620 Santa Rosa Road, approximately 1,450 feet to the west of theintersection of Santa Rosa Road and Gerry Road, near the city of Camarillo, in theunincorporated area of Ventura County. The Tax Assessor’s parcel numbers forthe parcels that constitutes the project site are 163-0-140-160 and 163-0-140-170(Exhibit 2).

7. Project Site Land Use and Zoning Designations (Exhibit 2):

a. Countywide General Plan Land Use Map Designation: Agricultural

b. Zoning Designation: AE-40 ac. (Agricultural Exclusive, 40-acre minimum lotsize)

8. Adjacent Zoning and Land Uses/Development (Exhibit 2):Location in

Relation to theProject Site

Zoning Land Uses/Development

North AE-40 ac.Santa Rosa Road, followed by

agricultural fields

Planning Director Staff Report – Hearing on August 24, 2020

County of Ventura • Resource Management Agency • Planning Division800 S. Victoria Avenue, Ventura, CA 93009-1740 • (805) 654-2478 • vcrma.org/divisions/planning

Planning Director Staff Report for PL19-0125Planning Director Hearing on August 24, 2020

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Location inRelation to the

Project SiteZoning Land Uses/Development

East AE-40 ac.Single-family residences, approximately440 feet (under same ownership) and800 feet from the existing events area

South AE-40 ac. Agricultural fieldsWest AE-40 ac. Agricultural fields

9. History: On December 16, 2004, the County granted CUP 5273 for conversion of a1,653 square foot barn into an agricultural sales facility on APN 163-0-140-160, andinstallation of a dirt parking lot for up to 27 vehicles. The CUP was granted for a 10-year period, expiring December 16, 2014.

On December 23, 2008, the Planning Director granted CUP LU08-0060 authorizingup to 60 temporary outdoor events per year on the property, Monday throughSunday, January 1 through December 31 and adopted a Mitigated NegativeDeclaration (MND) that evaluated the environmental impacts of the facility. The MNDidentified potentially significant impacts related to noise and vibration and identifiedmitigation measures to lesson those impacts to a less-than-significant level. CUPLU08-0060 was granted for a 5-year period, expiring December 23, 2013.

On January 14, 2009, the Planning Director granted Permit Adjustment No. 1 to CUP5273 (Case No. LU08-0120) authorizing a re-design of the existing on-site dirtparking lot to accommodate up to 50 vehicles.

On December 23, 2014, the Planning Director granted Minor Modification No. 1 toCUP LU08-0060 (Case No. PL13-0166) authorizing the continued operation of anoutdoor events venue, to legalize the addition of a bridal changing room and grooms’room and adopted an Addendum to the original MND. The modified CUP wasgranted for a 10-year period from the approval date of CUP LU08-0060, expiringDecember 23, 2023.

On May 19, 2015, the Planning Director granted Permit Adjustment No. 2 to CUP5273 (Case No. PL14-0181) authorizing the continued operation of an agriculturalsales facility. Permit Adjustment PL14-0181 was granted for a 10-year period fromthe approval date of CUP 5273 (Condition of Approval No. 3 of Case No. PL14-0181),expiring December 16, 2024.

On February 14, 2017, the Planning Director granted Permit Adjustment No. 1 CUPLU08-0060 (Case No. PL16-0170) and adopted an Addendum to the original MNDto include the following: (1) modify Condition of Approval No. 7(a)(ii) of CUP LU08-0060 (as modified by Case No. PL13-0166), authorizing a one-year time extensionfor the applicant to obtain a Zoning Clearance for Construction and Use Inauguration,and; (2) modify the language of Condition of Approval No. 30 of CUP LU08-0060 (asmodified by Case No. PL13-0166), authorizing changes to the bridal changing room.


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On November 20, 2019, the applicant filed a request to modify CUP LU08-0060 (asmodified by Minor Modification Case No. PL13-0166 and Permit Adjustment CaseNo. PL16-0170) to authorize an early renewal for the continued operation of anoutdoor events venue for a 10-year period, to increase the time by which events endby one hour, and to increase the permitted number of events from 60 to 90 per year(Case No. PL19-0125). On January 21, 2020, the Planning Division deemed thisrequested application complete for processing. Pursuant to Section 8111-2.10 of theVentura County NCZO, since this requested application (Case No. PL19-0125) wasaccepted as complete prior to the expiration of CUP LU08-0060 (as modified byMinor Modification Case No. PL13-0166 and Permit Adjustment Case No. PL16-0170), the CUP shall remain in full force and effect until the County acts upon thisrequest.

10.Project Description: The applicant requests a minor modification of CUP LU08-0060 (as modified by Minor Modification Case No. PL13-0166 and PermitAdjustment Case No. PL16-0170) to authorize the following:

• Continued use and operation of a temporary outdoor event venue for a 10-yearperiod;

• Increase the number of permitted events from 60 to 90 per year;

• Increase the time by which the events end by one hour:

o Existing – events end at 10:00 PM, proposed – 11:00 PM

o Existing – guests depart at 10:30 PM, proposed – 11:30 PM

o Existing – event lights out at 11:00 PM, proposed – 12:00 AM

• Allow for 325 attendees per event with up to 300 guests (see explanation ofterminology such as “guests” and “attendees” below)

The applicant is not requesting to increase the total number of guests per event,which has always been limited to 300 guests. However, subsequent to granting ofCUP LU08-0060, Section 8107-46 et seq of the Ventura County NCZO (OutdoorEvents) was updated. Since the Code update, the term guest has been omittedand now refers to attendees (a term which includes guests, staff, vendors, and anyother persons in attendance at the event). When originally issued, CUP LU08-0060allowed for up to 300 guests but did not identify a number of allowed non-guestattendees (staff, vendors, security, etc.). Therefore, to comply with the terminologyof Section 8107-46 et seq and ensure that the permittee can continue to have upto 300 guests, the permit shall be modified to allow for up to 325 attendees. Thiswould maintain the 300 guests limit and allow up to 25 staff, vendors, etc.

In addition to the modifications above, the following components of the operation(as authorized by CUP LU08-0060 and as modified by Minor Modification CaseNo. PL13-0166 and Permit Adjustment Case No. PL16-0170) would carry forwardwith the Project and are not proposed to change, except where noted:


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• The start time of temporary events would continue to be 1 p.m., Mondaythrough Sunday;

• Each event host would have use of the property, beginning at 8:00 a.m. the dayof the event, ending at 11 p.m. 12, midnight;

• The use of a temporary tent may be used for inclement weather;

• The existing agricultural sales use on the property (which was permittedpursuant to CUP 5273) shall not be used for any temporary events and shallclose at 12:00 p.m. on the days of events, so as to not be operating concurrentwith the scheduled event;

• The on-site single-family dwelling, including the restrooms inside the dwellingshall not be used for any of the temporary outdoor events that are the subjectof this CUP;

• Two Three existing accessory structures (as specified on the site plan) wouldcontinue to be used associated with temporary outdoor events — one for abridal changing room, and one for a groom’s changing room, and one for anoffice;

• The Permittee shall not install any permanent lighting for the purpose oftemporary events. Temporary exterior lighting shall be provided in the parkingareas for safety and security purposes. Temporary dance lights are limited tothe area reserved for the dance floor. Other temporary lighting is permitted tobe used for ceremony ambiance and dinner tables. Any lighting in excess of150 watts shall not result in direct illumination on to adjacent properties. Anyexterior lighting in excess of 150 watts shall be hooded and/or directeddownward onto the subject property to prevent spill-over onto adjacentproperties. All lights for temporary events must be completely turned off by 11p.m. 12, midnight;

• The existing 164 parking spaces would continue to be provided on-site forattendees. Parking on Santa Rosa Road or within the shoulder right-of-waywould continue to be prohibited;

• Event hosts would be responsible for making sure attendees remain indesignated areas. For events where there will be in excess of 200 attendees,security would continue to be required as part of the contract between MaravillaGardens and lessee;

• The event host may have pre-event set-up activities such as catering and eventsupply deliveries the day before the event and post-event clean-up activitiessuch as clean-up and dismantling of equipment. The pre-event and post-eventactivities shall be limited to not more than four (4) hours within the timeframeof 8:00 a.m. to 9:00 p.m. If pre-event or post-event activities require more thanfour (4) hours to complete on a given day, the day shall apply towards themaximum allowed 60 90 days within a calendar year; and,


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• The event venue may allow one (1) event rehearsal the day prior to the event.The rehearsal shall be limited to two (2) hours maximum, shall have no food,drink, music, or other entertainment, shall be limited to a maximum of twenty(20) attendees, and shall be directly associated with the event (Exhibit 3).

B. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) COMPLIANCE

Pursuant to CEQA (Public Resources Code Section 21000 et seq.) and the CEQAGuidelines (Title 14, California Code or Regulations, Division 6, Chapter 3, Section 15000et seq.), the proposed project is subject to environmental review.

On December 3, 2008, the Planning Director adopted an MND that evaluated theenvironmental impacts of the project. Two potentially significant impacts were identified:Noise and Agricultural Resources – Land Use Compatibility. Mitigation measures wereincorporated into the MND that would ensure sound levels would not exceed an hourlyaverage of 75 dBA at 15 feet from the DJ area, to require the applicant to notify adjacentneighbors of the name and phone number of a contact person to call during events if noisebecame a nuisance, and to establish a complaint resolution process. An additional mitigationmeasure was incorporated into the MND to require the applicant to prepare a basicNotification and Response Plan to ensure that agricultural operations on surroundingparcels would not be impacted by temporary outdoor events. This MND is attached asExhibit 4.

The CEQA Guidelines [Section 15164(b)] state that the lead agency shall prepare anaddendum to an adopted MND if: (1) minor changes or additions are necessary; but (2)none of the conditions described in the CEQA Guidelines (Section 15162) calling for thepreparation of a subsequent MND have occurred. Exhibit 5 includes a description of thechanges or additions that are necessary to the MND and a discussion of why none of theconditions described in the CEQA Guidelines exist, which require the preparation of an EIRor subsequent MND.

Therefore, based on the information provided above and in light of the whole record, thereis no substantial evidence to warrant the preparation of an EIR or subsequent MND, andthe addendum to the MND (Exhibit 5) reflects the County’s independent judgment andanalysis.

C. CONSISTENCY WITH THE GENERAL PLAN

The Ventura County General Plan Goals, Policies and Programs (2015, page 4) states:

…in the unincorporated area of Ventura County, zoning and any permits issuedthereunder, any subdivision of land, any public works project, any public (County,Special District, or Local Government) land acquisition or disposition, and anyspecific plan, must be consistent with the Ventura County General Plan Goals,Policies and Programs, and where applicable, the adopted Area Plan.


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Furthermore, the Ventura County NCZO (Section 8111-1.2.1.1.a) states that in order tobe approved, a project must be found consistent with all applicable policies of the VenturaCounty General Plan.

Evaluated below is the consistency of the proposed project with the applicable policies ofthe General Plan Goals, Policies and Programs.

1. General Plan Resources Policy 1.1.2-1: All General Plan amendments, zonechanges and discretionary development shall be evaluated for their individual andcumulative impacts on resources in compliance with the California EnvironmentalQuality Act.

As discussed in Section B (above) and in the Addendum to the MND prepared forthe proposed project (Exhibit 5), the project’s individual impacts and contributionto cumulative impacts on resources have been evaluated in compliance withCEQA.

Based on the discussion above, the proposed project is consistent with GeneralPlan Resources Policy 1.1.2-1.

2. Resources Policy 1.3.2-2: Discretionary development shall comply with allapplicable County and State water regulations.

Resources Policy 1.3.2-4: Discretionary development shall not significantlyimpact the quantity or quality of water resources within watersheds, groundwaterrecharge areas or groundwater basins.

As discussed in the Addendum to the MND prepared for the proposed project(Exhibit 5), the project’s individual impacts and contribution to cumulative impactson water resources have been evaluated in compliance with CEQA and found tobe less than significant. The Camrosa Water District provides water service to thesubject properties. The subject properties are located within the Santa RosaGroundwater Basin, which is an impacted nitrate groundwater basin. All waterconsumed by attendees at temporary outdoor events would continue to be broughtto the site by vendors and/or the leasing party. Portable toilets would continue tobe available on-site for use during all temporary events. A bridal changing roomwith a half bathroom would also continue to be included within the CUP boundaryand used during temporary outdoor events. The project would neither directly norindirectly decrease the net quantity of groundwater, nor would it create anoverdrafted groundwater basin, because no increase in annual groundwater usageis anticipated.

Therefore, the proposed project is consistent with Policies 1.3.2-2 and 1.3.2-4.


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3. Resources Policy 1.6.2-1: Discretionary development located on landdesignated as Agricultural (see Land Use Chapter) and identified as PrimeFarmland or Farmland of Statewide Importance on the State's Important FarmlandInventory, shall be planned and designed to remove as little land as possible frompotential agricultural production and to minimize impacts on topsoil.

The proposed project would not permanently remove land from potentialagricultural production. No development is proposed as part of this project. Theproposed events would not conflict with agricultural operations on the project siteor surrounding parcels.

Therefore, the proposed project is consistent with Policy 1.6.2-1.

4. Resources Policy 1.6.2-6: Discretionary development adjacent to Agricultural-designated lands shall not conflict with agricultural use of those lands.

Land Use Policy 3.2.2-4: Agricultural: (3) Agricultural land shall be utilized for theproduction of food, fiber and ornamentals; animal husbandry and care; usesaccessory to agriculture and limited temporary or public uses which are consistentwith agricultural or agriculturally related uses.

As discussed in the proposed addendum to the MND (Exhibit 5) prepared for theproject, the project’s individual impacts and contribution to cumulative impacts withregard to land use compatibility have been evaluated in compliance with CEQAand found to be less than significant. The Agricultural Commissioner’s Officeimposed a mitigation measure upon the original CUP to require the applicant toprepare a Notification and Response Plan to ensure that any lessees and/or gueststo the project site are aware that commercial farming operations in the vicinity ofthe site may cause dust, noise, or odors from time to time (Exhibit 6, Condition ofApproval No. 21). With the imposition of this mitigation measure, the proposed useis considered consistent with agriculturally related uses.

Therefore, the proposed project is consistent with Policies 1.6.2-6 and 3.2.2-4.

5. Resources Policy 1.7.2-1: Notwithstanding Policy 1.7.2-2, discretionarydevelopment which would significantly degrade visual resources or significantlyalter or obscure public views of visual resources shall be prohibited unless nofeasible mitigation measures are available and the decision-making bodydetermines there are overriding considerations.

As discussed in the original MND (Exhibit 4) and addendum to the MND (Exhibit 5)prepared for the proposed project, the project’s individual impacts and contributionto cumulative impacts on visual resources have been evaluated in compliance withCEQA and found to be less than significant.



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6. Resources Policy 1.8.2-1: Discretionary developments shall be assessed forpotential paleontological and cultural resource impacts, except when exempt fromsuch requirements by CEQA. Such assessments shall be incorporated into aCountywide paleontological and cultural resource data base.

As discussed in the original MND (Exhibit 4) and addendum to the MND (Exhibit 5)prepared for the proposed project, the project’s individual impacts and contributionto cumulative impacts on paleontological and cultural resources have beenevaluated in compliance with CEQA. No ground disturbance activities areproposed as part of this project.


7. Hazards Policy 2.13.2-1: All discretionary permits shall be required, as acondition of approval, to provide adequate water supply and access for fireprotection and evacuation purposes.

Public Facilities and Services Policy 4.8.2-1: Discretionary development shallbe permitted only if adequate water supply, access and response time for fireprotection can be made available.

The Ventura County Fire Protection District (VCFPD) reviewed the proposedproject and determined that adequate access and water would continue to beavailable for adequate fire suppression on the two project sites. The project sitesare located within the response distance of Fire Station 52.

Furthermore, the CUP would include conditions of approval (Exhibit 6) to requirethe applicant to comply with the International Fire Code as adopted and amendedby VCFPD Current Ordinance for Fire Hazard Abatement (Exhibit 6, Condition ofApproval Nos. 40 through 49).

Based on the discussion above, and with the imposition of these conditions, theproposed project would be consistent with Policies 2.13.2-1 and 4.8.2-1.

8. Hazards Policy 2.16.2-1: All discretionary development shall be reviewed fornoise compatibility with surrounding uses. Noise compatibility shall be determinedfrom a consistent set of criteria based on the standards listed below. An acousticalanalysis by a qualified acoustical engineer shall be required of discretionarydevelopments involving noise exposure or noise generation in excess of theestablished standards. The analysis shall provide documentation of existing andprojected noise levels at on-site and off-site receptors, and shall recommend noisecontrol measures for mitigating adverse impacts […]

(4) Noise generators, proposed to be located near any noise sensitive use,shall incorporate noise control measures so that ongoing outdoor noise levels


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received by the noise sensitive receptor, measured at the exterior wall of thebuilding, does not exceed any of the following standards:

a. Leq1H of 55dB(A) or ambient noise level plus 3dB(A), whichever isgreater, during any hour from 6:00 a.m. to 7:00 p.m.

b. Leq1H of 50dB(A) or ambient noise level plus 3dB(A), whichever isgreater, during any hour from 7:00 p.m. to 10:00 p.m.

c. Leq1H of 45dB(A) or ambient noise level plus 3dB(A), whichever isgreater, during any hour from 10:00 p.m. to 6:00 a.m.

As discussed in the original MND (Exhibit 4) and addendum to the MND (Exhibit 5)prepared for the proposed project, the project would not include constructionactivities and, therefore, would not have the potential to generate constructionnoise. However, the proposed project involves the use of amplified sound(including music) depending upon the desires of the leasing party and, therefore,has the potential to exceed the threshold levels for noise at nearby noise-sensitivereceptors (dwellings).

The Noise Study (Advanced Engineering Acoustics, dated August 4, 2008) thatwas prepared for the project concluded that music and other amplified soundgenerated by the project could be maintained below the maximum threshold limits.The project would also be subject to a condition (Exhibit 6, Condition of ApprovalNo. 30) which would require that amplified noise be measured during events toensure sound levels do not exceed 75 dBA at 15 feet from the DJ area. This wouldcontinue to be accomplished as a result of the applicant having installed a noisemeter device at the DJ area, which gives instantaneous sounds level readingsduring events.

Therefore, with the implementation of this mitigation measure as conditioned, theproposed project would be consistent with Policy 2.16.2-1.

9. Public Facilities and Services Policy 4.1.2-1: Discretionary development shallbe conditioned to contribute land, improvements or funds toward the cost ofneeded public improvements and services related to the proposed development.

No construction or permanent development would be proposed as part of thisproject. However, due to the estimated number of trips generated by the proposedproject, the Ventura County, Public Works Agency, Roads and TransportationDepartment imposed a Traffic Impact Mitigation Fee (TIMF) to reduce theproposed project’s contribution to cumulative impacts to the Regional RoadNetwork and local public roads, to a less-than-significant level. The TIMF was paidas part of the original permit and no additional TIMF would be required as a resultof this project.

Therefore, the proposed project would be consistent with Policy 4.1.2-1.


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10.Public Facilities and Services Policy 4.1.2-2: Development shall only bepermitted in those locations where adequate public services are available(functional), under physical construction or will be available in the near future.

Adequate public facilities and services are available to continue to adequatelyserve the proposed project. No construction or permanent development would beproposed as part of this project. The project consists of temporary uses that do notrequire the extension of public facilities or services to the project sites to facilitatethe proposed uses. Vendors and customers would continue to provide water fromoff-site for consumption. The Permittee would continue to provide portablerestrooms during the temporary events. The bridal changing room would alsocontinue to be served by an existing septic system and thus would not require anew public facility.

Therefore, the proposed project would be consistent with Policy 4.1.2-2.

11.Public Facilities and Services Policy 4.2.2-3: The minimum acceptable Levelof Service (LOS) for road segments and intersections within the Regional RoadNetwork and Local Road Network shall be as follows:

(a) LOS-'D' for all County thoroughfares and Federal highways and State highwaysin the unincorporated area of the County, except as otherwise provided insubparagraph (b);

(b) LOS-'E' for State Route 33 between the northerly end of the Ojai Freeway andthe City of Ojai, Santa Rosa Road, Moorpark Road north of Santa Rosa Road,State Route 34 north of the City of Camarillo and State Route 118 betweenSanta Clara Avenue and the City of Moorpark;

(c) LOS-'C' for all County-maintained local roads; and

(d) The LOS prescribed by the applicable city for all Federal highways, Statehighways, city thoroughfares and city-maintained local roads located within thatcity, if the city has formally adopted General Plan policies, ordinances, or areciprocal agreement with the County (similar to Policies 4.2.2-3 through 4.2.2-6) respecting development in the city that would individually or cumulativelyaffect the LOS of Federal highways, State highways, County thoroughfares andCounty-maintained local roads in the unincorporated area of the County.

At any intersection between two roads, each of which has a prescribed minimumacceptable LOS, the lower LOS of the two shall be the minimum acceptable LOSfor that intersection.

Public Facilities and Services Policy 4.2.2-4: Except as otherwise provided inthe Ojai Area Plan, County General Plan land use designation changes and zonechanges shall be evaluated for their individual and cumulative impacts, anddiscretionary development shall be evaluated for its individual impact, on existingand future roads, with special emphasis on the following:


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(a) Whether the project would cause existing roads within the Regional RoadNetwork or Local Road Network that are currently functioning at an acceptableLOS to function below an acceptable LOS;

(b) Whether the project would add traffic to existing roads within the RegionalRoad Network or the Local Road Network that are currently functioning belowan acceptable LOS; and

(c) Whether the project could cause future roads planned for addition to theRegional Road Network or the Local Road Network to function below anacceptable LOS.

Public Facilities and Services Policy 4.2.2-6: Development that would generateadditional traffic shall pay its pro rata share of the costs of necessaryimprovements to the Regional Road Network per the County’s Traffic ImpactMitigation Fee Ordinance as amended time to time.

The proposed use would involve primarily non-peak hour trips to the project siteand would generate traffic on the Regional Road Network and local public roads.As discussed in this staff report (above), in the MND (Exhibit 4), and addendum tothe MND (Exhibit 5) for the proposed project, pursuant to the TIMF Ordinance 4246and Public Facilities and Services Policy 4.2.2-6, the applicant was required to paya TIMF to the County of Ventura for the original permit (CUP LU08-0060), whichwould be used for roadway improvements that would ensure that the project’scontribution to cumulative traffic impacts would be less-than-significant. Since aTIMF was already paid and no increase to the existing permitted number of tripsis proposed, the applicant is not required to pay another TIMF.

Therefore, the proposed project would be consistent with Policies 4.2.2-3, 4.2.2-4,and 4.2.2-6.

D. ZONING ORDINANCE COMPLIANCE

The proposed project is subject to the requirements of the Ventura County NCZO.

Pursuant to the requirements of the Ventura County NCZO (Section 8105-4), theproposed use is allowed in the AE-40 ac. zone district with the granting of a CUP. Uponthe granting of the CUP, the proposed project would comply with the requirements of theVentura County NCZO.

The proposed continuance of temporary outdoor events is subject to the special usestandards of the Ventura County NCZO (Section 8107-46). Table 1 lists the applicablespecial use standard and a description of whether the proposed project complies with thespecial use standards.


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Table 1 – Special Use Standards Consistency Analysis

Special Use Standard Complies?Sec. 8107-46.2 – No Authorization for Installation ofPermanent Structures, Equipment or ImperviousSurfaces:

The construction or installation of permanent structures,equipment or impervious surfaces shall not be authorizedunder this Sec. 8107-46 in conjunction with an outdoorevent use.

Yes;

No new structures would be proposedwith this project

Sec. 8107-46.4 – Conditionally Permitted OutdoorEvents:

A CUP is required to authorize an outdoor event that isnot exempt from permitting pursuant to, or does not meetall requirements set forth in, Sec. 8107-46.1 [Purpose] or8107-46.3 [Outdoor Events Exempt from Permitting]. ACUP may authorize up to 60 outdoor events per calendaryear on a lot during an initial term. If the initial term iscompleted, a CUP may be renewed through a permitmodification to allow up to 90 events per calendar yearon the lot during each subsequent term. A CUP shallhave a 5-year initial term, or such shorter term asrequested by the applicant. If the initial term iscompleted, a CUP may be renewed through permitmodifications with subsequent terms of 10 years each, orsuch shorter terms as requested by the applicant.

Yes;

The initial term for temporary outdoorevents was granted for a 5-year term(CUP LU08-0060). Subsequently, amodification was granted, authorizing a10-year extension to the initial CUP(PL13-0166). This project (PL19-0125)was accepted and deemed complete forprocessing prior to the expiration date ofPL13-0166 and is requesting anadditional 10-year term.

Sec. 8107-46.5 – Processing and Consideration ofConditionally Permitted Outdoor Event PermitApplications:

a) No application for a CUP pursuant to Sec. 8107-46.4 [Conditionally Permitted Outdoor Events] shallbe accepted for processing if final violations (i.e.,violations that were not timely appealed or wereconfirmed after timely appeal) have been issued forholding two or more outdoor events on the parcelwithin the previous 24 months without a CUP ifrequired pursuant to Sec. 8107-46.4 [ConditionallyPermitted Outdoor Events].

b) Applications for all CUP’s under Sec. 8107-46.4[Conditionally Permitted Outdoor Events], andapplications for all discretionary modificationsthereto, not involving legislative actions shall beprocessed in accordance with the time limits setforth in the Permit Streamlining Act (Gov. Code, §65920 et seq.), regardless of whether or not theproposed outdoor event use constitutes“development” as defined by Government Codesection 65927. Failure to comply with any time limitset forth in the Permit Streamlining Act shall not

Yes;

a) No violations exist on either projectsite;

b) This project is being processed inaccordance with the PermitStreamlining Act; and,

c) The project would be in compliancewith all applicable permit approvalstandards of the Ventura CountyNCZO.


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Table 1 – Special Use Standards Consistency Analysis

Special Use Standard Complies?constitute a basis for the denial of any such permitapplication.

c) The permit approval standards set forth in Sec.8111-1.2.1.1b [Permit Approval Standards forOutdoor Events and Assembly Uses] and, ifapplicable to the proposed project, additionalstandards set forth in Sec. 8111-1.2.1.2 [AdditionalStandards for AE Zone], Sec. 8111-1.2.1.3[Compliance with Other Documents], Sec. 8111-1.2.1.4 [Additional Standards for Overlay Zones],and Sec. 8111-1.2.1.7 [Additional Standards forCultural Heritage Sites] shall be applied to allapplications seeking a CUP pursuant to Sec. 8107-46.4 [Conditionally Permitted Outdoor Events] andapplications for all discretionary modificationsthereto.

E. CUP FINDINGS AND SUPPORTING EVIDENCE

The Planning Director must make certain findings in order to grant a CUP pursuant toSection 8111-1.2.1.1 of the Ventura County NCZO. The ability to make the requiredfindings is evaluated below.

1. The proposed development is consistent with the intent and provisions ofthe County's General Plan and of Division 8, Chapters 1 and 2, of the VenturaCounty Ordinance Code [Section 8111-1.2.1.1a.a].

Based on the information and analysis presented in Sections C and D of this staffreport, the finding that the proposed development is consistent with the intent andprovisions of the County's General Plan and of Division 8, Chapters 1 and 2, of theVentura County Ordinance Code can be made.

2. The proposed development is compatible with the character of surrounding,legally established development [Section 8111-1.2.1.1a.b].

As discussed in Sections C and D (above), the proposed project would becompatible with the character of the surrounding development. The proposed usesare consistent with the land use requirements of the Ventura County General Planand the applicable standards of the Ventura County NCZO. There are two adjacentresidences approximately 440 and 800 feet to the east of the location where eventswould occur. Conditions of approval (Exhibit 6) would be placed on the project toensure compatibility with these neighboring noise-sensitive uses (Condition ofApproval Nos. 25, 29 and 30), as well as with surrounding agricultural lands(Condition of Approval No. 53).


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Based on the discussion above, this finding can be made.

3. The proposed development would not be obnoxious or harmful, or impairthe utility of neighboring property or uses [Section 8111-1.2.1.1a.c].

As discussed above in Section E of this staff report (above), the proposed projectwould not interfere with existing residential and agricultural uses within the vicinityof the project sites. Conditions of approval (Exhibit 6) have been included to ensurethat the proposed project would not create noise and lighting nuisances (Conditionof Approval Nos. 20, 21, 22, 25, 29, and 30). In addition, as required by Conditionof Approval No. 38 (Exhibit 6), temporary outdoor events would be required tooperate in accordance with the Rules and Regulations of the Ventura County AirPollution Control District, with emphasis on Rule 51, Nuisance. As conditioned,the proposed project would not be obnoxious, harmful, or impair the utility ofneighboring properties or uses.

The Ventura County, Public Works Agency Roads and Transportation Departmenthas reviewed the project and determined that the project would not have an impacton the surrounding roadways, and therefore would not be a detriment to the public.The proposed project would not generate a need for on-street parking. No parkingwould be permitted on Santa Rosa Road or on the road shoulder right-of-way.

The proposed project was reviewed for noise sensitive uses in the vicinity of theproject sites that could be affected by the use of the proposed site for temporaryevents. A noise study was prepared for the original project (CUP LU08-0060) andthrough the MND process, mitigation measures have been placed on the projectthat would require that the permittee monitor the sound emissions from thespeakers to ensure that amplified music and sound levels do not exceed an hourlyaverage of 75 dBA at 15 feet from the DJ area (Exhibit 6, Condition of ApprovalNo. 30). Conditions have also been imposed on the project to require the permitteeto provide a contact person to adjacent neighbors to address any noise complaintsduring special events (Exhibit 6, Condition of Approval No. 17), and to require thePermittee to implement a noise resolution process (Exhibit 6, Condition of ApprovalNos. 18 and 25).

The proposed project may include outdoor night lighting and, therefore, may havethe potential to directly illuminate surrounding properties or roadways, or alter thesemi-rural nighttime aesthetic of the area. With implementation of a standardcondition of approval requiring downward directional lighting which would notilluminate offsite locations, the incremental increase in glare produced by theproject operations would be a less than significant impact. Impacts from glarewould not occur as all lighting would be conditioned to be downward directionaland designed to not result in spill over to adjacent natural areas or adjacentproperties.



of 19

4. The proposed development would not be detrimental to the public interest,health, safety, convenience, or welfare [Section 8111-1.2.1.1a.d].

As discussed in Section E of this staff report (above), the proposed project wouldinclude conditions of approval (Exhibit 6) to ensure that temporary outdoor eventswould not create noise nuisances, alter the existing semi-ruralresidential/agricultural character of the neighborhood, create fire hazards, createunsafe traffic conditions, or generate air quality nuisances. The proposed projectwould not include the construction of permanent structures and, therefore, wouldnot have the potential to create adverse impacts relating to flood or geologicalhazards. Moreover, the Permittee would not be required to install a new privateseptic system or make improvements to the existing on-site septic system toaccommodate event guests. Finally, the proposed project is not anticipated toresult in an increase in demand for water resources (Exhibit 4). Therefore, theproposed project would not be detrimental to the public interest, health, safety,convenience, or welfare, and this finding can be made.


5. The proposed development, if allowed by a Conditional Use Permit, iscompatible with existing and potential land uses in the general area wherethe development is to be located [Section 8111-1.2.1.1a.e].

As discussed in Section C (above), the Resource Management Agency, PlanningDivision, in consultation with other Ventura County agencies, reviewed theproposed project and determined that the proposed project, as conditioned, wouldbe compatible with surrounding land uses. The proposed project would not includethe construction of permanent structures and, therefore, would not have thepotential to introduce any new permanent development that could be incompatiblewith existing and potential land uses in the area surrounding the proposed projectsites.

The project sites are located in the unincorporated community of Camarillo.Development within the general vicinity of the project sites consists primarily ofagricultural uses (e.g., greenhouses and row crops) mixed with rural residences.The subject parcels are bounded on all sides by the unincorporated area of theCounty and by agricultural uses. Parcel A (APN 163-0-140-160) is approximately4.45 acres and is developed with a single-family residence, an agricultural salesbuilding, two shade structures, an office structure, a public restroom, gazebo,walkways, landscaping, and parking areas. Parcel B (APN 163-0-140-170) isapproximately 1.12 acres and is currently vacant. Surrounding the properties areparcels zoned A-E and used for agriculture. Two of the properties to the east havesingle-family uses on the property. Immediately to the north of the site is SantaRosa Road. The subject property has a land use designation of “Agricultural” anda zoning designation of AE-40 ac. (Agricultural Exclusive, 40-acre minimum parcel


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size). The proposed project sites are not located within the Sphere of Influence ofa City or within a Greenbelt. The use of the property for temporary events arepermitted in the zone district designation with an approved CUP.

Based on the above designations, the proposed use of the property for eventswould be consistent with the Ventura County General Plan and the Ventura CountyNCZO Therefore, with the imposition of conditions of approval (Exhibit 6) tominimize potential project specific impacts including agriculture, noise, traffic,parking and procedures for resolving complaints, the proposed project would becompatible with existing and planned land uses in the general area, and would beconsistent with the requirements of this finding.


6. The proposed development will occur on a legal lot [Section 8111-1.2.1.1a.f].

APNs 163-0-140-16 and 163-0-140-17 are two legal parcels as recorded by ParcelMap No. 2547, in P.M. Book 22, Pages 97 and 98.


7. The proposed development is approved in accordance with the CaliforniaEnvironmental Quality Act and all other applicable laws [Section 8111-1.2.1.1a.g].

As discussed in Section E (above), the proposed temporary events would not alteror interfere with existing adjacent agricultural operations. The proposed projectwould not include a change to the existing agricultural land use designation andzoning designation of the property and would not include the construction ofpermanent buildings or new infrastructure that would have the potential to facilitatenon-agriculturally related uses in the area. Additionally, the proposed project wouldinclude conditions of approval (Exhibit 6) to ensure that the temporary outdoorevents would not alter the existing semi-rural residential/agricultural character ofthe area, interfere with existing agricultural uses within the vicinity of the projectsite, or generate traffic impacts that would be incompatible with existing agriculturalland uses in the general area. Finally, the proposed use, including thedriveway/access road and parking areas that would facilitate the proposed uses,would be located within the designated CUP boundary area on the subject lot(Exhibit 3) and, therefore, would not encroach upon, or convert, any existing off-site agricultural uses to other types of uses.


8. The establishment or maintenance of this use will not significantly reduce,restrict or adversely affect agricultural resources or the viability ofagricultural operations in the area [Section 8111-1.2.1.2.a].


of 19

As discussed in Section A.8 of this staff report (above), the proposed project wouldnot include the construction of permanent buildings or structures. Temporarybuildings and structures would be limited to the placement of portable restrooms,lighting, tables/chairs, dance floors, etc. on-site during temporary outdoor eventsto serve event staff and guests. The placement of portable restrooms on-site wouldnot have the potential to adversely affect agricultural uses on- or offsite.

As discussed in Section E (above), the proposed project would be conditioned inorder to ensure that events would not interfere with existing agricultural uses withinthe vicinity of the project site or generate traffic impacts that would be incompatiblewith existing and potential land uses in the general area.


9. The structures will be sited to minimize conflicts with agriculture, and otheruses will not significantly reduce, restrict or adversely affect agriculturalactivities on-site or in the area, where applicable [Section 8111-1.2.1.2.b].

The proposed project would be located within a previously landscaped lawn areaon-site and would utilize an existing on-site parking area. Events would betemporary and would not involve the construction of any permanent buildings orstructures. Therefore, the proposed project would not interfere with the existingoperations on-site or remove land from agricultural production.


10.The use will be sited to remove as little land from agricultural production (orpotential agricultural production) as possible [Section 8111-1.2.1.2.c].

The proposed project is requesting continuance of temporary outdoor events at anexisting facility and would not involve the construction of any permanent buildingsor structures. Therefore, the project would not remove any land from agriculturalproduction.


F. PLANNING DIRECTOR HEARING NOTICE, PUBLIC COMMENTS, ANDJURISDICTIONAL COMMENTS

The Planning Division provided public notice regarding the Planning Director hearing inaccordance with the Government Code (Section 65091), Ventura County NCZO (Section8111-3.1). On August 10, 2020, the Planning Division mailed notice to owners of propertywithin 2000 feet of the property sites on which the project site is located. On August 14,2020, the Planning Division placed a legal ad in the Ventura County Star. As of the date


of 19

of this document, one letter of support was received from the closest neighbor to wherethe events would continue to occur (Exhibit 7).

The project sites are located within the City of Camarillo’s Area of Interest. Therefore, onDecember 13, 2019, the Planning Division notified the City of Camarillo of the proposedproject and requested the City of Camarillo to submit any comments that the City mighthave on the proposed project. As of the date of this document, no comments have beenreceived from the City of Camarillo.

G. RECOMMENDED ACTIONS

Based upon the analysis and information provided above, Planning Division Staffrecommends that the Planning Director take the following actions:

1. CERTIFY that the Planning Director has reviewed and considered this staff reportand all exhibits thereto, including the MND and proposed Addendum to the MND,and has considered all comments received during the public comment process;

2. FIND that none of the conditions described in Section 15162 of the CEQA Guidelinescalling for the preparation of a subsequent MND have occurred;

3. ADOPT the Addendum to the MND (Exhibit 5);

4. MAKE the required findings to grant a Minor Modification of CUP LU08-0060pursuant to Section 8111-1.2.1.1 of the Ventura County NCZO, based on thesubstantial evidence presented in Section E of this staff report and the entire record;

5. GRANT Minor Modification of CUP LU08-0060 (Case No. PL19-0125, subject to theconditions of approval (Exhibit 6); and,

6. SPECIFY that the Clerk of the Planning Division is the custodian, and 800 S. VictoriaAvenue, Ventura, CA 93009 is the location, of the documents and materials thatconstitute the record of proceedings upon which this decision is based.

The decision of the Planning Director is final unless appealed to the Planning Commissionwithin 10 calendar days after the permit has been approved, conditionally approved, ordenied (or on the following workday if the 10th day falls on a weekend or holiday). Anyaggrieved person may file an appeal of the decision with the Planning Division. ThePlanning Division shall then set a hearing date before the Planning Commission to reviewthe matter at the earliest convenient date.


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If you have any questions concerning the information presented above, please contactJohn Kessler at (805) 654-2461 or [email protected].

Prepared by: Reviewed by:

John Kessler, Case Planner Mindy Fogg, ManagerCommercial and Industrial Section Commercial and Industrial SectionVentura County Planning Division Ventura County Planning Division

EXHIBITSExhibit 2 MapsExhibit 3 Project PlansExhibit 4 Original MND (CUP LU08-0060)Exhibit 5 Addendum to MNDExhibit 6 Conditions of ApprovalExhibit 7 Letter of support

700 016 005

700 019 001

700 019 005

700 019 002700 019 003

Thousand Oaks

Simi Valley

Oxnard

Camarillo

MoorparkSan Buenaventura

Santa Paula

Fillmore

Port Hueneme

Ojai

Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, EsriJapan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, ©OpenStreetMap contributors, and the GIS User Community

É0 20,00010,000 Feet

Disclaimer: This Map was created by the Ventura County ResourceManagement Agency, Mapping Services - GIS which is designedand operated solely for the convenience of the County and relatedpublic agencies. The County does no twarrant the accuracy of thismapand no decision involving a risk of economic loss or physicalinjury should be made in reliance thereon.

Ventura County, California Resource Management Agency

GIS Development & Mapping Services Map created on 12-18-2019

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County of VenturaCounty of VenturaPlanning Director HearingPlanning Director Hearing

Location MapLocation MapPL19-0125PL19-0125

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County of Ventura Planning Director Hearing PL19-0125 Exhibit 2 - Maps

163-0-140-16

163-0-140-17

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SANTA ROSA RD

ÉDisclaimer: this map was created by the Ventura County ResourceManagement Agency Information Systems GIS, which is designedand operated solely for the convenience of the County and relatedpublic agencies. The County does not warrant the accuracy of thismap and no decision involving a risk of economic loss or physicalinjury should be made in reliance therein

0 20 4010 Feet

RH

Ventura CountyResource Management Agency

Information Systems GIS ServicesMap created on 12-16-2019

Source: Pictometry: 2018

County of VenturaPlanning Director Hearing

Aerial PhotographyPL19-0125

AE-40 ac

OS-160 ac/HCWC

OS-160 ac

Thousand Oaks

AE-40 ac/HCWC

Agricultural

open space

urban

RANC

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SANTA ROSA RD

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ÉCounty of Ventura

Planning Director Hearing General Plan & Zoning Map

PL19-0125Disclaimer: this map was created by the Ventura County ResourceManagement Agency Information Systems GIS, which is designedand operated solely for the convenience of the County and relatedpublic agencies. The County does not warrant the accuracy of thismap and no decision involving a risk of economic loss or physicalinjury should be made in reliance therein

0 100 20050 Feet

RH

Ventura CountyResource Management Agency

Information Systems GIS ServicesMap created on 12-18-2019

Source: Pictometry: Nov 2018

Project: PL19-0125

General PlanZoning

APN: 163-0-140-160 &170

Area Plans

CONDITIONAL USE PERMIT SITE PLANMARAVILLA GARDENS

8620 SANTA ROSA ROADCAMARILLO, CALIFORNIA

MARQUETTE CONSULTING, INC.9452 TELEPHONE ROAD, #258

VENTURA, CA 93004SHEET 1

DATE:11/20/19

AGRICULTURALSALES BUILDING

(NOTA PART)

(NOTA PART)

STORAGE/

SANTA ROSA ROAD* h

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PORTABLE STORAGE CONTAIN (SELF-CONTATNED, NOGROOM'S PROJECT DATA

// li OWNER:

LOCATION:

JO AND TONY MARAVILLA

8620 SANTA ROSA ROADCAMARILLO, CA 93012SEPTIC

SEEPAGE PIT APNS: 163-0-140-160 (PARCEL A) AND163-0-1 40-170 (PARCEL B)

LOT SIZES: 4.06 ACRES (PARCEL A)1.12 ACRES (PARCEL B)

OUTDOORCEREMONY

AREAZONING:

GENERALPLAN DESIG.

PARKING:

AE-40 AC

SEEPAGE

AGRICULTURAL

SEPTIC TANK i//il/ i/1 li///l PARCEL A: UP TO 106TEMPORARY SPACES &1 HANDICAP SPACE;PARCELB: UPTO58TEMPORARY SPACES

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County of Ventura Planning Director Hearing PL19-0125 Exhibit 3 - Project Plans

RESOURCE MANAG M NT AGENCY Planning DivisionKimberly L. Rodriguez

Director

MITIGATFINAL DRAFT

D NEGATIVE DEC

A. PROJECT DESCRIPTION:

Entitlement:LU08-0060; Conditionat Use Permit for Temporary, outdoor wedding events,and other similar events

Applicant: Jennifer Welch, Penfield and Smith for Maravilla Gardens

Location: 8620 Santa Rosa Road, unincorporated area of Camarillo

Assessor Parcel No(s): 163-0'140-160,'170

Parcel Size: 5.18 acres

General Plan Designation: Agriculture

Existinq Zonins: AE-40; Agriculture Exclusive,40 acreminimum

Resoonsible a Trustee Aoencies:

Proiect Description:

The applicant is requesting approval of a Conditional Use Permit to allow"Festivals, Animal Shows and Similar Events, Temporary Outdoor," specificallytemporary, outdoor wedding events, birthday and anniversary celebrations, non-profit and charity events, family reunions, corporate events, and similar temporaryevents. Temporary events would be limited to 300 guests for a maximum of 60days within the calendar year.Parcel A (APN 1ô3-0-140-160) would be wherewedding ceremonies and receptions (or similar temporary events) would takeptace. The temporary special events will be located on approximately one (1)acre (garden and terrace areas immediately adjacent to and south of the existingresidence), known as Maravilla Gardens. . The catere/s preparation area islocated southwest of the existing resídence, adjacent to the reception area. Nonew permanent structures (i.e. outdoor lighting and accessory structures) are tobe constructed for temporary events; the use of a temporary tent may be used forinclement weather. The single-family residence is restricted to the owner's useand will not be leased out- Parcel B (APN 163-0-140-17Aris1.12 acres and isvacant. This area would be designated as an overflow parking area when theprimary guest parking area on APN 063-A440-160 is full. Access to this lowerparking area is directly from the maín guest parking lot. Guest parking on ParcelA (APN 063-0-140-160) is located in the northeast corner of the property. Thereare currently 50 parking spaces. Guest parking on Parcel B (APN 163-0-140-

CountY of VenturaPlanning Director Hearing

PL1 3-0166Exhibit 4 - Mitigated Negative

Declaration

N

@BO0 South Victoria Avenue, l-2481 Fax (805) 654-2509

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County of Ventura Planning Director Hearing PL19-0125 Exhibit 4 - Original MND (CUP LU08-0060)

Mitigated Negative Decla ..ion ¡ur LU08-0060 (CUP)Page2 of 412t0312008

170) provides a total of 100 parking spaces. lf the number of guests exceeds 100people, valet service would be required as part of the contract between MaravillaGardens and the lessee to ensure the additional parking and circulation thereof ismanaged and efficient.

A total of fourteen (1a) parking spaces are designated for staff parking and arelocated on the westem portion of ParcelA (APN 063-0-140-160). Access for staffemployees is from a service driveway located on the northwest comer of theproperty. No parking is proposed on Santa Rosa Road or shoulder right-of-way.

Portable restrooms would be provided by a local vendor (i.e. Mission ValleySanitation or similar company) and would be required as part of the contract forthe event to be held at Maravilla Gardens. The portable restrooms would belocated east of the designated reception/cocktail area. The public restroomserving the Agricultural Sales Building during business hours and the bathroomsserving the main residence are prohibited from being used for temporary events.Maravilla Gardens shall not install any permanent lighting for the purpose oftemporary special events. Temporary exterior lighting would be provided in theparking areas for safety and security purposes. Temporary dance lights would belimited to the area reserved for the dance floor. Other temporary lighting wouldbe for ceremony ambiance and dinner tables. All temporary lighting would beremoved from the site after the event has ended. Any lighting in excess of 150watts shall not result in direct illumination on adjacent properties. Any exteriorlighting in excess of 150 watts shall be hooded and/or directed downward ontothe subject parcel to prevent spill-over onto adjacent parcels. All lights wíll bedimmed by 10:00 pm and completely tumed off by 10:30 pm-

Temporary events would be limited to 300 guests. The proposed hours ofoperation for temporary outdoor events will bè Monday through Sunday from 1:00pm to 11:00 pm for a maximum of 60 days within the calendar year. Vendors arepermitted to arrive at 10:00 am to set up; guests would arrive at 1:00 pm orthereafter. The Agricultural Sales use will close at 12:OA pm so as to not beoperating concurrent with the scheduled temporary event. All guests and venderswill have departed the property by 10:30 pm. Lights will be tumed off at 10:30 pmand the property shut down by 11:00 pm. Event coordinators are responsible formaking sure guests remain in designated areas. For events where there will be inexcess of 200 guests, security will be required as part of the contract betweenMaravilla Gardens and lessee. All rentals (tables, chairs, linens, china andsilverware) are through Maravilla Gardens contracted rental company (i.e.Ventura Rentals or similar company).

STATEMENT OF ENVIRONMENTAL FINDINGS:State law requires that an lnitial Study (environmental analysis) be conducted todetermine if this project could significantly affect the environment. Based on the

B.

Mitigated Negative Declar.. ,or, r LU08-0060 (CUP)Fage 3 of 41210312008

D

c

findings contained in the attached lnitial Study, it has been determined that thisproposed project may have a significant effect on the environment, howevermitigation measures are available which would reduce the impacts to less thansignificant levels. As such, a Mitigated Negative Declaration has been preparedand the applicant has agreed to implement the mitigation measures.

LISTING OF POTENTIALLY SIGN¡FICANT ENVIRONMENTAL IMPACTSIÐENTIFIED:

AgricultureNoise

Leqal Notice Method: Direct mailing to property owners within 300 feet ofproposed project boundary, and a legal notice in a newspaper of generalcirculation.

Document Postins Period: November 7th 2008 to November 28th2008

Public Review: The lnitial Study prepared for this proposed project hasdetermined that the project will not have adyerse environmental impacts. Thelnitial StudylMitigated Negative Declaration is available for public review at theCounty of Ventura, Resource Management Agency, Planning Department, 800South Victoria Avenue, Ventura, California from 8:00 am to 5:00 pm Mondaythrough Friday.

Comments: The public is encouraged to submit written comrnents regarding thisMitigated Negative Declaration no later than 5:00 p.m. on the last day of the aboveposting period to Hollee King Brunsky, AICP, at the County of Ventura ResourceManagement Agency, Planning Department, 800 South Victoria Avenue L#174O,Ventura, CA 93009. The Planning Division's FAX number is (805) 654-2509. Youmay also e-mailthe Case Planner at [email protected].

a

o

PUBLIG REVIEW:

E

Mitigated Negative Decl¿,. .,ion ¡or LU08-0060 (CUP)Page 4 of 412l03l2AO8

HoContract Planner(805) 654-3528

Recommended for Approval byLead Agency by:

KIMBERLY L. RODRIGUEZ, DirectorPlanning Division

GONSIDER^ATION ANÐ APPROVAL OF THE NEGATIVE DEGLARATION:Prior to approving the project, the decision-making body of the Lead Agency mustconsider this Mitigated Negative Declaration and all comments received duringpublic review. That body shall approve the Mitigated Negative Declaration if itfinds that all the significant effects have been identified and that the proposedmitigation measures will reduce those effects to less than significant levels.

by Reviewed for Release the Public by:

A¡CP Richards, ManagerCommercial and lndustrial Permits Section

SECTION APROJECT D CRIPTION

PROJECT: CONDIT¡ONAL USE PERMIT FORTEMPORARY, OUTDOOR WEDDING EVENTS,

cAsE NO. LU 08-0060APPLICANT: TONY AND JO MARAVILLA

LOCATION: 8620 Santa Rosa Road, Unincorporated Area of GamarilloAPN: 163-0-140-16; 163-0-140-17

Proiect LocationThe Subject Property is located at 8620 Santa Rosa Road, Camarillo, anunincorporated area of Ventura County. (See Exhib¡t "A", Aerial Photo/Location Map).

Proiect Size and Phvsical Description

The project site consists of the following land use designations:

The subject parcel is located at 8620 Santa Rosa Road, in an unincorporated area ofCamarillo. Parcel A (APN 163-0-140-160) is approximateJy 4.45 acres and isdeveloped with a single-family residence, an agricultural sales building, two shadestructures, an office structure, a public restroom, gazebo, walkways, landscaping, andparking areas. Parcel B (APN 163-0-140-170) is approximately 1.12 acres and iscurrently vacant. Sunounding the properties are parcels zoned A-E and used foragriculture. Two of the properties to the east have single-family uses on the property.lmmediately to the north of the site is Santa Rosa Road.

Proiect Description

The applicant is requesting approval of a Conditional Use Permit to allow "Festivals,Animal Shows and Similar Events, Temporary Outdoor," specifically temporary,outdoor wedding events, birthday and anniversary celebrations, non-profit and charityevents, family reunions, corporate events, and similar temporary events. Temporaryevents would be limited to 300 guests for a maximum of 60 days within the calendaryear.

lnitíalStudyLU08-0060

Page 1 of43

163-0-140-16; 163-0-14A-17 (two legalparcels)

APN

5.18 acres (gross)ACREAGE

"AE-40 ac" (Agricultural Exclusive, 40 acreminimum lot size)

ZONING

AgriculturalGENERAL PLANDESIGNATION

LAND USE

Property Areas for Lease

Parcel A (APN 163-0-140-160) would be where wedding ceremonies and receptions(or similar temporary events) would take place. The temporary special events will belocated on approximately one (1) acre (garden and tenace areas immediately adjacentto and south of the existing residence), known as Maravilla Gardens. The caterer'spreparation area is located southwest of the existing residence, adjacent to thereception area. No new permanent structures (i.e. outdoor lighting and accessorystructures) are to be constructed for temporary events; the use of a temporary tent maybe used for inclement weather. The single-family residence is restricted to the owne/suse and will not be leased out.

Parcel B (APN 163-0-140-170) is 1.12 acres and is vacant. This area would bedesignated as an overflow parking area when the primary guest parking area on APN063-0-140-160 is full. Access to this lower parking area is directly from the main guestparking lot.

Parking

Guest parking on Parcel A (APN 063-0-140-f 60) is located in the northeast corner ofthe property. There are currently 50 parking spaces. Guest parking on Parcel B (APN163-0-140-170) provides a total of 100 parking spaces. lf the number of guestsexceeds 100 people, valet service would be required as part of the contract betweenMaravilla Gardens and the lessee to ensure the additional parking and circulationthereof is managed and efficient.

A total of fourteen ($ parking spaces are designated for staff parking and are locatedon the western portion of Parcel A (APN 063-0-140-160). Access for staff employeesis from a service driveway located on the northwest comer of the property.

No parking is proposed on Santa Rosa Road or shoulder right-of-way.

Po¡table Resfrooms

Portable restrooms would be provided by a local vendor (i.e. Mission Valley Sanitationor similar company) and would be required as part of the contract for the event to beheld at Maravilla Gardens. The portable restrooms would be located east of thedesignated reception/cocktail area. The public restroom serving the Agricultural SalesBuilding during business hours and the bathrooms serving the main residence areprohibited from being used for temporary events.

Exterior Lighting

Maravilla Gardens shall not install any permanent lighting for the purpose of temporaryspecial events. Temporary exterior lighting would be provided in the parking areas forsafety and security purposes, Temporary dance lights would be limited to the area

lnitialStudyLU0B-0060

Page 2 of 43

reserved for the dance floor. Other temporary lighting would be for ceremonyambiance and dinner tables. All temporary lighting would be removed from the siteafter the event has ended. Any lighting in excess of 150 watts shall not result in directillumination on adjacent properties. Any exterior lighting in excess of 150 watts shallbe hooded and/or directed downward onto the subject parcel to prevent spill-over ontoadjacent parcels. All lights will be dimmed by 10:00 pm and completely tumed off by10:30 pm.

Operation of Events

Temporary events would be limited to 300 guests. The proposed hours of operation fortemporary outdoor events will be Monday through Sunday from 1:00 pm to 11:00 pmfor a maximum of 60 days within the calendar year. Vendors are permitted to arrive at10:00 am to set up; guests would arrive at 1:00 pm or thereafter. The AgriculturalSales use will close at 12'OO pm so as to not be operating concurrent with thescheduled temporary event. All guests and venders will have departed the property by10:30 pm. Lightswill beturned off at 10:30 pm and the propertyshutdown by 11:00pm.

Event coordinators are responsible for making sure guests remain in designated areas.For events where there will be in excess of 200 guests, security will be required as partof the contract between Maravilla Gardens and lessee.

All rentals (tables, chairs, linens, china and silvenruare) are through Maravilla Gardenscontracted rental company (i.e. Ventura Rentals or similar company).

Proiect Background

The subject property is approximately 5.18 acres and owned by Tony and JoMaravifla. The Maravilla Gardens were established in 1975. On December 2,20A5,the County approved a Conditional Use Perm¡t (CUP-5273) for conversion of a 1,653square foot barn into an agricultural sales facility. The applicant indicates thatMaravilla gardens have been used to acæmmodate weddings in the past without thebenefit of permit approval. Thus, the applicants are requesting a Conditional UsePermit to legalize the use of the property for wedding events.


Page 3 of 43

SECTION BINITIAL STUDY CHECKLIST

PROJECT: CONDITIONAL USE PERMIT FORTEMPORARY, OUTDOOR WEDDING EVENTS, CASE NO. LU 08.0060

APPLICANT: TONY AND JO MARAVILLALOCATION: 8620 Santa Rosa Road,Unincorporated Area of GamarilloAPN: 1 63-0-140-1 6; 163-0 -140-17

PROJECT ¡MPACÏDEGREE OF EFFECT"

CUMULATIVE IMPACTDEGREE OF EFFECT

ISSUE(RESPONSIBLE DEPARTMENT)

N LS PS-M PS N LS PS.M PS

GENERAL: GENERAL PLAN ENV¡RONMENTAL1

GOALS AND POLICIESX X

LAND USE2.

X X

B. HOUSING X X

LAND USE:

c. INDUCEMENTX X

AIR QUALITY3.

X X

B. LOCALX X

WATER RESOURCES4.

A. GROUNDWATER QUANTITYX X

X X

c- WATER X X

D. SURFACEWATER X X

MINERAL RESOURCES5.

A. AGGREGATE X X

X X

BIOLOGICAL RESOURCES:6.

A. ENDANGEREÐ, THREATENED,OR RARE SPECIES

X X

B. WETLAND HABITATX X

RESOURCES:

C. COASTAL HABITAT X X

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PROJECT IMPACTDEGREE OF EFFECT*

CUMULATIVE IMPACTDEGREE OF EFFECT-

ISSUE(RESPONSTBLE DEPARTMENT)

N LS PS.M PS N LS PS.M PS

D. MIGRATION CORRIDORSX X

X XE. LOCALLY IMPORTANTSPECIES/COMMUNITIES

7 AGRICULTURAL RESOURCES IAG- DEPT-}:

A. SO|LSX X

XB. WAÏER X

C. AIR OUAL¡WMICRO-CLIMATE X X

D. PESTSIDISEASES X X

E. LAND USE IMCOMPATIBIL]TY X X

8. VISUAL RESOURGES:

XA. SCENIC HIGHWAY (PLNG.) X

B. SCENICAREA/FEATUREX X

9. PALEONTOLOGICAL RESOURCESX X

10. CULTURALRESOURCES

A. ARCHAEOLOGICALX X

B. HISTORICAL IPLNG-I X X

X XC. ETHNIC, SOCIAL OR RELIGIOUS

X11 ENERGY RESOURCES

X

12. COASTAL BEACHES & SANDDUNES

X X

A. FAULTRUPTUREX X

B. GROUND SHAKINGX X

X XC, TSUNAMI

D. SEICHÊX X

E. LIQUEFACTIONX X

14. GEOLOGIC HAZARDS

A. SUBSIDENCEX X

B- EXPANSIVEX X

HAZARDS:

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PROJECT IMPACTDEGREE OF EFFECT*



N LS PS.M PS N LS PS.M PS

X XC. LANDSLIDES/MUDSLIDES

15. HYDRAULIC HAZARDS (PWA/WPD):

A. EROSIONISILTATIONX X

B, FLOODINGX X

16. AVIATION HÂZARÐS íAIRPORTS}X X

X X17 FIRE HAZARDS (FIRE}

18. HAZARDOUSIT¡IATERIALSfWASTE

A. ABOVE-GROUND HAZARDOUSMATERIALS GIRE)

X X

B. HAZARDOUS MATERIALS (EH) X X

C, HAZARDOUSWASTEIEH)X x

19. NOISE AND V¡BRATIONX X

20. GLAREX X

x21 PUBLIC HEALTH (EH} X

22. TRANSPORTATION/CIRCULATION:

A. PUBLIC ROADS AND HIGHWAYS

(1) LEVEL OF SERMCE (PWA) X X

X(2) SAFETY/DESTGN (PWA) X

(3) TACTICAL ACCESS (FIRE) X X

B, PRIVATE ROADS AND DRIVEWAYS

(1)SAFEry/DESIGN X X

(2) TACTICAL ACCESS X x

C, PEDESTRIAN/BICYCLE:

PUBLIC FACILITIES X X

PRIVATE FACILITIESX X

D. PARKINGX X

PUBLICFACILITIES &SERVICES

E. BUS TRANSIT X X

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CUMULAT]VE IMPACTDEGREE OF EFFECT*

PROJECT ]MPACTDEGREE OF EFFECT*

PS N LS PS.M PSN LS PS.M

ISSUE(RESPONSTBLE DEPARTMENT)

XXF. RAILROADS

XXG. AIRPORTS (AIRPORTS)

XXH. HARBORS(HARBORS)

XXI. PIPELINES

23. WATERSUPPLY:

XXA. OUALTTY (EH)

XXB. QUANTITY (PWA)

XXc. FIRE FLOW (F|RE)

24. WASTE TREATMENT/DISPOSAL:

XxA. INDIVIDUAL SEWAGE DISPOSAL

XXB. SEWAGE

XXC. SOLIDWASTE MANAGEMENT (PWA}

XXD. SOL1DWASTE FACILITIES (EHD)

25. UTILITIES:

XXA, ELECTRIC

XXB, GAS

X XC. COMMUNICAÎION

26. FLOOÐCONTROUDRAINAGE

XXA. WPD FACILITY (WPD)

XXB. OTHER FACILITIES (PWA)

2i7. LAWENFORCEMENTIEMERGENCYSVS.(SHERIFF):

XXA. PERSONNEUEQUIPMENT

X XB. FACILITIES

28- FIRE PROTECTION (FIRE):

X XA. DISTANCE/RESPONSE TIME

X XB. PERSONNEUEQUIPMENTiFACILITIES

29. EDUCATION

X XA. SCHOOLS


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PROJECT IMPACTDEGREE OF EFFECT"


N LS PS-M PS N LS PS.M PS


X XB- LIBRARIES (LIB. AGENCY)

30. RECREATION (GSA}:

A. LOCAL PARKS/FACILITIESX X

B. REGIONAL PARKS/FACILITIESX X

XC, REGIONAL TRAILS/CORRIDORSX

"9EEEE-9EEEEEI:N = No lmpact.LS = Less Than SignificantPS-M = Potentially Significant lmpact Unless Mitigation lncorporatedPS = Potentially Significant lmpact

AGENGIES:APCD - Air Pollution Control DistrictPWA - Public Works AgencyPlng. - Planning DivÍsionGSA - General Services Agency

Airports - Department Of Airports WPD - Watershed Protection DistrictFire - Fire Protection District Ag. Dept. - Agricultural DepartmentSheriff - Sheriffs Department Lib. Agency - Library Services AgencyEH - Environmental Health Division

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SEGTION CINITIAL STUDY . DISCUSSION OF RES PONSES

PROJECT: GONDITIONAL USE PERMIT FORTEMPORARY, OUTDOOR WEDDING EVENTS, GASE NO. LU 08.0060

APPLICANT: Tony and Jo MaravillaLOCAT¡ON: 8620 Santa Rosa Road, Unincorporated Area of Camarillo

APN: 163-0-140-160 and 163-0-140-170

GENERAL

1. GENERAL ENVIRONMENTAL GOALS AND POLICIES:The Ventura County General Plan ennlains a large number of goals, policies andprograms which are used to evaluate proposed projects within the unincorporated county.Many of these goals and policies do not apply to the proposed project either because ofits location (i.e. it is outside the area considered in the General Plan goal or policy(coastal zone, dam inundation areas, etc.) or because the project is not a land useconsidered by the goal or policy. The General Plan programs aîe a coordinated set ofmeasures to be implemented by County staff and other public agencies to carry out thegoals and policies. As the proposed project does not violate or hinder implementation ofany of these programs, the project is considered to consistent with all the General PlanEnvironmental Goals and Policies.

To detemine project consistency with the General Plan goals and policies, only thepolicies are nornally evaluated unless; 1) a policy is so vague that a related goal needs tobe evaluated so as to clarifu the intent of the specific policy; 20 there is a specific featureabout the project as it relates to a specific policy which requires evaluation of a specific

Eoal; or 3) a goal addresses issues which are not covered by specific policies. Where agoal and a policy overlap, only the policy is evaluated. These principles are derived fromthe fact that the policies are considered to be specific, "guiding dayto-day astions" whichare designed to implement the much more generalized goals.

ln review of the Ventura County General Plan, using the principles discussed above andthe environmental analyses contained in this lnitial Study, the proposed project isconsidered to be consistent with all the goals, policies, and programs of the VenturaCounty General Plan. The most relevant general plan sections are referenced in therelevant impact sections.

The proposed project site has a General Plan land use designation of 'Agriculture' and azoning designation of Agriculture - 40 acres (AE-4Oac) and the proposed project complieswith the environmental goals, policies, and programs of the General Plan, and the Non-CoastalZoning Ordinance; therefore, no significant impacts are anticipated.Source Document: Ventura County lnitial Study Assessment Guidelínes (February2A0q, Ventura County General Plan (2005), Ventura County Non-Coastal ZoningOrdinance.


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LAND USE

2. LAND USE:

Item A - Communitv CharacterThe CUP for this proposed project would allow the applicant to host temporary outdoorwedding events within an approximately 2.5 acre portion of a 5.18 acre (2-parcel)propefi located at 8620 Santa Rosa Road, Camarillo. The one-day events would occuroutdoors or within a temporary tent erected on-site and be held Monday through Sunday,between the hours of 10:00 AM and 10:00 PM. The maximum number of guests perevent will be 300. Catered food would be prepared off-site and transported to theproject site for each event. Portable restrooms would be provided on-site for eachevent.

The proposed project was reviewed and evaluated for impacts to community characterusing lhe Ventura County lnitial Study Assessment Guídelines (February 2006). A"community'' is a particular area within which people with common interests reside.There are two adjacent residences approximately 500 and 900 feet from the proposedwedding site. Commercial application of a parcel within a rural setting with regularfrequency may have impacts upon the area's community character. Through theConditional Use Permit process, however, with conditions placed upon this permit withregard to days and hours of operation, total number of guests, and mitigation for musicand parking (as discussed in noise and parking sections below), impacts to communitycharacter are expected to be less than significant.Source Document: Ventura County Initial Study Assessment Guidelines (February20aq.

Item B - HousinqThe proposed project was reviewed and evaluated for impacts to housing using theVentura County lnitíal Study Assessrnent Guidelines (February 2006). The eventsdescribed in the proposed project are periodíc in nature and would not individually orcumulatively affect existing housing or create a demand for additional housing.Therefore, there would be no adverse impacts to housing as a result of this project.Source Document: Ventura County lnitial Study Assessment Guidelines (February20aq.

Item C - Growth lnducementThe proposed project was reviewed for growth inducing impacts using the VenturaCounty InitialSfudyAssessmenf Guidelines (February 2006). The prcposed project is forperiodic events. Access and utilities already exist. ln order to meet sanitatíonrequirements, additional portable restrooms would need to be brought in for events,however these are temporary. Also, the zoning of the property restricts future growth to alimited number of uses. Therefore, no adverse impacts to growth inducement areexpected as a result of this project.Source Document: Ventura Caunty Initial Study Assessment Guidelines (February2006).

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3. AlR QUALITY:

Item A - ReqionalAir Qualitv lmpactsBased on information provided by the applicant and the URBEMIS 2007 (Version 9.2.2-see attached computer print-out) computer model, air quality impacts will be below the25 pounds per day threshold for reactive organic compounds and oxides of nitrogen asdescribed in the Ventura County Air Quality Assessment Guidelines (3.25 lbslday and4.48 lbs/day, respectively). This conclusion is based on an assumption of 430 total tripends per day, or 215 vehicles. Therefore, the project will have no adverse impacts onregional air qualitySource Document: 200A Ventura County Air Quality Assessmenf Guidelines,applicatíon materials provided by applicant, and memorandum from Alicia Stratton, AirPollution Control Dístrict, dated June 24, 2008.

Item B - Local Air Qualitv lmpactsBased on information in the project application, the proposed project would generatelocal air quality impacts, but those impacts are expected to be less than significantwith standard conditioning of the project.lSource Ðocument: 2000 Ventura County Aír Qualíty Assessmenf Guidelines,applicatíon materíals províded by applicant, and memorandum from Andy Brown, AirPoilution Control District, dated June 24, 2008.

4. WATER RESOURGES:

Item A - Groundwater QuantitvPursuant to the Ventura County Inítial Study Assessment Guidelines (February 2006)and memorandum dated June 19, 2008, from Gerhardt Hubner, Public Works Agency,Watershed Protection District, project-generated increases in groundwater use areconsidered minimal; impacts to groundwater quantity are deemed to have a less thansignificant impact.Source Document: Ventura County lnitial Study Assessment Guídelines (February2006) and memorandum from Gerhardt Hubner, PWA, Watershed Protection Districtdated June 19, 2008.

Item B - OualituPursuant to the Ventura County Initial Study Assessment Guidelines (February 2006)and memorandum dated June 19, 2008, from Gerhardt Hubner, Public Works Agency,Watershed Protection District, less than significant impact to groundwater quality is

anticipated because a combination of the total annual water supply needs will beobtained from the Camrosa Water District. The Camrosa Water District is consideredto have the ability to provide a permanent supply of domestíc water through a

combination of groundwater, imported state water iontracts, and recycled water.Source Ðocument: Ventura County lnitial Study Assessment Guidelínes (February

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1 See Footnote 1, above, for air emission estimates.

2006) and memorandum from Gerhardt Hubner, PWA, Watershed Protection Districtdated June 19, 2008.

Item C - Surface Water QuantitvPursuant to the Ventura Caunty lnitial Study Assessment Guidelines (February 2006)and memorandum dated June 25, 2AAB, from Sergio Vargas, Public Works Agency,Watershed Protection District, the project would have no adverse impact on surfacewater quantity, because new construction is not proposed.Source Document: Ventura County lnitial Study Assessment Guidelines (February2006) and memorandum from Sergio Vargas, PWA, Watershed Protection District, datedJune 25,2008.

Item D - Surface Water QualitvPursuant to the Ventura County Initial Study Assessment Guidelínes (February 2006)and memorandum dated June 25, 2008, from Sergio Vargas, Public Works Agency,Watershed Protection District, the project would have no adverse impact on waterquality, because new construction is not proposed.Source Document: Ventura County Initial Study Assessment Guidelines (February2006) and memorandum from Sergio Vargas, PWA, Watershed Protection District, datedJune 25, 2008.

5. M¡NERAL RESOURGES:

Item A - AqqreqateThe project site is not located within a Mineral Resource Zone. Zoning Maps indicate thatthe proposed project site is not zoned for "mineral resource protection," and the proposedproject would not affect cunent aggregate manufacturing or production "stream" norwould the proposed project result in direct impacts through the use of mineral resourcesas described in the Ventura County InítialSfødyÁssessmenf Guidelines (February 2006).Therefore, the proposed project would have no adverse impact on mineral resources.Source Document: Ventura County General Plan (2005} Resources Appendix, Figure1.4.6 (page 51).

Item B - PetroleumNo oil or gas. Conditional Use Permits are located on this site or in the immediate area.The proposed Conditional Use Permit would not preclude access to petroleum resourcesshould any be discovered in the future. The proposed project would create a demand forpetroleum resources, due primarily to the use of gasoline for vehicle trips. However, asstated in the Ventura County lnitialSfudyAssessmenf Guidelines (February 2006, 33), noindivídual project would have a significant impact on the demand for petroleum resourcesbecause: "Petraleum resources are considered a world-wide, national and state-wideresource that is beyond the scope of local governmenfs fo effec'tívely manage or contral."Therefore, the project would have no adverse impact on petroleum resources.Sor¡rce Ðocument: Ventura County lnitíal Study Assessment Guidelines (February2006) and Ventura County General Plan, Resources Appendix (2005).

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6. BIOLOGICAL RESOURGES:

Item A - Endansered. Threatened or Rare Species. ltem B - Wetland Habitat. ltem C- Coastal Habitat- D Miorafion Corridors- & Item E Lor:allv lmnor{anfSpecies/GommunitiesThe project is not expected to have any impacts to Biological Resources relating toendangered, threatened or rare species, wetland habitat, coastal habitat, or migrat¡onconidors. The proposed wedding events are temporary and would be located within anarea that is cunently developed with structures, hardscape, and omamental plantings,and therefore lacks sensitive habitat, and does not support sensitive species. As such,no impacts are expected to the Biological Resources outlined above.Source Ðocument: Ventura County lnitial Study Assessment Guidelines (February2006).

7. AGRICULTURAL RESOURGES:

Item A - SoilsThe project area is not on land classified as farmland on the Department ofConservationA/entura County RMA-GIS lmportant Farmland lnventory mappingsystems. No thresholds of significance will be exceeded by the proposed project.Therefore, there are no adverse impacts anticipated.Source Document: Ventura County General Plan (2005), Unified Mapping SysfemMaps, Ventura County Inítíal Study Assessment Guidelines (February 20Aq, andmemorandum from the Agricultural Commissioners Office, dated June 6, 2008.

Item B - WaterThis evaluation pertains to water quantity and water quality. The threshold ofsignificance stated in the lnitial Study Guidelines is: "Any proposed non-agriculturalland use/development that is proposed to use the same water resources as agriculturewill have an impact." Water for the site is provided by Camrosa Water District, aregulated provider. Temporary Outdoor Events are limited to 60 days per year and thetypes and scale of events are not considered a significant use of water othenryiseavailable to agriculture. Unless an unusual impact is identified by the Water ResourcesDivision, the Agriculture Department considers impacts to agricultural water quantity tobe less than significant. The evaluation also pertains to water quality. The threshold ofsignificance is stated as: 'A use that will decrease the quality of water available foragriculture to a level greater than 12AO mgll TDS fl-otal Dissolved SolidsJ isconsidered to have a significant project and cumulative impact." With respect todischarge and run-off, the proposed project is unlikely to exceed the threshold ofsignificance of 12OO mg/L for total dissolved solids because self-contained portablerestrooms will be used. ln addition, the standard requirements of the County willassure that no contaminated run-off from any of the events will occur on off-siteparcels. Effects from trash or vehicle parking are not anticipated to affect ground waterquality in the area. Unless an unusual impact is identified by the Watershed ProtectionDistrict, the Agriculture Departrnent consider impacts to agricultural water quality to beless than significant for a project of the type and scale proposed.


Page 13 of 43

Source Document: Memorandum from the Agrícultural Commissioners Office, datedJune 6, 2008.

Item C - Air Qualitv/Micro-ClimateThe evaluation pertains to effects to agricultural air quality and microclimates. Thethresholds of significance are: a permanent 10 percent increase in dust; 10 percentdecrease ín solar access to off-site agricultural parcels; and removal of a protectivetree row. The proposed Temporary Events will not exceed the threshold so long asstandard conditions of approval are implemented. Theses include watering or using adust suppressant on unpaved activity areas and parking areas. Activities are limited to60 days per year. No new structures are proposed that would decrease solar accessto any off-site agriculture and not protective tree row is proposed to be removed.Unless an unusual impact is identified by APCD, the Agriculture Department considersthe impacts to be less than significant.Source Document: Ventura County General Plan (2005), Unifíed Mapping SysfemMaps, the Ventura County Initial Study Assessment Guidelines (February 2A06), andmemorandum from the Agricultural Commissioners Offrce, dated June 6, 2008.

Item D - Pests/DiseasesThe evaluation pertains to the introduction of agricultural pests and diseases. TemporaryOutdoor Events including weddings and parties are a non-farming use that is permissiblewith conditions in the AE zone. Agricultural pests and disease are typically introduced bythe shipment of infected fruit or live plants or via the tires of agricultural vehicles travelingfrom one infected field to a non-infected field. The proposed activities do not involve theshipment of fruit or live plants. Any fruit or plants used in the activities will be fromsources subject to inspection. There is no classified farmland on the site; however,Maravilla Gardens is a permitted plant nursery and Agricultural Sales Facility on the site.There is no direct access from the proposed project site to adjacent farm fields. Theapplication indicates that vehicles will be parked in designated areas on-site.Transmission of agricultural pests and disease to off-site agriculture is consideredunlikely. Therefore, project impacts for ltem 7d are deemed less than significant.Source Ðocument: Ventura County General Plan (2005} Unified Mapping SysfemMaps, the Ventura County lnitial Study Assessment Guidelines (February 2006), andmemorandum from the Agrícultural Commíssioners Office, dated June 6, 2008.

Item E - Land Use CompatibilitvThe evaluation pertains to the introduction of land use compatibilities to off-siteagricultural lands and off-site crop production. The threshold of significance is anynon-agricultural land use or development that by its nature, design or operation maypose substantial land use incornpatibilities with nearby property currently in or suitablefor agricultural production will have a significant impact. Churches and outdoorrecreational uses are listed in the lnitial Study Guidelines as potentially significant ifthey are within 300 feet of irrigated agriculture. The proposed CUP area appears to bewithin 70 feet of the southern lot boundary line and within 125 feet of the western lotboundary line where crop production occurs on classified farmland. AlthoughTemporary Outdoor Events such as weddings and parties are símilar to church andoutdoor recreational uses in that guests have the expectation that they will not be


Page 14 of 43

inconvenienced by dust, noise, or the perception of chemical spray drift from existingadjacent farms.

However, a mitigation measure is recommended to require the applicant to prepare abasic Notification and Resporlse Plan prior to obtaining a Zoning Clearance toinaugurate the use. The plan must indicate how guests are to be notified that normalfannríng operations such as dust, noise, and the use of farm chemicals may occur inthe vicinity. lf the applicant has established a working relationship with adjacentfarmers related to farming operations that produce dust and/or the perception ofchemical spray drift, the applicant may describe these conversations and providecontact information as part of the plan. The plan must indicate how guests will beinstructed to respond in the rare event that chemical spray drift is perceived during anevent. The applicant is recommended to contact adjacent growers to exchangeinformation about farming operations that may be scheduled, and the weddings orother events that may be scheduled during the same time periods.

It should be noted that the human health and safety of both on-site occupants andguests (and off-site farm workers) related to pesticide applications is regulated byprovisions of the California Food and Agriculture Code (FAC). The recommendedmitigation measure is not a provision for additional human safety; it is a land use toof toprovide operational convenience to the off-site farmers. The farmers or their pesticideapplicators are subject to the provisions of the FAC at all times during the handling andapplication of agricultural pesticides. With implementation of the recommendedmitigation measure for land use project impacts for ltem 7e are deemed less thansignificant with mitigation.

Source Document: Ventura County General Plan (2005), Unîfied Mappíng SysfemMaps, the Ventura County lnitial Study Assessment Guidelines (February 2006), andmemorandum from the Agrícultural Commissioners Office, dated June 6, 2008.

As mitigated with the following mitigation measures, the potential agricultural impactsfor the project would be considered less than significant; with mitigation, below:

MM#1 -

The applicant is required to prepare a basic Notification and Response Plan prior toobtaining a Zoning Clearance to inaugurate the use. The plan must indicate howguests are to be notified that normal farmíng operations such as dust, noise, and theuse of farm chemicals may occur in the vicinity, lf the applicant has established aworking relationship with adjacent farmers related to farming operations that producedust and/or the perception of chemical spray drift, the applicant may describe theseconversations and provide contact information as part of the plan. The plan mustindicate how guests will be instructed to respond in the rare event that chemical spraydrift is perceived during an event. The applicant is recommended to contact adjacentgrowers to exchange information about farming operatíons that may be scheduled, andthe weddings or other events that may be scheduled during the same time periods.


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8. VISUAL RESOURCES:

Item A - Scenic Hishwav and ltem B - Scenic Area/FeatureThe proposed project is on existing developed land in an agricultural zone. The weddingevents would be periodic and of a non-permanent nature, and would not include theconstruction of permanent structures. The project area is screened with maturevegetation. Therefore, there would be no adverse impacts to visual resources.Source Document: Ventura County General Plan Resources Appendix (2005), Fígure1.7.2a and the Ventura County lnitíalSfudyAssessmenf Guidelines (February 2006).

9. PALEONTOLOGIGAL RESOURGES:

The proposed project is on existing developed land in an agricultural zone. Theproposed project would not involve ground disturbance activities or the construction ofpermanent structures. The proposed project is consistent with the goals and policies inthe Ventura County General Plan (2AA5), Section 1.8 - Paleontological and CulturalResources. Therefore, there is no adverse impact to paleontological resourcesSource Document: Ventura County General Plan (2005) and the Ventura County lnitialSfudy Assessmenf Guidelines (February 2006).

10_ RESOURCES:

Item A - Archaeoloqical Resources and ltem B - Historical ResourcesThe proposed project is on existing developed land in an agricultural zone. Theproposed project would not involve ground disturbance activities, the construction ofpermanent structures, or the demolition of buildings. The proposed events areconsistent with the goals and policies in the Ventura County General Plan (2005),Section 1.8 - Paleontological and Cultural Resources. Therefore, there is no adverseimpact to cultural resources.Source Document: Ventura County General PIan (2005) and the Ventura County tnitialSfudy Assessmenf Gu idelines (February 2A0q.

Item C - Social or Reliqious ResourcesNo contemporary, ethnic or social establishments, cemeteries, churches, shrines,synagogues, or other religious institution or establishments are located within the projectsite or on the immediate adjacent parcels. Therefore, no adverse impacts to Social orReligious resources are expected as a result of this project. The proposed project isconsistent with the goals and policies in the Ventura County General PIan (2005),Secfibn 1.8 - Paleontological and CulturalResources. .

Source Dacument: Ventura County General Plan (2005) and the Ventura County lnitialSfudy Assessmenf Gu îdelínes (Febru ary 2006}

11, ENERGY RESOURCES:The proposed project is on existing developed land in an agriculturalzone. The weddingevents would be periodic and of a non-permanent nature, and would not include theconstruction of new buildings. The project alone and cumulatively has no relationship torenewable resources of solar, wind, and hydraulic power. Therefore, there is no adverse


Page 16 of 43

impact to energy resources as a result of this project.Source Document: Ventura County General Plan (2005) and the Ventura County InitialSfudy Assessmenf Guidelines (February 20Aq.

12. COASTAL BEACHES & SAND DUNES:

This project is not located within the CoastalZone of the County's Local Coastal Program.Therefore, this project would have no adverse impact on the coastal beaches and sanddunes.Source Document: Ventura County CoastalArea Plan (2002).

HAARDS

13. SEISMIC HAZARDS:

ItemA-FaultRuptureThe property is located within a State of California designated Earthquake Fault zone.Construction of certain types of projects within these zones will require geologicinvestigations to evaluate the potential for surface fault rupture. Because the project is

a permit for the use of the site and has no new habitable structures associated with theuse permit, the hazard with potential fault rupture is considered to be less thansignificant. Therefore, the adverse impacts, relating to ground shaking would beconsidered to be less than significant.Source Ðocument: Memorandum from Jím Myers, PWA, Engíneering SeruicesDepartment, Development & lnspectian Servrbes Dîvísion, dated June 25, 2008.

ItemB-GroundShakinsThe property will be subject to moderate to strong ground shaking from seismic eventson local and regional fault systems. The County of Ventura Building code adoptedfrom the California BuiHing Code, dated 2A07, Chapter 16, Division lV requires thestructures be designed to withstand this ground shaking. The requirements of thebuilding code will reduce the effects of ground shaking to less than significant.Therefore, the adverse impacts, relating to ground shaking would be considered to beless than significant.Source Document: Memorandum from Jim Myers, PWA, Engineering ServicesDepartment, Develapment & lnspection Servrbes Division, dated June 25, 2008.

Item C - Tsunamis Item D - SeichesPursuant to the Countywide General Plan, Hazards Appendix, Figure 2.6, the proposedproject is not located in a Tsunami Zone or a Seich,e Zane. Therefore, there would beno adverse impacts relating to Tsunamis and Seiches.Source Document: Ventura County General PIan (2005) and the Ventura Caunty lnitialSfudy .Assessrnenf G u idelines ( February 2006).

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Item E - LiquefactionPortions of the subject property along the southern boundary are located in aliquefaction hazard zone as delineated by the State of California as part of the SeismicHazards Mapping Act as shown on the Camarillo Portions of the subject property alongthe southern boundary are located in a liquefaction hazard zone as delineated by theState of Califomia as part of the Seismic Hazards Mapping Act as shown on theCamarillo Quadrangle. A site specific study to evaluate the liquefaction potential andmitigate any associated hazards may be necessary to be conducted as part of thebuilding permit application process in accordance with the Ventura County BuildingCode adopted from the California Building Code, dated 1997, Chapter 18, Section1804.2, Seismic Zone 4. This report will address the liquefaction potential and providemitigation recommendations such that the potential hazard resulting from liquefactionwill be less than significant. As this project involves no new construction, the potentialhazards resulting from liquefaction are considered to be less than significant.Therefore, the adverse impacts, relating to liquefaction would be considered to be lessthan significant.Source Document: Ventura County General Plan (2005) and the Ventura Caunty lnitialSfudy Assessmenf Guidelínes (February 2006).

14. GEOLOGIC HAZARDS:

Item A - SubsidenceThe Public Works Agency comments that if subsidence is to take place the majority ofsettlement would occur during construction and be minimal. Prior to construction, theexpansive nature of the soils would be taken into consideration for the design of thefoundations. Therefore, there would be no adverse impacts relating to subsidence.Source Document: Memorandum from Jím Myers, PWA, Engíneering SeruicesDepartment, Development & lnspection Seryices Division, dated June 25,2008.

ItemB-ExpansiveSoilsFuture development of the site will be subject to the requirements of the County ofVentura Building Code adopted from the Califomia Building Code, dated 2007, Section18A2.2.2 that require mitigation of potential adverse effects of expansive soils and in thisregard, the hazard associated with adverse effects of expansive soils is considered to beless than significant. Therefore, the adverse impacts, relating to expansive soils would beconsidered to be less than significant.Source Document: Memorandum from Jim Myers, PWA, Engineering ServrbesDepartment, Development & lnspection Services Division, dated June 25, 20A8.

Item C - Landslides/MudslidesThe Public Works Agency comments that pursuant to the Countywide General Plan,Hazards Appendix, Figure 2.9, the proposed project is not located in a landslidesandlor mudslide Zone. Therefore, there would be no adverse impacts relating tolandslides/ mudslides.Source Document: Memorandum from Jim Myers, PWA, Engineering SeryicesDepartment, Development & lnspection Seryices Ðivision, dated June 25, 2008.


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15. HYDRAULIC HAZARDS:

Item A - Erosion/SiltationThe Public Works Agency comments that pursuant to the Ventura County BuildingCode, when construction is completed the proposed project will have no erosion orsiltation. During grading erosion and increased siltation will occur, but the Coderequires storm damage prevention measures to reduce this potential adverse impact.Therefore, there would be no adverse impacts relating to erosion/ siltation.Source Document: Ventura County lnítial Study Assessment Guidelines (February2006) and memorandum from Sergio Vargas, PWA, Watershed Protection District, datedJune 25, 2008.

Item B - FloodinqThe subject property is located over a mile outside of a FEMA-determined 100-yearfloodplain. lt is located in a 500-year floodplain. Therefore, there would be no adverseimpacts relating to flooding.Source Document: Memorandum ftom Jim Myers, PWA, Engineering ServicesDepartment, Development & lnspectian Services Division, dated June 25,2008.

16. AVIATION HAZARDS:Since the proposed project is not located within two miles of any public airport, therewould be no adverse impacts, alone and cumulatively, relative to air traffic safety.Source Document: Ventura County General Plan (2005) and the Ventura County InitialSfudy Assessmenf Guídelines (February 2A0q.

'17. F|RE HAZARDS:The proposed project is not located in a high fire hazard area and would not include theconstruction of roads, driveways, buildings, or structures; therefore, no adverse impactsassociated with fire hazards are anticipated.Source Document: Memorandum from Marnel Vanden Eossche, Ventura County FíreProtection Distríct, dated July 2,2AA8.

18. HAZARDOUS MATERIALSMASTE:

Item A - Above-qround Hazardous MaterialsThe project would have no adverse impact. The storage, placement, or use of anyhazardous material would be required to comply with the lnternational Fire Code asadopted and amended by VCFPD Ordtnance#24.Source Document: Memorandum from Marnel Vanden Bossche, Ventura County FireProtectíon District, dated July 2,2008.

Item B - Below-sround Hazardous MaterialsThe proposed project does not include the use of hazardous materials. Therefore, theproject would have no adverse impacts relative to hazardous materials.Source Document: Memarandum fram Melinda Talent, Resource Management Agency,EnvironmentalHealth Department, dated June 26, 2008.

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Page 19 of 43

ItemG-HazardousWasteThe proposed project is not considered an activity that produces hazardous waste.Therefore, the project would have no adverse impacts relative to hazardous wastes.Source Document: Memorandum ftom Melínda Talent, Resource Management Agency,Environ mental Health De partment, d ated J u ne 26, 2008.

19. NOISE/VIBRATION:

The proposed project would not include construction and grading activities and,therefore, does not have the potentialto generate construction-related noise impacts.

The proposed project would occasionally use amplified music depending upon thedesires of the leasing wedding party. ln order for a project to be considered a noisegenerator, lhe Ventura County lnitial Study Assessment Guidelínes (February 2006)state the potential for noise at the nearest noise sensitive use/residential district mustbe estimated to exceed:

55 dB(A)2 between 6:00 AM and 7:00 PM;50 dB(A) between 7:00 PM and 10:00 PM; or,45 dB(A) between 10:00 PM and 6:00 AM.

A noise study dated August 4, 2008 for the project by noise consultant Dr. Marlund E.Hale, Ph.D., of Advanced Engineering Acoustics (AEA). There are two potential noisereceptors outside of the wedding operator's own residence located on an adjacentproperties east of the site approximately 500 feet, and 900 feet from the DJ area of thewedding site.

Dr. Hale conducted ambient noise measurements and DJ music sound propagationtests on the property, at the eastern property boundary, and at the outdoor living areayards of the residential propertíes to the east of the property. Following ambient noisemeasurements, the DJ music source in the south reception area of the site wereconducted at these four measurement locations. Ambient noise measurements beganat 2:45 PM. The DJ music source began at 3:45 PM. The ambient noisemeasurements and music sound source test results are reported herein and arecompared with the County of Ventura noise standards. The acoustical tests wereconducted using four Larson-Davis Model 824 Type 1 Sound Level and FrequencyAnalyzers, which were calibrated according to the manufacturefs instructions. Threesound meters were located as described above, and one meter was set 15 feet fromthe DJ music source.

The ambient noise during the aftemoon hours was caused by noise sources near andfar. Nearby ambient noise sources were mainly traffic on Santa Rosa Road,

2 A-weighted sound level tdB(AN refers to the sound pressure level measured using the A-weightíng network, a filterwhich discriminates against low and very high frequencies in a manner similar to the human hearing mechanism atmoderate sound levels lVentura County lnitial Study Assessmenf Guidelines (February 200ql-

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a

a

a

agricultural workers in the fields to the south and east. Noise measurements wereconducted at the eastern property line and at the outdoor living areas of the two nearbyresidences to the east during DJ music source testing resulted in sound levels thatwere obviously influenced by ambient noise. This is an important conclusion and iseasily understood by observing the variable nature of the ambient noise measurementhourly periods. Higher levels of DJ music source noise could be allowed until the DJ

source noise hourly Leq equals the ambient noise hourly Leq at the respectivesensitive receivers, thus causing the combined noise to be 3 dB above the ambientnoise and in compliance with the County ambient-based noise limit. lt is concludedthat the music could be maintained at 75 dBA Leq(1hr), 15 feet from the DJ

loudspeakers, and comply with the county General Plan ambient-based noise limit atthe residences.

ln order to assure that amplified PA sound and DJ music not exceed the countyresidential outdoor living area noise limit, the report recommended as a mitigationmeasure, that the property owner/wedding operator purchase or rent a simple soundmonitoring system, that can be used to monitor the sound emissions 15 feet from theDJ speakers when set to the "4" weighting, "sloW' response scale. The sound levelmeasurement system would allow the wedding operator and DJ to monitor theamplified music and PA sound levels that exceed an hourly average of 75 dBA at 15feet, allowing conective action to be taken.

Additionally, as the proposed mitigation is self-regulating, and could be considereddifficult to enforce, additional mitigation should be included that requires a contactperson to be provided to the Planning Director on a yearly basis, and compliancemitigation/conditions should be inctuded to ensure that the wedding operator and theproposed wedding events are in compliance with the requirements of the CUP.

As mitigated with the following mitigation measures, the potential noise impacts for theproject would be considered less than significant, with mitigation, below:

MM#2 -

A sound monitoring system, such as Realistic Digital Display Sound Level Meter, shallbe purchased or rented prior to each wedding event that can be used to monitor thesound emissions 't5 feet from the DJ speakers when set to the '.A" weighting, "slow"response scale. The sound level measurement system shall monitor amplified musicand PA sound levels that exceed an hourly average of 75 dBA at 15 feet from the DJarea. When the sound monitoring system exceeds 75 dBA at 15 feet from the DJ area,the amplified music shall be reduced to not exceed 75 dBA.

MM #3.

Prior to the issuance of a zone clearance for a use inauguration, and annually on June 1

thereafter, the Permittee shall provide the Planning Director and all residents within 100

feet of the parcel boundary, with the name, title, address, and phone number of the

Permittee, or Permittee's designee, who will be responsible for ensuring condition and

Initial StudyLUA8-406A

Page 21 of43

code compl¡ance during wedding events at the project site. The permittee, or permittee'sdesignee, shall be available for contact during wedding events. lf the phone number ofthe permittee, or permittee's designee, should change, the permittee shall provide theresidents and Planning Director with the new information prior to the next wedding event.

MM#4-

The following process shall be used to resolve noise complaints received by thepermittee, or the permittee's designee, during wedding events:

a lmmediately upon receiving a phone complaínt from a nearby resident, thepermittee, or permittee's designee, shall investigate the complaint to ascertain ifany of the following actions can be taken to reduce noise levels below themaximum allowed (75 dBA at 15 feet from the DJ area):

(f ) Lower speaker volumes of PA systems and/or amplified music;(2) Discontinue the use of PA systems;(3) Discontinue the use of amplified music and replace with acoustical music;

and/or,(4) Alter the timing and sequence of wedding event activities to comply with

the maximum noise standards.

b. The permittee, or the permittee's designee, shall report by phone thepermíttee's, or the permittee's designee's, findings and any actions taken to thecomplainant as soon as possible, but no later than 15 minutes after receivingnotification from the complainant, unless otherwise agreed to by thecomplainant. The complainant shall inform the permittee, or permittee'sdesignee, if any improvement has resulted.

The permittee shall notify the Planning Director in writing within 10 days ofreceiving a noise complaint. The notice shall indicate the date and time of thecomplaint(s), as well as the name, address, and phone number of thecomplainant(s).

c.

d The permittee shall táke all reasonable actions to prevent noise from adverselyaffecting nearby residents. lf the problem persists, the Planning Director mayinitiate actions to prevent further complaints, including, but not limited to, any ofthe actions identified in "a", above, and the use of a noise consultant, at thepermittee's expense, to monitor wedding event noise and implement measuresto achieve compliance with the maximum noise levels (75 dBA at 15 feet fromthe DJ area).

Failure of the above attempts to curtail noise complaints may result in thePlanning Director modifying the permit to disallow wedding event activities thatadversely affect nearby sensitive receptors.

Source Ðocument: Letter Report by Dr. Marlund E. Hale, Ph.D., of Advanced

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e.

Engineering Acoustics (AEA), dated August 4, 2008; Ventura County General Plan(2005) and Ventura County lnitial Study Assessment Guidelines.

20.The proposed project is on existing developed land in an agricultural zone. Weddingevents would be periodic and of a non-permanent nature requiring no new permanent

structures. Temporary lighting associated with wedding events would be screened byexisting foliage along the property's perimeter and, pursuant to the Ventura County Non-

Coastãl Zoniñg Ordinance, S8106-8.6(c), lights in excess of 150 watts are not permitted ifthey result in direct illumination of adjacent properties. Therefore, the project is expected

to have a less than significant impact to sunounding sites from glare generated on-site.Source Document: Ventura County lnitial Study.Assessment Guidelines, February2006.

2I. PUBLIC HEALTH:The proposed project may have impacts to public health. Compliance with applicablestate regulations enforced by the Environmental Health Division would reduce potential

impacts to a level considered less than significant.Source Document: Memorandum ftom Melinda Talent, Resource Management Agency,

Environmental Health Depañment, June 26, 2008.

PUBLIC FA

22. TRANSPORTATIONIGIRCULATION:

Items A - Public Roads & Hiqhwavs lll l-evet of SeryÍce and l2l SaÞtulDesr-i"¿The Transportation Department has determined that the proposed project wouldgenerate additional traffic on the local public roads. To address the cumulativeadverse impacts of traffic on the Regional Road Network, Ventura County Trafficlmpact Mitigation Fee Ordinance 4246 and General Plan Policy 4.2.2 require that theTransportation Department of the Public Works Agency collect a Traffic lmpactMitigation Fee for development projects. As the proposed project is subject to thisOrdinance and would be required to pay Traffic lmpact Mitigation Fees, the Level ofService and safety of the existing roads would remain consistent with the County'sGeneral Plan. Therefore, adverse traffic impacts relating to level of service &

safety/design would be considered less than significant-Source Ðocument: Memorandum from Nazir Lalani, Publíc Works Agency, Traffic andTransportation Planning, dated December 2, 20A8.

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Item A - Public Roads & Hishwavs l3l lacúicalAccess and ltem B - Private Roads&Drivewavs fll Safetu/Desisn and 2l Tactical AccessThe proposed project does not include the construction of new roads or driveways andtactical access for public roads are adequate and meet VCFPD standards. Therefore,the proposed project would not have an adverse impact related to tactical access orthe safety and design of pubiic roads and highways, or private roads and driveways.Source Document: Memorandum from Marnel Vanden Eossche, Ventura County FireProtection District, dated July 2, 2008.

Item G - Pedestrian/ Bicvcle fi) Public Facilities and (2) Private FacilitiesThe Transportation Department comments that the existing roads in the proximity ofthe proposed project site have provided adequate facilities pursuant to the County'sRoad Standards and the State Department of Transportation (Caltrans). Therefore, theTransportation Department considers that the adverse impacts relating to thesupplementary addition of pedestrians and bicycles into the area would be less thansignificant.Source Document: Memorandum from Nazir Lalaní, Public Works Agency, Traffic andTransportation Planning, dated December 2, 2008.

Item D - ParkinqThe proposed project would not generate a need for off-street parking. Guest parkingon Parcel A (APN 063-0-140-160) is located in the northeast corner of the property.There are currently 50 parking spaces. Guest parking on Parcel B (APN 163-0-140-170) provides a total of 100 parking spaces. For both ParcelA and Parcelthere wouldbe 150 spaces proposed. lf the number of guests exceeds 100 people, valet servicewould be required as part of the contract between Maravilla Gardens and thecustomers for the event to ensure the additional parking and circulation thereof ismanaged and efficient. A total of fourteen (14) parking spaces are designated for staffparking and are located on the western portion of Parcel A (APN 063-0-140-160).Access for staff employees is from a service driveway located on the northwest cornerof the property. No parking would be permitted on Santa Rosa Road or shoulder right-of-way. A condition of approval is recommended to be incorporated that will require thatboth parcels be utilized for the project CUP at all times, and in the event that Parcel B isnot available for parking in the future, the CUP would become invalid. Therefore,impacts from parking are expected to be less than significant.Eource Document: Ventura Caunty lnitial Study Assessment Guidelines (February2006).

Item E - Bus Transit. ltem F - Railroads, ltem G - Airports, and ltem H - Harbo¡sThere are no bus, railroad, airport, or harbor facilities within the vicinity of the projectsite with which the proposed wedding events could interfere. Therefore, the projectwould have no adverse impacts on these facilities.Source Document: Ventura County GeneralPlan (2005) and the Ventura County InitialStudy Assessment Guídelines (February 2A0Q.

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Item l - PipelinesThe County Global lnformation System (GlS) Maps indicate that there is an existingpipeline along the southem border of the subject property. However, the proposedproject does not include ground disturbance or construction activities. Therefore, theproposed project would have no adverse impacts to pipelines.Source Document: Ventura County Global lnformation Sysfems (C/Ð.

23. WATER SUPPLY:

Item A - QualitvThe public water system that will serve domestic water to this project is regulated bythe State Department of Health Services. The quality of domestic water must be incompliance with applicable State drinking water standards. Design and construction ofthe proposed project must conform with applicable State and Building Coderequirements pertaining to water systems. Therefore, the project will have no adverseimpact the quality of water supplied by the public water system.Source Document: Memorandum from Melinda Talent, Resouræ Management Agency,Envíronmental Health Department, dated June 26, 2008.

Item B - QuantitvWater Supply Quantity is deemed less than significant because water service will beobtained by Camrosa Water District. The Camrosa Water District is considered tohave the ability to provide a pernanent supply of domestic water through acombination of groundwater, imported State water contracts, and available recycledwater. Therefore, the project will have no adverse impact the quantity of watersupplied by the public water system.Source Document: Memorandum from Gerhardt Hubner, Watershed Protection Dístrict,Water and EnvironmentalResources Divisíon dated June 19, 2008.

ItemG-FireFlowWater supply for fire protection would be required to meet VCFPD Ordinance #24.Therefore, the proposed project would have no adverse impactSource Document: Memorandum from Marnel Vanden Bossche, Ventura County FireProtection District, dated July 2,2008.

24. WASTE TREATMENT/DISPOSAL:

Item A - lndivídual Sewaqe Disposal SvstemDomestic sewage produced by this project will be discharged into an existing on-sitesewage disposal system. lnformation submitted with the project application indicatesthe system is functioning properly at this time. Continued utilization of the septicsystems is considered to be a less than significant impact.Source Dacument: Memorandum from Melinda Talent, Resource Management Agency,Envíronmental Health Department, dated June 26, 2048.


Page 25 of 43

Item B - Sewaqe Gollection/Treatment FacilitiesThe proposed project would utilize temporary restroom facilities only. Therefore, therewould be no adverse impact to sewage collection/treatment facilities.Source Document: Ventura County Initial Study Assessment Guidelines (February2006).

Item C - Solid Waste ManaqementAny discretionary development that could generate solid waste would have an impacton the demand for solid waste disposal capacity. However, unless Ventura County hasreason to believe that there is less than 15 years of disposal capacity available for thedisposal of waste generated by projects within Ventura County, no individual project ofthis type and magnitude would have a significant impact on the demand for solid wastedisposal capacity (Ventura County 2006b, 114; Kaiser 2006).

Pursuant to the IWMD's factors determining the significance of project impacts to solidwaste facilities within Ventura County, any discretionary development projectgenerating solid waste will impact the County's remaining solid waste disposalcapacity. Additionally, as required by California Public Resources Code (PRC) 41701,Ventura County's Countywide Siting Element (CSE), adopted in June of 2001 andupdated annually, confirms Ventura County has at least 15 years of disposal capacityavailable for waste generated by in-County projects. Therefore, because the Countycurrently exceeds the minimum disposal capacity required by state PRC, no individualproject of this type and magnitude will significantly impact the County's remaining solidwaste disposal capacity.

The lntegrated Waste Management Division (IWMD) has reviewed the applicationreceived for LU 08-0060 and has determined the degree of effect to permitted solidwaste disposal facilities in Ventura County from this project to be less than significant.

Source Document: Memorandum fram Bruce Belluschi, PWA, lntegrated WasteManagement Division, dated June 17, 2008.

Item D - Solid Waste FacilitiesThe proposed project does not include a solid waste facility. Therefore, the project wouldhave no adverse impacts relating to solid waste facilities.Source Document: Memorandum from Melinda Talent, Resource Management Agency,Enviranmental Health Department, dated June 26,2008.

InitialStudyLU0B-0060

Page 26 of 43

25. UTILITIES:

Item A - Item B - Gas and ltem G - nicationsThe local area is cunently served with electrical, gas, and communication facilities thatcan be used to adequately serve the proposed project. Therefore, the proposed project

would have no adverse impact on these facilities.Source Document: Ventura County lnitíal Study Assessment Guídelines (February20aq.

26" FLOOD CONTROUDRAINAGE:

ItemA-FGDFacilitvThe proposed project does not include ground disturbance or construction activitiesThere are no adverse impacts relating to flood control/ drainage from our areas ofresponsibility. Therefore, the usage of the property for temporary outdoor weddingswould have no adverse impacts related to drainage.Source Document: Memorandum from Sergio Vargas PWA, Watershed ProtectionDístrict, dated December 2, 2008.

Item B - Other FacilitiesThe próposed project does not include ground disturbance or construction activities.Therefore, no adverse impacts relating to flood control and drainage facilities that arenot under the regulatory authority of the Flood Control Distríct are anticipated.Source Ðocument: Memorandum from Jim Myers, PWA, Engineering Servr'cesDepartment, Development & lnspectían Services Division, dated June 25, 2008-

27. LAW ENFORGEMENTIEMERGENCY SERVIGES:

Item A - Personnel/Equipment and ltem B - FacilitiesDue to the size and nature of the proposed project within an existing facility within thecommunity, personnel, equipment, or facilities would not require expansion and therewould be no significant impact on the functions of the Ventura County SherifflsDepartment. As such, the project would have no adverse impact on the servicesprovided for the area.Source Document: Ventura County General Plan (20O5) and Ventura Caunty InitialSfudy Assessmenf Guidelines (February 2006).

28. FIRE PROTECTION:

The distance from a full-time, paid fire station is adequate and the project does notindicate that a new fire station or additional equipment is reguired, Therefore, theproposed proiect would have no adverse impact on fire protection servicesdistancelresponse time.Source Document: Memorandum from Marnel Vanden Bossche, Ventura County FireProtection District, dated July 2, 2008.

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29. EDUCATION:

Item A - Schools and B. Libraries:Because of the temporary nature of the wedding event use, the proposed project wouldnot create additional demands on schools or libraries; therefore, no adverse impacts toschools or libraries are anticipated,Source Document: Ventura County General Plan (2005) and Ventura County lnitialStudy Assessment Guidelínes (February 2006).

30. RECREATION:

Items A. Local Parks/Facilities. and B. Resional Parks/Facilities:A project will have a significant impact on recreation if it will cause an increase in thedemand for recreation, or impede future development of recreation parkq and facilitiesor regional trails and corridors. This proposed application to add a use to the sitewould not have a significant impact on local or regional recreation or on local orregional trails and corridors.

The proposed project would not add to the demand on existing facilities. The proposedproject is not expected to have impacts on recreation. This project is not within anexisting Park and Recreation or Special District having jurisdiction over the project.The proposed LU is expected to have no impact on regional parks and facilities.Therefore, no adverse impacts to recreational facilities are expected as a result of thisproject.Source Document: Ventura County General PIan (2005) and Ventura County InitialSfudy,Assessmenf Guidelines (February 2006).

Item C. Reqional Trails/Corridors:A project will have a significant impact on recreation if it will cause an increase in thedemand for recreation, or impede future development of recreation parks and facilitiesor regional trails and corridors. This proposed application to add a use to the sitewould not have a significant impact on local or regional recreation or on local orregional trails and corridors.

The proposed project does not interfere with any current regional trail and or conidornetworks. The nature of the proposed project is not considered an obstacte to anyfuture regional trail/conidor networks. Therefore, no adverse impacts to recreationalfacilities would be expected as a result of this project.Source Document: Ventura County General Plan (2005) and Ventura County lnítialSfudy Assessmenf Gu idelines (Febru ary 20Aq.

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MANDATOSECTION DFINDINGS OF S¡GNI FICANCE

PROJEGT: CONDITIONAL USE PERMIT FORTEMPORARY, OUTDOOR WEDDING EVENTS,

GASE NO. LU 08-0060APPLICANT: TONY AND JO MARAVILLA

LOCATION: 8620 SANTA ROSA ROAD, UNINCORPORATEÐ AREA OFCAMAR¡LLO

APN: 163-0-140-160 AND 163-0'140-170

YES/MAYBE

NOMANDATORY FINDINGS OF SIGNIFICANCEBased on the information contained within Sections B and G:

D

XDoes the project have the potential to degrade the quality of the environment,substantially reduce the habitat of a fish or wildlife species, cause a fish orwildlife population to drop below self-sustaining levels, threaten to eliminate aplant or animal community, reduce the number or restrict the range of a rareor endangered plant or animal, or eliminate important examples of the majorperiods of Califomia history or prehistory?

1

XDoes the project have the potential to achieve short-term, to the disadvantageof long-term, environmental goals? (A short-term impact on the environmentis one that occurs in a relatively brief, definitive period of time while long-termimpacts will endure well into the future).

2.

XDoes the project have impacts that are individually limited, but cumulativelyconsiderable? "Cumulatively considerable" means that the incrementaleffects of a project are considerable when viewed in connection with theeffects of past projects, the effect of other cunent projects, and the effect ofprobable future projects. (Several projects may have relatively smallindividual impacts on two or more resources, but the total of those impacts onthe environment is significant).

3.

XDoes the project have environmental effects that will cause substantialadverse effects on human beings, either directly or indirectly?

4.


Page 29 of 43

SECTION EDETERMINATION OF ENVIRONMENTAL DOCUMENT

PROJECT: CONDITIONAL USE PERM¡T FORTEMPORARY, OUTDOOR WEDDING EVENTS,

GASE NO. LU 08-0060,APPLICANT: TONY AND JO MARAVILLA

LOCATION: 8620 SANTA ROSA ROAD, UNINCORPORATED AREA OFCAMARILLO

APN: 163-0-140-160 AND 163-0-140-170

vBrunsky Date

Contract PlannerCounty of Ventura

EXHIBIT'A' - V¡CINITY MAPEXHIB]T'B'- SITE PLAN MAPSEXHIBIT'C" - MITIGATION ñ,lONlTORlNc PROGRAMEXHIBIT'D" - ADDENDUM'ERRATAEXHIBIT'E' - COMMENT LETTERS RECEIVEDEXHIBIT "F" - RESPONSE TO COMMENTSEXHIBIT *G" - NOISE STUÐY DATED AUGUST 4,2008


Page 30 of 43

E. DETERMINATION OF ENVIRONMENTAL DOCUMENT

On the basis of this initial evaluation:

I find the proposed project COULD NOT have a signíficant effect on the environment, and aNEGATIVE DECLARATION should be prepared.

I find that although the proposed project could have a significant effect on the environment, there willnot be a significant effect in thís case because the mitigation measure(s) described in section C of thelnitial Study will be applied to the project. A MITIGATED NEGATIVE DECLARATION should beprepared.

X

I find the proposed project, índividually andlor cumulatively, MAY have a significant effect on theenvironment and an ENVIRONMENTAL IMPACT REPORT is required,"

D

I find that the proposed project MAY have a "potentially significant impact" or "potentially significantunless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzedin an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigationmeasures based on the earlier analysis as described on attached sheets. An ENVIRONMENTALIMPACT REPORT is required, but it must analyze only the effects that remain to be addressed-

I find that although the proposed project could have a significant effect on the environment, because allpotentially significant effects (a) have been analyzed adeguately in an earlier EIR or NEGATIVEDECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant tothat earÌier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that âreimposed upon the proposed project, nothing further is required.

n

EXHIBIT A

VICINITY MAP


Page 31 of43

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SITE PLANS


Page 32 of 43

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EXHIBIT fIC'' - MITIGATION MONITORING AND REPORTING PROGR,AM

GommentsDate

Compliance Verlfication

lnitial

Standard of Success

Notification com pletedprior to

Zone Clearance

MonitoringProgram

Prior to ZoneClearance for Use

lnauguration

All actions asdescribed in themitigation and

conditions

MonitoringTiming andFrequency

MonitoringResponsibility

RMA-PlanningDivision

AgRICULTURAL lfU:PACìf$

Mitigation Measure

MM.#1:The applicant is required to preparea basic Notification and ResponsePlan prior to obtaining a ZoningClearance to inaugurate the use.The plan must indicate how guestsare to be notified that normalfarming operations such as dust,noise, and the use of farmchemicals may occur in the vicinity.lf the applicant has established a

working relationship with adjacentfarmers related to farmingoperations that produce dust andlorthe perception of chemical spraydrift, the applicant may describethese conversations and providecontact information as part of theplan. The plan must indicate howguests will be instructed to respondin the rare event that chemicalspray drift is perceived during anevent. The applicant isrecommended to contact adjacentgrowers to exchange informationabout farming operations that maybe scheduled, and the weddings orother events that may be scheduledduring the same time periods.


Page 33 of 43

CommentsDate

Gompliance Verification

lnitial

Standard of Success

Noise under approvedthreshold for amplified

music

Noise under approvedthreshold for amplified

music

MonitoringProgram

Response toComplaints



All Events asdescribed in themitigation and

conditions


conditions


RMA-PIanningDivision

ConditionCompliance


ConditionCompliance

Mitigation Measure

NOISE IMPAGTS

A sound monitoring system, suchas a Realistic Digital Display SoundLevel Meter, shall be purchased orrented prior to each event that canbe used to monitor the soundemissions 15 feet from any speakerwhen set to the "A" weighting,"sloW'response scale. The soundlevel measurement system shallmonitor amplified music and PAsound levels that exceed an hourlyaverage of 75 dBA at 15 feet fromthe patio area. When the soundmonitoring system exceeds 75 dBAat 15 feet from the patio area, theamplified music shall be reduced bythe owner or event operator to notexceed 75 dBA,

MM.#2:

MM-#3:Prior to the issuance of a zoneclearance for a use inauguration, andannually on June 1 thereafter, thePermittee shall provide the PlanningDirector and all residents within 300feet of the parcel boundary, with thename, title, address, and phonenumbers, and email address of thePermittee, or Permittee's designee,who will be responsible for ensuringcondition and code complianceduring events at the project site. The

or permittee's d


Page 34 of 43

CommentsDatelnitial


Noise under approvedthreshold for am plified

music

Standard of Success


MonitoringProgram


conditions



ConditionCompliance


MM.#4:The following process shall be usedto resolve noise complaintsreceived by the permittee, or thepermittee's designee, during anyevent:

a. lmmediately upon receivinga phone complaint from anearby resident, thepermittee, or permittee'sdesignee, shall investigatethe complaint to ascertain ifany of the following actionscan be taken to reducenoise levels below themaximum allowed (75 dBAat 15 feet from the patioarea):

1 )Lower speaker volumesof PA systems and/orampli:fied music;2) Discontinue the use ofPA systems;3) Discontinue the use ofamplified music andreplace with acoustical

shall be available for contact duringevents. lf the phone number of thepermittee, or permittee's designee,should change, the permittee shallprovide the residents and PlanningDirector with the new informationprior to the next event.

Mitigation Measure


Page 35 of 43

CommentsDate


lnitial

Standard of SuccessMonitoringProgram



Mitigation Measure

music; and/or,4) Alter the timing and'sequence

of event activitiesto comply with themaximum noise standards.

b ïhe permittee, or thepermittee's designee, shallreport by phone thepermittee's, or thepermittee's designee's,findings and any actionstaken to the complainant assoon as possible, but nolater than 15 minutes afterreceiving notification fromthe complainant, unlessotherwise agreed to by thecomplainant. Thepermittee's designee shallmake a follow-up phonecallto the complainantwithin 15 minutes of makingthe necessary adjustmentto noise levels to determineif any improvement hasresulted.

c. The permittee shall notifythe Planning Director inwriting within 10 days ofreceiving a noise complaint.The notice shall indicatethe date and time of thecomplaint(s), as well as thename, address, and phonenumber of e


Page 36 of 43

CommentsDate


lnitial

Standard of SuccessMonitoringProgram



complainant(s).

d The permittee shall take allreasonable act¡ons toprevent noise fromadversely affecting nearbyresidents. lf the problempersists, the PlanningDirector may initiate actionsto prevent furthercomplaints, including, butnot limited to, any of theactions identified in "a",above, and the use of anoise consultant, at thepermittee's expense, tomonitor event noise andimplement measures toachieve compliance withthe maximum noise levels(75 dBA at 15 feet from thepatio area),

e. Failure of the aboveattempts to curtail noisecomplaints may result inthe Planning Directormodifying the permit todisallow event activities thatadversely affect nearbysensitive receptors.

Mitigation Measure


Page 37 of 43

EXHIBIT D

AddendalErrata

Changes were made to the lnitial Study/Mitigated Negative Declaration after completion of thepublic review period, which ended on November 28, 2008. More specifically, the followingchanges, which are shown in legislative format (i.e., deletions shown in strkethreugh andadditions shown in underline), were made to: Section A, Project Description; Section C.2.A,Land Use - Community Character; Exhibit "C" was added to the Mitigated Negative Declarationas the Mitigation Monitoring and Reporting Program Table; Exhibit "D" was added as theAddenda/Errata information; Exhibit "E" was added as Gomment Letters Received; Exhibit "F"was added as Responses to Comments; and Exhibit "G" was added as the Noise Study datedAugust 4,2408.

Section A, Project Description:

The applicant is requesting approval of a Conditional Use Permit to allow "Festivals, AnimalShows and Similar Events, Temporary Outdoor," specifically temporary, outdoor weddingevents, birthday and anniversary celebrations, non-profit and charity events, family reunions,corporate events, and similar temporary events. Temporary events would be limited to 35e 300guests for a maximum of 60 days within the calendar year.

Property Areas for Lease

Parcel A (APN 163-0-140-160) would be where wedding ceremonies and receptions (or similartemporary events) would take place. The temporary special events will be located onapproximately one (1) acre (garden and terrace areas immediately adjacent to and south of theexisting residence), known as Maravilla Gardens. The catere/s preparation area is locatedsouthwest of the existing residence, adjacent to the reception area. No new permanentstructures (i.e. outdoor lighting and accessory structures) are to be constructed for temporaryevents; the use of a temporary tent may be used for inclement weather. The single-familyresidence is restricted to the owner's use and wíll not be leased out.

Parcel B (APN 163-0-140-170lis 1.12 acres and is vacant. This area would be designated asan overflow parking area when the primary guest parking area on APN 063-0-140-160 is full.Access to this lower parking area is directly from the main guest parking lot.

Parking

Guest parking on Parcel A (APN 063-0-140-160) is located in the northeast corner of theproperty. There are currently 50 parking spaces. Guest parking on Parcel B (APN 163-0-140-170) provides a total of 100 parking spaces. lf the number of guests exceeds 100 people, valetservice would be required as part of the contract between Maravilla Gardens and the lessee toensure the additional parking and circulation thereof is managed and efficient.

InitialStudyLU08-0060

Page 38 of 43

A total of fourteen (f a) parking spaces are designated for staff parking and are located on thewestern portion of Parcel A (APN 063-0-140-160). Access for staff employees is from a servicedriveway located on the northwest corner of the property'

No parking is proposed on Santa Rosa Road or shoulder right-of-way.

Portable Resfrooms

portable restrooms would be provided by a local vendor (i.e. Mission Valley Sanitation or similarcompany) and would be required as part of the contract for the event to be held at Maravilla

Gardens. The portable restrooms would be located east of the designated reception/cocktailarea. The public restroom serving the Agricultural Sales Building during business hours and

the bathrooms serving the main residence are prohibited from being used for temporary events.

Exterior Lighting

Maravilla Gardens shall not install any permanent lighting for the purpose of temporary specialevents. Temporary exterior lighting would be provided in the parking areas for safety and

security purposes. Temporary dance lights would be limited to the area reserved for the dancefloor. Other temporary lighting would be for ceremony ambiance and dinner tables. Alltemporary lighting would be removed from the site after the event has ended. Any lighting inexcess of 150 watts shall not result in direct illumination on adjacent properties. Any exteriorlighting in exbess of 150 watts shall be hooded and/or directed downward onto the subjectparcet to prevent spill-over onto adjacent parcels. All lights will be dimmed by 10:00 pm and

completely turned off by 10:30 Pm.

Operation of Events

Temporary events would be limited to 35O 300 guests. The proposed hours of operation fortemporary outdoor events will be Monday through Sunday from 1:00 pm to 11:00 pm lor a

maximum of 60 days within the calendar year. Vendors are permitted to anive at 10:00 am toset up; guests would arrive at 1:00 pm or thereafter. The Agricultural Sales use will close at12:00 pm so as to not be operating concurrent wíth the scheduled temporary event. All guests

and venders will have departed the property by 10:30 pm. Lights will be turned off at 10:30 pm

and the property shut down by 11:00 pm.

Event coordinators are responsible for making sure guests remain in designated areas. Forevents where there will be in excess of 200 guests, security will be required as part of thecontract between Maravilla Gardens and lessee.

All rentals (tables, chairs, linens, china and silven¡¡are) are through Maravilla Gardenscontracted rental company (i.e. Ventura Rentals or similar company),

lnitialStudyLU08-0A60

Page 39 of 43

Section C.2.A, Land Use - Community Character

Item A - Gommunitv CharacterThe CUP for this proposed project would allow the applicant to host temporary outdoor weddingevents within an approximately 2.5 acre portion of a 5.18 acre (2-parcel) property located at 8620Santa Rosa Road, Camarillo. The one-day events would occur outdoors or within a temporarytent erected on-site and be held en€atudays-and Mondav throuoh Sundays only, between thehours of 10:00 AM and 10:00 PM. The maximum number of guests per event will be 35O 300.Catered food would be prepared off-site and transported to the project site for each event.Portable restrooms would be provided on-site for each event.

The proposed project was reviewed and evaluated for impacts to community character usingthe Ventura County lnitíal Study Assessment Guidelines (February 2006). A "community'' is aparticular area within which people with common interests reside. There are two adjacentresidences approximately 500 and 900 feet from the proposed wedding site. Commercialapplication of a parcel within a rural setting with regular frequency may have impacts upon thearea's community character. Through the Conditional Use Permit process, however, withconditions placed upon this permit with regard to days and hours of operation, total number ofguests, and mitigation for music and parking (as discussed in noise and parking sectionsbelow), impacts to community character are expected to be less than significant.Source Docu ment: Ventura Cou nty I nitial Sfudy Assessmenf Guíde I i nes (Fe bru ary 2006).


Page 40 of 43

EXHIBIT E

COMMENT LETTERS


Page 41 of 43

Print View'

From: nKen Santori" <[email protected]>To: <[email protected]>

cc: <[email protected]>, <[email protected]>Date: Tuesday - November 11, 2008 t0:38 AMsubject Hearings for Maravilla Gardens & Bella victorian on Dec 11th

Page I of2

0Mrs. BrunsÇ

I am requesting a copy (before Nov 14th) of Ma¡villa Gardens and BellaVictorians:

1. MND2. Site Plans3. Project description4. All related studies

Please answer, or have answered by a person with the authority to do so, thefollowing questîons:

F1. Has the county recommended these pernits? I would also like to know how

. they have even moved on in.this process? They each had muftiple Ìllegalevents this Summer after being told to stop. And they have been runningthese illegal venues for years!Íhis shows â sofid pattern of fragrantviolating and my understanding would result in a denial of their permit.

2. I would like a written explanation why my many complaints have not been

fi' taren seriously or followed up on. I am iuré you áre caÞaole of strorger- enforcement which could have put a stop to all of this.

L' 3. How did these venues.resolve there violations?

p . 4. How much were they fined for each illegal event?

ø.5. Why was I not notified as per rny request in my nuinerous complaints?

(6. These venues are continuing to book for next year. Are they confident

, êv€n with all their iflegal activity they wíll be issued a permit?

G7. r am confused about the amount of parking variance between the two,'I

. have personalþ witnessed the lack of parking at fvlarvilla Gardens with oversized buses lining the street. I would like b know did Maruilla conduct a

h@s://webmail.ventura.orglgdwebacc?User.contexFcxblw5YpTnhddr8Nma&Item.dm... lll30lZAAg

Print View Page2af 2

parking study?

çf . 8. Will th¡È be heard by planning comm¡ssion or direcbr?

4 9. A half hour will not be enough time to discus all their illegal activity.}' I request more time.

5.10. I am surc this is just the start of my list of questions there for I amunder the understanding it will take at least a month to address theseconcerns and possibly conduct more studies which will push the Þc hearingdate back. Please put me on the list to be notified of the new hearing date.

V 11. May I see a copy of the Police reports that your staff requested I sendF'¡f I beller¡ed illegal activity was occuring on those propefties. Since

many police reports weré fiþs, why are these police reporG not being takeninto account regarding the actual wedding held at each prrperty over thesummer. I know the police reports confirm the activity. , ,

Lr12. When Police repofts confirm the activity has occurred and they didconduct and hold weddings on the propefi without a prcper permit, willtheCounty still recommend the approral of the permit or is it a known fact that

' the permit should be NOT recommended for approval because of their voluntaryviolation of the law'

I wlll also be forwarding these MNDs to the Santa Rosa MunicipalAdvisoryCompany for review because I have serious concerns a-bout the already highlytraffic volume on our roads.

Please reply in writing via this email address ASAP and please address eachquestion thoroughly

You may fonrvard my document requests here:

Sincerely,

Ken Santoriltttz Red Barn Road

-Camarillo CA 93012

htþs:l/webmail.ventura.org/gwlwebacc?User.contexFcxblw5YpTnhddrSNma&Item.drn... ll130/2008

. LLl24l2øø8 66:45 8854912007gì-*

NolTEilBER 20, 200û

VIA FAX At{D UFS TO (sOöt 65'l-2ã00

T tf,IlDF'ILL PA6E AI

t

M5. Kirnbüley Rodriguoz, Plann¡ng DjçclotttñÞ: Rfrit"rás, nigr. Corwnerciel & lnô¡stielMr Hollee BrunSry, Wsdding PlsmerCruntv of vstl¡ra RMD80o Sä. Vrdmã Aw Liß1740

Ventrra, CA98{X}9

^ l-) Letterdated 11-16'08 ftonr Jan Woodfill

f1 , e.i rcneroate¿ 11-17{trfiom Mþ Popat ... t3,) Lefier detÊd 11-20*¡6 frþd i¡. s, n $,brutr Cnul prr "î &)4.i Ema¡l dãted 11-2fm8 FomJ, Hsper5.i Ernail from 1 1-17{8 ftoût T-& J Got¡lde.i tetterdatcd 1l-f 7-08forn K Gean R Snlrder, KWhite, D Tonsg, R

Torre'-,.) a"o"r'mt K $ar¡tori 6fr!"iY ]r¿dttd )8-) LetÞrfron D & C. Cotrca

' We reqr.¡ast t¡¡3¡ sirrae wè wBrE newr rptiñed of this applicatlon and have-only--Þ ¡ust leâiîed of it, and $næ itwill tave signiflcant impac*s on ot¡r aree, wittout a

b ' ï*p-;*t¡rsis oC ne cumulst¡ve hgffic ¡mpecæ fom perdi'rq,.anttclS¡! ana*: ãpË.""¿ Aá,retqpmqrt usilg Sent¡ Rosa Rd., thet this matter be æotiil.¡erl end

sä fur üp plannúrg Comm¡gs¡ont calerdâr dr¡e to tfn corilloveray erorndingthis matter and the unigr¡a iss¡es of $arÉa Rosâ Rd.

Sincercly

Jan Woodffll2677 Riata CtSonts RosaValloy' CA 90012'

¡8)-4-ææ 19:45 Frorn:ÉFl9lffi7 ID¡RÎ'F Planning Dapt. PasezØL R=932

7ll24l2øøg 06:45 8654:-l( T I'IU)DFILL PAGË ø2

2

lrcc: $Forvitor Kry Long+ñ WE under¡tand ü¡at otttãl venues in procers hãve-only^applef tt ?9:æ eventE

U, ;ääIty 1ä'Ëd", ",rri

¡¡u,ls *;ä'æssí."6' @ 3ó0 rople ard 60 events?

Reeponding to n¡rnerous calls and lctlÊfs, üs sBv.ltic indicsÞd on 11-2${8

tffi rhts rr¡es within Vo,¡i "to and t¡€y niä m ¡øøFrî,.Tlw were cor¡cærne¿

"*ùfr öor¡t üta úBcÊ&lit for this, *rat trçV ¿ìgqrrdz€d,the draft¡rìg of

ilõÏi'r* ldtpãrlai etæmt tr"rlueó ln the gänta Roea Vellry'Áfradted.are only

sofna 9f ttË mnsspör$e¡o and calls that the i¡lAC receivsd' Can yott do

somethilrg eboutth¡s?

¡rtrJ'?9--ffi 19:46 From:€EFlglffi7 ID:RIß Planntns Dept. Paseiæ. R=932

&n UUocdfll

PAËE ø3tLl?ll2øøS A6:45 Aø549L2øø7 T bü]DFILL

2tlf Rl¡ir cL$ütrk Vü.Y'flovombcr f8,200t

cA qÐr2

To:trr l0mb¡rlrl Roûlgurç Plmnh¡ Dtl¡cnþirtñ iüffik n{*ra¡oi rryicunmn¡l¡t ¡nd lndrltlrl Folmtltnt Hoflsa Bnrrtþ, WcdÚlng Plenn rç",r,ily d Y¡lfriri iUorr¡u¡ lrrrrgrmilÌû Dhtttþt{Plrnnn¡ Dlprrütr õtgro 30, itMt Avr. LllT{oVcnü¡n, CA Sþ00

tr. Brunrþ; ff. Rl¡Nrrrdl ¡nd nr- bddguæ:

¡,

I rm urldng b you es I scrburly oPpoüc ürc g6rrüñg of,r C1jP b t¡ravilbGãtna fof üð prpoer of hoH[r!'ffi lrlþ ltur h en rgdwlt¡tlrl .cnvlrunmsrt beórt|3e F *nþy üre qulct sÉ lhO¡*n¡ b ourb rnd coyúrú n'¡ght ül.tü ñot ¡nb6tbd ln loud nrpþr DJt rilþ e mÈrcpño¡¡ rndrn lnsttta h mho ¡nd trrffiç.

Sentr Rær Vellry med bouroily rnËË of eoorrr¡n oürhoilæ anú çdo not nacd mori trfia rnd publlc Frtldng ¡long tfte mdnny-ua al¡¡adyhrvo bcelr irfom¡rl of atlo$ttrronrpecñd drunkdtlrrn LtTktg{l¡cltËcrnüy ûom r noæ¡ñrffi pilly. ftf¡m co¡rlderouruftty+ lnvrtrk¡n dmf ¡o ug cot tr¡p our¡alvr in cem of rn e¡rÛpncf ( r hqprrñûrç¡ltr b rrlourly owrúrl rnd rOm qf ut l¡lrç fbO gpnt on bpr1[clpO h IART þ furttrr sha¡er oüf ¡lilll¡ b hrþ our mnnunfi lnå¡3 oT¡ttt of r drr¡ü- ffi do ndçant ræÙ¡d hu¡ú¡d lddlüoml p¡oplctrn ourtotdtav¡ry r¡rhnd of Ëtlyiflt

Thc oounty hrl ndo ltvrry dHflcdtbrr d¡rr¡hpr¡b h¡Èd¡ànirrl mvI homr¡ dur b thr pünürl nlffi nnoúf ffi üa rroyo$rt WSI

üh prclrct htut þ ün ilnmüsl?

Thrrr rrl ro mnf o{lrrr plrcr Ërmm tD be ñdd ro üb rppllerüonrcrna nrtfluotn

ú

Thb vrllry h ourhomr; ¡t h no8ü rt¡Ûtrlnlmntðrbr.

Tlsrk you for your conld¡rrüon.

I

Ç*Wdo Åf,t¿

l;ß)-24-æEß 19:46 Fron¡¡EWl9Lffil ID¡RÎG Plannrne Dept. P¿sezffj3 R14?.

1l-/2412øøs ø6:45 8;ø549L2øA7 T IËODF'ILL PAGE ø4

Novcmbcr 17,2008 fÕ

Dear mcmþrs of tlre Santa Rosa Valley MAC

lVc emot anefiü üÊ l¡ûAc FÊst¡ng ctlcdülcd for I l'204t h¡t rrç Ï¡âûd to Ë$ßst '

tn"t y* **näot uai"rt¡æ t¡ã proiã¡¡ **ptv too tffiSffi"with thc traffic'i-ræyt n'"1ls$Ea wc d¡çaút Èot'Tg tqchtråc,rêr d privacy/ ¡ow crime ntj, *¿ñt"*øo* of tbc frct rh¡t rrc havc only a '

trro lans ,oad wiü no cuù åd gür"lttd ösignãiadon plnt is Út yet i"'q19 *focl s wl üig vcur* úor¡ld only ¡c ¡rloußd Ûo-hold oæ c,pæid êYctt svGry o&Êf

r u,cêk€ûd ftr a maximrm of 20 u,oc¡Ã.- \r;J* "tk

tlr ttt ptto be mnller ( no

h . ffi;ä'äõñ,i"ñ*fu *d,r* ü;i'oprrr* tt*-q t a bit morc consistÊNrr with qrI ' ffirffi.iirlã

"o rlhç, 60 ."*rirt ãso p""pt b Jur*oo 'orrv

f.,w crr¡ ¡nd

pcopl" eooing nto oo" vdl+y rftt æ rc¡" å Ët ot-Sr¡tr Ro¡r RD' md çill bÊ

p**dctt *i;l;;;il;¡",ú c*g¿*¡s toldlog $ociål wçßts ¡o Ëâ&Ê

h-w i¡ *esu disastous econonic tínc$'

We requd ttr*t you aÊù ths County to invcstigüe üd t€Poft btck rxilh a tsffic study m

tL7.nffiiffiSgffi'*frffi*ffiiffiËr*tt' üË äñ; i,"k, ;;h*" ürffic'"kr"d]' has bcgun ro impoctus oo rhsrrcekeods'

T¡affra tht is "o*'*,o*r" valley tt

" ftteo tñttt (to avoid rhc f'"crYa') $puld ¿lso bc

ärr*tn"¿ bcfor€ åni "õf*o*

ufos p¡æ so tùc Co¡nty c4 conditionthe projost

apProPíatelY'

Th6k you for conæying thcsc ttrnrgbtsto ùc Cormtybcforcthc hearing on Dcc I I'2008,

NAlvfE: ADDBÊSS (opoo¡D ?eMltolz-Mi,ïrPogø!^

.7a11

LA,ï*o,/^W q

NtrJ-e4-æ L9247 From:EEFl9LWn ID:Füfr Pl¡nnins DePl,. Pase'.@4 R:€l4z

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Þa-¡wlt Tãrrc ¡

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Norcmbcr 17' 200t

¡ppropdüdY

Tbmk yæ br cornæying thele ûotrg!û8 to tbc .cajÍfy bËÕæ thÊ hÊÚitg on f,las I l'2008.

De¡r neæbtrc of thÊ Sdr Aora Vri€Y MAC

lVe cmrot @d úË ttdAC Fctiog ¡aùprluted ftr I l-20{)S ht çc s¡¡ûcd to rËl$¡!fi

thrt )û¡ "q{iä ä ütor'hü tü; ffi;;'w't * ffi

with thÊ -m" i"ffirl fø iss'ð Yla úGrdv Ê0a Tq -lcbancr¿r ¡nd Flvæy¡ow "rirf*

ntcr,;ã;í *[g'idon of thG frfÊ t6¡ wc h¡¡c o'nly a

rwÞ rse rod orfth;o oÍù üd *td ääti *ó¡'fr; d¡n i¡¡otvct in*rlþd' rva

ÈGr d Nlt ú¡r$nrû ú¡uld oúlyü?'J[*rä'to-h"ld om ¡pcart Êr'ü Gil6y dhÊr

r nrcdrËndftr¡m¡riur¡m"f2g",!"eoft:Iry'..]*At¡*iupa¡ticc-bc wllcr(æ

X . norr ¡bsr lf') H,ùicå $ould^rËù¡cÊ i* ¡tii* ¡* æ be a bii mrÊ ço*iltcd with q¡r

âSt',türnló-õ-.s";60 -.ürffi'ffi-eç.Ph ti:'ttto mrry *' crn rnd

pGed. co-b;il; ; r"n"r rq ö;r-; ó-tåt *-s"r¡ non RD. rrd tfr bc

næccd¡nt "-åä1iË"; *ir;rf ä;;;cd;,E hotdhrs woctut s{'dr to m&!

ä*tl' A *-t ais$ilrfl¡¡ Êco¡læic t¡rrcs"

\tro æçrctt tb* l'û' "o& {ry county to ¡q¡ttgFt"

"q rÊport b¡c¡r wûü r tdc *rdy u

,t" *r*¡"*,fiåp*-ofrl- ryDrA;r 6* d,my, Crdarillq æd Mooçuk berc

r Ehldy ßÊr,Eû rothcr $,Êddfug/ -rprd"l-.d.,".íL

"tt.n *i¡¡Ûeabr rd givar-to thc

4t..vilhseüùËPülçt'ho¡effio'r''ryn'ug'toiry"c.,rætbcçcfuds.v ,.nffie thd ¡s now uriqg otr'"aqw tli't** rõ*" (to r*tt ts ûsËE!') thot¡H dlo bÊ

quüüçd b.ft*';ffiñt*t 6fo ¡tt* ;tt" CdEûv ot!¡ cmdtio¡ tb proi6{t

T T.T}ODFILL PAGE BI

rÁx f>uJ

(d¿rr ,

AIIDRESS (opliffil)

z¿-úng þ+t*, U 'gÊY

?\ü?T'(rt;l

tnlloÀlPon b¿/6 zt fu.A cf'eqú

G*.rn

hl0fJ-e4-eæ ffizØ7 From;@|9tffi7 Iû:Rl.lÉl Planntns Dept. Pase;@t R44z

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T WOODFILL PAGE 85

AÐDBESS (oPt¡ontI)

ffi7,/ þprz {FI

Novpdcr 17,2(m

B*ørdhrl Mürrt Q¡k¡ CtP loqrocc¡rl GruS l.fl-üttrtd$0¡rtdr mrt

Der D.dEs of tB Süt¡ nßr Vaücy MAC

T[to mot ffid úe IldAC ffiíts ¡cåsdubd br I l-2(}{Ë h¡t cc wrmcd to rËS¡Glû

trat yw ooniatå anbcü¡ftçr lt¡ núoiÊ$ b ¡iryly oo lr¡È d iøruiw ftr ür ütùwiû-thc trrñc I ñyl M inl¡r rc úGâdy ñEa To uiüin or nral qgr¡o¡n¡nlúuaoter md Fnnç/ loilv g[ÍuF læ+ ed h m¡emon ofûÊ ñ¡t úü ur btto ody rtrrc hno rord uriû F orü üd gffi, nd an dg¡rEzrtin pbn b d yËt in*rH, ru

fX Êd al m¡t rhie rr¡¡¡c fu¡H odybo rkqrcrl to DoH m nodd ard æuy olûcr

Í ì ' wcecnd ftr e n¡dm¡n ofæ naohadc- Wc eko.d tfü lüÊ^plrltt¡ bc mrlhr ( oo&ortùü I50) nt¡ú tutd r!ûoc lho l¡nprcß rlnto bo rtit norl cæú*Cwû& o¡ra¡¡hrlürdrrcc To dlt ó0ctËtrüilf #npGofL blütÛoo lrry ¡rrl clr ¡dp.oplG ßcË,rng üF onr nrlq üt tu çsr & ûlrr rü $rm *ð nD, rËd rü bè

er¡¡C¡nt¡cta¡r$. We æ r*rrp ofôfuns eq$drfu ho$tg ryrÉfi cæUr to nek¿noocy h tüæ d¡rrd¡üE ffiiG tiË

ïro reçran rh't r¡¡t ¡¡k üG Coúy to hræ*þæ üd ñport bilEk wiù ¡ rÑc gnróy mttra sm¡daivç ^ryüÛr ofú! qpnorth tltl Corüy, C¡m¡tro, ¡rd l¡oorput ba¡ç

il-, ¡¡ea¡y g¡iÐ æ rfucr wodüry/ ipcåt arcü vcn¡cq, 6ft¡¡ çprud+ üd giuçû b thÊ\'/ Vif¡p ¡l thû Aüft, r¡ùoûo tËtrc tkcrühr¡ bqgæ 1ryt¡r r¡¡ m rb ræ¡&cad¡.

T¡¡fic fu is now urfug anr vdsy ¡¡ ¡ Ê*cr ru# (to ¡yrÉd úG ftËcu¡tï) rüoutd d¡o bcquantfed bóre aoy ryprrinl uke* phce so ¡üe Cormy cre sonütiot dp projsæ

Thrnk you for corrwylag ttæsc üorrghts to the Cormy bcftrc täs hùtrittg on Dec 11,

2008.

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srürct Frâ,: ur¡f,¡ GsrürñitñJbdrft¡ vem¡s

Here is another letter of ø¡rccrn rcgardfng üra proposed spedal ænt venue in Sant¡¡ Rosa Vallcy.

âur¡ Todr A¡gt Gould tmdþ40nb¡Êtxpot¡e.coml3æ l,loodry, ilqæ¡ús 1¿ 2ffi llrtl Al,fTo¡ fæmf Alilrt', lJnû,fãrlËûühm.onCe'John Gorld; Lyft letdhtË; htümeilhæ¡tennct Þ0p Þ lÍm;Torrny lroËq ilrt*Ë tlhlrÊf¡¡dtfudÉO¡lrtt*rhæü T.lo¡rctb Srænf; ncpcå¡¡tûrol.onu vlfißrrofiróñ¡ng,cu$ lst*y.ncþglGËtnn¡cÞTarfrr';@gåt Ê ll¡r¡rña 6aden¡ $edrlng ìtEnüÊ

DearRrxsnay,

IBs been brgught b my atErËorr $* l,ttrâìr{lla Ga¡dens is dannirg þ hd Cxty ïleddittgs pgr par with an

avcrage d 350 pæple per event As a h¡$ness oyrs rnyeelf, I 6n oerta¡nty appr€dæ ñriving stHprlseand rEspeÉ $at marart[a Gardens eiants to opand üefr hr$r¡es sEÊ0Ê. Ho'stå,er, I am gr€ty ffiisriÊ.!about üê @riüal mpact üì* their h¡dness plarrs srry ha,e on üe locd Sarta Rffi llaltey re$dentf l¡ves

and osr safrty. trtaravilHs ü#b annouìffi ûd their Ècilißy i$ ablc b am¡nmo& uP þ 3fl) people per

ueddrg and efçâdy lrüJ can æ the ensür¡ction golng on Þ ammmo& tñeir h¡Sness plans' (S€e

hüp: //wtl¡¡v.mprderu-m¡n/everf pareris-html

Thþ Esß is betng ralseú dnìltãfy æ a Sornls rarËr cdled Mlla Amode¡, and we need to be prepael b deãl

rlü ürÊ safne ¡snres üHt SrÍls reIÊüs ae now rlællrp wlö- Hæ resd tfiis artkle dtrüplffrurw,rËrü¡raccn¡ntysÊar.comlræwsl2008Úaqg/2ZdAnners-uphold'finesqdnsts!ü¡s'rimch/. A

separæ àrttcle ffi more dehil on $q dispuÞ; l'¡go:l/UwW.r¡enu.¡racor¡ntystar.con{¡eurl?0qyjd/ü444Ê

aær-neddlnæþilgElqcq$pn*cf ShÞots-band¿/?pr¡nùçr,råt

'Ttre weclctings at V¡lle Amodêt hane starÞrl s .bH ìnar of sorË on CId Balcom Ganyon Roed, with neþhbOfS

breaking decades trrp frlen<lshi,ps ovar lhe maüer. More than 4O of the 53 doscst ncíghbon have sþned a

petition opposing th€ uÉddingÊ and aelad thr couffy to stop ücrn. A group of opponents hae takento

mcnitorhg ttre events ârìd v¡deotapkrg guesis aniving, to docr¡menttlc allegod permit víolalions," says the

Veñtufa Ctx¡nty Star. I think Santa Rosa res-tdênts need to be preparêd þ deal wittl üP eEct sarne sitr¡ation

as wfiår is lnppening in $snis ríght not r- HaE üe pfçer per$ÎÈs bËl drartn and apprlrtd bf üe arEcorn¡úsdon€rs fur f{aril,ilb èrdæ b sÉuct srdt large, Erandæle uæddirps? Æe wre prcpared b dêDl

w¡th the o<¡.a notse, ffiç ard da4rer on Sarfra RoEö Rogf., I ñr qE, am conæfn€d about tÌtc n<¡ise, the

€rdla remc and upresüon, añd more lmportanüy ùunk drhærs dr üe roafl. I $udd€r m think abu¡t üe

t'l0u-44-eæ &ltB From:8Wl9tWl

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Þüage drlvÊrs that pæ h, lrbravilla æmiry home Êom Job¡ ¿r¡d gr¡ spotts and oüêr cxtsa<¡rtrdæ

a*ivit¡es drrhg a plarned wëddng at l,laïtviHâ.

tf ifs mt me úrhg ifs snoü,rer. T/Ve got our üffc lgtìts ¡nd ¡rr u¡afÈ loðltlg bnvalü to þ¡s baffc and

cong$üon- Nowûú¡? I knovyyor¡ trave a tvþc i,teetirg tonrrruv. Pteaseadclrestltæ utærnsatthe neC

rnËüng. I wu.üd mrcdaæ ltræry mudì.

Xhtl Rlowdq

TøbAt¡n GoddrC.E O.TlÊl Ttroffiwsouæ1040 FÏyrn Roåd, Sfr 2mCsüårtlo, CA 91012Ftr (80õ)9t¡-ã8558û7Prhnþ Fex (805)426-4149iloüfle: (805)312-f6AGfürw.taosoùrpê,0orÍr

TaÍoÂIfiGoddJoln€odd113€0 Ctgrbnü Gcrtsafra Rffiv&y. cA 900f2(flË)¡t81€13g

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EXHIBIT F

RESPONSES TO COMMENTS


Page 42 of 43

Public Gomment Letter No. 1: Letter from Mr. Ken Santori, via e-mail, to HolleeBrunsky, County of Ventura, dated November 11,'2008:Note: This comment letter was for two projects; Maravilla Gardens CUP and Bella Victorian GardensCIJP. This response is only regarding the Maravilla Gardens Proiect. Please refer to the Bella VictorianGardens Fínal Draft MND for Response to Comments for that proiect.

Response to Comment No. 1A:

The project was submitted on May 29,2A08 and was found complete on October 17,2008. A Mitigated Negative Declaration was prepared for the project. The reviewperiod ended on November 28, 2008. The project is set for hearing on December 11,2008, and no recommendation for approval or denial has been determined. ThePlanning Director hearing on December I 1, 2OO8 will hear all of the public testimonyand a decision will be made by the Planning Director within 40 days of the hearing.Comment 1A is a question made to the County and.does not address specific flaws oromissions in the Mitigated Negative Declaration. Therefore, no changes to the MitigatedNegative Declaration are required in response to this comment.

Response to Comment No. 18

This comment was referred to the Zoning Enforcement section on November 12,2OA8,and will be addressed in a separate document.

Response to Comment No. 1C:

This comment was referred to the Zoning Enforcement section on November 12,2AA8,and will be addressed in a separate document.

Response to Comment No. 1D:

This comment was refened to the Zoning Enforcement section on November 12,2OO8,and will be addressed in a separate document.

Resoonse to Comment No. 1E

This comment was referred to the Zoning Enforcement section on November 12,2048,and will be addressed in a separate document.

Response to Comment No. 1F

The project is set for hearing on December 11,2AO8, and no recommendation forapproval or denial has been determined. The Planning Director hearing on Decemberf , 2AA8 will hear all of the public testimony and a decision will be made by thePlanning Director within 40 days of the hearing. Comment 1F is a question made to theCounty and does not address specific flaws or omissions in the Mitigated NegativeDeclaration. Therefore, no changes to the Mitigated Negative Declaration are requiredin response to this comment.

Response to Comment No. 1G:

The Maravilta Gardens project did not require a parking studyr as the proiect coulddemonstrate adequate parking for the proposed events. Guest parking on Parcel A(APN 063-0-140-160) is located in the northeast corner of the property. There arecurrently 50 parking spaces. Guest parking on Parcel B (APN 163-0-140-170) providesa total of 100 parking spaces. For both Parcel A and Parcel B there would be 150spaces proposed. lf the number of guests exceeds 100 people, valet service would benequired as part of the contract between Maravilla Gardens and the customers for theevent to ensure the additional parking and circulation thereof is managed and efficient.A total of fourteen (1a) parking spaces are designated for staff parking and are locatedon the western portion of Parcel A (APN 063-0-140-160). Access for staff employees is

from a service driveway located on the northwest corner of the property. No parkingwould be permitted on Santa Rosa Road or shoulder right-of-way. A condition ofapproval is recommended to be incorporated that will require that both parcels be utilizedfor the project CUP at all times, and in the event that Parcel B is not available for parking

in the future, the CUP would become invalid. As the commenter does not offer additionaltechnical comments in regards to the adequacy of the MND for parking, no changes tothe Mitigated Negative Declaration are required in response to this comment.

Response to Comment No. 1H:

The project is set for hearing on December 11, 2OO8, and no recommendation forapproval or denial has been determined. The Planning Director hearing on December11, 2OO8 will hear all of the public testimony and a decision will be made by thePlanning Director within 40 days of the hearing. Comment 1F is a question made to theCounty and does not address specific flaws or omissions in the Mitigated NegativeDeclaration. Therefore, no changes to the Mitigated Negative Declaration are requiredin response to this comment.

Response to Comment No. 1I:

The December 11, 2OO8 Planning Director hearing has been set with a half-hour timelimit. lf necessary, this will be continued, or extended at the time of the hearing. Thehearing is for the project of Maravilla Gardens CUP for special events. The hearing isnot in regards to the zoning violations of the property. As Comment 1I is a general

comment made to the County and does not address specific flaws or omissions in theMitigated Negative Declaration. Therefore, no changes to the Mitigated NegativeDeclaration are required in response to this comment'

Response to Comment No. 1J:

The project is set for hearing on December 11,2008, and no recommendation forapproval or denial has been determined. The Planning Director hearing on December11, 2AA8 will hear all of the public testimony and a decision will be made by thePlanning Director within 40 days of the hearing. Comment 1F is a question made to the

County and does not address specific flaws or omissions in the Mitigated NegativeDeclaration, Therefore, no changes to the Mitigated Negative Declaration are requiredin response to this comment.

Response to Comment No. 1K:

This comment was refened to the Zoning Enforcement section on November 12,2OO8,and will be addressed in a separate document.

Response to Comment No. 1L:

This comment was referred to the Zoning Enforcement section on November 12,2408,and will be addressed in a separate document.

public Comment Letter No. 2: Letter from Ms. Jan Woodhill, dated November 20,

2008; via fax dated November 24,2OA8, to Hollee Brunsky, Gounty of Ventura:

Response to Comment 2A:

Enclosures were submitted by fax from Jan Woodhill on November 24,2008-

1) Letter dated 1 1-16-08 from Jan Woodhill to the County of Ventura (received)

Z¡ tetter dated 11-17-08 from Mita Popat to the Santa Rosa MAC (received)Si tetter dated 11-2A-08 from H. & A. Sweitlow (not received - not part of fax)+¡ tetter dated 11-17-08 from T & J Gould to the Santa Rosa MAC (received)

S¡ tetter dated 11-17-08 from K. Gean, R. Snyder, K. White, D. Torres, R. Torres to

the Santa Rosa MAC (received)6) Letter from Ken Santori (received - copy of a previous communication)Zi tetterfrom D & C Cohea to the Santa Rosa MAC (received)

These letters have been made paft of the Responses fo Comments and have been

addre ssed i nd ivíd u al lY.

Resoonse to Comment No. 28:

The project is set for hearing on December 11,2008, and no recommendation for

"pp¡gu"i or denial has been determined. The Planning Director hearing on December

1'1', 2OAB will hear all of the pubtic testimony and a decision will be made by theplanning Director within 40 days of the hearing. Any decision made by the planning

Directoi is appeatable to the Planning Commission within the ten-day appeal period-

Comment 2A is a question made to the County and does not address specific flaws or

omissions in the Miiigated Negative Declaration. Therefore, no changes to the Mitigated

Negative Declaration are required in response to this comment.

Resoonse to Comment No. 2C:

The applicant is requesting approval of a Conditional Use Permit under the provisions ofSection 8105-4 of ine noñ-coastal zoning ordinance to allow "Festivals, Animal Shows

and Similar Events, Temporary Outdoor," specifically temporary, outdoor events,

birthday and anniversary celebrations, non-profit and charity events, family reunions,

corporãte events, and similar temporary events. The ordinance allows up to 60 events

peicalendar year, with no maximum stated for nurnber of people per event- Through

ih" di"cr"tionary conditional use permit process, the number of people at the event and

number of evenls is determined through environmental review, project conditions, and a

public hearing. Additionally, the applicants have stated that they are revisíng their

þro¡ect descriþtion to 300 pêople per event maximum and that has been addressed in

ihe-final MND document. Comment 28 is a question made to the County and does not

address specific flaws or omissions in the Mitigated Negative Declaration. Therefore, no

changes to the Mitigated Negative Declaration are required in response to this

comment.

Response to Comment No. 2D:

Although the commenter expresses her general disapproval of the fact that the projectproperty is not located in the Santa Rosa MAC area, the comment does not addressspecific flaws or omissions in the Mitigated Negative Declaration. Therefore, nochanges to the Mitigated Negative Declaration are required in response to thiscomment.

public Gomment Letter No. 3: Letter from Ms. Jan Woodhill to Hollee Brunsky,

county of ventura, dated November 16, 2008, via fax on Novembe¡ 24,2008:


The project was reviewed by the Ventura County Public Works Agency, Transportation

Oepártment for potential trãff¡c impacts. The Transportation Department determined

thai the proposed project would generate additional traffic on the local public roads.

However, as the piopôsed pro¡eCt would be required to pay Traffic lmpact Mitigation

Fees, the levet of ieÑ¡ce and safety of the existing roads would remain consistent with

the óounty's General plan. The project was not required to have a traffic study.

Therefore, adverse traffic impacts relating to level of service & safety/design was

determined to be a less than significant traffic impact. Although the commente/s

statement about the general safety and concerns of Santa Rosa Road, there is no

additionat technical eiidence provided that addresses specific flawsor omissions in the

Mitigated Negative Declaratión. Therefore, no changes to the Mitigated Negative

Declaration are required in response to this comment.

Response to Comment No. 38:

On June 25,2AOg, the public Works Agency, Watershed Protection District commented

on the project. They stated that there would be no adverse impacts on potential surface

water quál¡ty as ihere is no new construction proposed for the project. The

"o*menter'j question/comment does not address specific flaws oromissions in the

Mitigated Negative Declaration, Therefore, no changes to the Mitigated Negative

Declaration are required in response to this comment.

Public Comment Letter No. 4: Letter from Mita Popar, to Santa Rosa MAC, datedNovember 17,20A8; via fax dated November 24,2008, to Hollee Brunsky:

Resoonse to Comment No. 4A:

The commenter does not provide specific comments on the analysis of the project'spotential impacts to traffic, safety, and fire impacts of the Mitigated NegativeDeclaration. Although the commenter's general request that the project be scaled downto2O weekend events, with a maximum of 150 attendees, has been made partof thepublic record, the comment does not address specific flaws or omissions in theMitigated Negative Declaration. Therefore, no changes to the Mitigated NegativeDeclaration are required in response to this comment.

Response to Comment No, 48:

The project was reviewed by the Ventura County Public Works Agency, TransportationDepartment for potential traffic impacts. The Transportation Department determinedthat the proposed project would generate additional traffic on the local public roads.However, as the proposed project would be required to pay Traffic lmpact MitigationFees, the level of service and safety of the existing roads would remain consistent withthe County's General Plan. The project was not required to have a traffic study.Therefore, adverse traffic impacts relating to level of service & safety/design wasdetermined to be a less than significant traffic impact. Although the commentefsstatement about the traffic concerns of Santa Rosa Road, there is no additionaltechnical evidence provided that addresses specific flaws or omissions in the MitigatedNegative Declaration. Therefore, no changes to the Mitigated Negative Declaration arerequired in response to this comment.

Public Gomment Letter No. 5: Letter from Ralph Torres, Daniel Torres, K. White,Robin Snyder, and Kathy Gean to Santa Rosa MAC, dated November 17,2008; viafax dated November 24,2A08, to Hollee Brunsky:


The commenter does not provide specific comments on the analysis of the project'spotential impacts to traffic, safety, and fire impacts of the Mitigated Negativebeclaration. Although the commenter's general request that the project be scaled downto 20 weekend events, with a maximum of 150 attendees, has been made part of thepublic record, the comment does not address specific flaws or omissions in their/itigated Negative Declaration. Therefore, no changes to the Mitigated NegativeDeclaration are required in response to this comment.


The project was reviewed by the Ventura County Public Works Agency, TransportationDepartment for potential traffic impacts. The Transportation Department determinedthat the proposed project would generate additional traffic on the local public roads.

However, as the proposed project would be required to pay Traffic lmpact MitigationFees, the level of service and safety of the existing roads would remain consistent withthe County's General Plan. The project was not required to have a traffic study.

Therefore, adverse traffic impacts relating to level of service & safety/design wasdetermined to be a less than significant traffic impact. Although the commenter'sstatement about the traffic concerns of Santa Rôsa Road, there is no additionaltechnicat evidence provided that addresses specific flaws or omissions in the MitigatedNegative Declaration. Therefore, no changes to the Mitigated Negative Declaration are

required in response to this comment.

Public Gomment Letter No. 6: Letter from Dennis and Carol Gohea to Santa RosaMAC, dated November 17, 2008; via fax dated November 24, 20A8, to HolleeBrunsky:


The commenter does not provide specific comments on the analysis of the project'spotential impacts to traffic, safety, and fire impacts of the Mitigated NegativeDeclaration. Although the commente/s general request that the project be scaled downto 20 weekend events, with a maximum of 150 attendees, has been made part of thepublic record, the comment does not address specific flaws or omissions in theMitigated Negative Declaration, Therefore, no changes to the Mitigated NegativeDeclaration are required in response to this comment.


The project was reviewed by the Ventura County Public Works Agency, TransportationDepartment for potential traffic impacts. The Transportation Department determinedthat the proposed project would generate additional traffic on the local public roads.However, as the proposed project would be required to pay Traffic lmpact MitigationFees, the level of service and safety of the existing roads would remain consistent withthe County's General Plan. The project was not required to have a traffic study.Therefore, adverse traffic impacts relating to level of service & safety/design wasdetermined to be a less than significant traffTc impact. Although the commenter'sstatement about the traffic concerns of Santa Rosa Road, there is no additionaltechnical evidence provided that addresses specific flaws or omissions in the MitigatedNegative Declaration. Therefore, no changes to the Mitigated Negative Declaration arerequired in response to this comment.

Public Comment Letter No. 7: Letter from Ms. Jennifer Harper to Santa RosaMAC, dated November 20,2008, via fax dated November 24, 2008 to HolleeBrunsky, Gounty of Ventura:

Response to Comment No. 7A

The commenter does not provide specific comments on the analysis of the project'spotential impacts to traffic and air pollution impacts of the Mitigated Negativebechration. Although the commenter expresses the general disapproval of the project,

the comment does not address specific flaws or omissions in the Mitigated NegativeDeclaration. Therefore, no changes to the Mitigated Negative Declaration are required

in response to this comment.

Public Comment Letter No. 8: Letter from Ms. Jennifer Harper to Santa RosaMAC, dated November 2O, 2008, via fax dated November 24, 2008 to HolleeBrunsky, County of Ventura:

Response to Comment No. 8A

The commenter does not provide specific comments on the analysis of the project'spotential impacts to traffic impacts of the Mitigated Negative Declaration. Although thecommenter expresses the general dísapproval of the project, the comment does notaddress specific flaws or omissions in the Mitigated Negative Declaration. Therefore, nochanges to the Mitigated Negative Declaration are required in response to thiscomment.

EXHIBIT G

NOISE STUDYDATED 08-04-08

InitialStudyLU08-0A60

Page 43 of 43

Ac, vanced Engineering ¡\,Joustics663 Bristol Avenue

Simi Valley, California 93065-5442(805) 583-8207 - Voice (80s) 231'1242 - Cell (805) 522-6636 - Fax

August 4,2008Mrs. Jo MaravillaMaravilla Gardens8620 Santa Rosa RoadCamarillo, Ca.93012

Subject: Maravilla Gardens Reception VenueAmbient Noise Measurements and DJ Music Propagation Tests

Attention: Mrs. Jo Maravilla

Dear Mrs. Maravilla:

At your request, Advanced Engineering Acoustics (AEA) has conducted ambient noisemeasurements and DJ music sound propagation tests at the three property lines of the subjectproperty. This letter report summarizes the results of our acoustical testing.

Acoustical Testing - Ambient noise measurements were conducted on your property, your easternproperfy boundary, and the outdoor living area yards of the residential properties to the east of yoursFollowing the ambient noise measurements, the DJ music source in your south reception locationwas monitored at these four measurement locations. Ambient noise measurements began at2:45P.M. The DJ music source test began at 3:45 P.M. The ambient noise measurements and musicsound source test results are reported herein and are compared with the County of Ventura noisestandards. The acoustical tests were conducted using four Larson-Davis Model 824Type 1 SoundLevel and Frequency Analyzers, which were calibrated according to the manufacturer's instructions.Three sound meters were located as previously described and one meter was set 15 feet from the DJmusic source. Figure 1 shows the vicinity of your property, the nearby residences and the soundmeasurement locations.

Fundamentals of Sound - Physically, sound pressure magnitude is measured and quantified in termsof the decibel (dB), which is associated with a logarithmic scale based on the ratio of a measured

sound p¡essure to the reference sound pressure of 20 micropascal (20 ¡rPa:20 x l0-ó N/m2).However, the decibel system can be very confusing. For example, doubling or halving the number ofsources of equal noise (a 2-fold change in acoustic energlt) changes the receptor noise by only 3 dB,which is a barely perceptible sound change for humans. While doubling or halving the soundloudness at the receiver results from a 1 0 dB change and also represents a 1 O-fold change in theacoustic energy.

In addition, the human hearing systan is not equally sensitive to sound at all frequencies. Because ofthis variability, a frequency-dependent adjustment called "A-weighting" has been devised so thatsound may be measured in a manner similar to the way the human hearing system responds. The A-weighted sound level is abbreviated "dBA".

Maravilla Gardens ReceP n lueAmbient Noise and DJ Music MeasurementsPage2

Figure 1. Project with source, property line and residential measurement sites

Countv Noise Standards - The noise standards for the County of Ventura are outlined in Sec. 2.16

Noise et. al,. of the Ventura County General Plan Policies (see this information online at

www.ventura.orpy'planning ). Table I shows the county noise standards for noise-generating sources.

Table 1". Ventura General Plan Noise Source Limits

a. Leq(lhr) of 55dB(A) or ambient noise level plus 3 dB(A), whichever is greater, during anyhour

from 6:00 a.m. to 7:00 P.m.

b. Leq(1hr) of 50dB(A) or ambient noise level plus 3 dB(A), whichever is greater, during anyhour

from 7:00 p.m. to 10:00 P.m.

c. Leq(lhr) of a5dB(A) or ambient noise level plus 3 dB(A), whichever is greater, during anyhour

to 6:00 a.m.from 10:00

receptor,SEnoluse shallsensítívenear incorporatenoße ,beto located4 olseN anyproposedgenerators,( )

nolsethe sensÍtivereceivedlevelsnolsethat byoutdoorsomeasures ongomgcontrolstandards:of theexceednotdoes followingwallexterior theof anyatmeasured the building,

Maravilla Gardens Recer-.on VenueAmbient Noise and DJ Music MeasurementsPage 3

Summary of Test Results - Table 2 shows the distances between the main noise source locations tothe east properfy line and the nearest residential location measurement sites. Table 3 shows thesound test results and county noise limits. Table 4 shows the east property line and nearestresidences sound test results and county noise limit compliance status.

Table 2. DJ Music Source to Receiver Distances

Table 3. Measured Ambient Noise

Table 4. Measured DJ Music Source Receiver Results

Sound Test Propagation PathsEast

Property LineDÍstance, feet

First YardResidence

Distance, feet

Second YardResidence

Distance" feetDJ music source to sound meter locations 380 490 880Santa Rosa Road to sound meter locations 234 205 160

AmbientMeasurement

Period

DJ Site,AmbientLeq. dBA

CountyFixed Noise

Limit

CountyVariable Noise

Limit

East P/LAmbient,Leq. dBA

l't YardAmbienÇLeq. dBA

2od YardAmbient,Leq, dBA

74:45 - 15:00 58.2 55 dBA Amb. + 3l5:00 - 16:00 52.7 55 dBA Amb. + 3 52.0 s3.9 52. 8l6:00 - 17:00 49.6 55 dBA Amb. + 3 5t.4 54.9 54.917:00- l8:00 51.2 55 dBA Amb. + 3 50.4 52.2 59.718:00 - 19:00 50.7 55 dBA Amb. + 3 48.5 50.s 53.9

NoiseMeasurement

PerÍod

DJ MusicSite,

Leq. dBA

East P/LNoise*,

Leq. dBA

l't YardNoise*,

Leq" dBA

2"d YardNoise*,

Leq. dBA

CountyFixed Noise

Limit

CountyVariable Noise

Limit

ReceiverCompliance

Status51.5 55.416:00 - l7:00 55 dBA Amb. + 3 52.r 54.9** PASS

52.817:00 - l8:00 s4.0 55 dBA Amb. + 3 sl.2 59.7** PASSl8:00 - 19:00 71.3 55 dBA Amb. + 3 50.3 52.3 53.9x* PASS* Santa Rosa Rode trafFrc noise dominates the east properfy line and residential outdoor living area yard noise** Definitely caused by more local sormd sources.

Findines and Conclusions - The ambient noise during the afternoon hours was caused by noise sourcesnear and far. Nearby ambient noise sources were mainly traffrc on Santa Rosa Road and agriculturalworkers in the fields to the south and east. Noise measurements at the east property line and the outdoorliving areas of the two nearby residences to the east during DJ music source testing resulted in sound levelsthat were obviously influenced by ambiørt noise. This is an important conclusion and is easily understoodby observing the variable nature of the ambient noise measurement hourly periods. Higher levels of DJmusic source noise could be allowed until the DJ source noise hourly Leq equals the ambient noise hourlyLeq at the respective sensitive receivers, thus causing the combined noise to be 3 dB above the ambientnoise and in compliance with the county ambient-based noise limit. It is concluded that the music could bemaintained at 75 dBA Leq(lhr), 15 feet from the DJ loudspeakers, and comply with the county GeneralPlan ambient-based noise limit at the residences.

Maravilla Gardens ReceP"-'rn lue

Ambient Noise and DJ Music MeasurementsPage 4

Recommendations - In order to assure that amplified sound and DJ music not exceed the County

residential outdoor living mea noise limit, we recoÍìmend you purchase or rent a simple sound

monitoring system (see Appendix), that can be used to monitor the sound emissions 15 feet from the

DJ speakers when set to thð "4" weigþting, "slow" response scale. The sound level measurement

system would allow you to monitor when music and PA sound levels exceed an average of 75 dBA

at 15 feet, allowing corrective action to be taken-

This concludes my report on the acoustical evaluation of your proposed wedding reception venue. Ifyou have any questions regarding this report, please contact me by phone or email'

Sincerely,

Marlund E. Hale, Ph.D., P.E.(Acoustics - oR), [email protected]

Maravilla Gardens Rece^ ,on lenueAmbient Noise and DJ Music MeasurementsPage 5

APPENDIX

Recommended Vendors - Sound monitoring svstems:

Extech SLl30 with the optional l5-foot remote microphone and optional external relaymodule (requires a third party'lormally closed" relay switch that controls an AC powersupply strip)

Manufactured by Extech InstrumentsLocal Distributor: Pulse lnstruments, Van Nuys, CA, 818-909-0800www.extech.com

Realistic Digital Display Sound Level MeterModel:33-2t55Sold by Radio Shack, Inc.www.radioshack.com

R E S O U R C E M A N A G E M E N T A G E N C Y

Planning Division

Dave Ward, AICP Director

MITIGATED NEGATIVE DECLARATION (MND) ADDENDUM A. BACKGROUND INFORMATION AND PROJECT DESCRIPTION:

1. Entitlement: Minor Modification No. 2 of Conditional Use Permit (CUP) LU08-0060 (as modified by Minor Modification Case No. PL13-0166 and Permit Adjustment Case No. PL16-0170) for Temporary Outdoor Events (PL19-0125).

2. Applicant: Rob Loller, 8620 Santa Rosa Road, Camarillo, CA 93012

3. Property Owner: Antonio and Joann Maravilla, 349 Appletree Avenue, Camarillo, CA 93012

4. Location: 8620 Santa Rosa Road Camarillo, CA 93012

5. Tax Assessor’s Parcel Numbers: 163-0-140-160 and 163-0-140-170

6. Lot Sizes: 5.18 acres total

7. General Plan Land Use Designation: Agricultural

8. Zoning Designation: AE-40 ac (Agricultural Exclusive, 40-acre minimum lot size)

9. Project Description: The applicant requests a minor modification of CUP LU08-0060 (as modified by Minor Modification Case No. PL13-0166 and Permit Adjustment Case No. PL16-0170) to authorize the following:

• Continued use and operation of a temporary outdoor event venue for a 10-

year period;



o Existing – events end at 10:00 PM, proposed – 11:00 PM

o Existing – guests depart at 10:30 PM, proposed – 11:30 PM

o Existing – event lights out at 11:00 PM, proposed – 12:00 AM

• Allow for 325 attendees per event with up to 300 guests (see explanation of terminology such as “guests” and “attendees” below).

The applicant is not requesting to increase the total number of guests per event, which has always been limited to 300 guests. However, subsequent to granting of CUP LU08-0060, Section 8107-46 et seq of the Ventura County NCZO (Outdoor Events) was updated. Since the Code update, the term guest has been omitted and now refers to attendees (a term which includes guests, staff, vendors, and any other persons in attendance at the event). When originally issued, CUP LU08-0060 allowed for up to 300 guests but did not identify a

kesslej

Text Box

County of Ventura Planning Director Hearing PL19-0125 Exhibit 5 - Addendum to MND

MND Addendum Case No. PL19-0125

August 24, 2020 Page 2 of 5

number of allowed non-guest attendees (staff, vendors, security, etc.). Therefore, to comply with the terminology of Section 8107-46 et seq and ensure that the permittee can continue to have up to 300 guests, the permit shall be modified to allow for up to 325 attendees. This would maintain the 300 guests limit and allow up to 25 staff, vendors, etc.

In addition to the modifications above, the following components of the operation (as authorized by CUP LU08-0060 and as modified by Minor Modification Case No. PL13-0166 and Permit Adjustment Case No. PL16-0170) would carry forward with the Project and are not proposed to change, except where noted:

• The start time of temporary events would continue to be 1 p.m., Monday

through Sunday;

• Each event host would have use of the property, beginning at 8:00 a.m. the day of the event, ending at 11 p.m. 12, midnight;


• The existing agricultural sales use on the property (which was permitted pursuant to CUP 5273) shall not be used for any temporary events and shall close at 12:00 p.m. on the days of events, so as to not be operating concurrent with the scheduled event;

• The on-site single-family dwelling, including the restrooms inside the dwelling shall not be used for any of the temporary outdoor events that are the subject of this CUP;

• Two Three existing accessory structures (as specified on the site plan) would continue to be used associated with temporary outdoor events — one for a bridal changing room, and one for a groom’s changing room, and one for an office;

• The Permittee shall not install any permanent lighting for the purpose of temporary events. Temporary exterior lighting shall be provided in the parking areas for safety and security purposes. Temporary dance lights are limited to the area reserved for the dance floor. Other temporary lighting is permitted to be used for ceremony ambiance and dinner tables. Any lighting in excess of 150 watts shall not result in direct illumination on to adjacent properties. Any exterior lighting in excess of 150 watts shall be hooded and/or directed downward onto the subject property to prevent spill-over onto adjacent properties. All lights for temporary events must be completely turned off by 11 p.m. 12, midnight;

• The existing 164 parking spaces would continue to be provided on-site for attendees. Parking on Santa Rosa Road or within the shoulder right-of-way would continue to be prohibited;



• Event hosts would be responsible for making sure attendees remain in designated areas. For events where there will be in excess of 200 attendees, security would continue to be required as part of the contract between Maravilla Gardens and lessee;

o The event host may have pre-event set-up activities such as catering and event supply deliveries the day before the event and post-event clean-up activities such as clean-up and dismantling of equipment. The pre-event and post-event activities shall be limited to not more than four (4) hours within the timeframe of 8:00 a.m. to 9:00 p.m. If pre-event or post-event activities require more than four (4) hours to complete on a given day, the day shall apply towards the maximum allowed 60 90 days within a calendar year.

• The event venue may allow one (1) event rehearsal the day prior to the event. The rehearsal shall be limited to two (2) hours maximum, shall have no food, drink, music, or other entertainment, shall be limited to a maximum of twenty (20) attendees, and shall be directly associated with the event.

B. STATEMENT OF ENVIRONMENTAL FINDINGS:

On December 8, 2008 the Planning Director adopted a Mitigated Negative Declaration (MND) that evaluated the environmental impacts of the Project. Two potentially significant impacts were identified: 1. Noise and 2. Agricultural Resources – Land Use Compatibility. Mitigation measures were incorporated into the MND that would ensure sound levels would not exceed an hourly average of 75 A-weighted decibels (dBA) at 15 feet from the DJ area, to require the applicant to notify adjacent neighbors of the name and phone number of a contact person to call during events if noise became a nuisance, and to establish a complaint resolution process. Additionally, an additional mitigation measure was incorporated into the MND to require the applicant to prepare a basic Notification and Response Plan to ensure that agricultural operations on surrounding parcels would not be impacted by temporary outdoor events. Section 15164(b) of the CEQA Guidelines (Title 14, California Code of Regulations, Chapter 3) states that the decision-making body may adopt an addendum to an adopted MND if: (1) only minor technical changes or additions are necessary; and (2) none of the conditions described in Section 15162 of the CEQA Guidelines calling for the preparation of a subsequent Environmental Impact Report (EIR) or negative declaration have occurred. The conditions described in Section 15162 of the CEQA Guidelines which require the preparation of an EIR or subsequent negative declaration, are provided below, along with a discussion as to why an EIR or subsequent negative declaration is not required:



1. Substantial changes are proposed in the Project which will require major revisions of the previous MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects [§ 15162(a)(1)].

There would be no changes in the physical development of the Project site, which was analyzed in the MND and approved as part of CUP LU08-0060. As the request would include an increase in the time by which events end by one hour, an increase in the number of events from 60 to 90 per year (pursuant to § 8107-46.4 of the Ventura County Non-Coastal Zoning Ordinance), and extend the term of the CUP for an additional 10 year period (pursuant to § 8107-46.4 of the Ventura County Non-Coastal Zoning Ordinance).

2. Substantial changes occur with respect to the circumstances under which the Project is undertaken which will require major revisions of the previous MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects [§ 15162(a)(2)]. There would be no changes in the physical development of the Project site. As stated in Item No. 1 (above), the request would include a minor change to allowed operational end time, an increase to the number of events, and authorization to continue the temporary outdoor event venue pursuant to § 8107-46.4 of the Ventura County Non-Coastal Zoning Ordinance. Therefore, no major revisions of the previous MND are required and there are no new significant environmental effects associated with this Project.

3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the Planning Director adopted the previous MND, shows any of the following: a. The Project will have one or more significant effects not discussed in the

previous MND [§ 15162(a)(3)(A)].

The Project would not have any significant effects that were not discussed in the previous MND. The environmental conditions that currently exist on-site are substantially the same as those that existed at the time at which the MND was prepared and adopted.

Therefore, based on the information provided above, there is no substantial evidence to warrant the preparation of a subsequent MND. The decision-making body shall consider this addendum to the adopted MND prior to making a decision on the Project.



C. PUBLIC REVIEW:

Pursuant to the CEQA Guidelines [§ 15164(c)], this addendum to the MND does not need to be circulated for public review, and shall be included in, or attached to the adopted MND.

Prepared by: Reviewed by: John Kessler, Case Planner Mindy Fogg, Manager Commercial & Industrial Permits Section Commercial & Industrial Permits Section Ventura County Planning Division Ventura County Planning Division

EXHIBIT 6

DRAFT CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT LU08-0060 (AS MODIFIED BY MINOR MODIFICATION

CASE NOS. PL13-0166 AND PL19-0125 AND PERMIT ADJUSTMENT CASE NO. PL16-0170) FOR MARAVILLA GARDENS - TEMPORARY OUTDOOR EVENTS

RESOURCE MANAGEMENT AGENCY (RMA) CONDITIONS

I. Planning Division Conditions

1. Project Description This Conditional Use Permit is based on and limited to compliance with the project description stated in this condition below, Exhibits 2 through 7 of the Planning Director hearing on August 24, 2020 and conditions of approval set forth below. Together, these conditions and documents describe the “Project.” Any deviations from the Project must first be reviewed and approved by the County in order to determine if the Project deviations conform to the Project as approved. Project deviations may require [Planning Director approval for changes to the permit or further California Environmental Quality Act (CEQA) environmental review, or both. Any Project deviation that is implemented without requisite County review and approval(s) may constitute a violation of the conditions of this permit and applicable law. The Project description is as follows: The Permittee has been granted a minor modification of Conditional Use Permit (CUP) LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170), which authorizes the following:

• Continued use and operation of a temporary outdoor event venue for a 10-year period;



o Previous – events end at 10:00 PM, granted – 11:00 PM

o Previous – guests depart at 10:30 PM, granted – 11:30 PM

o Previous – event lights out at 11:00 PM, granted – 12:00 AM

• Allow for 325 attendees per event with up to 300 guests (see explanation of terminology such as “guests” and “attendees” below)

The Permittee did not request to increase the total number of guests per event, which has always been limited to 300 guests. However, subsequent to the granting of CUP LU08-0060, Section 8107-46 et seq of the Ventura County Non-Coastal Zoning Ordinance (Outdoor Events) has been updated. Since the Code update, the term guest

kesslej

Text Box

County of Ventura Planning Director Hearing PL19-0125 Exhibit 6 - Conditions of Approval

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 2 of 28 has been omitted and now refers to attendees (a term which includes guests, staff, vendors, and any other persons in attendance at the event). When originally issued, CUP LU08-0060 allowed for up to 300 guests but did not identify a number of allowed non-guest attendees (staff, vendors, security, etc.). Therefore, to comply with the terminology of Section 8107-46 et seq of the Ventura County Non-Coastal Zoning Ordinance and ensure that the Permittee can continue to have up to 300 guests, this CUP is modified to allow for up to 325 attendees. This would maintain the 300 guests limit and allow up to 25 staff, vendors, etc. In addition to the modifications above, the following components of the operation (as authorized by CUP LU08-0060 and as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) carry forward with the Project and have not changed, except where noted:

• The start time of temporary events shall continue to be 1 p.m., Monday through Sunday;

• Each event host has use of the property, beginning at 8:00 a.m. the day of the event, ending at 11 p.m. 12, midnight;


• The existing agricultural sales use on the property (which was permitted pursuant to CUP 5273) shall not be used for any temporary events and shall close at 12:00 p.m. on the days of events, so as to not be operating concurrent with the scheduled event;

• The on-site single-family dwelling, including the restrooms inside the dwelling shall not be used for any of the temporary outdoor events that are the subject of this CUP;

• Two Three existing accessory structures (as specified on the approved site plan) continue to be used associated with temporary outdoor events — one for a bridal changing room, and one for a groom’s changing room, and one for an office;

• The Permittee shall not install any permanent lighting for the purpose of temporary events. Temporary exterior lighting shall be provided in the parking areas for safety and security purposes. Temporary dance lights are limited to the area reserved for the dance floor. Other temporary lighting is permitted to be used for ceremony ambiance and dinner tables. Any lighting in excess of 150 watts shall not result in direct illumination on to adjacent properties. Any exterior lighting in excess of 150 watts shall be hooded and/or directed downward onto the subject property to prevent spill-over onto adjacent properties. All lights for temporary events must be completely turned off by 11 p.m. 12, midnight;

• The existing 164 parking spaces shall continue to be provided on-site for attendees. Parking on Santa Rosa Road or within the shoulder right-of-way shall continue to be prohibited;

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 3 of 28

• Event hosts shall be responsible for making sure attendees remain in designated areas. For events where there will be in excess of 200 attendees, security shall continue to be required as part of the contract between Maravilla Gardens and lessee;

• The event host may have pre-event set-up activities such as catering and event supply deliveries the day before the event and post-event clean-up activities such as clean-up and dismantling of equipment. The pre-event and post-event activities shall be limited to not more than four (4) hours within the timeframe of 8:00 a.m. to 9:00 p.m. If pre-event or post-event activities require more than four (4) hours to complete on a given day, the day shall apply towards the maximum allowed 60 90 days within a calendar year; and,

• The event venue may allow one (1) event rehearsal the day prior to the event. The rehearsal shall be limited to two (2) hours maximum, shall have no food, drink, music, or other entertainment, shall be limited to a maximum of twenty (20) attendees, and shall be directly associated with the event.

The development, use, and maintenance of the property, the size, shape, arrangement, and location of structures, parking areas and landscape areas shall conform to the project description above and all approved County land use hearing exhibits in support of the Project and conditions of approval below. 2. Days and Hours of Operation Purpose: In order to ensure that the above-described uses are compatible with surrounding land uses and the Project complies with these uses as described and authorized in the Ventura County Non-Coastal Zoning Ordinance (§ 8105-4, “Festivals, Animal Shows, and Similar Events, Temporary Outdoor”), it is necessary to limit the days and hours of operation of the approved use. Requirement: The temporary outdoor events shall be limited to 90 days per year, and may take place any day of the week, between January 1st and December 31st of each year. The days and hours of operation shall apply to all aspects of the events, including, but not limited to, event preparation (e.g., catering and supply deliveries), ceremonies and receptions and clean-up activities. Specifically, the days and hours of operation shall be limited as follows:

Day of Event

All Event Activities

May Begin No Earlier

Than:

Event Must

End By:

All Event Activities

Shall Cease By:

Monday through Sunday 8:00 AM 11:00 PM 12:00 AM

One rehearsal is allowed prior to each event. A rehearsal will not be considered one of the permitted 90 events, so long as it meets all of the following criteria:


• Does not last more than two hours;

• No food, drink, music, or other entertainment;

• No more than 20 attendees; and,

• Shall be directly related to the event. Documentation: These conditions of approval document the permissible days and hours of operation. Timing: The Permittee shall operate the temporary events venue in compliance with the limitations on the days and hours of operation, throughout the life of this CUP. Monitoring and Reporting: The Planning Division has the authority to conduct periodic site inspections to ensure ongoing compliance by the Permittee with this condition consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance.

3. Required Improvements for CUP Purpose: To ensure the Project site conforms to the plans that the Planning Director approved for the Project. Requirement: The Permittee shall ensure that all required off-site and on-site improvements for the Project, including structures, paving, parking, and landscaping are completed in conformance with the approved plans stamped as hearing exhibit 3. The Permittee shall prepare and submit all final building and site plans for the County’s review and approval in accordance with the approved plans. Documentation: The Permittee shall obtain Planning Division staff’s stamped approval on the project plans and submit them to the County for inclusion in the Project file. The Permittee shall submit additional plans to the Planning Division for review and stamped approval (e.g., tree protection and landscape plans) for inclusion in the Project file, as necessary. Timing: Prior to the issuance of a Zoning Clearance for use inauguration the Permittee shall submit all final development plans to the Planning Division for review and approval. Unless the Planning Director and/or Public Works Agency Director allow the Permittee to provide financial security and a final executed agreement, approved as to form by the County Counsel, that ensures completion of such improvements, the Permittee shall complete all required improvements prior to occupancy. The Permittee shall maintain the required improvements for the life of the Project. Monitoring and Reporting: The County Building Inspector, Public Works Agency Grading Inspector, Fire Marshall, and/or Planning Division staff has the authority to conduct periodic site inspections to ensure the Permittee’s ongoing compliance with this

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 5 of 28 condition consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance. 4. Site Maintenance Purpose: To ensure that the Project site is maintained in a neat and orderly manner so as not to create any hazardous conditions or unsightly conditions which are visible from outside of the Project site. Requirement: The Permittee shall maintain the Project site in a neat and orderly manner, and in compliance with the Project description set forth in Condition No. 1. Only equipment and/or materials which the Planning Director determines to substantially comply with the Project description shall be stored within the Project site during the life of the Project. Documentation: The Permittee shall maintain the Project site in compliance with Condition No. 1 and the approved plans for the Project. Timing: The Permittee shall maintain the Project site in a neat and orderly manner and in compliance with Condition No. 1 throughout the life of the Project. Monitoring and Reporting: The County Building Inspector, Public Works Agency Grading Inspector, Fire Marshall, and/or Planning Division staff has the authority to conduct periodic site inspections to ensure the Permittee’s ongoing compliance with this condition consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance. 5. CUP Modification Prior to undertaking any operational or construction-related activity which is not expressly described in these conditions, the Permittee shall first contact the Planning Director to determine if the proposed activity requires a modification of this CUP. The Planning Director may, at the Planning Director’s sole discretion, require the Permittee to file a written and/or mapped description of the proposed activity in order to determine if a CUP modification is required. If a CUP modification is required, the modification shall be subject to:

a. The modification approval standards of the Ventura County Ordinance Code in effect at the time the modification application is acted on by the Planning Director; and

b. Environmental review, as required pursuant to the California Environmental

Quality Act (CEQA; California Public Resources Code, §§ 21000-21178) and the State CEQA Guidelines (California Code of Regulations, Title 14, Chapter 3, §§ 15000-15387), as amended from time to time.

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 6 of 28 6. Acceptance of Conditions and Schedule of Enforcement Responses The Permittee’s acceptance of this CUP and/or commencement of construction and/or operations under this CUP shall constitute the Permittee’s formal agreement to comply with all conditions of this CUP. Failure to abide by and comply with any condition of this CUP shall constitute grounds for enforcement action provided in the Ventura County Non-Coastal Zoning Ordinance (Article 14), which shall include, but is not limited to, the following:

a. Public reporting of violations to the Planning Commission and/or Board of Supervisors;

b. Suspension of the permitted land uses (Condition No. 1); c. Modification of the CUP conditions listed herein; d. Recordation of a “Notice of Noncompliance” on the deed to the subject property; e. The imposition of civil administrative penalties; and/or f. Revocation of this CUP.

The Permittee is responsible for being aware of and complying with the CUP conditions and all applicable federal, state, and local laws and regulations. 7. Time Limits

a. Use inauguration:

(1) The approval decision for this CUP becomes effective upon the expiration of the 10-day appeal period following the approval decision on which the Planning Director rendered the decision on the Project, or when any appeals of the decision are finally resolved. Once the approval decision becomes effective, the Permittee must obtain a Zoning Clearance for use inauguration in order to initiate the land uses set forth in Condition No. 1.

(2) This CUP shall expire and become null and void if the Permittee fails to obtain

a Zoning Clearance for use inauguration within one year from the date the approval decision of this CUP becomes effective. The Planning Director may grant a one year extension of time to the Permittee in order to obtain the Zoning Clearance for use inauguration if the Permittee can demonstrate to the satisfaction of the Planning Director that the Permittee has made a diligent effort to implement the Project, and the Permittee has requested the time extension in writing at least 30 days prior to the one year expiration date.

(3) Prior to the issuance of the Zoning Clearance for use inauguration, all fees

and charges billed to that date by any County agency, as well as any fines, penalties, and sureties, must be paid in full. After issuance of the Zoning Clearance for use inauguration, any final billed processing fees must be paid within 30 days of the billing date or the County may revoke this CUP.


b. Permit Life or Operations Period: This CUP will expire on August 24, 2030. The lack of additional notification of the expiration date provided by the County to the Permittee shall not constitute grounds to continue the uses that are authorized by this CUP after the CUP expiration date. The uses authorized by this CUP may continue after the CUP expiration date if:

(1) The Permittee has filed a permit modification application pursuant to § 8111-6

of the Ventura County Non-Coastal Zoning Ordinance prior to August 24, 2030; and

(2) The County decision-maker grants the requested modification.

The uses authorized by this CUP may continue during processing of a timely-filed modification application in accordance with § 8111-2.10 of the Ventura County Non-Coastal Zoning Ordinance.

8. Documentation Verifying Compliance with Other Agencies’ Requirements Related

to this CUP Purpose: To ensure compliance with, and notification of, federal, state, and/or local government regulatory agencies that have requirements that pertain to the Project (Condition No. 1, above) that is the subject of this CUP. Requirement: Upon the request of the Planning Director, the Permittee shall provide the Planning Division with documentation (e.g., copies of permits or agreements from other agencies, which are required pursuant to a condition of this CUP) to verify that the Permittee has obtained or satisfied all applicable federal, state, and local entitlements and conditions that pertain to the Project. Documentation: The Permittee shall provide this documentation to Planning Division staff in the form that is acceptable to the agency issuing the entitlement or clearance, to be included in the Planning Division Project file. Timing: The documentation shall be submitted to the Planning Division prior to the issuance of the Zoning Clearance for use inauguration or as dictated by the respective agency. Monitoring and Reporting: The Planning Division maintains the documentation provided by the Permittee in the respective Project file. In the event that the federal, state, or local government regulatory agency prepares new documentation due to changes in the Project or the other agency’s requirements, the Permittee shall submit the new documentation within 30 days of receipt of the documentation from the other agency.

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 8 of 28 9. Notice of CUP Requirements and Retention of CUP Conditions On-Site Purpose: To ensure full and proper notice of these CUP conditions affecting the use of the subject property. Requirement: Unless otherwise required by the Planning Director, the Permittee shall notify, in writing, the Property Owner(s) of record, contractors, and all other parties and vendors who regularly conduct activities associated with the Project, of the pertinent conditions of this CUP. Documentation: The Permittee shall maintain a current set of CUP conditions and exhibits at the project site. Timing: Prior to issuance of a Zoning Clearance for use inauguration and throughout the life of the Project. Monitoring and Reporting: The Planning Division has the authority to conduct periodic site inspections to ensure ongoing compliance with this condition consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance. 10. Recorded Notice of Land Use Entitlement Purpose: The Permittee shall record a “Notice of Land Use Entitlement” form and the conditions of this CUP with the deed for the subject property that notifies the current and future Property Owner(s) of the conditions of this CUP. Requirement: The Permittee shall sign, have notarized, and record with the Office of the County Recorder, a “Notice of Land Use Entitlement” form furnished by the Planning Division and the conditions of this CUP, with the deed of the property that is subject to this CUP. Documentation: Recorded “Notice of Land Use Entitlement” form and conditions of this CUP. Timing: The Permittee shall record the “Notice of Land use Entitlement” form and conditions of this CUP prior to the issuance of a Zoning Clearance for use inauguration. Monitoring and Reporting: The Permittee shall return a copy of the recorded “Notice of Land Use Entitlement” form and conditions of this CUP to Planning Division staff to be included in the Project file. 11. Financial Responsibility for Compliance Monitoring and Enforcement

a. Cost Responsibilities: The Permittee shall bear the full costs of all County staff time, materials, and County-retained consultants associated with condition compliance review and monitoring, CEQA mitigation monitoring, other permit monitoring programs, and enforcement activities, actions, and processes


conducted pursuant to the Ventura County Non-Coastal Zoning Ordinance (§ 8114-3) related to this CUP. Such condition compliance review, monitoring and enforcement activities may include (but are not limited to): periodic site inspections; preparation, review, and approval of studies and reports; review of permit conditions and related records; enforcement hearings and processes; drafting and implementing compliance agreements; and attending to the modification, suspension, or revocation of permits. Costs will be billed at the rates set forth in the Planning Division or other applicable County Fee Schedule, and at the contract rates of County-retained consultants, in effect at the time the costs are incurred.

b. Pursuant to the requirements of CUP LU08-0060, the Resource Management

Agency created Condition Compliance Case No. CC09-0009 to cover the costs associated with condition compliance review, monitoring, and enforcement activities, and any duly-imposed civil administrative penalties, regarding CUP LU08-0060. The Planning Division will continue to use Condition Compliance Case No. CC09-0009 to cover the costs associated with condition compliance review, monitoring, and enforcement activities described in subsection 11.a (above), and any duly-imposed civil administrative penalties regarding this CUP. Within 10 calendar days of the effective date of the final decision approving this CUP, the Permittee shall submit a new, updated, and completed reimbursement agreement for Condition Compliance Case No. CC09-0009, in a form provided by the Planning Division, obligating the Permittee to pay all condition compliance review, monitoring, and enforcement costs, and any civil administrative penalties, subject to the Permittee’s right to challenge all such charges and penalties prior to payment.

c. Billing Process: The Permittee shall pay all Planning Division invoices within 30 days of receipt thereof. Failure to timely pay an invoice shall subject the Permittee to late fees and charges set forth in the Planning Division Fee Schedule, and shall be grounds for suspension, modification, or revocation of this CUP. The Permittee shall have the right to challenge any charge or penalty prior to payment.

d. Inspections: The Permittee, in accepting this Conditional Use Permit, grants

permission for County Staff to make unannounced inspections of all, or any, events for condition compliance purposes.

12. Defense and Indemnification

a. The Permittee shall defend, at the Permittee's sole expense with legal counsel

acceptable to the County, against any and all claims, actions, or proceedings against the County, any other public agency with a governing body consisting of the members of the County Board of Supervisors, or any of their respective


board members, officials, employees and agents (collectively, “Indemnified Parties”) arising out of or in any way related to the County’s issuance, administration, or enforcement of this CUP. The County shall promptly notify the Permittee of any such claim, action or proceeding and shall cooperate fully in the defense.

b. The Permittee shall also indemnify and hold harmless the Indemnified Parties

from and against any and all losses, damages, awards, fines, expenses, penalties, judgments, settlements, or liabilities of whatever nature, including but not limited to court costs and attorney fees (collectively, “Liabilities”), arising out of or in any way related to any claim, action or proceeding subject to subpart (a) above, regardless of how a court apportions any such Liabilities as between the Permittee, the County, and/or third parties.

c. Except with respect to claims, actions, proceedings, and Liabilities resulting from

an Indemnified Party’s sole active negligence or intentional misconduct, the Permittee shall also indemnify, defend (at Permittee’s sole expense with legal counsel acceptable to County), and hold harmless the Indemnified Parties from and against any and all claims, actions, proceedings, and Liabilities arising out of, or in any way related to, the construction, maintenance, land use, or operations conducted pursuant to this CUP, regardless of how a court apportions any such Liabilities as between the Permittee, the County, and/or third parties. The County shall promptly notify the Permittee of any such claim, action, or proceeding and shall cooperate fully in the defense.

d. Neither the issuance of this CUP, nor compliance with the conditions hereof, shall relieve the Permittee from any responsibility otherwise imposed by law for damage to persons or property; nor shall the issuance of this CUP serve to impose any liability upon the Indemnified Parties for injury or damage to persons or property.

13. Permittee’s Consent to Site Inspections Pursuant to the Ventura County Non-Coastal Zoning Ordinance (§ 8114-3.5), the Planning Division conducts periodic site inspections of permitted facilities and land uses to monitor compliance with the conditions of County-issued permits and the County zoning ordinance. The Permittee hereby consents to the inspection of all property, facilities, operations, and events comprising the Project that is subject of this CUP inspections may occur at any time the Planning Division deems necessary to fully and effectively monitor the Project, including nights or weekends. For example, if the permit authorizes events on weekend nights, the Permittee authorizes the Planning Division to conduct site inspections during such events to monitor compliance with event-related permit conditions. Upon the Planning Division’s provision of reasonable notice, the Permittee agrees to provide Planning Division staff access to conduct the above-described inspections for the sole and exclusive purpose of monitoring compliance with this permit and the County zoning ordinance.

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 11 of 28 14. Temporary Events Schedule for Event Compliance Inspection Purpose: To ensure that the Permittee informs the Planning Division Condition Compliance staff of scheduled temporary events for scheduling a site inspection and compliance review of the venue during a scheduled event. Requirement: The Permittee shall submit an events schedule that includes (at a minimum) the following information for each scheduled temporary event:

a. a brief description of the type of temporary event (e.g., wedding event);

b. the scheduled date and hours of the temporary event; and,

c. the anticipated number of attendees.

If the Permittee modifies the events schedule, the Permittee shall submit an updated events schedule to the Planning Division Condition Compliance staff. Documentation: The Permittee shall submit the Events Schedule to the Planning Division Condition Compliance staff. Timing: The Permittee shall submit the events schedule to the Planning Division Condition Compliance staff annually on or before May 15th. If the Permittee modifies the events schedule, the Permittee shall submit an updated events schedule to the Planning Division Condition Compliance staff at least 10 days prior to the event that warranted the modifications to the events schedule. Monitoring and Reporting: The Planning Division shall review, and maintain in the Project File, the Event Schedule provided by the Permittee and conduct inspections, as needed and defined by Condition 13. 14. Invalidation of Condition(s) If any of the conditions or limitations of this CUP are held to be invalid in whole or in part by a court of competent jurisdiction, that holding shall not invalidate any of the remaining CUP conditions or limitations. In the event that any condition imposing a fee, exaction, dedication, or other mitigation measure is challenged by the Permittee in an action filed in a court of competent jurisdiction, or threatened to be filed therein, the Permittee shall be required to fully comply with this CUP, including without limitation, by remitting the fee, exaction, dedication, and/or by otherwise performing all mitigation measures being challenged. This CUP shall continue in full force unless, until, and only to the extent invalidated by a final, binding judgment issued in such action. If a court of competent jurisdiction invalidates any condition in whole or in part, and the invalidation would change the findings and/or the mitigation measures associated with the approval of this CUP, at the discretion of the Planning Director, the Planning

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 12 of 28 Director may review the project and impose substitute feasible conditions/mitigation measures to adequately address the subject matter of the invalidated condition. The Planning Director shall make the determination of adequacy. If the Planning Director cannot identify substitute feasible conditions/mitigation measures to replace the invalidated condition, and cannot identify overriding considerations for the significant impacts that are not mitigated to a level of insignificance as a result of the invalidation of the condition, then this CUP may be revoked. 15. Consultant Review of Information and Consultant Work The County and all other County permitting agencies for the Project have the option of referring any and all special studies that these conditions require to an independent and qualified consultant for review and evaluation of issues beyond the expertise or resources of County staff. Prior to the County engaging any independent consultants or contractors pursuant to the conditions of this CUP, the County shall confer in writing with the Permittee regarding the necessary work to be contracted, as well as the estimated costs of such work. Whenever feasible, the County will use the lowest responsible bidder or proposer. Any decisions made by County staff in reliance on consultant or contractor work may be appealed pursuant to the appeal procedures contained in the Ventura County Zoning Ordinance Code then in effect. The Permittee may hire private consultants to conduct work required by the County, but only if the consultant and the consultant’s proposed scope-of-work are first reviewed and approved by the County. The County retains the right to hire its own consultants to evaluate any work that the Permittee or a contractor of the Permittee undertakes. In accordance with Condition No. 12 above, if the County hires a consultant to review any work undertaken by the Permittee, or hires a consultant to review the work undertaken by a contractor of the Permittee, the hiring of the consultant will be at the Permittee’s expense. 16. Relationship of CUP Conditions, Laws, and Other Entitlements The Permittee shall implement the Project in compliance with all applicable requirements and enactments of federal, state, and local authorities. In the event of conflict between various requirements, the more restrictive requirements shall apply. In the event the Planning Director determines that any CUP condition contained herein is in conflict with any other CUP condition contained herein, when principles of law do not provide to the contrary, the CUP condition most protective of public health and safety and environmental resources shall prevail to the extent feasible. No condition of this CUP for uses allowed by the Ventura County Ordinance Code shall be interpreted as permitting or requiring any violation of law, lawful rules, or regulations, or orders of an authorized governmental agency. Neither the approval of this CUP, nor compliance with the conditions of this CUP, shall relieve the Permittee from any responsibility otherwise imposed by law for damage to persons or property.

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 13 of 28 17. Contact Person Purpose: To designate a person responsible for responding to complaints. Requirement: The Permittee shall designate a contact person(s) to respond to complaints from citizens and the County which are related to the permitted uses of this CUP. The Contact Person shall be available at all times during which an event (including set-up and clean-up) is taking place at the subject property. Documentation: The Permittee shall provide the Planning Director with the contact information (e.g., name and/or position title, address, business and cell phone numbers, and email addresses) of the Permittee’s field agent who receives all orders, notices, and communications regarding matters of condition and code compliance at the Project site. Timing: Prior to the issuance of a Zoning Clearance for use inauguration, the Permittee shall provide the Planning Division the contact information of the Permittee’s field agent(s) for the Project file. If the address or phone number of the Permittee’s field agent(s) should change, or the responsibility is assigned to another person, the Permittee shall provide Planning Division staff with the new information in writing within three calendar days of the change in the Permittee’s field agent. Monitoring and Reporting: The Planning Division maintains the contact information provided by the Permittee in the Project file. The Planning Division has the authority to periodically confirm the contact information consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance. 18. Resolution of Complaints The following process shall be used to resolve complaints related to the Project:

a. The Permittee shall post the telephone number for the designated Contact Person as identified pursuant to Condition No. 17 in a visible location on the site. The signage must be made of weatherproof and permanent material, and comply with the Ventura County Non-Coastal Zoning Ordinance (Article 10). The Contact Person shall be available at all times during which an event (including set-up and clean-up) is taking place at the subject property. Persons with concerns about a temporary outdoor event as it is occurring may directly contact the Contact Person;

b. If a written complaint about this CUP is received by the County, Planning staff may contact the Permittee’s Contact Person or the Permittee to request information regarding the alleged violation; and,

c. If, following a complaint investigation by County staff, a violation of the Ventura County Code or a condition of this CUP is confirmed, County enforcement actions pursuant to § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance may be initiated.

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 14 of 28 19. Change of Permittee Purpose: To ensure that the Planning Division is properly and promptly notified of any change of Permittee. Requirement: The Permittee shall file, as an initial notice with the Planning Director, the new name(s), address(es), telephone/FAX number(s), and email addresses of the new owner(s), lessee(s), operator(s) of the permitted uses, and the company officer(s). The Permittee shall provide the Planning Director with a final notice once the transfer of ownership and/or operational control has occurred. Documentation: The initial notice must be submitted with the new Permittee’s contact information. The final notice of transfer must include the effective date and time of the transfer and a letter signed by the new Property Owner(s), lessee(s), and/or operator(s) of the permitted uses acknowledging and agreeing to comply with all conditions of this CUP. Timing: The Permittee shall provide written notice to the Planning Director 10 calendar days prior to the change of ownership or change of Permittee. The Permittee shall provide the final notice to the Planning Director within 15 calendar days of the effective date of the transfer. Monitoring and Reporting: The Planning Division maintains notices submitted by the Permittee in the Project file and has the authority to periodically confirm the information consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance. 20. Sign Plan Purpose: To ensure signage on the property complies with Chapter 1, Article 10 of the Ventura County Non-Coastal Ordinances. Requirement: The Permittee shall submit two copies of a sign plan to the Planning Division for review and approval prior to the issuance of a Zoning Clearance for construction. The sign plan shall include the proposed size, colors, materials, and lighting details. The Permittee shall bear the total cost of such review and approval. The Permittee also shall be responsible for obtaining a Zoning Clearance for any new or replacement sign to ensure that the signage for the Project continues to comply with the approved sign plan. Documentation: A stamped copy of the approved sign plan. Timing: The Permittee shall submit the sign plan to the Planning Division for review and approval prior to the issuance of a Zoning Clearance for use inauguration. Monitoring and Reporting: The Planning Division maintains a stamped copy of the approved sign plan in the Project file. The Planning Division has the authority to

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 15 of 28 conduct periodic site inspections to ensure ongoing compliance with this condition consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance. 21. Minimizing Nuisance Impacts and Setbacks from Agricultural Uses The Permittee shall take whatever reasonable steps are necessary, as determined by the Planning Director, to prevent significant nuisance impacts from occurring outside the CUP area. Significant nuisance impacts include, but are not limited to, noise, dust, odors, lighting, and glare. In order to determine the significance of the nuisance, the Planning Director may consider the number and types of neighbor complaints, and conduct inspections of the site and surrounding areas. Any questions about what constitutes significant off-site nuisance levels shall be resolved by the Planning Director or other public agency (e.g., the Air Pollution Control District) as the Planning Director may designate. 22. Exterior Lighting No permanent lighting shall be installed for the purpose of temporary special events. Temporary exterior lighting shall be provided in the parking areas for safety and security purposes. Temporary dance lights shall be limited to the area reserved for the dance floor. Other temporary lighting may be used for ceremony ambiance and dinner tables. Any lighting over 150 watts for special events shall be hooded and/or directed downward onto the subject parcel to prevent spill-over onto adjacent parcels. All lights associated with events shall be completely turned off by 12:00 a.m. All temporary event lighting shall be dismantled at the end of the event season, and either removed from the site or placed in on-site storage. A few lights located in the parking areas and by the entrance gates may remain on-site year-round for the safety and use by the residents of the existing, on-site single-family dwelling. 23. Use of Buildings and Structures No construction of permanent buildings or structures is authorized by this CUP. No use of permanent buildings or structures is authorized by this CUP, except for the brides and grooms changing rooms indicated on the approved site plan. Temporary buildings and structures shall be limited to portable restrooms and/or tents only for use during temporary events. (See also the RMA, Environmental Health Division and the Fire Protection District conditions set forth below.) 24. Availability of Parking Spaces Purpose: To ensure compliance with all applicable provisions in § 8108-3 of the Ventura County Non-Coastal Zoning Ordinance.

Requirement: The Permittee shall ensure that at least 150 motor vehicle parking spaces (including accessible spaces) for guests and at least 10 motor vehicle parking spaces for vendors remain continuously available for their intended parking use during temporary outdoor events. Required parking spaces shall not be converted to other uses or used for the sale, lease, display, repair, or storage of vehicles, trailers, boats,

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 16 of 28 campers, mobile homes, waste containers, merchandise, equipment, or any other use not authorized by this permit.

The Permittee shall ensure that when the guest count exceeds 180 people and a bus is not chartered to the event, the lowest parking lot (depicted as “overflow” parking on the approved site plan marked as Exhibit 3) shall be maintained with an easily distinguishable marking material (e.g., chalk or paint).

Documentation: A stamped copy of the approved site plan.

Timing: The Permittee shall install all components of the required parking area as indicated on the approved site plan prior to the first event, and shall maintain the required parking area as illustrated on the approved site plan at all times during which an event (including set-up and clean-up) is taking place at the subject property.

Monitoring and Reporting: The Planning Division maintains a stamped copy of the approved site plan provided by the Permittee in the project file. The Planning Division has the authority to inspect the site to ensure compliance with the approved site plan prior to occupancy. The Planning Division has the authority to conduct periodic site inspections to ensure ongoing compliance with this condition consistent with the requirements of § 8114-3 of the Ventura County Non-Coastal Zoning Ordinance.

25. Resolution of Noise Complaints at Temporary Outdoor Events Purpose: In order to resolve noise complaints during temporary outdoor events and minimize noise related impacts.

Requirement: The Permittee shall provide the Planning Director and all adjacent property owners and residents with the name, title, address, and phone number of the Permittee, or Permittee’s designee, who will be responsible for ensuring condition and code compliance during temporary outdoor events at the project site.

The Permittee, or the Permittee’s designee, must use the following process to resolve noise complaints received during temporary outdoor events:

a. Immediately investigate the complaint and then decide if any actions can be taken to abate the noise complaint.

b. Report back to the complaining party by telephone about their investigation findings and explain abatement actions taken, if any, to the complainant as soon as possible, but no later than 15 minutes after receiving the complaint, unless otherwise agreed to by the complainant.

c. Notify the Planning Director in writing within 10 days of receiving a noise complaint. The notice shall indicate the date and time of the complaint(s), as well as the name, address, and phone number of the complainant(s).

The Permittee shall take all reasonable actions to prevent noise from adversely affecting nearby residents. If the problem persists, the Planning Director may initiate actions to prevent further complaints including, but not limited to, the use of a noise consultant, at the Permittee’s expense, to monitor the event noise and implement measures to achieve compliance with the maximum noise levels. The Permittee’s failure

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 17 of 28 to curtail noise complaints using the methods set forth in this condition may result in the Planning Director modifying this CUP to disallow event activities that adversely affect nearby sensitive receptors.

Documentation: The Permittee must maintain current contact information for the Permittee or Permittee’s designee and supply the current contact information to the County Planning Division.

Timing: Prior to the issuance of a Zoning Clearance for use inauguration, and annually on February 1st thereafter, the Permittee shall provide the Planning Division updated contact information for the individual who will be responsible for ensuring condition and code compliance during temporary outdoor events at the project site. The Permittee, or Permittee’s designee, shall be available for contact during events. If the contact information should change prior to the mandatory annual update, the Permittee shall provide the residents and Planning Director with the new information prior to the next event. The Permittee shall notify the Planning Director in writing within 10 days of receiving a noise complaint. The notice shall indicate the date and time of the complaint(s), as well as the name, address, and phone number of the complainant(s).

Monitoring and Reporting: The Planning Division maintains the contact information provided by the Permittee in the Project file. The Permittee shall provide the Planning Division notice of any complaints associated with the events to be maintained in the Project file. In the event that complaints go on unabated, the Planning Director has the authority to review any complaints received by the Planning Division to determine whether this CUP should be modified or revoked.

26. Alcohol License The food service operator (caterer) shall possess any necessary license from the Alcoholic Beverage Control (ABC) to serve alcohol at the events that are authorized pursuant to this CUP. If the temporary events authorized by this CUP will involve the sale of alcohol, or if the catering company provides the alcohol which is served at the event, the Permittee shall ensure that the caterer possesses the appropriate license to serve alcohol. If the leasing party (e.g., bride and groom), provides the alcohol that is served by the caterer, then no alcohol license is required by ABC. 27. Security The Permittee shall provide sufficient staff and/or personnel to ensure on-site security.

28. Events Report Purpose: The purpose of this condition is to ensure that the Permittee conducts the temporary events in compliance with the requirements of this CUP.

Requirement: The Permittee shall maintain an Events Report, on a form provided by the Planning Division, in order to record the following for each temporary event:

a. A brief description of the type of temporary event (e.g., wedding event);

b. The scheduled date and hours of the temporary event;


c. The number of attendees; and

d. Whether noise complaints were received and resolved as required pursuant to Condition No. 25 (above).

This Events Report shall be retained by the Permittee and be made available at any time upon the written request of the Planning Director or his designee.

Documentation: The Permittee shall complete and maintain the Events Report form provided by the Planning Division.

Timing: The Permittee must submit the Events Report form: with an application for CUP renewal; within 24 hours of receiving a request to submit the form from the Planning Director or his designee; and to the Planning Director annually on or before February 1st.

Monitoring and Reporting: The Planning Division will review, and maintain in the Project file, the Events Report forms provided by the Permittee. If the Events Report forms indicate that the temporary events were conducted in violation of the conditions of this CUP, the Planning Division has the authority to implement enforcement actions consistent with the regulations of Article 14 of the Ventura County Non-Coastal Zoning Ordinance.

29. Notification of Scheduled Events Annually, by February 1st, the Permittee must submit to the Planning Division a list of scheduled events for the remainder of that calendar year. If there are any changes (e.g., additions or cancellations of events) to the list of scheduled events, the Permittee must submit a revised list to the Planning Division.

30. Sound Monitoring System A sound monitoring system shall be used during each event to constantly monitor the sound emissions at 15 feet from the DJ speakers when set to the “A” weighting, “slow” response scale. The sound level measurement system shall monitor amplified music and PA sound levels that exceed an hourly average of 75 dBA Leq (1hr) at 15 feet from the DJ area. When the sound monitoring system exceeds 75 dBA Leq (1hr) at 15 feet from the DJ area, the amplified music shall be reduced to not exceed 75 dBA Leq (1hr).

II. Environmental Health Division

31. Portable Toilets An adequate quantity of portable toilet(s) shall be provided and maintained in a sanitary condition for events allowed by this CUP.

32. Food Preparation Food preparation including but not limited to an on-site barbeque and food storage including but not limited to refrigerators, as well as utensil washing including but not limited to sinks, for activities associated with this CUP are prohibited on site.

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 19 of 28 33. Food Service Providers Food Service providers (caterers) shall have a permit to operate from the Ventura County Environmental Health Division. PUBLIC WORKS AGENCY CONDITIONS III. Roads and Transportation Department, Traffic, Advance Planning, and

Permits Division

34. Encroachment Permit Purpose: An Encroachment Permit is required for any encroachment existing and proposed, including but not limited to driveway construction, fences, signs, irrigation, electrical work, and lights, conducted within the County right-of-way. Ventura County Public Works Agency, Roads and Transportation Department (PWA-RT) will not approve private signs within the County right-of-way.

Requirement: The Permittee and/or property owner shall remove, at their own expense all unauthorized encroachments, including but not limited to the advertising sign of Maravilla Garden and the lights used to illuminate the sign. An encroachment permit is required for any and all construction in the public right-of-way, including but not limited to the construction required to remove the unauthorized encroachments. The public right-of-way for Santa Rosa Road at the project location is 105 feet wide. The Permittee shall contact the Permits Section at (805) 654-2055 for requirements of the permit and submit the application to PWA-RT.

Documentation: The application to remove all unauthorized encroachment shall be submitted to the PWA-RT. When applying for the permit, the Permittee shall provide sufficient documentation, including, but not limited to, a (1) Resource Management Agency (RMA) Project Number (for discretionary projects), (2) a copy of the Transportation Department Conditions of Approval, (3) a sketch or map showing the work to be accomplished, project parcel, Assessor Parcel Number’s (APN’s), address and street name. Permit applications without sufficient documentation for processing may not be accepted for processing.

Timing: This condition shall be met prior to the issuance of a Zoning Clearance for use inauguration.

Monitoring and Reporting: The PWA-RT will review the application and supporting documentation. The PWA-RT Inspectors will monitor construction and verify that the work is performed in accordance with the Encroachment Permit.

35. Outdoor Events Purpose: In order to ensure public safety during the Outdoor Event(s), the Permittee shall have an approved Encroachment Permit (EP) and Traffic Control Plan (TCP).

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 20 of 28 Requirement: The Outdoor Event(s) has(have) the potential to temporarily cause a substantial increase in the traffic on adjacent roads near the Outdoor Event; therefore, the EP and TCP are required.

a. Contact the PWA-RT Permits Division at (805) 654-2055 for the requirements of the EP. An EP is required for each event. The event shall not be conducted without a valid EP;

b. The Permittee shall provide adequate parking on-site. No parking shall be allowed on any local county public road;

c. The Permittee shall post temporary “No Parking” signs on Santa Rosa Road two (2) hours before the event, during the event, and two (2) hours after the event;

d. The traffic generated by the events shall occur outside the morning and afternoon peak-hours Monday through Friday. Non-peak hours are from 9:00 am to 3:00 pm and after 6:30 pm;

e. The maximum number of outdoor events is 90 per year;

f. The maximum number of attendees is 325 per event; and,

g. The existing Maravilla Gardens Traffic Control Plan, dated April 1, 2009, shall be updated to current standards and safety requirements, in addition to addressing 1 through 5 below:

(1) Minimum and maximum number of guests;

(2) Use of trained and qualified traffic control officers and/or off-duty safety officers;

(3) Advanced warning signs and Changeable Message Signs (CMS);

(4) Other appropriate measures; and,

(5) Provide each officer with communication devices to control traffic volumes exiting the parking lot onto Santa Rosa Road; thereby, creating gaps in traffic to allow for local circulation.

Documentation: The TCP shall be prepared by a traffic control professional.

Timing: This condition shall be met prior to the issuance of a Zoning Clearance for use inauguration.

Monitoring and Reporting: The PWA-RT will review the EP application, TCP, and supporting documentation.

IV. Integrated Waste Management Division (IWMD) 36. Waste Diversion & Recycling Requirement: Purpose: To ensure the Project complies with Ordinance 4308. Ordinance 4308 pertains to the diversion of recyclable materials generated by this Project (e.g., greenwaste, soil, CRV beverage containers, paper, cardboard, wood, metal, concrete,

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 21 of 28 and plastic containers) from local landfills through recycling, reuse, or salvage. Ordinance 4308 can be reviewed at www.wasteless.org/ord.4308.

Requirement: Ordinance 4308 (§ 4770-2.2), requires the Permittee to work with a County-franchised solid waste hauler who will determine the level of service required to divert recyclables generated by the Project from local landfills. For a complete list of County-franchised solid waste haulers, go to: www.wasteless.org/commercialhaulers.

Documentation: The Permittee must maintain copies of bi-monthly solid waste billing statements for a minimum of one year. The address on the billing statement must match the address of the permitted business.

Timing: Upon request, the Permittee must provide the IWMD with a copy of a current solid waste billing statement to verify compliance with this condition.

Monitoring and Reporting: Upon request, the Permittee shall allow IWMD staff to perform a free, on-site, waste audit to verify recyclable materials generated by the Permittee’s business are being diverted from the landfill.

37. Collection and Loading Areas for Refuse and Recyclables: Purpose: Section 8106-8.7 of the Ventura County Non-Coastal Zoning Ordinance, and Public Resources Code §§ 42900-42901, require the Permittee to ensure adequate space is provided on the premises for refuse bins, recycling bins, and/or loading areas.

Requirement: The Permittee shall provide adequate trash and recycling containers at all temporary events. The Permittee shall ensure that all food be removed from the property after each event and trash and recyclable materials shall be removed from the property following each event weekend.

Documentation: The Permittee’s site plan must indicate the location of a trash enclosure or a designated area on the property with sufficient space to accommodate refuse and recycling bins necessary to meet the needs of the Project.

Timing: Prior to any scheduled event, the Permittee shall arrange for temporary trash and recycling containers.

Monitoring and Reporting: The Permittee shall, upon request, provide evidence that the temporary trash and recycling containers were provided at the event (i.e., dated catering service receipts, or dated solid waste bills). VENTURA COUNTY AIR POLLUTION CONTROL DISTRICT (VCAPCD) CONDITIONS 38. VCAPCD Rules and Regulations All project construction and site preparation operations shall be conducted in compliance with all applicable VCAPCD Rules and Regulations with emphasis on Rule 50 (Opacity), Rule 51 (Nuisance), and Rule 55 (Fugitive Dust). VENTURA COUNTY FIRE PROTECTION DISTRICT (VCFPD) CONDITIONS

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 22 of 28 39. Address Numbers (Commercial, Industrial Buildings) Purpose: To ensure proper premise identification to expedite emergency response.

Requirement: The Permittee shall install a minimum of 10 inch address numbers that are a contrasting color to the background and readily visible at night. Brass or gold plated numbers shall not be used. Where structures are setback more than 150 feet from the street, larger numbers will be required so that they are distinguishable from the street.

Documentation: A stamped copy of an approved addressing plan or a signed copy of the Resource Management Agency, Building and Safety Division’s address approval.

Timing: The Permittee shall install address numbers before issuance of a Zoning Clearance for use inauguration.

Monitoring and Reporting: A copy of the approved addressing plan and/or signed copy of the VCFPD’s Form #126 “Requirements for Construction” shall be kept on file with the Fire Prevention Bureau. The Fire Prevention Bureau shall conduct a final inspection to ensure that all structures are addressed according to the approved plans/form. 40. Fire Hydrant Unobstructed Access Purpose: To provide fire hydrants that are accessible and unobstructed at all times.

Requirement: The Permittee shall install a 3' by 3' concrete pad around the fire hydrant located along Santa Rosa Road. The current hydrant is being encroached by landscaping which will eventually obstruct the fire hydrant.

Documentation: Written notification from the applicant to the Fire District that the hydrants shall be maintained clear of any obstructions including landscaping.

Timing: The Permittee shall submit documentation to the Fire Prevention Bureau for the installation of the concrete pad around the fire hydrant before the issuance of a Zoning Clearance for use inauguration.

Monitoring and Reporting: A copy of the documentation for the fire hydrant shall be kept on file with the Fire Prevention Bureau. The Fire Prevention Bureau shall conduct on-site inspections to ensure that the fire hydrants are installed according to the approved plans. Unless a modification is approved by the Fire Prevention Bureau, the Permittee, and the Permittee’s successors-in-interest, shall maintain the fire hydrants for the life of the development.

41. Access Road Widths, Multi-Family, Commercial or Industrial Purpose: To ensure that adequate fire department access is provided in conformance with current California State Law and VCFPD Ordinance.

Requirement: The Permittee shall provide a minimum all weather access road width of 25 feet on site. No parking is permitted within the required access road width.

Documentation: A stamped copy of the approved access plan.

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 23 of 28 Timing: The Permittee shall submit an access plan to the Fire Prevention Bureau for approval before the issuance of the Zoning Clearance for use inauguration.

Monitoring and Reporting: A copy of the approved access plan shall be kept on file with the Fire Prevention Bureau. The Fire Prevention Bureau shall conduct a final inspection to ensure that the access is installed according to the approved plans. Unless a modification is approved by the Fire Prevention Bureau, the Permittee, and the Permittee’s successors-in-interest, shall maintain the access for the life of the development. 42. Access Road / Driveway Maintenance Purpose: To ensure that adequate VCFPD access is provided in conformance with current California State Law and VCFPD Ordinance.

Requirement: The Permittee shall maintain all on-site access road(s) and driveway(s). Repairs shall be made as needed or as required by the VCFPD to maintain the original design and installation of the access road(s) and driveway(s).

Documentation: A copy of the approved access plan as deemed acceptable by the Fire Prevention Bureau.

Timing: The Permittee shall provide written documentation certifying the provisions for maintenance will be maintained to the Fire Prevention Bureau prior to the issuance of the Zoning Clearance for use inauguration.

Monitoring and Reporting: The VCFPD has the authority to inspect all on-site access road(s) and driveway(s) as it deems necessary. The Permittee shall be responsible for ongoing maintenance of the access road and driveways and shall conduct repairs as required by the Fire District. 43. Vertical Clearance Purpose: To ensure that adequate VCFPD access is provided in conformance with current California State Law and VCFPD Ordinance.

Requirement: The Permittee shall provide a minimum vertical clearance of 13 feet 6 inches along all access roads/driveways.


Timing: The Permittee shall submit an access plan to the Fire Prevention Bureau for approval before the issuance of the Zoning Clearance for use inauguration.

Monitoring and Reporting: A copy of the approved access plan shall be kept on file with the Fire Prevention Bureau. The Fire Prevention Bureau shall conduct a final inspection to ensure that the access is installed according to the approved plans. Unless a modification is approved by the Fire Prevention Bureau, the Permittee, and the Permittee’s successors-in-interest, shall maintain the access for the life of the development.

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 24 of 28 44. Turnarounds Purpose: To ensure that adequate VCFPD access is provided in conformance with current California State Law and VCFPD Ordinance.

Requirement: The Permittee shall provide an approved turnaround area for fire apparatus where dead-end VCFPD access roads/driveways exceed 150 feet. Required turnaround areas shall be designed such that they:

a. Do not exceed a 5% cross-slope in any direction;

b. Are located within 150 feet of the end of the access road/driveway;

c. Are posted as fire lanes in accordance with VCFPD Standards; and

d. Are kept free of obstructions at all times.


Timing: The Permittee shall submit access plans to the Fire Prevention Bureau for approval before issuance of a Zoning Clearance for use inauguration. The plans shall indicate all access road/driveway locations and proposed turnaround location and design.

Monitoring and Reporting: A copy of the approved access plans shall be kept on file with the Fire Prevention Bureau. The Fire Prevention Bureau shall conduct a final inspection to ensure that turnaround areas are installed according to the approved plans. Unless a modification is approved by the Fire Prevention Bureau, the Permittee, and the Permittee’s successors-in-interest, shall maintain the turnaround areas for the life of the development.

45. Fire Lanes Purpose: To ensure that adequate VCFPD access is provided in conformance with current California State Law and VCFPD Ordinance.

Requirement: The Permittee shall post all fire lanes in accordance with California Vehicle Code, the International Fire Code and current VCFPD Fire Lane Standards. All fire lane markings/signs shall be located within recorded access easements. The Permittee shall maintain all required fire lane markings/signs to be clearly visible.

Documentation: A stamped copy of the approved access/fire lane plan.

Timing: The Permittee shall submit access plans showing fire lane locations to the Fire Prevention Bureau for approval before the issuance of a Zone Clearance for use inauguration.

Monitoring and Reporting: A copy of the approved fire lane plan shall be kept on file with the Fire Prevention Bureau. The Fire Prevention Bureau shall conduct a final inspection to ensure that all fire lanes are installed according to the approved plans. Unless a modification is approved by the Fire Prevention Bureau, the Permittee, and the Permittee’s successors-in-interest, shall maintain the fire lanes for the life of the development.

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 25 of 28 46. Access Road Gates Purpose: To ensure that adequate VCFPD access is provided in conformance with current California State Law and VCFPD Standards.

Requirement: The Permittee shall design and install all gates along required fire access roads/driveways consistent with VCFPD Standards.

Documentation: A stamped copy of the approved gate plans.

Timing: The Permittee shall submit gate plans to the Fire Prevention Bureau for approval before the installation of any access gates. The submittal shall include a copy of the Zoning Clearance for use inauguration issued by the Resource Management Agency, Planning Division.

Monitoring and Reporting: A copy of the approved gate plan shall be kept on file with the Fire Prevention Bureau. The Fire Prevention Bureau shall conduct a final inspection to ensure that access gates are installed according to the approved plans. Unless a modification is approved by the Fire Prevention Bureau, the Permittee, and the Permittee’s successors-in-interest, shall maintain the gates for the life of the development.

47. Open-Flame Cooking Devices Purpose: To comply with § 308.1 of the California Fire Code.

Requirement: The Permittee shall not locate Charcoal burners, other open-flame cooking devices (i.e., Propane/Natural Gas) and LP-gas burners having an LP-gas container with a water capacity greater than 2.5 pounds [nominal 1 pound (0.454 kg) LP-gas capacity] within 10 feet of combustible construction.

Documentation: The Permittee shall be responsible for enforcing this condition and shall include this clause in any lease signed with a third party.

Timing: The Permittee shall provide the Fire Prevention Bureau a copy of any executed lease upon request. The Permittee shall maintain the Project site in compliance with this condition for the life of this CUP.

Monitoring and Reporting: The Fire Prevention Bureau shall ensure ongoing compliance with this condition through on-site inspections.

48. Fire Department Clearance Purpose: To provide the Permittee a list of all applicable VCFPD requirements for the Project.

Requirement: The Permittee shall obtain VCFPD Form #126 “Requirements for Construction” for any new structures or additions to existing structures before issuance of building permits.

Documentation: A signed copy of the VCFPD’s Form #126 “Requirements for Construction.”

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 26 of 28 Timing: The Permittee shall submit the VCFPD Form #126 application to the Fire Prevention Bureau for approval before issuance of building permits.

Monitoring and Reporting: A copy of the completed VCFPD Form #126 shall be kept on file with the Fire Prevention Bureau. The Fire Prevention Bureau will conduct a final on-site inspection of the Project site to ensure compliance with all conditions and applicable codes/ordinances.

49. Fire Code Permits Purpose: To comply with the requirements of the Ventura County Fire Code.

Requirement: The Permittee shall obtain all applicable Fire Code permits.

Documentation: A signed copy of the Fire Code permit(s).

Timing: The Permittee shall submit a Fire Code permit application along with required documentation/plans to the Fire Prevention Bureau for approval prior to installation and use of temporary tents, open flames, and any hazardous materials or equipment.

Monitoring and Reporting: A copy of the approved Fire Code permits shall be kept on file with the Fire Prevention Bureau. The Fire Prevention Bureau shall conduct a final inspection to ensure that the requirements of the Fire Code permit are installed according to the approved plans. Unless a modification is approved by the Fire Prevention Bureau, the Permittee, and the Permittee’s successors-in-interest, shall maintain the conditions of the Fire Code permit for the life of the development.

50. Tents, Canopies and Temporary Membrane Structures Purpose: To comply with the requirements of the California Fire Code and California Code of Regulations Titles 19 and 24.

Requirement: The Permittee shall obtain a Fire Code permit for all temporary structures (e.g., tents and canopies). Temporary tent(s) are limited to a maximum of 180 days in a 12 month period at a single property. Each day a tent is erected counts towards the 180 day limit. The 180 day limit does not restart each time a tent is taken down.

The submittal shall include the following requirements:

a. Site plans showing the size of the tent(s), interior layout of tables and chairs, exits and fire extinguisher locations.

b. Site plans showing location of tent(s) in relation to existing buildings, other tents/canopies, cooking facilities, parking locations, heating equipment (i.e., LPG forced air heaters) and fuel operated generators.

c. A certificate of flame retardant for tent fabrics. d. For outdoor festivals and concession booths, plans shall indicate which booths

provide cooking and non-cooking, aisle widths between booths, emergency vehicle access and existing hydrant locations.

Documentation: A signed copy of the Fire Code permit(s).

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 27 of 28 Timing: The Permittee shall submit a Fire Code permit application along with required documentation/plans to the Fire Prevention Bureau for approval at least two weeks before installing any tent.

Monitoring and Reporting: A copy of the approved Fire Code permits shall be kept on file with the Fire Prevention Bureau. The Fire Prevention Bureau shall conduct a final inspection to ensure that the structures are installed according to the approved plans. Unless a modification is approved by the Fire Prevention Bureau, the Permittee and the Permittee’s successors-in-interest shall maintain the conditions of the Fire Code permit for the duration of the event.

51. Public Safety Plan (PSP) Purpose: To ensure adequate public safety levels are maintained during indoor/outdoor public gatherings of persons which may have an adverse impact on public safety.

Requirement: The Permittee shall develop and have an approved PSP. The PSP shall address such items as emergency vehicle ingress and egress, fire protection, emergency medical services, evacuation and safe dispersal areas, public assembly areas and the directing of both attendees and vehicles (including the parking of vehicles), vendor and food concession distribution, method(s) for activating the emergency response system (911), method(s) to notify and give direction to attendees, staff training, and the need for the presence of law enforcement and fire and emergency medical services personnel at the event. Reference: IFC Chapter 4.

Documentation: A copy of the approved PSP.

Timing: The Permittee shall submit a PSP to the Fire Prevention Bureau for approval before the issuance of a Zoning Clearance for use inauguration.

Monitoring and Reporting: A copy of the approved Public Safety Plan shall be kept on file with the Fire Prevention Bureau.

52. Inspection Authority Purpose: To ensure on-going compliance with all applicable codes, ordinances and project conditions.

Requirement: The Permittee, by accepting these project conditions of approval, shall acknowledge that the fire code official (VCFPD) is authorized to enter at all reasonable times and examine any building, structure or premises subject to this CUP for the purpose of enforcing the Fire Code and these conditions of approval.

Documentation: A copy of the approved CUP conditions.

Timing: The Permittee shall allow on-going inspections by the fire code official (VCFPD) for the life of the Project.

Monitoring and Reporting: A copy of the approved entitlement conditions shall be kept on file with the Fire Prevention Bureau. The Fire Prevention Bureau shall ensure ongoing compliance with this condition through on-site inspections.

Draft Conditions of Approval for CUP LU08-0060 (as modified by Minor Modification Case Nos. PL13-0166 and PL19-0125 and Permit Adjustment Case No. PL16-0170) Permittee: Rob Loller Date of Public Hearings: December 11, 2008, November 14, 2014, and August 24, 2020 Date of Approval: TBD Page 28 of 28 OFFICE OF THE AGRICULTURAL COMMISSIONER CONDITIONS 53. Agricultural Notification and Response Plan Purpose: To mitigate potential incompatibility between temporary outdoor events and the adjacent off-site important farmland when the distance setback or buffer, as set forth in the Ventura County Initial Study Assessment Guidelines (Item 5.b) cannot be met.

Requirement: The Permittee shall prepare and submit for review and approval a Notification and Response Plan.

Documentation: The Permittee shall submit a Notification and Response Plan for review and approval by the Agricultural Commissioner’s Office.

Timing: The Notification and Response Plan shall be approved prior to issuance of a Zoning Clearance for use inauguration.

Monitoring and Reporting: The Agricultural Commissioner’s Office shall review and approve the Notification and Response Plan. The Permittee shall provide a copy of the approved Notification and Response Plan to the Planning Division for the Project file. Agricultural inspectors shall respond to calls pertaining to the perception of agricultural chemical spray drift. Other agencies may respond to complaints related to dust, noise or odors.

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County of Ventura Planning Director Hearing PL19-0125 Exhibit 7 - Letter of Support

Planning Director Staff Report – Hearing on August 24, 2020 · 8/24/2020 · 9. History: On...

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Transcript of Planning Director Staff Report – Hearing on August 24, 2020 · 8/24/2020 · 9. History: On...