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AGENDA REPORT Ge Con -tb s o g
CITY OF MOORPARK b 1'.C' hear_ { na_to-e-C1r->
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TO: The Honorable City Council
FROM: Nelson Miller, Director of Community Developme
DATE: April 22, 1998 (For the Special City Council Meeting of May 6, 1998)
SUBJECT: Consider Hidden Creek Ranch Specific Plan (Specific Plan No. 8 /SP 93 -1),
General Plan Amendment No 93 -1, and Zone Change 93 -3 (Prezoning),
Applicant: Hidden Creek Ranch Partners (Continued from March 25, 1998)
SUMMARY
This report identifies some major issues, which have been previously discussed, to potentially focus
Council consideration and discussion. Information is also provided in response to previous requests
by City Council and relating to the Moorpark College Observatory. A preliminary draft of the
Development Agreement is expected to be available to Council by the meeting of May 6, with a draft
that the Ad Hoc Committee feels it can recommend as suitable for referral to the Planning
Commission expected by May 20, 1998.
BACKGROUND
City Council commenced public hearings on this proposed project on October 1, 1997, and
subsequently accepted additional public testimony on October 8 and 22, November 12, and
December 3, 1997. The public hearing was closed on December 3, 1997, with City Council
continuing discussion of this project on December 10, 1997, January 7 and 21, 1998. At the meeting
of January 21, 1998, City Council took action to certify the Final Environmental Impact Report and
also directed that additional hearings be scheduled on the Specific Plan. New public hearing notices
were mailed, posted, and advertised for a public hearing on March 25, 1998, which was subsequently
continued to April 1, 1998, and then to May 6, 1998, so that the entire Council would have a chance
to review the Development Agreement prior to another hearing. The Ad Hoc Committee (Council
Members Perez and Wozniak) has recommended that the Council take additional public testimony.
DISCUSSION
Issues
City Council may wish to focus discussion and provide direction relating to the following issues.
These issues were outlined in the summary section of the staff report for the City Council meeting
September 24, 1997, and more fully discussed in the discussion section of that staff report. This staff
report was attached to the staff report for the meeting March 25, 1998. These issues are not
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MA Vii
Hidden Creek Ranch Specific Plan
City Council Report for May 6, 1998
Page 2
presented in priority order, but correspond to the order in the previous staff reports.
1. Revised Phasing Plan
2. Westerly Specific Plan Land Use Designations and Zoning
3. Open Space Preservation and Clustering
4. Circulation
5. Affordable Housing
6. Fiscal Impacts
7. Schools
8. Oil Drilling and Production
9. Parks
Other Information Requested By ityCouncil
1. Comparison with Mountain Meadows Project
Listed below are some are some numbers which provide a comparison between the Mountain
Meadows Project (Planned Community - 3, or PC -3) and the proposed Hidden Creek Ranch Specific
Plan (SP -8).
2. Hillside Management Ordinance
A copy of the Hillside Management Ordinance is attached. As the purpose of the ordinance
indicates, the provisions allow for orderly and sensitive development of hillside areas in conjunction
with preservation of open space. The ordinance allows for development of hillside areas, but with
the intent to substantially retain the integrity and natural grade elevations of the significant natural
ridgelines and prominent landforms that form the City's skyline backdrop and preserve the view
from the valley floor. Exemptions are provided for isolated landform features that are not a
component of a significant ridgeline, minor drainage courses, and properties having development
agreements which exempt them from the provisions.
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()()b010
PC -3
SP -8
Size of project
848 ac
4,322 ac
Dwellings
2,451
3,221
Open space
107.91 ac
2,452.3 ac
Commercial
11.81 ac
21.5 ac
Parks
89.24 ac
63.5 ac
Golf course
none
223.1 ac
Equestrian
none
9.6 ac
2. Hillside Management Ordinance
A copy of the Hillside Management Ordinance is attached. As the purpose of the ordinance
indicates, the provisions allow for orderly and sensitive development of hillside areas in conjunction
with preservation of open space. The ordinance allows for development of hillside areas, but with
the intent to substantially retain the integrity and natural grade elevations of the significant natural
ridgelines and prominent landforms that form the City's skyline backdrop and preserve the view
from the valley floor. Exemptions are provided for isolated landform features that are not a
component of a significant ridgeline, minor drainage courses, and properties having development
agreements which exempt them from the provisions.
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Hidden Creek Ranch Specific Plan
City Council Report for May 6, 1998
Page 3
3. Response to Mr. Don Ulmer's comments
As requested a written response was circulated to Council Members as a box item. Generally, the
information Mr. Ulmer requested was already available in the Environmental Impact Report. The
consultant identified and attached this information, explained where Mr. Ulmer may not have fully
understood, and provided additional interpretation for the Council. Also, as the consultant pointed
out, the criteria the City has used for Level of Service and was included in this analysis is more
stringent than the County uses, not less, as was implied.
4. Other Circulation Information Requested by Council Members
In the box item circulated to Council Members, the consultant also provided information regarding
the number of trucks on Los Angels Avenue, the number of trucks which would be diverted from
Los Angeles Avenue if the 118 bypass were built, the intersections that were analyzed outside the
Specific Plan area, the trips added to Los Angeles Avenue by the proposed project, and the projected
levels of service with and without the 118 bypass.
5. Any Studies Indicating that Master Planned Communities Add Value to Existing
Communities
No studies were located which directly addressed this issue. The consultant did locate a study from
the State Department of Housing and Community Development relating to effects on property values
of affordable housing, which was circulated to the Council Members separately. The conclusion of
that report was that there are no significant negative effects from locating subsidized housing near
market rate developments and some studies reported positive property value effects.
6. Jobs/Housing Balance
The City recently submitted revised jobs and housing projections to Ventura Council of
Governments which are summarized below. These projections were based upon General Plan Land
Use designations and build out projections.
Year
Employment
Housing
Ratio
Units
1990:
6,870
7,797
.88
2000:
9,852
9,523
1.03
2015:
13,610
15,065
.90
2020:
15,046
15,628
.96
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Hidden Creek Ranch Specific Plan
City Council Report for May 6, 1998
Page 4
The proposed project includes 3,221 housing units and would generate approximate employment of
about 800, based upon calculation of proposed land uses. All of the employment projections were
based upon projected land uses and therefore do not include construction employment. Subtracting
the proposed project numbers from the estimates for 2020 would result in projected employment of
14,246 and housing units of 12,407, with a resulting ratio of 1.15.
7. Estimates for the 118 Bypass
A copy of the staff report presented to City Council on March 29, 1995, regarding the estimates for
the 118 bypass, was distributed to City Council on April 1, 1998. The 1995 report included
preliminary estimates based on 1994 costs, for several different alternatives, including both the 118
and 23, as well as some projections for a potential Citywide Traffic Mitigation Fee. These estimates
included cost of right -of -way, assumed the 118 bypass would be built as a six -lane arterial, and
included a twenty -five percent contingency. The cost estimate for just a 118 bypass connection to
existing 118 and connection to Los Angeles Avenue near the western City limits was $37,353,715.
Based upon a potential $3,000 per dwelling unit fee, estimated potential revenue was $19,800,000.
The traffic impact fee which has been discussed for the Hidden Creek Ranch Specific Plan project
is $4,000 per dwelling unit.
Moorpark College Observatory
The Environmental Impact Report did identify that implementation of the Specific Plan would result
in incremental increases in light and glare that when considered on a cumulative basis, and in
relation to the Moorpark College Observatory, would be significant even with the implementation
of mitigation. Messenger and College staff have also had additional discussions relating to the
observatory. Messenger has indicated a willingness to evaluate the possibility of donating to the
college a second accessible astronomical observation site somewhere in the open space area of the
project. Carolyn Mallory, of the College staff, has suggested the potential provision of a level, one
plus acre site sufficiently remote to minimize light pollution to be paved, with an access road, and
with water lines or storage tank, electric utility or solar powered system, and sanitation facilities.
She has indicated that would allow for a facility similar to their current facilities plus a twenty
percent expansion. Their preferred site would be on the prominent ridgeline, at the northern edge
of the property.
The suggestions of the College staff do raise several issues and concerns. Location of a site for a
future facility on the prominent ridgeline at the north edge of the property may not be consistent with
the City's Hillside Management ordinance and the intent of the open space areas in the Specific Plan.
Such a site would also be on the ridgeline above the Happy Camp Canyon County Park to the north
of the ridgeline, which may raise additional concerns. The ridgeline area also does not currently
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Hidden Creek Ranch Specific Plan
City Council Report for May 6, 1998
Page 5
have access, except along narrow dirt roads, previously used for ranching activities. Extension of
water and utilities to this area would also raise additional issues. A site along the existing oil well
access road in the northeastern part of the property may offer a site for which access could be fairly
reasonably provided and with the potential for electricity, at such time electricity is provided to the
oil well sites to the east of the property. This could be located a quarter to a half mile away from the
nearest proposed development, north of and above the tank site identified for "Zone C Water ".
Development Agreement
A preliminary draft of the Development Agreement is expected to be available to Council at the
meeting of May 6, 1998. By May 20, 1998, it is anticipated that the Development Agreement would
be in a form which could be referred to the Planning Commission for review and recommendations.
Planning Commission review of the Development Agreement is required by State law. Since three
of the Planning Commissioners have been appointed since the Planning Commission reviewed the
Specific Plan, Planning Commission has scheduled a study session on May 26, 1998, to review the
Specific Plan, in preparation for consideration of the Development Agreement.
Public Hearings and Additional Meetings
City Council may wish to address the issues relating to the Specific Plan, including those issues
identified in this report and continue the hearing to a specific date. One possible meeting would be
an adjourned meeting on May 13, 1998. A separate public hearing would be also be scheduled when
the City Council considers the Development Agreement.
Due to the changes recommended by the Planning Commission and staff and modifications to the
land use plan in response to Planning Commission concerns, the Specific Plan document, if approved
by the Council, will need several revisions and will need to address changes which may be directed
by the City Council. It is anticipated it may take four to six weeks to prepare the changes to the
Specific Plan document and exhibits and have the necessary number of copies printed and distributed
prior to final adoption of a Specific Plan.
RECOMMENDATION
Direct staff as deemed appropriate.
Attachments: Hillside Management Ordinance
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i3nnon q
Chapter 1738
EaL.LSLDE MANAGEMENT
Sections: _
1738.010
Purpose and intent.
1738.020
Applicability of this chapter.
1738.030
Exemptions.
1738.040
Definitions.
1738.050
Processing procedures and
submittal requirements.
1738.060
Density transfers.
1738.070
Prominent landform and
ridgdine standards.
1738.080
Slope categories.
1738.090
Slopes greater than fifty percent
standards.
1738.100
Grading standards.
1738.110
Landform grading standards.
1738.120
Hillside street standards.
1738.130
Landscapes and erosion control
1738.140
standards.
Slope maintenance standards.
17.38.150
Drainage standards.
1738.160
Hillside development findings.
1738.170
Variances to hillside management
ordinance.
1738.010 Purpose and intent.
The hillsides within the city constitute a significant
natural topographical feature of the community and provide
aesthetic relief to the viewscape from virtually every
location in the city. The intent and purpose of this chapter
is to implement the goals and policies of the general plan
and the various elements contained therein as they relate
to development and resource management in hillside area
within the city. The provisions contained herein will allow
for orderly and sensitive development of hillside area in
conjunction with the preservation of natural open space.
The following specific goals and policies of this chapter
reflect those contained in the general plan and provide the
purpose and intent of this chapter.
A. To allow far development patterns in hillside areas
that minimise erosion and geologic hazards and that provide
for the protection of the public health, safety and welfare;
B. To encourage grading techniques that blend with
the nanaal terrain, minimize earth moving activity, minimise
impacts of large cut and fill slopes and provide for the
preservation of unique and significant landforms;
C. To encourage retention of natural drainage patterns
and the preservation of significant riparian areas;
17.38.010
D. To reduce water use in slope replanting and retention
by encouraging grading design that minimizes manufactured
slopes;
E. To allow density transfers, where appropriate, to
facilitate development in more appropriate locations while
retaining significant natti al slopes and areas of envkonmen-
tal sensitivity;
F. To substantially retain the integrity and natural grade
elevations of the significant natural ridgelines and prominent
landforms that, in aggregate, form the city's skyline back -
drop;
G. To the maximum extent possible, preserve the view
from the valley floor and make every effort to maintain
the original view of the site. (Ord. 207 § 3 (part), 1995)
1738.020 Applicability of this chapter.
This chapter establishes specific development standard
submittal requirements, review standards, and processing
procedures for projects within hillside areas, as defined
herein. Development applications proposed on a parcel
or parcels that fall within the definition of a hillside area
shall comply with all procedures, standards, and findings
contained in this chapter. (Ord. 207 § 3 (part), 1995)
1738.030 Exemptions.
Parcels containing only isolated landform features and
drainage courses that contain slopes greater than twenty
percent (20%) are not considered a hillside area and are
exempt from this chapter if one of the following is met:
A. In the case of multiple isolated landforms on the
same property, such isolated landforms shall be physically
separate topographic features that are not a component of
a significant ridgeline or any other prominent landform;
B. Properties which contain slopes of twenty percent
(20%) or greater which are associated with minor drainage
courses not indicated on the United States Geological
Survey (U.S.G.S.) maps as intermittent or perennial (blue -
line) streams;
C. Manufactured slopes which were created prior to
adoption of this chapter,
D. Any final, tentative, or parcel map, residential
planned development, specific plan, or conditional use
permit which was approved prior to adoption of this chapter,
or any time extension to a previously approved project,
shall be exempt from the provisions of this chapter unless
the approving authority finds that the changes to the project
constitute a major modification to the original project
approval. Modifications considered major include, but are
not limited to, the following:
1. An increase in the number of developable lots,
358 -1 (Mc=pw 7 -96)
00000C
17.38.030
2. A reduction in lot size below the minimum lot size
established for the zone or below a size previously approved
by the planning commission or city council,
3. An increase to the vertical height or horizontal width
of manufactured slopes that alters the plan to a level that
may be inconsistent with what was originally approved,
4. An increase to building bulk or sitellot coverage
that alters the plan to a level that may be, inconsistent with
what was previously approved,
5. A combination of minor alterations that represents
substantial, cumulative changes to the project, or other
similar modifications to the previously approved project
that significantly changes the design or character of the
project;
E. Construction of a residential dwelling unit, or
additions thereto, and accessory building(s) on a legally
subdivided, residentially zoned parcel as of the date of
adoption of this chapter, which does not involve grading
for structures on visually prominent ridgelines or on land
with a slope in excess of twenty percent (2096), or grading
in excess of one thousand (1,000) cubic yards;
F. Modification of or addition to an existing single -
family dwelling and accessory building including second
dwelling units on an existing parcel created prior to the
date of adoption of this chapter. This exemption shall not
include an increase in the number of units/lots or changes
in use;
G. Construction of additions to commercia)rndustrial
buildings which will not add more than ten percent (10%)
in floor area and an expansion of less than five thousand
(5,000) square feet, whichever is less;
H. Grading for agricultural purposes, pursuant to a
grading permit reviewed by the planning commission
following a duly noticed public hearing;
I. Lot line adjustments, lot mergers or condominium
conversions involving existing structures, issued pursuant
to local ordinance;
J. Fire breaks and fire roads required by the Ventura
County Fire Department;
K. Recreation trails for pedestrian or equestrian purposes
constructed by or pursuant to the requirements of the city;
L. The replacement or reconstruction of structures
which are destroyed or damaged by fire or earthquake or
other natural disaster,
M. Properties having development agreements that
exempt them from the provisions of this chapter. (Ord
207 § 3 (part), 1995)
1738.040 Definitions.
Words and phrases in this chapter have the meanings
set forth in this section.
(Moaprk 7-95)
358-2
"Contour grading" means a grading technique which
utilizes curvilinear, horizontal, and vertical undulations
in order to simulate the characteristics of natural topography.
"Daylight grading" means a grading technique which
designates an existing natural contour as the transition line
between a manufactured pad for development and the
adjacent natural slope face and which eliminates the need
for fill slopes along the exposed edges of the development
pad.
"Density transfer" means an increase in density on one
portion of property to a level that may exceed the underly-
ing general plan designation of that portion of the property
while maintaining a gross density over the entire property
that is consistent with the underlying general plan designa-
tion.
"Hillside area" means any property containing slope
areas of twenty percent (20%) or greater. The steepness
of a slope is defined as the relationship (the ratio) between
the changes in elevation (rise) and the horizontal distance
(run) over which that change in elevation occurs. The
percent of steepness of any given slope is determined by
dividing the rise by the run on the natural slope of land,
multiplied by one hundred (100).
"Horizontal and vertical building envelopes" means the
maximum width and height of a structure based on mini-
mum setback requirements and maximum building height
limitations for the zone within which the project is located.
These envelopes may be utilized to evaluate visual impacts
when specific architectural plans are not provided for sub-
division review.
'Isolated landfotm" means a parcel which has an isolated
topographical feature having a slope of greater than twenty
percent (20%) which has a horizontal run of less than two
hundred (200) feet and a vertical rise of less than fifty (50)
feet.
"Manufacdred slope" means a slope created by grading
that consists of cut and/or fill material.
"Mass grading" means a grading technique in which
all lots, building pads and streets are generally graded over
the entire area resulting in the disruption of the majority
of the on -site natural grade and vegetation and often
resulting in, but not required to result in, a successive
pad/terrace configuration.
"Open space" means land that has been left in its natural
state and has not been developed with primary or accessory
structures.
Prominent landform or ridgeline. A visually `prominent
landform. or ridgeline" means any landform visible from
the valley floor which forms a part of the skyline or is
seen as a distinct edge against a backdrop of land at least
five hundred (500) feet horizontally behind it (see Ridgeline
Map).
000007
"Slope face" means the slopes located directly below,
or leading up to, the crest of a significant ridgeline or
prominent landform.
"Slope steepness" means the relationship (the ratio)
between the grange in elevation (rise) and the horizontal
distance (run) over which that change in elevation occurs.
The percent of steepness of any given slope is determined
by dividing the rise by the run on the natural slope of land,
multiplied by one hundred (100).
"Subdivision development plan" means specific develop-
ment plans for an unapproved tentative map, including,
but not limited to: plot plans, building elevations, grading
plans and landscape plans applicable to individual lots
within a tentative map.
"Valley floor" means that area of the city as shown on
Exhibit A of this ordinance. Exhibit A is not codified but
is kept on file in the office of the city clerk. (Ord. 207
§ 3 (part), 1995)
1738.050 Processing procedures and
submittal requirements.
A. At the time an applicant applies for a tentative map,
conditional use permit, site plan review or other discretion-
ary approval of a project in a hillside area, the applicant
shall submit the items and information listed in paragraph
C of this section to the department of community develop-
ment.
The list is not all inclusive and additional information
or studies may be required for review of the project pursuant
to the California Environmental Quality Act (CEQA) and
other local, state or federal laws. The director of community
development may modify, add, or eliminate one or several
of the submittal requirements listed in paragraph C of this
section. The director will notify the applicant of such a
change during the pre-application submittal conference.
B. In the event it is uncertain whether or not a parcel
or parcels of land fall within a hillside area, as defined
in this chapter, the applicant shall submit a slope map and
related topographic information to determine the applicabili-
ty of this chapter to the project area. This information shall
be submitted at the time of application for the discretionary
project. The decision of the applicability of this chapter
to a parcel or parcels of land shall be made to the director
of community development prior to the determination of
completeness of the application for the discretionary project.
C. Application submittals for development projects
in hillside area may include, but are not limited to, the
requirements listed below. Additional information or studies
may be required if deemed necessary under California
Environmental Quality Act (CEQA) review procedures
and other local, state, or federal laws.
17.38.040
1. Slope Map and Analysis. The topographic exhibits
and analysis shall be prepared as set forth below and shall
include the following items:
Slope Map. The slope map shall be prepared by a
California registered civil engineer, licensed land surveyor,
or other qualified professional. Such map shall provide
the following information:
a. The map shall be based on contour intervals no
greater than ten (10) feet except where steep terrain warrants
contour intervals greater than ten (10) feet,
b. Slope bands in the ranges of 0-20 percent, 20-35
percent, 35-50 percent, and over 50 percent shall be
identified in clearly distinguishable graphic representations
(i.e., shading, pattern, numerical highlighting within clearly
defined slope category boundaries, etc.) on the slope map,
c. Individual contours shall be clearly indicated on
the slope map or such map shall be augmented by a clear
mylar overlay, of the same scale as the slope map, which
clearly indicates individual contours. The slope and topo-
graphic overlay maps shall extend two hundred (200) feet
off -site in order to incorporate the topography of all abutting
properties as it relates to the proposed site,
d. The slope analysis shall specifically identify and
calculate the slope percentages for each individual topo-
graphic feature. Horizontal runs used to calculate slopes
shall be limited to each individual feature,
e. Total land area within each category shall be indi-
cated on a table to be provided on a legend on the map;
2. Grading Plan.
a. A preliminary grading plan, prepared by a California
registered civil engineer, land surveyor, or equivalent
qualified professional shall indicate the height and width
of all manufactured slopes, proposed drainage patterns,
methods of storm water detention/retention, and identifica-
tion of areas to remain in a nattrral state. Off -site contour
intervals shall be shown for adjacent unimproved areas
within one hundred (100) feet of the project's boundaries.
When an adjacent property is improved, the plan shall show:
pad elevations, street grades, wall sections, and any ap-
proved or existing improvements immediately adjacent
to the subject property shall also be shown,
b. One (1) colored copy of such preliminary grading
plan showing all cut and fill areas;
3. Cross Sections/Preliminary Cut and Fill. No less
than two (2) cross sections which completely traverse the
property at appropriately spaced intervals in locations where
topographic variation is greater. Such exhibits shall be
prepared by a California registered civil engineer, licensed
land surveyor, or equivalent qualified professional. The
cross sections shall clearly depict the vertical variation
between natural and finished grade;
358 -3 (Moorpm 7 -95)
0000WS
17.38.050
4. Visual Impact Analysis. The purpose of these
exhibits is to replicate how the project will appear if it
were to be constructed as eoncepmahly proposed. The exhibit
shall include, but not be limited to, panoramic photographs
of the project site with an overlay of scaled rendering(s)
of the conceptual project designed to depict project appear-
ance when viewed from the valley floor within the city;
5. Building Envelopes. Horizontal and vertical building
envelopes or plot plans/ uildmg elevations may be requited
for subdivisions where visual impacts are being evaluated;
6. Pedestrian Circulationfrrails Plan. For projects in
which hillside street sections as specified in Section
17.38.120 of this chapter are proposed, the necessity for
sidewalks or alternative pedestrian circulation systems shall
be considered during project review. A pedestrian circulation
and trail plan may be required if alternatives to standard
sidewalks are proposed;
7. Required Technical Reports. In any area proposed
for development which falls under the jurisdiction of this
chapter, certain technical reports shall be required. Such
reports will be used to determine the suitability of the
subject site for development and suggest special construction
and design measures necessary to mitigate identified prob-
lems which may endanger the public health, safety or
welfare. These reports shall be submitted at the time that
the application is submitted.
a. Soils Engineering Report. A soils engineering report
shall be submitted with each application for development
under the requirements of this chapter. The soils engineering
report shall contain, but not be limited to, data regarding
the nature, distribution and strengths of existing soils. the
potential for liquefaction, degree of seismic hazard, conclu-
sions and recommendations for grading procedures consis-
tent with these regulations, design criteria for any identified
corrective measures and opinions and recommendations
covering the adequacy of sites to be developed.
b. Geologic Report.
i. A geology report shall be submitted with each
application for development under the requirements of this
chapter. Such a report shall include, but not be limited to,
the surface and subsurface geology of the site, conclusions
and recommendations regarding the effect of geologic
conditions on the proposed development, opinions and
recommendations covering the adequacy of sites to be
developed and design criteria to mitigate any identified
geologic hazards consistent with this chapter,
ii. The investigation and report shall be completed
by a professional geologist registered with the state of
California who is certified in the practice of engineering
geology,
(arocqwk 7 -M
c. Hydrologic Report.
i. A hydrologic report shall be submitted with each
application for development under the requirements of this
chapter. Such a report shall include, but not be limited to,
the hydrologic conditions on the site, the location of any
above or below ground springs, the location of all wells,
possible on -site flood inundation, downstream flood hazards,
identification of natural drainage courses, conclusions and
recommendations regarding the effect of hydrologic condi-
tions on the proposed development, opinions and recommen-
dations covering the adequacy of the sites to be developed
and design criteria to mitigate any identified hydrologic
hazards consistent with these regulations. This report shall
also account for runoff and debris from tributary arras and
shall provide consideration for each lot or dwelling unit
site in a development. Runoff and debris volumes shall
be computed using the County of Ventura flood control
district criteria,
ii. The investigation and report shall be completed
by a registered civil engineer certified in the science of
hydrology and hydrologic investigation,
d. A drainage plan, including text, maps, and diagrams,
shall be submitted to the city as part of any formal applica-
tion for development under these regulations.
The city engineer in consultation with the director of
community development, or their designees. shall review
the submitted information for completeness, adequacy and
conformance with the above and other applicable standards;
8. Biological (Flora and Fauna) Analysis. A biological
resources report shall map the habitat arras of the property.
Potential presence within the project area of any sensitive
habitat and any unique, rare or endangered plant or animal
species shall be determined and mapped;
9. Construction Schedule, Parking Plan and Hauling
Plan. A construction schedule, constriction parking plan
and hauling plan to be used and submitted to the community
development department for review and approval for
importing and exporting material;
10. Plot Plan. A plot plan showing the location of all
proposed and existing structures. Structures and pad eleva-
tions within three hundred (300) feet of the proposed devel-
opment shall be included on the plot plan.
D. Standards for Exhibits. Completeness and accuracy
of the above specified plans, studies and other submittal
requirements will be determined by the director of commu-
nity development, city engineer, or their designees in accor-
dance with Section 65944 of the California Government
Code. All studies shall be in conformance with the current
city guidelines for each individual study or report. (Ord.
207 § 3 (part), 1995)
358-4
0001 W)
17.38.060 Density transters,
Permissible densities on steeper portions of a property
may be transferred to portions of the property.
A. Density Transfer Review Criteria. A transfer of
density shall be found suitable for a particular site only
if the proposed density transfer complies with the following
standards:
1. Design of the density transfer minimizes impacts
on adjacent areas.
2. The physical location is suitable for a higher density
project If available, natural physical features shall be
utilized to visually and physically separate higher density
housing from nearby areas that are developed at lower
densities.
3. On sites where physical separation utilizing natural
features is not feasible, buffering techniques shall be utilized
to ensure that density transfer does not result in negative
impacts upon existing neighborhoods of a lower density
or rural development pattern. Appropriate buffering tech-
niques may include, but are not limited to:
a. Incorporation of larger lot sizestpatterns which are
consistent with immediately adjacent neighborhoods;
b. Utilization of architectural styling, fence details,
landscape and lot patterns, or similar features that are
compatible with those found in adjacent areas;
c. Establishment of buffer areas of appropriate sin
to ensure that transition of densities is gradual in order
to minimize incompatible mixing of development types
associated with various intensities of development.
4. The site receiving the density transfer requires leas
grading, and is less steeply sloped, ecologically sensitive,
and less prominent. (.Ord. 207 § 3 (part), 1995)
1738.070 Prominent landform and ridgeline
A. Purpose of Section. To assume that the physical
characteristics of the prominent landforms or ridgelines
in the city are retained as a skyline backdrop, and that any
development on physical features encompassing these
landforms will integrate with, rather than significantly
modify existing topography. The goal of this section is
to encourage sloe planning techniques that ensure integration
of development with physical feat ores such as nadaal bowls,
broad plateaus, valleys and similar natural landforms.
Implementation of this section will ensure that the natural
form and elevations of the city's backdrop will be retained
B. Requirements. All applications for development
proposed in hillside area shall be subject to the standards
and procedures set as follows:
1. Parameters for Requirement of a Visual Impact
Study. A visual impact study will be required for projects
located on the crest or slope face of a prominent landform
358-5
17.38.060
or ridgeline that are physical components of the uVographic
features and which form an integral part of the city's natural
skyline backdrop.
2. Review Standards. The criteria listed below shall
be utilized in evaluating projects located on the crest of
the slope face of a prominent landform or ridgeline forming
the city's skyline backdrop.
a. All development proposed on prominent landforms
or ridgelines, as defined herein, shall be designed to substan-
tially retain the natural contour elevations of these features
as viewed from vantage points on the valley floor within
the city.
b. Grading m substantially reshape prominent landforms
and ridgelines that form a component of the city's skyline
backdrop shall be minimized wherever possible and shall
be subject to the provisions of subsection (c) of this section.
c. Dwellings eonsuuucted near the crest of the prominent
landform or ridgeline shall utilize architectural, grading,
and landscape elements that serve to integrate the structure
with the landform upon which it is constructed. In determin-
ing whether a project complies with this requirement, a
project must be found consistent with the following criteria:
i. On steep natural grades, foundations and floor plans
shall be designed with multilevels to change elevations
with natural contours.
ii. Roof planes shall vary rather than be angled in one
direction. The main building mass, including gabled sections
of roof structures, shall face away from lower lying areas.
iii. Roof lines shall provide architectural relief in such
a way as to complement the natural contours of the land
iv. Building colors shall emphasize blending with the
surrounding natural terrain.
v. Utilize days grading Wig• where -
ate, to reduce disruption of natural topography and vegeta-
tion.
vi. Structural setbacks from the edge of natural slopes
shall reduce visual prominence of structures.
vii. Berming and tree massing near the landform crest
shall be utilized to blend in with the natural landforms and
to screen view of the structure from lower lying areas. (Ord
207 § 3 (part), 1995)
1738.080 Slope categories.
The overall number of units allowed on a property shall
be based on the summation of the total number of units
allowed by the general plan with density transfers permissi-
ble for development in slope areas which exceed twenty
percent (20%). Where density transfers are not feasible,
additional open space may be dedicated anywhere within
the project boundaries to compensate for the development
of steeper slopes as outlined below:
(Moo"k 7-95)
0®001.0
17.38.080
SIope Categories Open Spay Dedication
20 to 35%
35% open space *
35 to 50% slope
50 plus percent open space
50 percent or more _
slope
Density transfer required,
except as delineated otherwise
in Section 17.38.090
* The open space required shall be dedicated from the
land which contains the slopes in question. The open
space required by this section is in addition to any
minimum percentage already required by the city general
plan.
(Ord. 207 § 3 (part), 1995)
1738.090 Slopes greater than fifty percent
No construction or grading shall be permitted in areas
containing slopes of fifty percent (50%) or greater except
under the following circumstances:
A. Development is proposed on isolated peninsula-
shaped fingers of fifty percent (50%) slope within an other-
wise developable area of lesser slopes,
B. The grading involves the filling of small ravines
or drainage courses not shown on the U.S.G.S. maps as
intermittent or perennial streams which contain ancillary
slopes of fifty percent (50%) or greater if said ravine or
drainage course is not deemed a significant biological area
(as determined by the environmental study for the project)
and if measures to convey surface water are proposed to
the satisfaction of the city engineer, or
C. The grading involves the construction of roads if
the fifty percent (50%) slope area is an isolated landform
as defined in Section 17.38.040 of this chapter, or if no
other reasonable alternatives are available and all hillside
street design criteria are met as specified in Section
17.38.130 of this chapter. (Ord. 207 § 3 (part), 1995)
1738.100 Grading standards.
A. Purpose. The standards contained in this section
are established to ensure that grading techniques are utilized
which reduce erosion potential, minimize visual impacts,
promote use of development patterns and street designs
that follow natural contours, and minimize length and width
of manufactured slopes. These regulations are meant to
complement Chapter 70 of the Uniform Building Code.
B. Grading Standards. Except as otherwise permitted
pursuant to this chapter, no project in a hillside area shall
be permitted unless the project, or the project as modified
with conditions, complies the following standards:
(Moogmk 7 -9)
358-6
1. The maximum height for manufactured slopes shall
be thirty (30) feet except as specified in this chapter.
Any manufactured slope in excess of fifteen (15) feet
vertical shall have variable gradients.
2. Manufactured fill slopes adjacent to primary and
secondary arterials shall be no steeper than 3:1 within
landscape assessment area and public rights -of -way, and
shall not exceed thirty (30) feet in height.
3. When a proposed subdivision contains average net
lot sizes exceeding twenty thousand (20,000) square feet,
lot grading shall be limited to building pad and related
functional yard area which may not exceed one hundred
percent (100%) of the size of the pad area Flat pad grading
of the entire lot is prohibited. The grading plan submitted
for project review shall clearly delineate graded and natural
portions of proposed lots.
4. Grading on the perimeter of the site shall not be
designed with perimeter downslopes to property lines unless
a homeowners association, slope maintenance district, or
similar entity is established for maintenance of such
downslopes. For interior slopes between lots, manufactured
building pads shall be designed with up- slopes to property
lines. '
5. Subdivision development plans shall indicate a mini-
mum setback of fifteen (15) feet from the rear dwelling
wall or retaining wall to the toe of slope and twenty (20)
feet setback from the rear dwelling wall to the top of a
manufactured slope or retaining wall.
6. Manufactured slopes greater than ten (10) feet in
height shall be rounded at the top and at the toe of slope
to simulate natural topography. The approving authority
may exempt side slopes from this provision if the height
of slope does not exceed fifteen percent (15%) of the width
of the lot and has a slope of less than ten (10) feet in height-
7. Manubctured slopes in excess of two hundred (200)
feet in length and greater than ten (10) feet in height shall
be designed with horizontal curvature that simulates the
horizontal surface variations of natural contours.
8. Dwellings proposed on ungraded lots with natural
grades of twenty percent (20%) and greater shall follow
natural contours, utilizing such techniques as stepped
foundations and split -level floor plans.
9. For projects on property defined in this chapter as
a hillside area, and where it can be clearly established that
reduced setbacks will enhance preservation of natural terrain
and reduced grading, front setbacks may be reduced by
the approving authority to ten (10) feet as applied to the
main portion of the dwelling. Garage setbacks shall normal-
ly be twenty (20) feet except for a side-loaded garage where
a minimum driveway depth of twenty (20) feet from the
right -of -way edge shall be provided.
OMOIA
10. Any continuous manufactured slope within a subdi-
vision with a slope steepness of 3:1 or steeper, a vortical
height of ten (10) feet or greater where so allowed under
this chapter, and which abuts five (5) or more lots, shall
require the creation of a homeowners association or other
maintenance entity with provision for the collection of fees
or assessments designated specifically to pay costs asso-
ciated with the maintenance of all slopes falling under this
category. The slope maintenance entity, rather than uximdu-
al property owners, will be responsible for maintenance
of such slopes. The tentative tract map shall be designed
in such a manner that provides access to the slopes by
assessable easements and which avoids the necessity of
gaining access to the slopes through individual lots. No
fences shall be permitted between lots within the slope
easement areas. Slope easement areas may be included
as lot area for purposes of calculating lot size. Habitable
structures shall not be permitted within common slope
easement areas. (Ord. 207 § 3 (part), 1995)
1738.110 Laadform pmling standards.
A. General. L.andform grading, as a design concept,
utilizes grading techniques that stress the preservation of
significant topographic features, the selective placement
of development, variations in slope gradients, transitional
slopes, and the sculpture -like shaping of manufactured
slopes in a manner that replicates the shapes and characteris-
tics of natural landforms.
B. Authorization for Landform Grading. The height
and slope steepness limitations and other applicable stan-
dards for manufactured slopes (as delineated herein) may
be modified by the approving authority, if the proposed
project is found to incorporate the following design ele-
ments:
1. Variation to slope gradients utilizing compound
slopes and state of the art grading techniques with maximum
slope steepness to be determined by the city engineer as
specified in the Uniform Building Code. An example of
this technique would be slope transitions varying from 4:1
to 1:1 punctuated by slopes of varying steepness;
2. Variation to pad sizes and shapes that correspond
to variable topography;
3. The artful utilization of contour and daylight grading
to achieve a subtle transition between natural landforms
and man -made slopes;
4. Use of drainage and landscape elements such as
clustering of trees and shrubs typical of concentration found
in nature, incorporation of rock elements into made -made
culverts and downdrams. The culverts and doanrdrains shall
have coloring which blends with the surrounding area to
reduce visibility.
17.38.100
C. Processing Procedures— Determination of Compli-
ance with Landfarm Grading. Conformance with landform
grading techniques shall be determined during project
review. It will be the responsibility of the applicant to
provide the city with exhibits necessary to establish compli-
ance with general design characteristics of la Wmm grading
techniques. (Ord. 207 § 3 (part), 1995)
1738.120 Hillside street standards.
A. Streets within any project proposed in a hillside
area as defined in this chapter shall be designed and con-
structed in accordance with the standards listed below:
1. Hillside street standards shall reflect a rural, rather
than an urban character. Stress in hillside areas shall, where
feasible, be aligned parallel to the natural contours of the
land;
2. Bridges and oversized culverts, if recommended
as a biological mitigation measure, shall be required when
streets cross drainage ways and ravines serve as significant
wildlife corridors;
3. Development of streets oriented along the top of
a significant ridgeline shall be prohibited;
4. Standard street sections shall be as follows in hillside
areas where streets are proposed on grades of twelve percent
(12%) or greater. Said street sections shall include the
following:
a. Four -lane arterials in hillside areas: Right -of -way
width may be reduced to eight (80) feet and curb to curb
width reduced to sixty (60) feet,
b. Rural collectims in hillside arm: Right -of -way width
may be reduced to seventy (70) fed and curb to curb width
reduced to forty (40) feet,
c. Local collectors in hillside areas: Right-of -way width
may be reduced to fifty (50) fed and curb to curb width
reduced to chitty -six (36) fed;
d. Cul-de -sacs in hillside areas: Right -of -way width
may be reduced to thirty (30) feet and curb to curb width
to twenty-four (24) feet. The cul- de-sac radius for hillside
streets may be reduced to thirty -two (32) feet;
5. Split level, ono -way strolls in areas of steep terrain
(greater than twenty percent (20%) slope) when deemed
acceptable by the approving authority;
6. Street grades shall not exceed the following except
if modified by the approving authority:
Primary arterials: 10 percent
Secondary arterials: 12 percent
358-7 (Mompat 7.")
OM0 10%
17.38.120
Local streets: 15 percent, except for limited
distance that may exceed 15 per-
cent if approved by the city engi-
neer and the Ventura County fire
- department
7. In order to encourage a rural feeling in residentially
zoned parcels of two units per acre or less, the elimination
of sidewalks and formal parkways will be allowed if the
city engineer determines that this modification will not
be detrimental to the public health, safety or welfare or
that adequate alternative pedestrian circulation has been
provided;
S. Special Streets. Special streets, such as one -way
streets, split -level streets and dead -end streets may be
allowed by the approving authority when their use is
justified by detailed engineering studies submitted by the
applicant and are found to be necessary for the full achieve-
ment of the findings of this chapter;
9. Rolled curbs and gutters shall be required in order
to enhance the rural lifestyles if their water carrying capacity
is not compromised.
Modifications to these standards may be made by the
approving authority if it can be found that such modifica-
tions are consistent with the circulation element of the
general plan and further the purpose and intent of this
chapter by reducing grading and overall visual impacts
while retaining acceptable traffic safety and street design
characteristics. (Ord. 207 § 3 (part), 1995)
1738.130 Landscape and erosion control
standards.
The grading plan shall preserve natural terrain and
vegetation to the maximum extent feasible, by utilizing
creative design concepts, as permitted by standards estab-
lished in this chapter. However, it is recognized that grading
will involve considerable surface disruption and removal
of natural vegetation. Where this occurs, and manufactured
slopes are created, the following standards and submittal
requirements shall apply:
A. Submittal Requirements.
1. With Formal Application: Conceptual landscape
plans indicating both temporary and permanent slope
plantings shall be prepared by a California registered
landscape architect and submitted to the department of
community development. Such plan shall outline all pro-
posed Planting in graded areas, means of irrigation, proposed
timing of landscape installation and the manner in which
landscaping will be maintained. A precise landscape plan
shall be submitted prior to the issuance of a grading permit;
2. Prior to Grading Permit Issuance: A manufactured
slope revegetation report which analyzes existing soil condi-
(Moorpark 7-M
358 -8
tions, proposed soil amendments, and plant suitability shall
be submitted to the city for review and approval by the
director of community development.
B. Concrete Drainage Ditches. All concrete drainage
ditches shall be colored concrete of Omaha Tan by Davis
Concrete or an equivalent color. (Ord. 207 § 3 (part), 1995)
1738.140 Slope maintenance standards.
A. Performance Bond. A performance bond for an
amount to be established by the public works department
shall be posted with the city in order to ensure that the
ultimate establishment of all revegetation is completed.
Said bond is to be posted prior to obtaining a grading
permit.
B. Erosion Control Standards. The grading plans
submitted to the city shall provide erosion control measures
which meet the specifications of the city engineering design
standards and Uniform Building Code. (Ord 207 § 3 (part),
1995)
1738.150 Drainage standards.
All proposed drainage facilities shall respect the natural
(before development), hydrologic characteristics of the
subject terrain, preserve major drainage channels in their
natural state, and be designed in such a manner as to
preserve the public health, safety or welfare. The provisions
of the following standards shall apply to all land subject
to these regulations, and shall be in addition to the provi-
sions of the adopted version of the Uniform Building Code,
the Ventura County Land Development Manual or other
standards the city may adopt in the future.
A. To the maximum feasible extent, all natural drainage
courses saving major drainage areas and containing signifi-
cant perennial vegetation which may constitute a significant
wildlife habitat should remain in their natural state. Alter-
ations to the above drainage courses may be allowed by
the approving authority if the application of this section
will result in upstream or downstream flooding hazards
for which there is no other feasible means of mitigation.
B. In the event that off -site drainage facilities will be
required to handle increased runoff from any development
subject to these regulations, interim drainage facilities which
provide for no increase in peak runoff from a ten (10) year
storm shall be constructed and maintained until such time
as the permanent facilities are completed.
C. The overall drainage system shall be completed
and made operational at the earliest possible time during
construction or shall otherwise be provided for in a manner
acceptable to the city engineer. If a development is to be
phased, all downstream (including interim facilities within
the project area or required interim off -site drainage facili-
ties) elements of the approved drainage facilities shall be
000101.3
completed or otherwise provided for in a manner acceptabie
to the city before the completion of upstream phases. (Ord.
207 § 3 (part), 1995)
1738.160 - Hdllaide development findings.
No project in a hillside development area shall be
approved by the approving authority unless it is found to
conform to all of the following findings based on standards
set forth in this chapter:
A. That the grading, and design standards contained
in this chapter have been complied with in the overall
design of the project;
B. That the project design and site layout retains and
utilizes natural contours of the site to the maximum extent
feasible;
C. That the project design incorporates drought tolerant
landscape materials, water conserving irrigation techniques
and erosion control measures in a manner that eliminates
both short and long term erosion hazards while providing
for aesthetic and effective revegrtation of these slope areas;
D. That development is cited in a manner that substan-
tially retains the visual qualities and natural elevations of
the significant ridgelines and prominent landforms forming
the city's skyline backdrop, as defined in this chapter, and
preserves those portions of the ridgelines visible from the
valley floor of the city;
E. That grading has been kept to an absolute minimum
in order to maintain the natural character of the hillsides
and that unavoidable grading complements natural
landforms;
F. That significant natural landmarks and other out-
standing features have been retained in their natural state;
G. That mass grading of large pads and excessive
terracing has been avoided in residential zones and mini-
mized in commercial and industrial zones;
H. That proposed residential development plans have
been utilized such as varying setbacks and heights for
Ong techniques, building *ms+ and materials
which ensure the compatibility of structures with the sur-
rounding amain and that proposed commercial and industrial
development plans have been utilized varying setbacks and
heights for buildings, building techniques, building forms,
materials and colors which ensure the compatibility of
structures with the surrounding terrain;
I. That seat and circulation design respects the nataai
contours of the land, minimizes grading requirements, and
minimizes the percentage of land devoted to streets;
J. That land graded for road right -of -way purposes
through slopes not otherwise permitted to be graded herein
does not include or permit construction of an increase in
the number of existing or proposed building pads other
than time permitted within that parcel. Such road grading
35&9
17.38.150
shall not increase an existing or proposed building pad
site;
K That altered slopes will be relandscaped with plants
which are compatible with the project's soils, terrain and
microclimate, which reduce the risk of fire;
L. That any grading on slopes greater than twenty
percent (20%) is restricted and encourages the preservation
of visual horizon lines and significant hillsides as prominent
visual features;
M. That the overall density and intensity of development
decreases as the slope increases. (Ord. 207 § 3 (part), 1995)
1738.170 Variances to: hillside management
ordinance.
No variance from the provisions of this chapter shall
be allowed unless it is approved pursuant to provisions
contained in the city zoning ordinance. (Ord. 207 § 3 (part),
1995)
(Mompwk 7 -n
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