HomeMy WebLinkAboutAGENDA REPORT 2019 0515 REG CCSA ITEM 09ACITY OF MOORPARK,
CALIFORNIA
City Council Meeting
of May 15, 2019
ACTION Approved Staff
Recommendation, Including
Receiving Public Comments,
Feedback on the Project, and
Feedback and Policy Guidance
on Development of
Implementation Tools.
BY B.Garza
A. Hold a Workshop on the Proposed High Street Depot Project and Provide
General Policy Guidance for Implementation of Mixed Uses in Downtown. Staff
Recommendation: 1) Receive the report; 2) Receive public comment; 3) Provide
feedback on the Project; and 4) Provide feedback and policy guidance on
development of implementation tools. (Staff: Karen Vaughn)
Item: 9.A.
MOORPARK CITY COUNCIL
AGENDA REPORT
TO: Honorable City Council
FROM: Karen Vaughn, Community Development Director
DATE: 05/15/2019 Regular Meeting
SUBJECT: Hold a Workshop on the Proposed High Street Depot Project and
Provide General Policy Guidance for Implementation of Mixed Uses
in Downtown
SUMMARY
The Daly Group (Applicant) proposes to develop 2.15 acres of City-owned property
located at 226 High Street in downtown Moorpark. The site is adjacent to the railway
corridor on the south side of High Street and currently contains several vacant buildings.
The Applicant’s proposal includes 91 residential rental units (studio, 2- and 3-bed units)
and approximately 13,656 square feet of commercial tenant space. The proposal
distributes the uses among seven buildings on the project site: four mixed-use
residential and commercial buildings and three stand-alone commercial buildings. Site
improvements would include surface parking located behind the buildings on the project
site and the Ventura County Transportation Commission (VCTC) railway property, a
community green space centered on the Bard Street/High Street intersection, and
associated hardscape and landscaping throughout (Project).
The Project is located within the Commercial – Old Town (C-OT) zoning district and is
subject to provisions of the Downtown Specific Plan (DTSP) and the City’s zoning
ordinance. The DTSP was adopted in 1998 and modified in 2006. It sets forth a vision
for the downtown area which identifies certain commercial corridors, residential areas,
and the potential for mixed-uses along High Street. While the policy and vision for a
High Street mixed-use corridor was established, the necessary tools to implement the
vision were never enacted. Because of this, the Project is inconsistent with several
aspects of the DTSP and the zoning ordinance, including design elements, residential
uses within the C-OT district, and parking requirements (outlined later in this report).
BACKGROUND
On November 16, 2017, the City and the Applicant entered into an Exclusive
Negotiating Agreement (ENA) while the Applicant performed studies and due-diligence
for the proposal. The ENA expired May 16, 2018. On June 18, 2018, the ENA was
Item: 9.A.
1
Honorable City Council
05/15/2019 Regular Meeting
Page 2
extended, but again expired on March 18, 2019. While other significant City priorities
required attention during this time, progress on the ENA deliverables did continue. On
April 3, 2019, the ENA was extended a third time and is still active. All required
deliverables have been completed and the Disposition Development Agreement (DDA)
has been finalized for the terms of the land transaction. Negotiation of the Development
Agreement (DA) is currently underway.
A City Council ad hoc committee of Mayor Parvin and Mayor Pro Tem Simons was
formed to guide staff during the DDA and DA negotiations. Staff has consulted with the
ad hoc committee on several occasions throughout the negotiation process.
The Applicant submitted a formal development application on September 5, 2018 for a
Residential Planned Development and Zoning Amendments. Staff and the Applicant
continue to work on plan refinements as the Project moves forward.
DISCUSSION
The purpose of the City Council workshop is two-fold:
• Allow the City Council and the public to provide feedback on the Project; and
• Provide general direction to staff regarding the methods/tools for implementing
the mixed-use vision for High Street.
No formal action on the Project is being requested.
ANALYSIS
The General Plan land use designation for the subject site is Downtown Specific Plan
(SP-D). The intent of the land use designation is to establish a variety of uses that
address community needs including retail and restaurant uses, visitor services,
civic/community uses, entertainment uses, and residential uses. As stated in the SP-D
land use designation under Section 5.1, “The object is to increase the attraction level of
the core area and create jobs for community residents”. The Project is consistent with
the General Plan designation and goals for downtown and, therefore, does not require a
General Plan Amendment.
The DTSP contains goals and a core vision for the revitalization of downtown to make it
an attractive and thriving place for the enjoyment and benefit of everyone. Within
Section 1.1 it states, “Revitalization and image building of Old Town Moorpark will
contribute to a memorable City identity, welcoming residents and visitors to downtown
Moorpark.” The DTSP also includes a mixed-use analysis which found that “mixed use
is appropriate in the Old Town Commercial Zone along the High Street corridor.” It
further found that “increasing residential and office activities in downtown can foster a
healthy, diverse environment.” The Project is consistent with the DTSP goals and vision
for downtown Moorpark, and specifically the High Street corridor.
2
Honorable City Council
05/15/2019 Regular Meeting
Page 3
Upon initial review of the development application, staff identified several aspects that
are inconsistent with development standards contained within the DTSP and zoning
ordinance. This isn’t surprising given the age of the DTSP and the above-noted lack of
implementation tools for mixed-use projects. The key issues deal with:
• Design
• Residential uses
• Parking
Staff is seeking general policy guidance on these topics.
Design
In conjunction with the development of the DTSP, the City performed an analysis to
determine whether mixed uses (commercial plus residential) would be appropriate in
downtown. The study consisted of a survey of City/Statewide programs to determine
how mixed-use projects succeed or fail in downtown settings. The results, outlined in
DTSP Section 1.4.7 (Table 3), determined that mixed-use development would be
appropriate in the Commercial Old Town zone along the High Street corridor. The
analysis further found that “Increasing residential and office activities in downtown can
foster a healthy, diverse environment.”
The DTSP development standards for mixed-use projects, as outlined in Section
2.2.5.5, require that the primary use be commercial and the residential use be
secondary to the commercial use. The development standards further require that
mixed uses be developed within the same building and that the entire ground floor be
used exclusively for retail/commercial uses. This does not allow for any part of a
residential dwelling unit to be located on the ground floor.
The general idea of ensuring that the ground floor looks, acts, and feels like commercial
space from the public vantage point is correct from an urban planning perspective.
Public life occurs at the ground level; therefore, the ground floor of a mixed-use building
should provide interest and generate activity within the public realm. It should entice
people to explore, engage, and congregate and should reinforce a sense of place within
downtown.
There are, however, practical reasons to allow primary residential uses as well as
ground floor residential uses within a mixed-use building. The goal is to design them in
a way that they are inconspicuous and don’t interrupt the cadence of the commercial
storefronts along the corridor.
In order to frame the practical reasons, we f irst begin by stating there is no standard
ratio of uses for mixed-use buildings. The commercial and residential uses both act as
3
Honorable City Council
05/15/2019 Regular Meeting
Page 4
primary uses. The percentage of one use to the other is generally determined by the
number of floors within the building. The ground floor acts as the activity center and the
upper floors are purely residential. The key is to ensure that the project is designed in a
way that the ground floor commercial uses are more prominent than the residential
uses. At the pedestrian level, the building should appear to be a commercial building. In
terms of the High Street Depot Project, commercial uses line the ground floor of the
mixed-use buildings along the High Street frontage. There are also three stand-alone
commercial buildings that frame and anchor the public green space. The pattern of
commercial storefronts and activity generators are spaced so that they draw interest
along the corridor.
Second, the residential portions of mixed-use projects generally subsidize the
commercial components. Residential development is a lower risk investment as
housing is always in demand and financing is readily available. Also, residential
vacancy periods tend to be shorter and there are far more units to cover the occasional
vacancies. Commercial development, on the other hand, is a higher risk investment
because it is market-driven and vacancies can be much longer in duration. For the High
Street Depot Project, requiring more commercial space and decreasing the number of
residential units would likely render the project infeasible in terms of cost analysis. For
further context, in 2016, the City commissioned a review of the commercial market in
Moorpark. The analysis prepared by Keyser Marston Associates, dated August 26,
2016, found that Moorpark has excess commercial tenant space resulting in high
vacancy rates. Leakage of retail to neighboring cities and the trending rise of on-line
purchasing continue to contribute to the softening of the commercial/retail market in
Moorpark. While the City would likely have difficulty absorbing additional large-scale
commercial square footage, the spaces within the High Street Depot Project are
designed more as “maker spaces” for small, independent entrepreneurs.
Third, ground floor residential units can be adapted to be accessible units. Having
ground floor residential units removes the building code requirement for elevators within
the building. This reduces construction and operating costs for the project. It also helps
from a design standpoint as no elevator shafts would project above the roofline of the
building.
Fourth, the need for housing in the region and the state has hit a crisis level. As with all
jurisdictions in California, the City of Moorpark has a regional housing needs allocation
(RHNA) set by the state. For the housing cycle 2014-2021, the City’s allocation was
1,164 housing units spread across various affordability levels. As of 2018, the City saw
579 units built with 641 units still remaining within the allocation. The City will receive its
RHNA for the next cycle (2021-2029) within the next year and is expecting a significant
allocation in addition to the units still to be constructed within the current cycle.
Removing barriers to the construction of new housing units is key to fulfilling our
requirements.
4
Honorable City Council
05/15/2019 Regular Meeting
Page 5
Section 2.2.5.5 of the DTSP states, “The intent of allowing for mixed-use projects in the
old Town Commercial District is to provide continuous frontage of retail shops and
commercial business establishments at the street level, while providing opportunities for
downtown residential living.” The intent can be achieved through good design, such as
tucking ground floor residential units behind commercial liner shops that front onto High
Street. This would preserve the pattern of ground floor active establishments as viewed
and experienced from the public realm.
Staff believes that the vision of a mixed-use corridor along High Street can be achieved
while providing flexibility in design. As noted above, the key is to take a thoughtful
approach toward the placement of active commercial uses along the public frontage.
Policy Direction: Staff is seeking City Council concurrence that design flexibility
is appropriate for mixed-use projects.
Residential Density
As noted above, a City-initiated analysis determined that mixed-use development would
be appropriate in the Commercial Old Town zone, specifically along the High Street
corridor. This is in line with current state and regional initiatives to place high-density
residential uses near services and transit. Transit-oriented development (TOD), Priority
Development Areas (PDA), and other similar designations are intended to focus
residential development near public transportation in order to reduce traffic congestion
and help achieve greenhouse gas (GHG) emissions targets. These goals are
accomplished through incentives, such as reduced parking requirements, by-right
approvals, etc. The state continues to consider bills to further mandate high-density
residential TOD development. Allowing mixed-use development in downtown Moorpark
in proximity to public transit would be consistent with these goals.
Generally, from an urban planning perspective, the highest residential densities should
occur in the city core and near transit. These are areas that tend to provide the best
access to services including shopping, dining, entertainment, and public transportation.
Allowing higher densities within a downtown setting would help to reduce pressure in
residential areas away from the city center. Higher densities also offset the
development costs of the associated commercial uses and would bring new vitality to
downtown. Residential uses within the downtown core would add activity during off-
hours, thus providing “eyes on the street.” They also provide a built-in customer base
for nearby local businesses.
Given the proximity of High Street to the Metrolink station, the area can support transit-
oriented development, which would create compact, walkable, pedestrian-oriented
development centered on high quality public transportation. Development of a TOD hub
in downtown Moorpark is a sensible approach.
5
Honorable City Council
05/15/2019 Regular Meeting
Page 6
Staff believes that higher residential densities can be supported within mixed-use
projects in downtown near the Metrolink station.
Policy Direction: Staff is seeking City Council concurrence that higher residential
densities are appropriate when located within TOD hubs.
Parking
Parking standards are contained in both the DTSP and the zoning ordinance. In
reference to mixed-use development, Section 2.2.5.5 of the DTSP states, “All of the
parking spaces required by the residential use shall be provided on-site to serve the
residential units and shall be specifically designated and reserved for the exclusive use
of the residents.” The DTSP and the zoning ordinance provide several parking
incentives for High Street, including a 50% reduction in required commercial parking,
the allowance of counting on-street parking toward the parking requirements, and the
reduction of parking requirements for eating and drinking establishments.
Because residential parking tends to be more long-term (overnight and weekends), staff
understands and supports the DTSP requirement to accommodate all residential
parking on-site and that it be designated and reserved for residents. Guest and
commercial parking tend to be short-term and transient; therefore, staff feels that it is
appropriate for it to occur in the public realm and in accordance with the DTSP
incentives.
Staff believes that flexible parking standards can be supported for mixed-use projects
located near transit.
Policy Direction: Staff is seeking City Council concurrence that flexible parking
standards for mixed-use projects located within TOD hubs is appropriate.
Implementation Tools:
As noted throughout this report, the City’s current regulatory framework doesn’t contain
the necessary provisions to allow mixed-use projects. DTSP and zoning ordinance
amendments would be required prior to any action on the High Street Depot proposal.
The zoning amendments could take different forms, depending on the goals of the
Council. Specific, targeted amendments to various sections of the DTSP and the
zoning ordinance could be enacted to allow this particular project to move forward or a
new mixed-use ordinance or overlay could be created to facilitate this and future mixed-
use projects within the City.
6
Honorable City Council
05/15/2019 Regular Meeting
Page 7
Multiple targeted amendments for High Street Depot Project:
As noted earlier in this report, there are several aspects of the Project design that are
inconsistent with current development standards. The Project would require the
following amendments:
• DTSP –
o amend ground floor residential use
o amend primary/secondary use description and add ratios or other tools
o add mixed-use parking standards
• Zoning definitions –
o add mixed-use
• Zoning C-OT zone –
o amend purpose/intent statement
o add residential uses in conjunction with mixed-use projects
• Zoning parking -
o amend or remove High Street parking requirements (move to DTSP)
o amend general parking requirements for multi-family residential or create
new mixed-use residential standards
This sort of ad hoc approach on a project-by-project basis is inefficient and does little to
proactively position the City to consider future mixed-use projects in a timely manner.
For these reasons, staff is not supportive of this approach.
Development of a new mixed-use zoning district:
Rather than amend multiple sections of the DTSP and zoning ordinance, a new Mixed-
Use zoning district could be created.
To apply mixed-use allowances in various commercial zones within the City, those
districts would need to be rezoned to MU. For example, the C-OT zoning district would
be rezoned to Mixed-Use (MU) in order to allow the High Street Depot Project. The C-
OT district would lose the specificity of its underlying purpose and unique mix of
allowable uses in order to become Mixed-Use. The same would hold true for other
commercial districts if they were to be rezoned to MU. This likely would not meet the
intended goals of the City and could render some existing buildings or uses as non-
conforming.
Rezoning the C-OT district to MU would apply to all parcels within the zoning district.
This option would require further outreach to all affected property owners as well as an
in-depth analysis to determine whether the rezoning would create any new non-
conforming conditions. For these reasons, staff is not supportive of this approach.
7
Honorable City Council
05/15/2019 Regular Meeting
Page 8
Development of a new mixed-use overlay zone:
Different than the mixed-use zoning district described above, creation of a Mixed-Use
Overlay would allow the underlying zoning district to remain in place and simply add
mixed-use as an additional use to the district.
To apply mixed-use allowances in various commercial zones within the City, the MU
Overlay would be added on top of the existing commercial zone. This would preserve
the underlying intent and set of allowable uses of the commercial zoning district and
would add allowable residential uses as part of a mixed-use project. The MU Overlay
would contain applicable mixed-use development standards that would supersede the
development standards of the underlying zone, but only for mixed-use projects. A
mixed-use overlay zone would be portable by nature and could be added on top of any
zoning district within the City. Additionally, it would act as a user-friendly “one-stop-
shop” for all mixed-use development standards as opposed to being scattered in
various sections of the zoning ordinance and specific plans. Future refinements to
mixed-use requirements would require amendments to the overlay zone only, making it
an efficient and effective tool.
Because of the streamlined efficiencies of this approach as well as the forward-thinking
ability to apply it to other parcels/zoning districts in the future, staff is supportive of the
creation of a new mixed-use overlay zone. For purposes of the High Street Depot
Project, staff would recommend the application of the MU Overlay Zone be applied only
to the Project parcels. In the future, the City could work with the downtown property
owners to potentially expand the MU Overlay to allow mixed uses on other downtown
sites.
In summary, staff is seeking City Council concurrence on the creation of a new Mixed-
Use Overlay Zone that would include flexibility in terms of mixed-use project design,
residential density, and parking requirements.
ENVIRONMENTAL DETERMINATION
An Initial Study/Mitigated Negative Declaration has been prepared for the project. The
Applicant and staff are responding to comments received during the public review
period. An amended Initial Study/Mitigated Negative Declaration will be presented to
the Planning Commission and City Council during the public hearing process in
conjunction with project entitlements.
NOTICING
While there is no legal requirement to provide notice for a public workshop, staff mailed
notices to all property owners within 1,000 feet of the project site and ensured that all
property owners within the C-OT zoning district were included.
8
Honorable City Council
05/15/2019 Regular Meeting
Page 9
Notices were also mailed to an interested parties list that was established through
community outreach by the Applicant.
A newspaper ad was published in the Ventura County Star 10 days in advance of the
workshop.
A notification was included in the City’s quarterly newsletter, which was published the
first week of May.
Notice of the workshop was published on the City’s website.
FISCAL IMPACT
None.
STAFF RECOMMENDATION
1. Receive the report;
2. Receive public comment;
3. Provide feedback on the Project;
4. Provide feedback and policy guidance on development of implementation tools.
ATTACHMENTS:
A. High Street Depot project plans, dated 12/16/18
9
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Cover
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California
Sheet Index
Cover
Community Green
Community Green Images
Building B Images
Building & Street Images
Master Site Plan
Building A Floor Plans
Building B1 Floor Plans
Building B2 Floor Plans
Building F Plans
Residential Unit Plans
Building Elevations
Building Elevations
Building Elevations
Building Elevations
Building Elevations
Color and Materials
High Street Depot
a new mixed use community on
High Street between Spring Road and Moorpark Avenue
in the City of Moorpark California
The Daly Group
31255 Cedar Valley Drive, Suite 323
Westlake Village, CA 91361
Contact: Vince Daly 805.309.6100
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
10
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Community Green
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California
11
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Community Green Images
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California
12
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Building B Images
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California
13
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Building & Street Images
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California
14
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Master Site Plan
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
D
Plan
D
Plan
D
Plan
D Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
D
Plan
D
Plan
D
Plan
E
Plan
E
Common
Deck
Plan
E
Plan
E
Plan
E Plan
D
Plan
D
Plan
D
Plan
E Plan
E
Plan
E
Plan
D
Plan
D
Plan
D
Plan
D Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D Plan
D
Plan
D
Plan
D
Project Summary
Zoning: C-OT Commercial Old Town
(Moorpark Downtown Specific Plan)
Setbacks: Front - 0'
Rear - 0'
Sides - 0' Interior, 5' Streets
Site Area: 2.15 Acres (93,825 s.f.)
Height: 35' Maximum, 3 Floors
Project Area:
Commercial: 13,656 s.f.
Circulation: 8,870 s.f.
Residential: 69,834 s.f.
Private Deck: 6,452 s.f
Total: 98,812 s.f.
Unit Type
Plan A (studio/LW)
Plan B (studio)
Plan C (studio/LW)
Plan D (2 beds)
Plan E (3 beds)
Area
677 s.f.
633 s.f.
810 s.f.
770 s.f.
1,262 s.f.
# of Units
10
26
8
39
8
GSF
6,770 s.f.
16,458 s.f.
6,480 s.f.
30,030 s.f.
10,096 s.f
Total # of Units: 91
Density: 42 DU/AC
Required Residential Parking:
1 space per Studio 44 spaces
2 space per 2 Bedroom 78 spaces
2 space per 3 Bedroom 16 spaces
Total 138 spaces
Provided Residential Parking:
Onsite 139 spaces
Commercial Parking:
13,656 s.f. @ 3/1000 s.f. 41 spaces
Guest Parking :
.5 space per unit 48 spaces
Total 89 spaces
Parking available onsite, onstreet and offstreet adjacent
Area for Roof Equipment
Area for Roof Equipment
Area for Roof Equipment Area for Roof Equipment
Ground Plan
Scale: 1"=40'
N
Level 2 Plan
Scale: 1"=40'
Level 3 Plan
Scale: 1"=40'
Building A Building B1 Building B2 Building F
Roof Plan
Scale: 1"=40'
Building A Building B1 Building B2 Building F
Building A Building B1 Building B2 Building F
20'-0"25' minimum10'-0"11'-0"4'-6"10'-6"21'-0"10'-10"36'-0"58'-10"122'-0"22'-0"High Street
Moorpark AvenueWalnut StreetBard StreetMagnolia StreetVentura County Transportation Commission
Southern Pacific Railroad TrashTrash
101 Onsite Parking Spaces
10
10 46
21
14 14
38 Onsite Parking Spaces
Commercial
1,408 sf
Commercial
3,824 sf
Commercial
1,386 sf
Plaza
Loading
24
Commercial
Building A Building B1 Building B2 Building F
CommercialCommercialCommercial
Commercial Commercial
Commercial Commercial Plan
APlan
C
Plan
C
Plan
A
Plan
APlan
C
Plan
C
Plan
A
Plan
APlan
C
Plan
A
Plan
A
Plan
A
Plan
A Plan
C
Plan
APlan
C
Plan
C
Trash15
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Building A Floor Plans
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California
Plan
D
Plan
D
Plan
D
Plan
E
Plan
E
UP
UP
Commercial Commercial
Plan
C
Plan
C
Plan
A
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
D
Plan
D
Plan
D
UP
UP
Building A_First Floor
Scale: 1"=10'
N
Building A_Second Floor
Scale: 1"=10'
Building A_Third Floor
Scale: 1"=10'
16
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Building B1 Floor Plans
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California
B1 B2
UP
Commercial
Plan
C
Plan
A
Plan
A
Plan
A
Plan
A
Plan
A
Commercial
Plan
C
Commercial
Display
Commercial
Display
B1 B2
UP
Plan
B
Plan
B
Plan
B
Plan
BPlan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
B1 B2
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
E
Plan
E
Plan
E
Plan
E
Building B1_First Floor
Scale: 1"=10'
N
Building B1_Second Floor
Scale: 1"=10'
Building B1_Third Floor
Scale: 1"=10'
17
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Building B2 Floor Plans
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California
B1 B2
UP
Commercial
Plan
A
Plan
C
Commercial
Plan
A
Plan
C
B1 B2
UP
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
D
Plan
D
Plan
D
Plan
D
B1 B2
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
E
Plan
E
Building B2_First Floor
Scale: 1"=10'
N
Building B2_Second Floor
Scale: 1"=10'
Building B2_Third Floor
Scale: 1"=10'
18
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Building F FloorPlans
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California
UP UP
Commercial
Plan
A
Plan
C
Commercial
Plan
A
Plan
C
UP UP
Plan
B
Plan
B
Plan
B
Plan
B
Plan
B
Plan
D
Plan
D
Plan
D
Plan
D
Plan
B
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Plan
D
Building F_First Floor
Scale: 1"=10'
N
Building F_Second Floor
Scale: 1"=10'
Building F_Third Floor
Scale: 1"=10'
19
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Residential Unit Plans
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California 30'-6"4'-0"30'-0"22'-10"
Living/
Dining
Sleeping
Bath
Kitchen
W/D
45'-10"17'-8"W/D
Bath
Kitchen
Living
SleepingDining
22'-10"30'-0"Living/
Dining
Sleeping
W/D
BathroomKitchen
Deck
Plan A
Scale: 1/4"=1'-0"
Plan D
Scale: 1/4"=1'-0"
755 s.f.770 s.f.
Studio_Live/Work2 Bedroom Unit Plan B
Scale: 1/4"=1'-0"
Plan C
Scale: 1/4"=1'-0"
633 s.f.
810 s.f.
Studio
Studio_Live/WorkPlan E
Scale: 1/4"=1'-0"
1262 s.f.
3 Bedroom Unit
Bedroom
10' x 12'8
W/D
Bedroom
10' x 15'10
BathroomBathroom
Kitchen
LivingBedroom
10' x 11'10
34'-4"23'-8"Bedroom
10' x 11'-4"
W/D
Bedroom
10' x 10'
BathroomBathroom
Kitchen
Living
Deck
20
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Building Elevations
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California35'-0"Allowable HeightBuilding A front
Building A rearBuilding A side
Scale: 1/8"=1'-0"Scale: 1/8"=1'-0"
Scale: 1/8"=1'-0"
Note:
Colors on elevations may
vary per printer. Refer to
Color & Material Board for
material specifications.35'-0"Allowable Height35'-0"Allowable Height21
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Building Elevations
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California35'-0"Allowable Height35'-0"Allowable HeightBuilding B1 front
Building B1 rear
Scale: 1/8"=1'-0"
Scale: 1/8"=1'-0"
Note:
Colors on elevations may
vary per printer. Refer to
Color & Material Board for
material specifications.
Building B1 side
Scale: 1/8"=1'-0"35'-0"Allowable Height22
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Building Elevations
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California35'-0"Allowable Height35'-0"Allowable Height35'-0"Allowable HeightBuilding B2 front
Building B2 rearBuilding B2 side
Scale: 1/8"=1'-0"Scale: 1/8"=1'-0"
Scale: 1/8"=1'-0"
Note:
Colors on elevations may
vary per printer. Refer to
Color & Material Board for
material specifications.
23
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Building Elevations
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California35'-0"Allowable Height35'-0"Allowable HeightBuilding F front
Building F rearBuilding F side
Scale: 1/8"=1'-0"Scale: 1/8"=1'-0"
Scale: 1/8"=1'-0"
Note:
Colors on elevations may
vary per printer. Refer to
Color & Material Board for
material specifications.35'-0"Allowable Height24
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Building Elevations
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California
High Street
0 8 16 32Property LineProperty LineArea for Roof
Equipment
Parking
Southern
Pacific Railroad
ParkingAccess AislePlan A
Plan B
Plan E
Plan D
Plan D
Plaza Buildings
Scale: 1/8"=1'-0"
Conceptual Section
Note:
Colors on elevations may
vary per printer. Refer to
Color & Material Board for
material specifications.
25
12/6/18
DalyGroupHigh Street DepotD I C E C C O
887 PATRIOT DRIVE, SUITE C MOORPARK, CALIFORNIA 93021
Color & Material Board
ARCHITECTURE
INCORPORATED
805.552.0088 DICECCOARCH.COM a new mixed use development in Moorpark California
Building A Building B1 Building B2 Building F
Roof
Corrugated galvanized metal
Door insets
Reclaimed wood veneer
Siding on bookend buildings
Corrugated Galvanized metal,
repurposed if possible
Metal Fabrications
Powdercoat Black
Window
Milgard Montecito Bronze
Awning
Repurposed metal from shed building
Corrugated Coreten siding
Roof
GAF Timberline Williamsburg Slate
Brick
Stucco A
Omega 404 Barn Swallow
Metal Fabrications
Powdercoat Black
Window
Milgard Montecito Bronze
Awning
Repurposed metal from shed building
Stucco B
Omega 404 Barn Swallow
Roof
GAF Timberline Williamsburg Slate
Siding
Eldorado Brick Tundra Hartford overgrouted
Stucco A
Omega 408 Plantation Beige
Metal Fabrications
Powdercoat Black
Window
Milgard Montecito Bronze
Awning
Repurposed metal from shed building
Stucco B
Omega 429 Sierra Leone
Roof
GAF Timberline Slate
Brick
Eldorado Brick Tundra Chalk Dust
Stucco A
Omega 432 Milky Quartz
Metal Fabrications
Powdercoat Black
Window
Milgard Montecito Bronze
Awning
Metal Kynar Classic Green
Stucco B
Omega 414 Cloud Cover
Plaza Buildings
Hardie lap and board and batten
match Southern Pacific Colonial Yellow
Siding Trim
match Southern Pacific Light Brown
Roof
GAF Timberline Williamsburg Slate
Siding
Stucco A
Omega 408 Plantation Beige
Metal Fabrications
Powdercoat Black
Window
Milgard Montecito Bronze
Awning
Repurposed metal from shed building
Stucco B
Omega 429 Sierra Leone
Hardie lap and board and batten
Heathered Moss
Siding Trim
Hardie Heathered Moss
Siding on brewery buildings
Storefront
Kynar Black
Storefront
Kynar Black
Storefront
Kynar Black
Storefront
Kynar Black
Storefront
Kynar Black
26