HomeMy WebLinkAboutAGENDA REPORT 2022 0125 REG PC ITEM 09BCITY OF MOORPARK, CALIFORNIA
Planning Commission Meeting
of January 25, 2022
ACTION: Approved Staff Recommendation
with a modification to neighborhood
very low/estate and to create a rural
land use designation.
BY: J. Lugo
A. Consider the Draft 2050 General Plan Land Use Plan and Provide a
Recommendation to the City Council. Staff Recommendation: Consider the Draft
Land Use Plan and provide a recommendation to the City Council to evaluate and
confirm the Plan. (Staff: Doug Spondello)
Item: 9.B.
MOORPARK PLANNING COMMISSION
AGENDA REPORT
TO: Honorable Planning Commission
FROM: Doug Spondello, AICP, Planning Manager
DATE: 1/25/2022 Regular Meeting
SUBJECT: Consider the Draft 2050 General Plan Land Use Plan and Provide a
Recommendation to the City Council to Evaluate and Approve the
Draft Land Use Plan.
STAFF RECOMMENDATION
Staff recommends that the Planning Commission consider the Draft General Plan Land
Use Plan and provide a recommendation to the City Council to evaluate and approve
the Draft General Plan Land Use Plan .
OVERVIEW AND BACKGROUD
On January 15, 2020, the City Council approved an agreement with PlaceWorks, Inc. to
prepare a comprehensive update to the City’s General Plan and an associated Program
Environmental Impact Report (EIR). The General Plan establishes a community vision of
the City through the year 2050 and identifies the specific goals and policies that are
necessary to achieve the vision. The motto for the General Plan update is “Made by
Moorpark”, a statement that emphasizes the importance of the community’s voice and
active role in the planning process. As a result, all aspects of the General Plan have
included significant and meaningful input from the community.
Two years into the update, several key project milestones have been completed. These
include the publication of an Existing Conditions Report and Community Snapshot, the
development of a foundational Vision Statement via citizen-led community input, and the
Draft Housing Element. With approval of the Vision Statement by the City Council in
January 2021, the project entered the next phase of the update project - the development
of a preferred Land Use Plan (Attachment 1) which designates the high-level land uses
that will be permitted on all properties in Moorpark (residential, commercial, open space,
Item: 9.B.
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etc.). The Land Use Plan also establishes standards for the density or intensity of
development that could be permitted in the future (units per acre for residential uses and
floor area ratio for commercial and industrial uses).
An iterative process of public engagement for this phase of work has included two
Citywide workshops, two online mapping activities and surveys, and 11 meetings of the
GPAC. Staff also promoted the workshops and online activities extensively throughout
the community at events like the Moorpark Earth Festival and Haunted on High Street.
Regular updates and information on key milestones were posted to the project website at
moorparkgeneralplan.com and via the City’s social media platforms. This includes
hundreds of public comments submitted in response to the online mapping activities
alone. Over the past year, the consultant team have followed the guidance of the
members of the General Plan Advisory Committee (GPAC) and members of the public in
developing alternative land use recommendations for potential areas of change located
within Moorpark, beginning with the identification of potential areas of change or
“Opportunity Sites” based on the following criteria:
1. Unimproved Land – vacant properties that may be appropriate to accommodate new
development; and
2. Under-Improved Land – properties currently developed with buildings that may be
vacant, contain uses of marginal economic value, or otherwise considered to be
inappropriate to their location; and
3. Improved Land for Redevelopment - properties currently developed at comparatively
low intensity with expansive surface parking lots, where additional buildings may be
constructed with new uses to enhance the existing use.
At the direction of the City Council, the preliminary list of Opportunity Sites discussed by
the GPAC members at their meeting on February 25, 2021, included several sites subject
to existing entitlements and approved Development Agreements that have failed to move
forward over an extended period to construction. Over the course of two meetings, held
on February 25th and March 18th, the GPAC members refined and approved a preliminary
list of recommended Opportunity Sites.
In advance of their next meeting, on April 29 th, GPAC members were asked to submit
images of the types of uses and development character that they would like to see in
Moorpark over the next 30 years. At the meeting in April, those images were utilized in a
presentation and live polling exercise that solicited guidance on the types and character
of land use categories that should be considered for future uses within the City. The
resulting land use categories were utilized to identify possible future land uses associated
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with areas of change and included in the proposed updated General Plan Land Use
Designation Table (Attachment 2 ).
A community workshop was held on May 27th, 2021, to present the Opportunity Sites and
land use categories identified by the GPAC. During this meeting, and over the next week,
197 individual comments on potential future land uses that might be accommodated
within the Opportunity Sites, and elsewhere in the City, were collected durin g via an online
mapping activity that allowed participants to view a description of each of the potential
Opportunity Sites, view existing land use in Moorpark, and provide comments on what
future land uses they would like to see within the Opportunity Sites and throughout the
City. A summary of the feedback received via that activity is included as Attachment 3.
In preparation for a day-long working meeting of the GPAC on July 10th, 2021, the City
sent letters to each land owner located within the identified Opportunity Sites, informing
them of the meeting objectives within the context of the overall General Plan update
process, inviting them to share the current use of their property and what they envisioned
for the future with the GPAC (e.g., change from commercial to housing, development of
mixed uses on a vacant site, etc.).
During their meeting on July 10th, GPAC members considered the feedback provided by
the representatives of two property owners along with the multitude of comments
submitted via the earlier public mapping activity and other considerations captured in the
City’s Existing Conditions Report in developing future land use concepts. In the
concluding portion of the meeting, one or more preliminary land use designations were
recommended for each Opportunity Site by the GPAC members . The results of their work
are captured in the Land Use Ideas Map and Table of Land Use Categories (Attachment
4).
To help guide the public, members of the GPAC, Planning Commissioners and City
Councilmembers in their selection of a Preferred Land Use Plan, the consultant team
projected potential buildout scenarios for the GPAC’s recommended land use alternatives
and analyzed the impacts of those scenarios on indicators such as traffic and vehicle
miles travelled, greenhouse gas emissions and water and sewer demand. The results of
that analysis were included in a Land Use Alternatives Report (Attachment 5), along with
descriptions of the alternatives proposed for each site and images conveying that vision .
On November 14th, 2021, the City of Moorpark hosted a public workshop in an open house
format to discuss proposed alternatives for future land uses within the City. Attendees to
the Open House were provided with background information on each Opportunity Site
and factors for considering the proposed land use alternatives. They were asked to vote
on their preferred land use alternative for each Opportunity Site or suggest land use
options other than those recommended. In addition to the in -person Open House, an
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online survey was administered via SurveyMonkey in English and Spanish to allow those
unable to attend the event to provide feedback. Ninety -one persons signed in as
attendees at the Open House and ninety-four persons provided comments through the
online survey, which was open from November 14 th until November 28th, 2021.
The comments collected during those activities are summarized in the documents
included herein (Attachment 6). This input informed the selection of the preferred Land
Use Plan by the GPAC members at their meeting on December 16th, 2021, and presented
for your consideration this evening.
ANALYSIS
The Land Use Plan presented for your consideration identifies land uses for all areas of
the City. This includes properties where the existing uses and development types will
remain as-is as well as those that have been identified for change through the outreach
process. The Areas of Change Map (Attachment 1) identifies each of the Opportunity
Sites for which the GPAC has recommended a future land use . Some of the areas
identified for change, such as Opportunity Site 8, are located within Specific Plan areas.
Others involve the designation of private property as open space, which is not permitted
unless the land is owned by a public entity. In these cases, the Map also notes that the
land use recommendations are dependent upon subsequent actions – such as an update
to Specific Plans or a change of property ownership.
The Current and Proposed Land Use Designation Table (Attachment 2) compares the
current/existing General Plan land use designations with the proposed land use
designations. Development criteria for residential, commercial, and industrial land use
categories have been revised to re flect the existing conditions within the City. New land
use designations have also been proposed, including two mixed -use designations and
new industrial designations. The Agriculture 1 and 2 designations have been combined
into one category, as no land in the city is currently designated as Agriculture 2.
Several of the GPAC’s recommendations were the results of public comments provided
during the December 16th meeting. These are summarized below:
Hilltop Site
The GPAC was asked to consider future uses for a vacant, 21.80 -acre property (APN
513-0-010-295), commonly known as the “Hilltop Site”. The site features steep elevations
with the developable portion of this site located on a. 8.75-acre graded pad atop a hill
between Princeton Ave and SR -118. This property was identified early on as an
opportunity site and presented for feedback during GPAC meetings and workshops. The
site is currently designated for light industrial uses in the existing General Plan. Adjacent
properties include two large industrial parks with large footprint concrete tilt-up buildings,
surface parking lots, and extensive landscaping along the Princeton Ave frontage. On
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July 15, 2020, the City Council approved a deed restriction on the subject property at the
owner’s request that reserved the future use of the property for commercial development
on this highly visible and prominent project site. It was anticipated that the General Plan
update would provide an opportunity to identify the correct commercial designation for the
property and for the community to provide input through this public dialogue.
At the December 16th, 2021, meeting, the GPAC heard comments from Mr. John Newton
regarding this site, speaking on behalf of the property owners. Mr. Newton noted the
opportunity for a major project at this location and the property owner’s request to allow
for residential use in addition to commercial use, as the economic viability of the proposed
4/5-star hotel and convention center project requires a residential component which was
not consistent with the commercial designations previously discussed for the property .
The GPAC deliberated between the Commercial Town Center and Mixed-Use District
designations for the site. The majority of GPAC members recommended the Mixed-Use
District designation, allowing for both commercial and residential uses on the property . If
this land use designation is confirmed, Staff would return to the City Council to address
the deed restriction on the subject property currently limiting the site to commercial uses.
The Hilltop Site sits in a prominent location above the US118 overpass and north of Princeton Avenue.
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La Perch Property
In response to a public comment considered at the December 16th, 2021, GPAC meeting
(Attachment 7), a recommended land use of Neighborhood Low (NL) has been
designated for the La Perch property (APN 513-0-130-025) consistent with the density of
adjacent residential land uses in Meridian Hills and the Highlands. The current land use
designation of this property is Open Space but the site is developed with an existing
residence, equestrian facilities, and several out buildings. This property had not been
designated as an opportunity site; this change was requested by the GPAC. As a result,
the site had not been featured in the earlier community workshops and discussions. Staff
reached out to both the Meridian Hills and Highlands homeowners associations in
advance of this meeting and mailed all property owners within 1,000 feet of the property
a notice to engage them on the potential changes and ensure that they had a chance to
provide input. The GPAC recommends the Neighborhood Low land use designation on
this property.
At their meeting on December 16 th, the GPAC recommended the ~25-acre La Perch property (highlighted in
blue), between Walnut Canyon and Spring Roads, for a land use designation of Neighborhood Low.
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Moorpark Unified School District Sites
The GPAC also received a request from the Moorpark Unified School District (Attachment
8) to change the designation of District property located at 5700 Condor Drive from School
to allow for multi-family residential development should the school district decide to
designate the site as surplus and sell it in the future. The site is developed with a former
high school (now vacant) and park. The site was not identified as an Opportunity Site or
featured in the public workshops preceding the GPAC meeting. The GPAC declined to
provide a recommendation related to this site due to a lack of prior analysis. Staff
recommends that the site retain the School designation until a formal proposal for its use
is identified.
Approximately 3.5 acres on Condor Drive currently owned by the Moorpark Unified School District , see
Attachment 8.
Next Steps
The Planning Commission is asked to review and comment on the Draft Land Use Plan.
With the Planning Commission’s recommendation, staff will take the Draft Land Use Plan
to the City Council for their consideration. Ultimately, the Preferred Land Use Plan
approved by the City Council will be utilized to project the realistic buildout of the 2050
General Plan. Those development projections will be used to analyze the potential
environmental impacts of the Plan in the General Plan Program Environmental Impact
Report (EIR). Over the spring and summer of 2022, while the EIR is being developed, the
community will have the opportunity to guide the policy recommendations that will
comprise each of the General Plan Elements. These land use recommendations can still
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be changed and would not become final until adoption of the Land Use Element later in
the year.
ATTACHMENTS
1. Draft Land Use Plan and Areas of Change Map
2. Current and Proposed Land Use Designation Table
3. Summary of Opportunity Site Outreach Comments
4. Land Use Ideas Map and Table of Land Use Categories
5. Land Use Alternatives Report
6. Summary of Land Use Alternatives Outreach Comments
7. Request from Dorann LaPerch related to 7200 Walnut Canyon
8. MUSD Request related to 5700 Condor Drive
8
PC ATTACHMENT 1
9
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Abbrev. NameDescriptionFARDensity (du/ac)Abbrev. NameDescriptionFARDensity (du/ac)ResidentialRL Rural Low This designation is intended to allow limited development of residential estate lots on minimum five-acre lots or using clustering techniques for areas characterized by significant site constraints, (rugged topography, steep slopes, lack of services, limited access, etc.), or areas of important visual and natural resources.-0.2RH Rural High This designation is intended for residential development in areas containing some development constraint features such as, rugged topography, significant natural or visual resources, limited access, etc. Residential uses are characterized by rural large estate lots or clustered single family homes, with significant permanent open space area, consistent with the constraints of the land.-1LLow This designation is intended for residential development characterized by either single family homes on half acre lots or larger, or by clustered single family homes which are sensitive to the natural terrain and minimize grading requirements.-1ML Medium LowThis designation is intended for single family residential development either in standard subdivision form or using clustering techniques to minimize grading and to conserve slopes of twenty percent or greater-2M MediumThis designation is intended for residential development characterized by single family homes in standard subdivision form or innovative designs which utilize clustering, zero lot line, or planned development features. This designation covers a significant portion of the residential acreage in the City and usually occupies areas of generally level topography.-4.0 (5.0 - 7.2 actual*)NLNeighborhood LowThis designation includes single-family neighborhoods at a variety of densities. The purposes are to (a) protect existing single-family areas and provide for infill development within these areas at a similar scale as the surrounding residential context and (b) provide for the development of new single family subdivisions on large vacant properties comparable in scale with existing single-family neighborhoods.-8HHighThis designation is intended for a wide range of residential development types including attached and detached single family units and multiple family attached units. Areas with this designation should exhibit adequate and convenient access to local collector streets and be conveniently serviced by neighborhood commercial and recreational facilities.-7.0 (8.0-14.0 actual*)NMNeighborhood MediumThis designation includes a mix of lower-scaled attached multi-family homes, referred to as “missing middle” housing types, often close to existing or proposed retail and commercial areas-24VH Very HighThis designation is intended for residential development characterized by multiple family attached units and apartment and condominium buildings. It is intended that this category utilize innovative site planning, provide onsite recreational amenities and be located in close proximity to major community facilities, business centers and major arterials.-15 NHNeighborhood HighThis designation includes a mix of attached multi-family housing types, within walking distance of retail, services, and major centers of activity and transit stations.-32N/A N/A No corresponding land use designation - - NMXNeighborhood Mixed DensityThis designation provides for a mix of housing types (such as single family detached, duplex and multiplex, courtyard housing, and townhomes) within a large planned development area, with recreational amenities, community meeting rooms, and/or small neighborhood-serving retail, and extensive open spaces and trail systems.-8Proposed GPCurrent and Proposed General Plan Land Use DesignationsNeighborhood Very Low/EstateHousing developed on large lots, mostly in the areas of some topography where a portion of the lot is slope; estate-type units in planned residential subdivisions with extensive trail systems and open spaces; and on the edges of the City.-2NVLCurrent GPPC ATTACHMENT 211
Abbrev. NameDescriptionFARDensity (du/ac)Abbrev. NameDescriptionFARDensity (du/ac)Proposed GPCurrent and Proposed General Plan Land Use DesignationsCurrent GPCommercialC-1Neighbor-hood CommercialThis designation includes neighborhood shopping centers (approximately 1-5 acres) which provide a limited range of retail goods and services required by residents in the immediate vicinity. It encourages consolidated shopping opportunities including, personal services, convenience stores, eating and drinking establishments, gas stations, banks and other neighborhood serving uses.0.25 - NCNeighborhood CommercialThis designation applies to small parcels, typically 1 to 5 acres in size, providing convenience-type retail, neighborhood offices, and service activities in 1 story buildings designed to serve the immediate neighborhood accessible by car, bicycle, and on-foot.0.35 -Mixed UseMUL Mixed Use LowThis designation provides for neighborhood-serving goods and services and multi-family residential in a mixed-use format (vertical or horizontal) or as stand-alone projects. Buildings in this designation will be designed to be walkable with wide sidewalks, active frontages, and minimal setbacks from the back of the sidewalk.1.5 -MUMMixed Use MediumThis designation provides for a mix of commercial, office, and housing development in buildings with an additional story in height to achieve project feasibility. Buildings will contain active ground floor uses located at or near the sidewalk with housing or office next to or above.2.0 -MUDMixed Use DistrictThis designation applies to larger sized properties developed with a mix of uses that may include buildings developed for a single use (such as retail, office, restaurant, and housing) and/or structures that integrate multiple uses vertically (such as housing above ground level retail). Typically, such projects establish a compact, walkable, “village-like” environment where buildings are grouped along external and internal street frontages and pedestrian-oriented pathways, plazas, and open spaces, with parking located in structures or subterranean. A model for the redevelopment of underutilized commercial centers.2.0 -C-ACommercial Center - AutoThis designation provides for commercial areas with a wide range of retail and service activities (generally larger than 5 acres) . Intended uses include community shopping centers, department stores, furniture and appliance stores, restaurants, automotive uses, office and professional services, and business support services. This designation encourages the grouping of commercial outlets into consolidated centers with direct access to major roads, arterials and/or freeways.0.5 -This designation provides for commercial areas with a wide range of retail and service activities (6-20 acres). Intended uses include community shopping centers, department stores, furniture and appliance stores, restaurants, automotive uses, office and professional services, and business support services. This designation encourages the grouping of commercial outlets into consolidated centers with direct access to major roads, arterials and/or freeways. Sites greater than eight (8) acres that are adjacent to both a freeway interchange and an arterial roadway as identified in the Circulation Element and that are not adjacent to planned residential uses may be developed with retail furniture or appliance stores with attached distribution warehouse facilities at a maximum 0.38 FAR when all other standards of the Zoning Ordinance are met.General CommercialC-20.25 -N/A N/A No corresponding land use designation - -12
Abbrev. NameDescriptionFARDensity (du/ac)Abbrev. NameDescriptionFARDensity (du/ac)Proposed GPCurrent and Proposed General Plan Land Use DesignationsCurrent GPIndustrialIP Industrial ParkThis designation applies to properties developed with multiple industrial (light manufacturing), research and development, offices, and other buildings containing one or more tenant and limited support uses, with surface parking lots. Some areas developed with landscapes and streetscapes to convey a “campus-like” environment. Truck access to individual businesses normally required.1.0 -IF Industrial FlexThis designation applies to properties developed predominately for with uses permitted by “Industrial Park” category allowing the integration of ancillary and a diversity of specialty commercial uses, such as restaurants, brew pubs, copy houses, overnight accommodations, and similar uses that activate the area in the evening and on weekends. Truck routes and hours of operation are limited to prevent conflicts with customers.1.0 -OtherAG-1 Agriculture 1This designation applies to viable agriculture uses located near urban growthareas of the City.- 0.1-0.025AG-2 Agriculture 2This designation is intended for large parcels of agricultural use located in ruralareas, with appropriate buffers in proximity to adjacent urban areas.- 0.025OS-1 Open Space 1This designation identifies those open space lands which contain various development constraints such as slope gradient, soil and geotechnical hazards, plus other environmental concerns, access, and availability of public services. A mineral resource production overlay designation is provided for significant mineral resource deposits as identified by the California Department of Conservation Division of Mines and Geology.- 0.1-0.025 OS-1 Open Space 1This designation identifies those open space lands which contain various development constraints such as slope gradient, soil and geotechnical hazards, plus other environmental concerns, access, and availability of public services. A mineral resource production overlay designation is provided for significant mineral resource deposits as identified by the California Department of Conservation Division of Mines and Geology.-0.1-0.025OS-2 Open Space 2This designation identifies permanent open space areas which function to preserve visual resources and natural areas, buffer communities and provide relief from noise and crowding of urban development, maintain environmentally hazardous areas, etc.- 0.025 OS Open SpaceThis designation identifies permanent open space areas which function to preserve visual resources and natural areas, buffer communities and provide relief from noise and crowding of urban development, maintain environmentally hazardous areas, etc.-0.025S SchoolPublic school sites of all levels, elementary through high school, as well as theMoorpark College facility are all identified by this classification.- - S SchoolPublic school sites of all levels, elementary through high school, as well as the Moorpark College facility are all identified by this classification.--U Utilities This designation identifies major public utility facilities - - U Utilities This designation identifies major public utility facilities--PUBPublic/InstitutionalThis designation identifies public facilities, including: government buildings, libraries, fire stations, non-profit organization buildings, and community service centers but excludes jail facilities--PUBPublic/ InstitutionalThis designation identifies public facilities, including: government buildings, libraries, fire stations, non-profit organization buildings, and community service centers but excludes jail facilities--AG AgricultureThis designation applies to land used for the growing and harvesting of crops andraising livestock.-NCPNeighbor-hood/Community ParkThis designation applies to properties developed for active and passive recreational activity serving a neighborhood or the larger community. Natural open areas may be preserved and integrated into the park. Ideally, a park is located within a quarter mile of every residence.--0.1-0.025PParkThis designation identifies neighborhood, community and regional park facilities in the community. Implementation of the City's park development standards provide for balanced recreational facilities throughout the community.---I-1 / I-2Light Industrial / Medium IndustrialI-1: This designation is intended to provide for a variety of industrial uses withinthe City. Suitable uses include light industrial service, technical research andbusiness office use in a business park context.I-2: This designation is intended to provide for intensive industrial uses includinglight manufacturing, processing, fabrication and other non-hazardous industrial uses. 0.38 (0.3-0.8 actual*)13
Abbrev. NameDescriptionFARDensity (du/ac)Abbrev. NameDescriptionFARDensity (du/ac)Proposed GPCurrent and Proposed General Plan Land Use DesignationsCurrent GPFLDWY FloodwayThis designation identifies the floodway of the Arroyo Simi as identified by the Federal Emergency Management Agency (FEMA). Habitable structures are prohibited.- - FLDWY FloodwayThis designation identifies the floodway of the Arroyo Simi as identified by the Federal Emergency Management Agency (FEMA). Habitable structures are prohibited.--FRWY-R/WFreewayRight-of-wayThis designation identifies the existing right-of-way and portions of future right-of-way for the SR-118 and SR-23 freeways.-- FRWY-R/WFreeway Right-of-wayThis designation identifies street, freeway and railroad rights-of-way within the City. --Specific PlansSP-1Hitch Ranch Specific PlanThe proposed Hitch Ranch Specific Plan encompasses a 270.64-acre site in the rolling hills north of Poindexter Avenue and west of Moorpark Avenue. The Specific Plan intends to construct a primarily residential development with associated park facilities, private recreational facilities, open spaces, and equestrian trails. At this time, the Specific Plan is under review by the City’s staff, and environmental analysis is proceeding. --SP-1Hitch Ranch Specific PlanThe proposed Hitch Ranch Specific Plan encompasses a 270.64-acre site in the rolling hills north of Poindexter Avenue and west of Moorpark Avenue. The Specific Plan intends to construct a primarily residential development with associated park facilities, private recreational facilities, open spaces, and equestrian trails. At this time, the Specific Plan is under review by the City’s staff, and environmental analysis is proceeding. --SP-2Moorpark Highlands Specific Plan IIThe Moorpark Highlands Specific Plan II, adopted June 1999, covers a 445-acre site in the northern section of Moorpark. It guides the phased development of a new residential neighborhood with supporting parks and schools balanced by the preservation of surrounding open spaces. The plan is nearing buildout, with a few residential parcels remaining to be developed.--SP-2Moorpark Highlands Specific Plan IIThe Moorpark Highlands Specific Plan II, adopted June 1999, covers a 445-acre site in the northern section of Moorpark. It guides the phased development of a new residential neighborhood with supporting parks and schools balanced by the preservation of surrounding open spaces. The plan is nearing buildout, with a few residential parcels remaining to be developed.--SP-92-1Carlsberg Specific PlanThe Carlsberg Specific Plan, adopted October 30, 1990, and subsequently amended on September 7, 1994, covers a 500-acre site in the southeastern area of Moorpark. The Specific Plan, which has been substantially implements, includes a mix of uses, including residential, commercial, office/business, as well as recreational and educational facilities. The remaining development activity is centered at the Patriot Commerce Center, where a parcel envisioned for use as a Home Depot remains vacant.--SP-92-1Carlsberg Specific PlanThe Carlsberg Specific Plan, adopted October 30, 1990, and subsequently amended on September 7, 1994, covers a 500-acre site in the southeastern area of Moorpark. The Specific Plan, which has been substantially implemented, includes a mix of uses, including residential (154 acres), subregional retail/commercial/business park (40 acres), open space (220.4 acres), natire preserve (9 acres), park space (6.5 acres) and insitutional (7 acres). The remaining development activity is centered on vacant sites at the Patriot Commerce Center. The GPAC members have recommended Industrial Flex uses for these vacant parcels. They have also recommended --SP-DDowntown Specific PlanThe Downtown Specific Plan, adopted October 7, 1998, and most recently amended July 15, 2020, encompasses the Moorpark Downtown Area and Old Moorpark along and surrounding Moorpark Avenue and High Street. The plan envisions transforming Downtown Moorpark into a vibrant commercial and residential destination in the heart of the City. The Downtown Specific Plan furthers the vision for the overall revitalization of the downtown and implements design standards, guidelines, and a strategy for business attraction and development of the city owned parcels in the downtown area.--SP-DDowntown Specific PlanThe Downtown Specific Plan, adopted October 7, 1998, and most recently amended July 15, 2020, encompasses the Moorpark Downtown Area and Old Moorpark along and surrounding Moorpark Avenue and High Street. The plan envisions transforming Downtown Moorpark into a vibrant commercial and residential destination in the heart of the City. The Downtown Specific Plan furthers the vision for the overall revitalization of the downtown and implements design standards, guidelines, and a strategy for business attraction and development of the city owned parcels in the downtown area. The GPAC members have recommended that the Specific Plan be amended to allow for uses conforming to the Mixed-Use Medium designation along High Street and for uses conforming to the Mixed-Use Low designation along Moorpark Avenue. --*"Actual" indicates average density/intensity of existing development in this category14
MOORPARK GENERAL PLAN LAND USE
CONCEPTS
Summary of comments provided via online mapping activity and in connection with
Public Workshop #2
June 30, 2021
Background
On May 27th, 2021, the City of Moorpark hosted Community Workshop #2: Land Use Concepts as
part of the City’s General Plan Update. During this meeting, the City launched an interactive
mapping activity intended to gain community input into the development of the City’s updated
Land Use Plan. The mapping activity, which was hosted online utilizing the Social Pinpoint
community engagement platform, remained open until June 3rd, 2021, to allow those who were
not able to attend the virtual workshop an opportunity to provide comments and to allow those
who attended the virtual workshop an opportunity to add additional comments.
A total of 197 comments were submitted by participants via the mapping activity, which was
available in English, Spanish, and several other languages through a Google Translate plugin. Input
collected by the activity will be used by the City and the General Plan Advisory Committee (GPAC)
to inform the development of land use alternatives and will also be shared with the Planning
Commission and City Council. Following is a description of how the Social Pinpoint mapping
exercise was carried out and a summary of the results of the activity. All the comments submitted
via the mapping exercise can be viewed in their entirety in the Appendix to this report, along with
the transcript of comments and questions related to land uses that were received during the
workshop via the Q&A feature in Zoom, and comments submitted in writing prior to the workshop
by an individual who was unable to attend.
How was the Social Pinpoint exercise structured?
The Social Pinpoint mapping exercise allowed participants to view a description of the each of
the potential Opportunity Sites identified through the General Plan process thus far, view
existing land use in Moorpark, and provide comments on what future land uses they would like
to see within the Opportunity Sites and throughout the city.
To add comments to the Social Pinpoint map, participants were asked to choose from six colored
pins representing land use categories; residential, commercial, mixed-use, industrial, parks and
open space, and other (which was intended to capture any uses not listed or comments that were
not associated with land use). The site included a description for each land use category and sub-
categories within each of the larger land use categories. Participants were asked to identify
intended land use sub-categories in their comments to help the project team better understand
the specific type of use they envisioned for a particular place in Moorpark. Participants were also
PC ATTACHMENT 3
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able to upload photo examples of a use, place or idea that reflects the type of use they would like
to see in a particular location.
The Social Pinpoint site also included a survey that was intended to gauge participants’ opinions
on how Moorpark should plan to grow through 2050. There are currently provisions in place via
the City’s voter-approved Save Open Space and Agricultural Resources (SOAR) Ordinance that
limits where development may occur in the future. Currently, SOAR limits development to within
the current city boundaries, but it has provisions that allow for expansion of that area. Participants
were asked to vote on how they would like to see Moorpark grow by taking a survey on the Social
Pinpoint site, selecting to either accommodate all future growth within Moorpark’s existing urban
limit line (SOAR boundaries), or plan to accommodate some growth outside of this boundary in
the areas currently protected by SOAR, contingent on voter approval.
What did we hear?
Out of 197 comments received during the mapping exercise period, some consistent themes
emerged, which are provided below. The overall breakdown of all comments by land use
category can be seen in Figure 2.
Figure 1: Social Pinpoint Mapping Exercise Interface
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Out of comments received during the mapping exercise period, 107 comments were placed
inside of Opportunity Site boundaries. Of these comments placed inside of Opportunity Site
boundaries, the number of comments by land use category can be seen in Table 1 below.
Table 1: All Social Pinpoint Comments in Opportunity Site Boundaries by Land Use*
Opportunity Site Residential Commercial Mixed-Use Industrial Parks & Open Space Other Total
Site #1: High Street 0 1 7 0 1 5 14
Site #2: Moorpark
Avenue Corridor 2 0 1 1 0 2 6
Site #3: Mission Bell/Commercial Centers Node 2 3 9 0 1 0 15
Site #4: Moorpark
Plaza/Commercial Center Node and Duncan Ashley
3 9 0 0 0 0 12
Site #5: Industrial District/Enegren Brewing 0 1 0 2 0 0 3
Site #6: Princeton Avenue Industrial/Concrete
Batching
4 0 1 2 4 0 11
27.4% (54)
15.7% (31)15.7% (31)
5.1% (10)
20.8% (41)
15.2% (30)
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
Residential Commercial Mixed-Use Industrial Parks and OpenSpace Other
Figure 2: All Social Pinpoint Comments by Land Use Category
17
Opportunity Site Residential Commercial Mixed-Use Industrial Parks &
Open Space Other Total
Site #7: WDC/Ortho Commercial Center 1 1 0 0 0 0 2
Site #8: Ensign Bickford Adjacent Vacant Property 0 0 0 0 1 1 2
Site #9: Moorpark Campus Plaza 0 2 3 0 0 0 5
Site #10: Varsity Park Plaza 0 3 0 0 0 0 3
Site #11: Patriot Commerce Center Vacant Sites 5 4 0 4 0 1 14
Site #12: Moorpark Marketplace Parking Lot 0 1 0 0 0 0 1
Site #13: PennyMac
Loan Services Parking Lot 0 1 0 0 0 1 2
Site #14: Campus Park Drive Open Space 0 0 0 0 0 0 0
Site #15: Canyon Crest 4 1 1 0 1 0 7
Site #16: Vistas at Moorpark 10 0 0 0 0 0 10
Total Number of Comments Inside Opportunity Site Boundaries 107
*While the comments captured in Table 1 are only those that fell inside of an Opportunity Site boundary, the more detailed analysis on
the following pages includes additional nuance, accounting for comments that were placed near an Opportunity Site boundary, or those
that specifically referenced an Opportunity Site but were placed outside the boundary.
KEY THEMES:
•Residential: Participants recommended a variety of housing types throughout Moorpark,ranging from retaining single-family detached traditional neighborhoods, to missing
middle housing types like attached townhomes, to high density housing options like
apartments and condos. Generally, participants indicated that Moorpark needs diversified,
affordable housing options to appeal to a variety of residents.
•Commercial: Many participants expressed the desire to retain current uses in commercial
centers that have performed well over time, and to fill vacancies in existing commercial
spaces. Proposed new commercial uses included entertainment venues, community-
serving retail and restaurants, and anchors such as a hospital or hotel.
18
•Mixed-Use: Recommendations for a mix of residential and commercial land uses weremost frequently placed in existing commercial or industrial areas in Moorpark, or alongmajor thoroughfares. Many participants expressed the desire for increased street-levelactivation in Moorpark’s core, which could be achieved by adding a mix of medium or
high-density housing, more entertainment options, pedestrian and bike-oriented
amenities, and retail and restaurants that appeal to a diverse audience.
•Industrial: Comments received related to industrial land uses mostly suggest retaining
existing industrial areas in Moorpark, while possibly introducing more flexibility and
diversification into what uses are allowed in industrial areas currently. Many participants
referenced the “Funk Zone” in Santa Barbara as a precedent of a diversified industrial
district.
•Parks and Open Space: Respondents had an array of recommendations to create new or
enhance existing parks, open space and trail amenities throughout Moorpark. Several
participants expressed interest in leveraging the entire Arroyo Simi for a trail or path to
enhance bicycle and pedestrian connectivity both within Moorpark, and to neighboring
communities.
GROWTH STRATEGY SURVEY RESULTS
Participants were asked to vote on how they
would like to see Moorpark grow by taking a
survey on the Social Pinpoint site, selecting
either Option A, to accommodate all future
growth within Moorpark’s existing urban limit
line (SOAR boundaries), or Option B, to plan to
accommodate some growth outside of this
boundary in the areas currently protected by
SOAR, contingent on voter approval. The
survey received a total of 18 responses, the
results of which can be viewed in Figure 3.
38.9% (7)
61.1%(11)
Figure 3: Moorpark Growth Strategy Survey Question
Option A Option B
19
DRAFT OPPORTUNITY SITES
BY OPPORTUNITY SITE
1.High Street Corridor
•14 recommended landuse pins were placedwithin the Opportunity
Site #1 boundary.
•Half of pins
recommended the
mixed-use typology for
this area. Two
participants
recommended the
Vertical Mixed-Use:
Medium (Mb) sub-category, one participant recommended the Mixed-Use Districts (Mc)
7.1%(1)
50.0%(7)
7.1%(1)
35.7%(5)
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
Commercial Mixed-Use Parks and Open
Space
Other
Figure 4: Opportunity Site #1 Comments by Land Use
Category
20
sub-category, and several respondents, while not identifying a sub-category, stated they would like to see an activated corridor that has a diverse mix of restaurants, shops, and entertainment options.
•There was also one pin each recommending commercial uses (citing train noise as a reason
to exclude residential along the corridor) and parks and open space (recommending a
park or school every one-third mile).
•The remaining pins were in the ‘other’ category and ranged in topic from closing High
Street to vehicular traffic and creating a pedestrian-oriented environment, to building a
community pool in the High Street Corridor area.
•While placed outside of the Opportunity Site #1 boundary, there were several additional
pins that specifically referenced the High Street corridor. Two pins recommended a mix of
uses along High Street with the goal of activating and revitalizing the area. The other pin
recommended centrally located parks and open space, designed to draw people into a
true city center.
2.Moorpark Avenue Corridor
•Opportunity Site #2 received 6 recommended land use pins within the area boundary, and
one immediately adjacent to the site.
•Two participants recommended residential land uses along the Moorpark Avenue
Corridor. One respondent recommended the Single-Family Detached – Small Lot Housing
(Rc) sub-category, while the other recommended a residential planned development to
accommodate Moorpark’s housing needs.
•A mix of uses was also recommended by one participant, citing the conversion of houses
along Moorpark Avenue to restaurants and businesses that has occurred already over time.
•One land use pin recommended industrial use for the area, while the other two were in
the ‘other’ category. Two of these participants mentioned Santa Barbara’s Funk Zone as a
precedent for this area (one using the industrial land use category, and one utilizing an
‘other’ pin) as an example of a mixed-use or light industrial/maker district that is close to
a train station.
•Another commenter utilizing the ‘other’ pin recommended exercising sensitivity to the
surrounding neighborhoods if any changes are proposed for this site.
•While the pin was placed outside of the Opportunity Site #2 boundary, another participant
utilized the parks and open space typology to recommend a landmark or art monument
green space at the northwest corner of Los Angeles Ave and Moorpark Ave.
21
3.Mission Bell/Commercial Centers Node
•Opportunity Site #3received a total of 15comments within the
site boundary.
•Two participants
recommended
residential land uses at
this site. One of the
commenters suggested
higher density homes
due to this location’s proximity to High Street and Moorpark Ave, while the other respondent recommended single-family housing on this site.
•Of the three commercial land use comments on this site, one suggested retaining theexisting commercial designation, one recommended the Automobile-OrientedCommercial Center (Ca) sub-category, and one participant recommended a mix of uses.
•Most comments placed within the Opportunity Site #3 boundary recommended a mix ofresidential and commercial uses on this site moving forward. Mixed-use sub-categoriesthat were recommended by participants for this site include Mixed-Use: District (Mc),Vertical Mixed-Use: Low (Ma), and a mix of Pedestrian-Oriented Commercial Center:“Village Environment”, Apartments: 2-Story (Rh), and Apartments: 3-Story (Ri). Several
other participants who recommended mixed-use for this site expressed the desire to see
increased activation of this area, suggesting uses such as family-friendly entertainment
venues, pedestrian-friendly amenities and open space, and small-format retail with second
or third floor residential.
•The participant who utilized the parks and open space pin recommended this site as a
possible location for a community pool and splash pad.
•Two respondents made the distinction between future uses for Mission Bell Plaza versus
Moorpark Town Center within this site, and the need to reevaluate land use for Mission
Bell Plaza, while retaining existing uses at Moorpark Town Center.
13.3%(2)20.0%(3)
60.0%(9)
6.7%(1)
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
Residential Commercial Mixed-Use Parks and OpenSpace
Figure 5: Opportunity Site #3 Comments by Land Use Category
22
4.Moorpark Plaza/Commercial Center Node and Duncan/Ashley
•Opportunity Site #4 received 12 recommendedland use pins within the site boundary.
•All three of the participants who selected theresidential pin for this site mentioned they
would like to see Attached Townhomes (Rg) at
this location. Additionally, two of the
respondents recommended condominiums for
this site, in addition to townhomes.
•Most respondents who submitted a
recommended land use for this site chose
commercial. More specifically, three
participants chose the Automobile-Oriented
Commercial Centers (Ca) sub-category for this
site. Several respondents also suggested
leaving the existing commercial land use at this site as-is moving forward.
5.Industrial District/Enegren Brewing
•Three comments were received within the Opportunity Site #4 boundary.
•Two participants recommended retaining the existing industrial land use, including onecomment specifically suggesting the Industrial Park (Ia) sub-category.
•The third respondent recommended commercial land use for this site moving forward,
citing the Funk-Zone in Santa Barbara as a precedent.
6.Princeton Avenue Industrial/Concrete Batching
•Opportunity Site #6
received 11
recommended land use
comments.
•Four of the comments
recommended
residential land uses on
this site, and all of these
comments
recommended the
Attached Townhomes
(Rg) sub-category.
•One participant recommended mixed-use, indicating that this site could serve as a buffer
between High Street and the northern edge of Moorpark.
25.0%(3)
75.0% (9)
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
Residential Commercial
Figure 6: Opportunity Site #4 Comments by Land Use Category
36.4%(4)
9.1%(1)
18.2%(2)
36.4%(4)
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
Residential Mixed-Use Industrial Parks and Open
Space
Figure 7: Opportunity Site #6 Comments by Land Use Category
23
•Two respondents chose the industrial land use category for this site. One respondent
recommended retaining the existing industrial uses on the site due to its proximity to the
Arroyo and the 118 Freeway, while the other recommended Opportunity Site #6 as a
location for a community crisis team call center for teens and at-risk young adults.
•The remaining four comments on this site recommended parks and open space uses
ranging from walking paths, exercise equipment, and play equipment for children to
undisturbed open space. One participant also suggested adding gateway signage or a
monument at this location.
7.WDC/Ortho Commercial Center
•Two respondents provided recommended land uses for Opportunity Site #7.
•One respondent recommended residential, specifically the Attached Townhomes (Rg) sub-
category.
•The other respondent recommended retaining the existing commercial land use.
8.Ensign Bickford Adjacent Vacant Property
•Opportunity Site #8 received two recommended land use pins within the site boundary.
•One respondent recommended parks and open space for this site, citing the location as a
barrier to future commercial or residential uses.
•The second comment within the site boundary used the ‘other’ land use pin to recommend
this site as a good location for a funeral home or cemetery.
•There was a third pin just outside the Opportunity Site #8 boundary that recommended
residential land use in this area, more specifically the Single Family Detached – Rural (Ra)
sub-category.
9.Moorpark Campus Plaza
•Opportunity Site #9 received five recommended land use comments.
•Two of these comments recommended retaining existing commercial uses at this site. One
participant suggested making this site more of a pedestrian-oriented, village environment,
while the other comment recommended a used college bookstore and second-story,
service-oriented commercial uses moving forward.
•Three of the recommended land use comments suggested mixed-use for Opportunity Site
#9. More specifically, all three participants recommended mixed-use with student housing,
while one participant recommended the Vertical Mixed-Use: Medium (Mb) sub-category.
10.Varsity Park Plaza
•Opportunity Site #10 received three recommended land use comments.
24
•All three of the participants who placed pins on this site recommended retaining existing
commercial uses. One of the participants cited the overall success of this commercial
center over time as reason to retain the existing use. Another respondent commented that
the site faces the challenge of having a school and pharmacy blocking visibility for the rest
of the shopping center. The third respondent recommended this site as a possible future
location for a grocery store.
11.Patriot Commerce Center Vacant Sites
•There were a total of 14
recommended land use
pins placed by
participants within the
Opportunity Site #11
boundary
•Five of the comments
received on
Opportunity Site #11
recommended
residential land uses
moving forward, and all five respondents recommended high density housing types at
this site, citing its proximity to Moorpark amenities, freeway access, and walkability of the
area as key assets for denser housing types, such as townhomes, apartments, or condos.
•Four respondents recommended commercial land uses, three of which recommended this
site as a location for a live music venue(s). The remaining comment recommended a new
hotel for this area.
•Four comments suggested industrial uses for this area in the future, with one
recommending the Diversified Industrial Park (Ib) sub-category, and the other three
suggesting that the existing industrial character of the area be continued on the site, rather
than trying to introduce new residential uses in an existing commercial and industrial area.
•One additional comment was left within the boundary of Opportunity Site #11 utilizing
the ‘other’ pin category, and this participant recommended a mix of commercial and
industrial uses, possibly incorporating entertainment uses to activate the area, like bowling
or miniature golf, but also suggested excluding housing on this site
•While placed just outside the Opportunity Site boundary, another pin that was placed in
the vicinity also recommended industrial uses at this site, more specifically the Diversified
Industrial Park (Ia) sub-category.
35.7%(5)
28.6%(4)28.6%(4)
7.1%(1)
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
Residential Commercial Industrial Other
Figure 8: Opportunity Site #11 Comments by Land Use Category
25
12.Moorpark Marketplace Parking Lot
•One recommended land use pin was placed within the Opportunity Site #12 boundary.
•The participant placed the commercial land use pin in this site, and recommending that
the existing use be retained, as this commercial area has largely experienced success.
13.PennyMac Loan Services Parking Lot
•Opportunity Site #13 received two comments within the site boundary.
•One comment recommended commercial uses at this site moving forward, citing the need
for additional retail in this area of Moorpark.
•The other respondent used the ‘other’ pin to recommend that the existing uses within the
Opportunity Site #13 boundary should be retained.
14.Campus Park Drive Open Space
•While there were no comments received within the Opportunity Site #14 boundary during
the mapping exercise, there were four comments placed in very close proximity to the site
boundary, or that specifically called-out Opportunity Site #14.
•One participant recommended residential land uses at this site, particularly student
housing since the site is adjacent to Moorpark College.
•The remaining three comments recommended parks and open space land uses for this
site. One participant recommended utilizing this site as a gateway to Alamos Canyon, while
another participant suggested this site be used for an urban park that could be utilized by
Moorpark College students. The third parks and open space comment recommended
retaining the existing open space designation at this site.
15.Canyon Crest
•A total of seven participants placed recommended land use pins within the Opportunity
Site #15 boundary.
•Four respondents recommended residential uses on this site moving forward. One
participant recommended the Small-Lot Single Family (Rc) sub-category for this area, while
another participant recommended Single Family Detached – Traditional Neighborhood
(Rb), and another comment suggested either Single Family Detached – Rural (Ra) or other
forms of single family detached housing. The final comment recommended higher density
housing at this site to increase affordability, paired with horse amenities, to build upon the
agricultural heritage of Moorpark and this site’s proximity to horse trails in the area.
•One respondent recommended the Automobile-Oriented Commercial Center (Ca) sub-
category at this site, citing the need for a context-sensitive community anchor or hub for
this area of Moorpark.
26
•Another participant suggested mixed-use at Opportunity Site #15 that could include
condominiums or townhomes, plus community-serving retail such as dry cleaners, coffee
shops, or family-oriented dining.
16.Vistas at Moorpark
•Opportunity Site #16 received 10 comments within the site boundary, which all
recommended residential land uses moving forward
•Respondents suggested a variety of residential sub-categories for this site, including; four
respondents for Single Family Detached – Traditional Neighborhood (Rb), five respondents
for Small-Lot Single Family (Rc), one participant for Tiny Houses (Rd), two respondents for
Multi-Plex Houses (Re), one participant for Courtyard Houses (Rf), two respondents for
Attached Townhomes (Rg), one respondent chose Apartments - 3 Story (Ri), and three
participants recommended Mixed-Density Housing (Rj).
•Additional, more general, comments included providing affordable housing options at this
site for a variety of income levels, incorporating detached single family homes, or utilizing
this site as an opportunity for an agriculture-based residential community.
COMMENTS NOT ASSOCIATED WITH OPPORTUNITY SITES
A number of participant comments were received outside of designated opportunity site areas. A
breakdown of comments received outside of opportunity sites broken out by land use type can
be seen in Figure 9. Additionally, a summary of the comments received for each of the land use
types provided in this mapping exercise can be found below.
Residential
•Respondents offered recommendations for a variety of residential uses throughout
Moorpark.
25.6% (24)
4.4%(4)
10.0%(9)
1.1%(1)
36.7% (33)
22.2% (20)
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
Residential Commercial Mixed-Use Industrial Parks and Open
Space
Other
Figure 9: Comments Outside Opportunity Sites by Land Use Category
27
•Many participants cited the need for a diverse mix of housing types, predominantly multi-family residential uses, throughout Moorpark to accommodate a range of incomes,students, young families, and seniors.
•Several participants cited the Metrolink station as an amenity, and recommended denser,
more affordable residential uses within walking or biking distance of the station, and the
existing amenities on High Street.
Commercial
•The majority of comments recommending commercial uses were placed inside of or in very
close proximity to Opportunity Site boundaries.
•Two comments were placed outside of Opportunity Site boundaries near the 118 Freeway
and Princeton Avenue that recommended an anchor of some kind, like a hotel and/or
convention center or a hospital, in that area.
Mixed-Use
•Several respondents recommended the mixed-use category outside of Opportunity Siteboundaries, primarily along main corridors in Moorpark like Los Angeles Avenue or HighStreet, or close to the Metrolink station.
•Many of these comments more specifically suggested the Mixed-Use: Districts (Mc) sub-category in these areas, with features like dining, retail, and enhanced pedestrian and bicycleamenities. Mixed-use district precedents referenced by participants included Collection atRiver Park in Oxnard, Tin City in Paso, and Westlake.
•There were also several comments recommending a mixed-use senior facility, which could
include amenities such as housing, medical services, an activity center, and a grocery store.
Industrial
•There was one comment recommending industrial land uses placed just outside of the
Opportunity Site #11 boundary. This respondent proposed the Diversified Industrial Park
(Ib) sub-category, and sited Santa Barbara’s Funk Zone as a precedent.
Parks and Open Space
•Many respondents recommended a variety of parks and open space enhancementsthroughout Moorpark to provide the City with additional outdoor, community-focusedamenities. Examples of open space amenities suggested included a disc golf course, placesfor people to safely observe existing amenities like the Sierra-Madre Wildlife Corridor orwetlands, gateway signage or monuments at entrances and exits to the City,
•A key theme that emerged from the comments associated with this land use was the desireto create a pedestrian and bicycle path along the entirety of the Arroyo Simi River inMoorpark. Multiple respondents recommended then connecting this path to existingpaths in the community, creating a more robust open space network throughout the City.One respondent cited the walking and biking trails in Ojai as a precedent for this idea.
28
•Another idea that was referenced by multiple comments was the desire to have a centrally-located open space for community gatherings, a playground, sports fields, a communitypool, and other parks and open space amenities. One participant used Paso Robles Squareas a successful example of this concept.
Other
•There were a wide range of comments provided by participants utilizing the ‘Other’ pin in
the Social Pinpoint mapping exercise.
•One concept that was echoed by multiple comments was the desire to retain existing
agricultural uses where possible throughout Moorpark, as this is a pillar of the community’s
history and identity.
•Another idea that several comments suggested was to build gateway signage or a
monument to welcome people into the City, or to thank people for visiting as they leave
the City.
•A third idea that was voiced both in the Social Pinpoint activity, and during the Community
Workshop event, is to hone in on one or two ‘things’ that Moorpark can become known
for. During the Community Workshop, one participant suggested that Moorpark could
become a wine destination for the region, citing Woodinville, Washington as a precedent.
•There were several comments recommending that the potential for renewable energy landuses, such as solar or wind facilities, should be considered in Moorpark moving forward.
•Written comments provided by a participant prior to Community Workshop #2recommended establishing Specific Plan Areas within the City’s Area of Interest, but outsideof the City’s current SOAR and Sphere of Influence boundaries, to accommodate futuregrowth.1
1 This participant was unable to attend Community Workshop #2, and thus submitted written comments to the City prior to the meeting. The detailed comments and exhibits that were sent to the City ahead of Community Workshop #2 can be found in the Appendix.
29
MOORPARK GENERAL PLAN LAND USE
CONCEPTS SUMMARY APPENDIX
This Appendix to the General Plan Land Use Concepts Summary report contains all the comments
submitted via the Social Pinpoint mapping exercise displayed on a map and in a comprehensive
table, the transcript of comments and questions related to land uses that were received during
the workshop via the Q&A feature in Zoom, and comments submitted in writing prior to the
workshop by an individual who was unable to attend.
30
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86
Community Comments on Land Use Concepts
(Comments Received on Social Pinpoint between May 27 - June 3, 2021)
Source: Moorpark 2021; PlaceWorks 2021
¯Date: 6/8/202102,000 4,000
Feet
City of Moorpark General Plan Update
Comment Type by Land Use Concept
Residential
Commercial
Mixed-Use
Industrial
Parks and Open Space
Other
City Boundary
Opportunity Site
High Street Corridor
Moorpark Avenue Corridor
Mission Bell/Commercial Centers Node
Moorpark Plaza/Commercial Center Node
Duncan/Ashley
Industrial District/Enegren Brewing
Princeton Avenue Industrial/Concrete Batching
WDC/Ortho Commercial Center
Ensign Dixon Adjacent Vacant Property
Moorpark Campus Plaza
Varsity Park Plaza
Patriot Commerce Center Vacant Sites
Moorpark Marketplace Parking Lot
PennyMac Loan Services Parking Lot
Campus Park Drive Open Space
Canyon Crest
Vistas at Moorpark
Existing Land Use
Agriculture
Rural Residential
Single Family Residential
Multi-family Residential
Mobile Home
Commercial Services
General Office
Industrial
Education
Public Facilities
Transportation, Communication, Utilities
Open Space and Recreation
Vacant
Water/Floodway
Right of Way
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31
All Comments Received on Social Pinpoint from Community Workshop #2 (May 27 -
June 3, 2021)
Comment No. Type Opportunity Site (If Any) Comment
Opportunity Site 1
1 Commercial 1. High Street
Mixed use is a fantasy unless residents are deaf of dont mind being woken up at 5;45 by blaring train horns and again at 6:15 every weekday. Small shops and artists' galleries, jewelers, etc. like Forest Ave. in Laguna, CA
2 Mixed-Use 1. High Street Mb. Vertical Mixed-Use: Medium
3 Mixed-Use 1. High Street
For this to become the go to area you need to add fun things that families or friends can enjoy together. We only have eating and drinking as options but this is a town full of young families. add a bowling alley,
small discount theatre, arcade, escape room, fun shops like candy
stores. Yes stuff like this is available in nearby cities but why not keep keep the residents here and spending within our own city?
4 Mixed-Use 1. High Street
Mix of lively commercial (coffee shops / restaurant / pub) with residential. Don't need non-lively businesses like banks, real estate offices, etc. in the High-Street corridor.
5 Mixed-Use 1. High Street Mixed Use.
6 Mixed-Use 1. High Street
Mixed-Use District
Like Los Olivos type of street
7 Mixed-Use 1. High Street Mb. Vertical Mixed-Use: Medium
8 Mixed-Use 1. High Street
Over the years, we have had many stops and starts to the idea of High Street being a destination. Some great places to shop and/or eat have filled some of the existing buildings. It's time once and for all to develop a comprehensive plan for High Street that makes it a walkable destination with shopping, dining, high density housing, with the High Street Theatre as the anchor. This would attract visitors and businesses
alike.
32
Comment No. Type Opportunity Site (If Any) Comment
9 Parks and Open Space 1. High Street
Ideally, the city should have a park or school every one-third mile. The proposed library seems to be building around the deteriorating brick building that currently houses Cesar's carpets. It is silly to build a brand new public facility with an eyesore where a monument should be. Why isn't eminent domain allowing the city to remove that blight and relocate the businesses there to a new address in a business park, or in the case of WIC, in an upstairs or otherwise low traffic business space?
10 Other 1. High Street
High Street is honestly pretty lame (except for The Cactus Patch). Our city leaders have wasted far too much time on trying to make this street
the "heart of our community". Its not going to happen. Its literally right next to a set of train tracks. Its time that our leaders move on from this absurd fantasy of making High Street a hip and cool "Funk Zone" and accept that its just going to be a random street in our town with a handful of random businesses.
11 Other 1. High Street
With so many HOAs having a community pool, I think the idea place for a pool is near downtown where there tends to be less people with access to a pool. This area near the old high school football stadium
would be ideal for a community pool.
12 Other 1. High Street
There are so many things in the work on the other end of High Street,
but this end has businesses that seen less in fitting for the cities vision of High Street.
13 Other 1. High Street Could be a great place for extra High Street Parking.
14 Other 1.High Street
If High Street was closed to traffic, I could see it being used more like The Funk Zone in Santa Barbara. I have really enjoyed the experience in downtown Ventura on Main Street and would like to see something similar in Moorpark for families, dogs, and friends to eat and have fun.
Opportunity Site 2
15 Residential 2. Moorpark Avenue Corridor Rc. Single-Family Detached - Small Lot Housing
16 Residential 2. Moorpark Avenue Corridor
This area looks a bit run down. I love what some of the areas across the street did, but there seems to be less existing character here. Maybe a planned development on this side of the street could add much needed housing in a walkable area and improve the look of Moorpark.
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Comment No. Type Opportunity Site (If Any) Comment
17 Mixed-Use 2. Moorpark Avenue Corridor
I love how some of these homes have been converted into restaurants and businesses. I think it is too busy of a road for traditional houses. Would love to see this continue to transform. I know parking is an issue in this area. Maybe there is a way to add street parking? Might be too tight.
18 Industrial 2. Moorpark Avenue Corridor
Diversified Industrial Park -This would be another location that would be interesting as a "funkzone" type of place. It's walking distance to high street and the train
station. Part of the reason the funk zone is so popular is because it's so
close to the train stop in Santa Barbara.
19 Other 2. Moorpark Avenue Corridor
This area has many land uses now: housing, & some of the most historic markets & small restaurants utilized by nearby downtown communities, so we have to be sensitive to that. A Funk Zone like in Santa Barbara, called "industrial" by another commenter is intriguing but there is little room, so far to seemingly build any synergy since it is so much smaller in area than in SB. No industrial here, but opportunity for maker spaces, artsy things would be neat, if possible. Mixed use?
Maybe, over time
20 Other 2. Moorpark Avenue Corridor
This is a walkable shopping area for local residents. Any efforts to
change the character of this zone should be VERY sensitive to its importance for the neighboring communities.
Opportunity Site 3
21 Residential 3. Mission Bell/Commercial Centers Node
Would be a great place for higher density homes with great proximity to walk to shops and high street. would also love a road here connecting Park to Moorpark Ave. There is a lot of traffic on the access road behind Ralphs.
22 Residential 3. Mission Bell/Commercial Centers Node
This area is an eyesore (no upkeep in landscaping, graffiti, trash) and really needs to be cleaned up. Anything would be an improvement, but I think single family housing would be best. There are already enough
apartments and condos in Moorpark, but a shortage in single family
houses. Also single family neighborhoods are less dense so that would help with the potential for traffic/congestion that some are worried about.
34
Comment No. Type Opportunity Site (If Any) Comment
23 Commercial 3. Mission Bell/Commercial Centers Node
Unlike the Mission Bell Plaza, this (the Moorpark Town Center anchored by Ralph's) has been a largely successful center. However, due to COVID it lost the Grinder (restaurant and sports bar) and outreach for an awesome and outstanding restaurant there would be the main commercial improvement at the NW corner of LA/Mpk road is needed. Would sure be great to attract a restaurant everyone would love to go to! I see NO need nor enough space for mixed use on this parcel.
24 Commercial 3. Mission Bell/Commercial Centers Node Automobile -Oriented Commercial Center
25 Commercial 3. Mission Bell/Commercial Centers Node Make this mixed use.
26 Mixed-Use 3. Mission Bell/Commercial Centers Node
The Mission Bell Plaza quadrant has (sadly) never been a very successful center except for a few businesses. Overall it has been underutilized from almost the start. I think it would benefit for the entire center to be
M3 (mixed use district) and hopefully work with the now new owner to
master plan the mixed use district to include what could be a significant amt of very needed moderate, low, & very low income housing, given all the empty space, plus making it attractive & pedestrian friendly.
27 Mixed-Use 3. Mission Bell/Commercial Centers Node I favor a nice mix of the mixed-use types
28 Mixed-Use 3. Mission Bell/Commercial Centers Node
Mission Bell Plaza should be turned into mixed use. Moorpark Town Center has been a successful commercial area and should be left as-is.
29 Mixed-Use 3.Mission Bell/Commercial Centers Node Mixed use / Courtyard style development with apartments above or alongside small retail.
30 Mixed-Use 3. Mission Bell/Commercial Centers Node Ma. Vertical Mixed-Use: Low
31 Mixed-Use 3. Mission Bell/Commercial Centers Node
I think this area has great promise as a Pedestrian-Oriented Commercial Center - "Village Environment" (Cb), or even a mixed-use commercial center/Rh or Ri apartment mix. Perhaps even one built around or
integrated into an Urban Park. Los Angeles Ave. has the traffic infrastructure to handle more visitors and is located closer to the "core" of the community. I'd love to see something similar to the Village (Woodland Hills) or LAB Anti-Mall, Costa Mesa.
32 Mixed-Use 3.Mission Bell/Commercial Centers Node Mixed Use
35
Comment No. Type Opportunity Site (If Any) Comment
33 Mixed-Use 3. Mission Bell/Commercial Centers Node
This parcel is the Birkenshaw property in the gray and the yellow. The Birkenshaw house should be preserved and made open to the public and could be a bed and breakfast or museum. there needs to be new outreach to the family to try again for a housing mix with the commercial that would go with the house. Lassen should be rerouted to line up with 3rd street using part of the parcel across from NE corner of this parcel. Rest needs to be some kind of housing. Requires
negotiation with family.
34 Mixed-Use 3. Mission Bell/Commercial Centers Node
I agree with the comment about Village Environment. This is a large
retail area that could be mixed use. Many people have been hoping for additional entertainment venues to come to Moorpark, like bowling or family centers. This is the ideal area due to access by vehicles and proximity to downtown.
35 Parks and Open Space 3. Mission Bell/Commercial Centers Node
This could make a good location for the pool people have been asking for forever since there is already one at the gym. It could become an expansion of Poindexter park that has a pool and a splash pad for toddlers.
Opportunity Site 4
36 Residential 4. Moorpark Plaza/Commercial Center Nodeand Duncan Ashley Rg. Attached Townhomes (3 Story)
37 Residential 4. Moorpark Plaza/Commercial Center Nodeand Duncan Ashley Townhomes and/or Condos. It has 3 shopping centers in walking distance that could benefit from housing nearby.
38 Residential 4. Moorpark Plaza/Commercial Center Nodeand Duncan Ashley Townhomes or condos
39 Commercial 4. Moorpark Plaza/Commercial Center Node
and Duncan Ashley
Automobile-Oriented Commercial Centers -Something like the Santa Barbara Public market would be really
interesting here. https://www.sbpublicmarket.com/
40 Commercial 4. Moorpark Plaza/Commercial Center Node
and Duncan Ashley Ca. Automobile-Oriented Commercial Centers
41 Commercial 4. Moorpark Plaza/Commercial Center Nodeand Duncan Ashley Leave this front as commercial. Make the purple part residential.
42 Commercial 4.Moorpark Plaza/Commercial Center Nodeand Duncan Ashley Current usage is probably the highest and best use and should be left as-is.
36
Comment No. Type Opportunity Site (If Any) Comment
43 Commercial 4. Moorpark Plaza/Commercial Center Nodeand Duncan Ashley
Automobile-Oriented Commercial Centers -Something like the Santa Barbara Public market would be reallyinteresting here. https://www.sbpublicmarket.com/
44 Commercial 4. Moorpark Plaza/Commercial Center Nodeand Duncan Ashley
This does not seems to be a candidate location for mixed use or dense residential housing, but I understand council is moving forward with that idea anyway. Consider the ingress and egress required at peak hours at this location. The impact on traffic would pale to the inconvenience trucks cutting through town. And where are all of those
people park their cars on this postage stamp flag lot? Perhaps automotive or other trades (plumbers, electricians, etc.) commercial/light industrial space.
45 Commercial 4. Moorpark Plaza/Commercial Center Nodeand Duncan Ashley
Recommend moving In-N-Out in the under-used space on the north end of the Target parking lot. The current location is obstructive and was not well considered.
46 Commercial 4. Moorpark Plaza/Commercial Center Node
and Duncan Ashley
commercial property owners are using vacant space to write-off against revenues from occupied space. The vacancies are written off a previous rates that are not realistic in the current market. Thus they are rather
discouraged from leasing the space at true market rates. I am an avid tax opponent. But in cases like these, I believe a vacancy tax should be assessed on any retail space vacant for more than a year. The owner may be compelled to demolish a building not leased for a long time.
47 Commercial 4.Moorpark Plaza/Commercial Center Nodeand Duncan Ashley
If Duncan Ashley project gets built it would increase foot traffic to this shopping center. Potential for restaurants and small shops to open up and thrive.
Opportunity Site 5
48 Commercial 5. Industrial District/Enegren Brewing Funk-zone style gathering spots.
49 Industrial 5. Industrial District/Enegren Brewing Ia. Industrial Park
50 Industrial 5. Industrial District/Enegren Brewing keep it industrial. It is doing well in this otherwise undesirable space
Opportunity Site 6
51 Residential 6. Princeton Avenue Industrial/ConcreteBatching
I like the idea of attached townhomes on this site to bring more homes to this side of town. The Princeton Avenue road expansion will allow for a better flow of traffic so we can build higher density on this side of
37
Comment No. Type Opportunity Site (If Any) Comment
town. Attached townhomes are also more affordable, and given that we need to provide more affordable units to bring younger families to Moorpark, I think this would be a great site for a higher density residential community.
52 Residential 6. Princeton Avenue Industrial/ConcreteBatching Rg. Attached Townhomes; This product is attainable for the "Missing Middle".
53 Residential 6. Princeton Avenue Industrial/ConcreteBatching Rg. Attached Townhomes (3-Story)
54 Residential 6. Princeton Avenue Industrial/ConcreteBatching Rg. Attached Townhomes
55 Mixed-Use 6. Princeton Avenue Industrial/ConcreteBatching
Mixed-use community commercial/urban area - some kind of buffer space between High Street and northern edge of Moorpark, particularly if that area is developed further as industrial/commercial park.
56 Industrial 6. Princeton Avenue Industrial/Concrete
Batching
The current land usage should not be changed. The proximity of this area to the 118 FWY and Arroyo creek means that it would make the
most sense to have "unattractive" industrial businesses utilize this space.
57 Industrial 6. Princeton Avenue Industrial/ConcreteBatching
We need a Community Crisis Team Center for our teens and at-risk young adults. Maybe we can start as a call center expanding to services. All volunteer-based (maybe one city employee).
58 Parks and Open Space 6.Princeton Avenue Industrial/ConcreteBatching green space, walking paths, exercise equipment, kids play equipment
59 Parks and Open Space 6. Princeton Avenue Industrial/ConcreteBatching
Urban Park
If a sidewalk is eventually added here, it will be a great spot to walk to.
60 Parks and Open Space 6. Princeton Avenue Industrial/ConcreteBatching
Unmolested open space with perhaps a monument sign saying "thanks
for visiting Moorpark" Have a nice day" "Drive gently" (borrowed from parts of Maryland)
61 Parks and Open Space 6. Princeton Avenue Industrial/ConcreteBatching unmolested open space
Opportunity Site 7
62 Residential 7. WDC/Ortho Commercial Center Attached Townhomes
63 Commercial 7. WDC/Ortho Commercial Center Current land usage should not be changed.
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Comment No. Type Opportunity Site (If Any) Comment
Opportunity Site 8
64 Parks and Open Space 8. Ensign Bickford Adjacent Vacant Property
This space is too isolated from other commercial or residential areas for
this to make sense as either a residential or commercial zone. Ideally it should be left as open space.
65 Other 8. Ensign Bickford Adjacent Vacant Property I have never been up here, but it seems like it would be a good place for a funeral home or even cemetery. Looks peaceful and secluded.
Opportunity Site 9
66 Commercial 9. Moorpark Campus Plaza This location could be turned into a pedestrian-oriented "village environment" commercial center if we can better connect the shopping center to the Moorpark College campus.
67 Commercial 9. Moorpark Campus Plaza
This is a well-designed retail endeavor. I would hope to see a used college book store here. The idea of second story commercial tenants was good, but need to attract insurance agents,
accountant/bookkeeper/tax, franchised investment (Edward Jones, etc.)
and other low foot traffic businesses to fill vacancies. an we compete against nearby cities?
68 Mixed-Use 9. Moorpark Campus Plaza Mb. Vertical Mixed-Use: Medium Include student housing, restaurants, activity centers, etc.
69 Mixed-Use 9. Moorpark Campus Plaza Agree mixed use with student housing.
70 Mixed-Use 9. Moorpark Campus Plaza Mixed Use with Student Housing
Opportunity Site 10
71 Commercial 10. Varsity Park Plaza This has been one of the more successful commercial centers in Moorpark. It should be left as-is.
72 Commercial 10. Varsity Park Plaza
Moorpark Planning Department allowing buildings place at the two very visible corners the school and pharmacy blocking the view of the rest of the shopping center is a disgrace to the design and planning of a retail center. How did this happen? I cringe every time I drive by. I feel sorry for all the failed business that have been there because their
view is blocked. Horrible design allowing that.
73 Commercial 10. Varsity Park Plaza Expand the former pharmacy to allow a grocery store here. This side of
town needs a grocery store.
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Comment No. Type Opportunity Site (If Any) Comment
Opportunity Site 11
74 Residential 11. Patriot Commerce Center Vacant Sites
High density residential - Apartments or townhomes would fit in nicely
here. Located near the freeways. High walkability with 2 nearby shopping centers. Increased foot traffic for food court @ Moorpark Marketplace and could draw restaurants to fill in vacant suites at the Village @ Moorpark shopping center.
75 Residential 11. Patriot Commerce Center Vacant Sites
High density residential - Apartments or townhomes would fit in nicely here. Located near the freeways. High walkability with 2 nearby shopping centers. Increased foot traffic for food court @ Moorpark Marketplace and could draw restaurants to fill in vacant suites at the Village @ Moorpark shopping center.
76 Residential 11. Patriot Commerce Center Vacant Sites High denisty residential - Close to to freeways, shopping, dining and
parks. Very walkable.
77 Residential 11. Patriot Commerce Center Vacant Sites High denisty residential - Close to to freeways, shopping, and dining.
78 Residential 11. Patriot Commerce Center Vacant Sites Residential townhomes or condos or apts
79 Commercial 11. Patriot Commerce Center Vacant Sites On behalf of Isabelle Becker - Can we use a comment to 11 of a multi
like Malibu Cafe- Added by staff SF
80 Commercial 11. Patriot Commerce Center Vacant Sites
Funk Zone with accommodation for live music venues. This area is far enough from housing so evening music wouldn't create problems. (Recall the issues with Rock & Roll Pizza that caused them to leave town).
81 Commercial 11. Patriot Commerce Center Vacant Sites Hotel Site.
82 Commercial 11. Patriot Commerce Center Vacant Sites Malibu cafe - an outdoor venue for medium sized outdoor entertainment
83 Industrial 11. Patriot Commerce Center Vacant Sites Continue with the business park/industrial theme of this area. It would not make sense to add residential or commercial space in the middle of this industrial office park.
84 Industrial 11. Patriot Commerce Center Vacant Sites
Diversified Industrial park
- Like a funk zone or tin city (paso robles)
85 Industrial 11. Patriot Commerce Center Vacant Sites Keep industrial to match neighboring businesses.
86 Industrial 11. Patriot Commerce Center Vacant Sites Keep as industrial, similar to the area around it.
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Comment No. Type Opportunity Site (If Any) Comment
87 Other 11. Patriot Commerce Center Vacant Sites
This is site of the approved Home Depot that never got built but they still own on a long term lease I think. Once that expires, it seems that some comb0 of commercial and/or industrial that would bring in people to the center would be excellent. Even some kind of privately owned & operated recreational business that would allow some of the uses others are requesting, like bowling or miniature golf or some kind of active thing that families could do might be possible. No
housing here tho!
Opportunity Site 12
88 Commercial 12. Moorpark Marketplace Parking Lot
This commercial area is one of Moorpark's most successful. It should be left alone.
Opportunity Site 13
89 Commercial 13. PennyMac Loan Services Parking Lot
Automobile-Oriented Commercial Center
-There are no stores on that side of town.
90 Other 13. PennyMac Loan Services Parking Lot
Current Land use for this area should not be changed. Pennymac currently occupies this office space and employs hundreds of people at this location.
Opportunity Site 15
91 Residential 15. Canyon Crest
Change zoning. Moorpark has enough "McMansions" Small Lot homes - 1200-1600 sq ft homes. Starter homes for young families.
92 Residential 15. Canyon Crest
Rural homes or Single family detached. Continue building up the Moorpark Highlands/Country Club Area
93 Residential 15. Canyon Crest Rb. Single-Family Detached - Traditional Neighborhood
94 Residential 15. Canyon Crest
Would love to see a horse property development with a shared arena and maybe even stables. The proximity to horse trails here is excellent and it would be nice to keep the agriculture feel of the town. Maybe
even doing them at a slightly higher density so they allow a more affordable option for someone who wants to board a horse at their home.
95 Commercial 15. Canyon Crest
Ca - Commercial area. Feel like this could really serve this area of Moorpark well, and help to provide a community hub or anchor for this
41
Comment No. Type Opportunity Site (If Any) Comment
region. Great care would have to be taken not to alter the fundamental "feel" of this neighborhood.
96 Mixed-Use 15. Canyon Crest Multi family Condominiums/townhomes with some retail like dry cleaners, convenience store, coffee shop and family restaurant
97 Parks and Open Space 15. Canyon Crest This hilly area is likely unbuildable and should be left as open space.
Opportunity Site 16
98 Residential 16. Vistas at Moorpark
I think this site should be developed with a mix of residential product types including: traditional SFD (Rb), small lot SFD (Rc), multi-plex housing (Re), and attached townhomes (Rg). I think it is important that we allow higher density residential uses (multi-plex housing and townhomes) on this site so that there are more naturally affordable
housing options in Moorpark for young professionals and young families. We need to ensure there are affordable housing options to bring younger people in
99 Residential 16. Vistas at Moorpark
I don't know what's best in terms of specific residential types; however, I do like the idea of providing a good mix of residence types for all ranges of income and sizes of families, and favoring space for low-to-middle income since we already have higher incomes covered (eg, around Moorpark Country Club).
100 Residential 16. Vistas at Moorpark This zone is best suited for Rb. Single-Family Detached - Traditional Neighborhood or maybe Rc. Single-Family Detached - Small Lot
Housing.
101 Residential 16. Vistas at Moorpark A mix of small lot SF and mulitfamily condo units to allow for homeownership opportunities. Green space and social gathering areas for a neighborhood feel.
102 Residential 16. Vistas at Moorpark Single Family Detached Homes Continue to build in the Moorpark Highlands/Country club area
103 Residential 16. Vistas at Moorpark
Would love to see Rc, Rd, and Rf/Rj spaces here. This could invite a
great range of lower-range income individuals and families, and would feature great access to High Street as a mixed-use area that could
become a strong focal point of community activity and commerce.
104 Residential 16. Vistas at Moorpark Rb. Single-Family Detached - Traditional Neighborhood,
42
Comment No. Type Opportunity Site (If Any) Comment
105 Residential 16. Vistas at Moorpark
This site should accommodate a residential neighborhood consisting of a variety of housing types, including all of the below. At +70 acres, there is a tremendous opportunity to deliver housing that addresses multiple income levels and still preserves open space and parks for the future community: Rb. Single-Family Detached - Traditional Neighborhood Rc. Single-Family Detached - Small Lot Housing
Rg. Attached Townhomes
Ri. Apartments - 3 Story Rj. Mixed-Density Housing
106 Residential 16. Vistas at Moorpark Flatter land here may allow single family detached or other residential. Note: Dense housing need to have adequate parking. I recommend 2 assigned spaces per door and open parking of 0.6 per door
107 Residential 16. Vistas at Moorpark
This would be another great location for an agriculture based community. Maybe a set up like bridal path in Simi? Could be smaller lots, with more shared facilities to allow people to have animals or maybe a community garden?
Comments Outside of Opportunity Sites
108 Residential None Senior living facility
109 Residential None Why do we have a golf course? It's Southern CA where we get little rain.
110 Residential None
If a developer could figure out adequate access to this site, I think it could be a great place for a residential community consisting of a variety of housing types. There is a great view of Moorpark at the top of the property, and I think small lot SFD, mulit-plex housing, and attached
townhomes would work well here.
111 Residential None
Rf Courtyard Houses, Rg. Attached Townhomes, Rh. Apartments - 2 Story, Ri. Apartments - 3 story, Rj. Mixed Density Housing - beyond where distances are reasonably walkable from the Metrolink station, out
to maybe 1 to 2 miles away, higher density residential development could be created oriented around bicycle use as the primary transportation form, possibly served by small local commercial centers. Example: https://missingmiddlehousing.com/types/courtyard-apartments
43
Comment No. Type Opportunity Site (If Any) Comment
112 Residential None
Rf. Courtyard Houses, Rg. Attached Townhomes, Rh. Apartments - 2 Story, Ri. Apartments - 3 Story, Rj. Mixed Density Housing. At distances further than are reasonably walkable from the Metrolink station, out to maybe 1 to 2 miles, higher density residential types oriented around bicycling as the primary transportation mode and possibly containing small commercial areas, are an opportunity for more housing w/o more car traffic.
See https://missingmiddlehousing.com/types/courtyard-apartments
113 Residential None
21 large homes does nothing to solve the houseing affordability issue
Moorpark has. Consider a more dense plan simular to the Pardee homes in Moorpark highlands. Or if even more density is desired, how about condos or town-homes.
114 Residential None This area has hilly terrain with a lot of oak trees but is located fairly close to High Street - could higher density housing types be developed around the oak trees and with sensitivity to the terrain here?
115 Residential None
Re. Multi-Plex Houses, Rf. Courtyard Houses, Rj. Mixed-Density Housing - Residential areas proximate to Moorpark College should be possible to redevelop - if and when opportunity arises - to add more affordable,
smaller units oriented towards Moorpark College student population to
encourage living near the campus.
116 Residential None
Rf. Courtyard Houses, Rg. Attached Townhomes, Rh. Apartments - 2 Story, Ri. Apartments - 3 Story, Rj. Mixed-Density Housing - Beyond where reasonably walkable to Metrolink station, out to maybe 1-2 miles, denser residential typologies oriented around bicycling as the primary form of transportation and containing some small commercial spaces present an opportunity to add housing without increasing car traffic.
117 Residential None Residential units, med to high density
118 Residential None Single Family Detached - Rural
119 Residential None Add mixed use where Dick's Sporting Goods is.
120 Residential None 14 seems like a natural place for student oriented housing. With all the open space near, I think this could be used for a different purpose.
121 Residential None Could any tiny lots homes go in this relatively tiny single family home spot in between the all the multi-family?
44
Comment No. Type Opportunity Site (If Any) Comment
122 Residential None
This is an area we have outgrown. Unfortunately, a small entryway to these housing units was put in years ago. It needs to be redesigned. The apartments have another access way that should be used now that they have put gates in. If they have more than two cars waiting at the gates, the condo residents can't get in or out until they are let in.
123 Residential None This vacant land is a great place for denser housing, such as 2 & 3 story townhomes, given its proximity to High Street.
124 Residential None Would love to see 2 or 3 story townhomes on the vacant parcels along Walnut Canyon Road. This is a great place to build denser housing that would be naturally more affordable for younger individuals.
125 Residential None Single-Family rural expansion
126 Residential None senior or affordable housing
127 Residential None Affordable housing
128 Residential None Student housing area.
129 Residential None Student housing needed.
130 Residential None Low income housing
131 Commercial None Automobile-Oriented Commercial Centers - Something like the Santa Barbara Public market would be really interesting here. https://www.sbpublicmarket.com/
132 Commercial None Make room for Hospital here or somewhere else.
133 Commercial None
This hilltop property is the last property big enough to have a campus-like conference center or major hotel or a combination of those. It has a spectacular view and would be perfect for the types of events such a
place could attract. There is no place big enough yet in Moorpark to have such events right in our own town. This could be IT! Such a project would have to be conditioned to add a road down to princeton ave at nogales and that corner would be a stoplight, for better ingress/egress.
134 Commercial None
This is a horrible space for contemplated residential or mixed use. The impact on the surrounding community would be adversely impacted. For a developer to offer a project with acceptable margin, residential
offering in this space would be very dense, and unfortunately,
45
Comment No. Type Opportunity Site (If Any) Comment
insufficient parking. Only commercial development here seems practical.
135 Mixed-Use None
Mb - Mixed Use Medium and/or M3 Mixed Use Districts - anything
within walking distance (0.25-0.5 mi) of the Metrolink station on the north side of the tracks is ideal for transit oriented mixed use as an extension of High Street. Building for pedestrians and cyclists first to encourage walking and biking as opposed to car use in this environment will allow Moorpark to take maximum advantage of this location without generating too much car traffic.
136 Mixed-Use None
I would like to see this become mixed use where there were also
restaurants and bars - think Tin City in Paso or even Westlake where
they have excellent restaurants in the industrial section.
137 Mixed-Use None
M3. Mixed-Use: Districts
Something similar to the Collection at River Park in Oxnard but including housing on-site
138 Mixed-Use None The downtown high street needs to be completely re-developed into a mixed use project with dinning, shopping and living and revitalize the historic area, make it a place that locals and visitors want to come to.
139 Mixed-Use None Mixed - Use: District
140 Mixed-Use None
This space is sufficient for mixed use development. Developers in California communities are proposing impractical designs that meet the (inadequate) California requirements of 1.6 parking spaces per door
that rely on nearby public parking to meet the parking space minimum.
Ironically, in a nearby town, the residential parking would consume more than 100% of the property parking spaces. This leaves zero spaces for shoppers to patronize the businesses in the development.
141 Mixed-Use None A senior living facility, mixed with an activity center, medical, grocery, conveniences,
142 Mixed-Use None A senior living facility, mixed with an activity center, medical, grocery, conveniences,
143 Mixed-Use None Senior living mixed with medical, grocery, and activities center.
46
Comment No. Type Opportunity Site (If Any) Comment
144 Industrial None Diversified Industrial Park -Like a funk zone/Tin City
145 Parks and Open Space None
Open up the trail along the Arroyo for biking and walking. Connect to existing bike paths in neighboring communities. An example would be the walking/biking trails in Ojai. Please Note: This comment was left by the project team on behalf of a Moorpark stakeholder at her request for a correction.
146 Parks and Open Space None I would like to see our city have a true center - like the Paso Robles square - with a green park, playground, lots of restaurants, breweries, a library, and activities like escape rooms and karaoke.
147 Parks and Open
Space None Add pickleball courts at the Rec Center to support an aging tennis
community.
148 Parks and Open Space None
This could be the staging area for the new NE Open space parcel bought by the city in the last few years that is right next to it and is the gateway to Alamos Canyon from the Moorpark side. I would envision some interpretive exhibits and maps showing the yet to be completed trail system through the ~ 250 acre open space that was envisioned when the city purchased this for permanent protection. Collaboration
with Rancho Simi Rec and Park can help to make this happen sooner.
149 Parks and Open Space None
NWC Moorpark and LA Ave. place a land mark monument leave it open
space across the street from the current McDonalds. We have so few art monuments in the city. This would be a perfect corner to place one.
Tim Saivar AIA President of AIA Ventura County Chapter
150 Parks and Open
Space None
This area should be permanently protected as open space and as part of the wild life corridor. It also represents greatly untapped recreational value. The city can add trails, parking, and bathroom and perhaps build
a boardwalk over some of the aquatic ecosystems with interpretive
signage. This could be a top hiking/recreation destination but in its current state, appears to be largely forgotten and I fear if could get slated for development, which would be a huge mistake.
151 Parks and Open Space None Good option for a disc golf course
47
Comment No. Type Opportunity Site (If Any) Comment
152 Parks and Open Space None Bike path along the arroyo. Connect to the existing bike paths in Camarillo and Simi Valley
153 Parks and Open Space None
Perfect area for a disc golf course. Large open space that would remain mostly undeveloped. Can add walking areas. See the Thousand Oaks Sapwi Trails as an example. Does not need lighting, so it would not affect the nearby observatory
154 Parks and Open Space None Zone 14 should be left as open space.
155 Parks and Open Space None
The current industrial land use should never have been approved; it is right in the wildlife corridor, is in steep terrain that would require
massive grading to destroy the wildlife corridor to Tierra Rejada Valley
even more than already destroyed. That area was in the most beautiful canyon along the arroyo simi and it was filled in due to construction. this land should either be dedicated as open space/wildlife corridor by the owner or else find a way to buy it for permanent public open space.
156 Parks and Open Space None Walking trail along the arroyo, accessible by the Arroyo Vista park.
157 Parks and Open Space None Open up the trail along the Arroyo so people can walk / bike along the entire length
158 Parks and Open
Space None
Urban park - Would be a great place for people to take a break from classes to go
study. You want to try to keep this area light free since it's so close to the observatory.
159 Parks and Open Space None
Do an Arroyo Simi Trail System Master Plan, building off the previously
done feasibility study to go from West (Near Hitch Blvd.) all the way
through town to Eastern Tip abutting Simi Valley for an Arroyo Greenway throughout our city with recreational trails and amenities as appropriate, & interpretive signage where possible. This is long overdue and keeps getting put off. Build the first leg of it asap and get funding to do it all eventually.
160 Parks and Open Space None Do an Arroyo Simi Trail System Master Plan, building off the previously done feasibility study to go from West (Near Hitch Blvd.) all the way through town to Eastern Tip abutting Simi Valley for an Arroyo
48
Comment No. Type Opportunity Site (If Any) Comment
Greenway throughout our city with recreational trails and amenities as appropriate, & interpretive signage where possible. This is long overdue and keeps getting put off. Build the first leg of it asap and get funding to do it all eventually.
161 Parks and Open Space None
Do an Arroyo Simi Trail System Master Plan, building off the previously done feasibility study to go from West (Near Hitch Blvd.) all the way through town to Eastern Tip abutting Simi Valley for an Arroyo Greenway throughout our city with recreational trails and amenities as appropriate, & interpretive signage where possible. This is long
overdue and keeps getting put off. Build the first leg of it asap and get funding to do it all eventually.
162 Parks and Open Space None
Do an Arroyo Simi Trail System Master Plan, building off the previously done feasibility study to go from West (Near Hitch Blvd.) all the way through town to Eastern Tip abutting Simi Valley for an Arroyo Greenway throughout our city with recreational trails and amenities as appropriate, & interpretive signage where possible. This is long overdue and keeps getting put off. Build the first leg of it asap and get funding to do it all eventually.
163 Parks and Open Space None
Do an Arroyo Simi Trail System Master Plan, building off the previously
done feasibility study to go from West (Near Hitch Blvd.) all the way through town to Eastern Tip abutting Simi Valley for an Arroyo Greenway throughout our city with recreational trails and amenities as appropriate, & interpretive signage where possible. This is long overdue and keeps getting put off. Build the first leg of it asap and get funding to do it all eventually.
164 Parks and Open Space None
Do an Arroyo Simi Trail System Master Plan, building off the previously done feasibility study to go from West (Near Hitch Blvd.) all the way through town to Eastern Tip abutting Simi Valley for an Arroyo
Greenway throughout our city with recreational trails and amenities as appropriate, & interpretive signage where possible. This is long overdue and keeps getting put off. Build the first leg of it asap and get funding to do it all eventually.
49
Comment No. Type Opportunity Site (If Any) Comment
165 Parks and Open Space None
Do an Arroyo Simi Trail System Master Plan, building off the previously done feasibility study to go from West (Near Hitch Blvd.) all the way through town to Eastern Tip abutting Simi Valley for an Arroyo Greenway throughout our city with recreational trails and amenities as appropriate, & interpretive signage where possible. This is long overdue and keeps getting put off. Build the first leg of it asap and get funding to do it all eventually.
166 Parks and Open Space None
Do an Arroyo Simi Trail System Master Plan, building off the previously done feasibility study to go from West (Near Hitch Blvd.) all the way
through town to Eastern Tip abutting Simi Valley for an Arroyo Greenway throughout our city with recreational trails and amenities as appropriate, & interpretive signage where possible. This is long overdue and keeps getting put off. Build the first leg of it asap and get funding to do it all eventually.
167 Parks and Open Space None Unmolested open space
168 Parks and Open
Space None
It is a nice some what large park but we really need a larger Community Park one that can accommodate more baseball fields and adding our community pool. See map comment on LA west end to annex property
to add a decent size Community Park for now and in the future. Tim Saivar AIA
169 Parks and Open Space None
I would like to see this area with barriers to protect the residential community from any huge accidents involving Semi trucks. Could be that we use a Planter-type barrier, a monument/sign of some kind drawing attention to the high street area.
170 Parks and Open Space None Wildlife Experience area where the local animal and plant wildlife is exhibited in stations
171 Parks and Open
Space None
These wetlands need safe access to the public to use. Carpinteria has a similar condition that allows the public to cross the railroad tracks and
access the beach. These wetlands are a gem an should be utilize for all. Currently it is just useless land for homeless to live.
172 Parks and Open Space None
NWC of Spring and LA Ave. across the Street from McDonalds perfect city node spot for open space art work monument. Purchase residential lot rezone park open space. Example NEC of Madera Rd and LA Ave. in Simi Valley. Moorpark has very few city nodes of interest. I do enjoy
50
Comment No. Type Opportunity Site (If Any) Comment
the blue line art work in front of the police station we need more art work in our city. Tim Saivar AIA President of AIA Ventura Co.
173 Parks and Open Space None Great place for much needed pickleball courts!
174 Parks and Open Space None I love the amphitheater concept that Hitch Ranch proposed in this area, but I will miss the cows! Maybe there is an Agriculture theme to the play equipment chosen at the park?
175 Parks and Open Space None
This is a city owned open space parcel right in the natural area of the
Arroyo Simi that would lend itself to an awesome "wildlife observation area" and trails close to and then a boardwalk to, along, and near the arroyo itself. See example board walk photo on a sensitive river at Death Valley NP. Ultimately this could be a destination place in city's trail system that would be a great place for whole family to take in nature at its best! I have more pictures of this. Wish could upload more.
176 Parks and Open Space None
Do an Arroyo Simi Trail System Master Plan, building off the previously done feasibility study to go from West (Near Hitch Blvd.) all the way
through town to Eastern Tip abutting Simi Valley for an Arroyo Greenway throughout our city with recreational trails and amenities as appropriate, & interpretive signage where possible. This is long overdue and keeps getting put off. Build the first leg of it asap and get funding to do it all eventually.
177 Parks and Open Space None This are should be city annex to provide hiking trails from Moorpark College before it becomes the college expansion parking lot.
178 Other None
Explore potential for renewable energy land use (e.g. solar) - I'm aware that this area is relatively near an electric substation on Poindexter/Los Angeles Avenue so it's located ideally near higher-intensity grid
infrastructure.
179 Other None Institutional - Possible future college expansion? Possibly integrate with the idea of park space as recommended by other comment.
180 Other None City's GP map shows this as rural low density (1DU per 5 acres). This and the parcels next to it on both sides and to Walnut Canyon Road are all
51
Comment No. Type Opportunity Site (If Any) Comment
part of the ranching past of early Moorpark and staff should reach out to the landowners to participate in GP update process.
181 Other None
City's GP map shows this as rural low density (1DU per 5 acres), not just vacant with no designation. This and the parcels next to it to Walnut Canyon Road are all part of the ranching past of early Moorpark and staff should reach out to the landowners to participate in GP update process. For this one, I am pretty sure that the long time owners still live there, but maybe not.
182 Other None
City's GP map shows this as rural low density (1DU per 5 acres), not just vacant with no designation. This and the parcels next to it to Walnut
Canyon Road are all part of the ranching past of early Moorpark and staff should reach out to the landowners to participate in GP update process.
183 Other None
Current land use GP designation here is NOT vacant. it is OS-! (1 DU per 10-40 acres) and this is a working horse ranch with people living there who have owned the property for years. Staff should reach out to the owners to involve them in GP update process.
184 Other None
Would prefer this particular location to remain agricultural. I love seeing the cows. I do not believe Moorpark should add anymore housing until
traffic issues with RR tracks and the 2 highways. It takes longer and longer every year just to get to the grocery store. It is turning into the valley.
185 Other None Place a monument sign Welcome To Moorpark Tim Saivar AIA
186 Other None
The housing plan here met the developers expectations. Kudos to the council for not allowing their sucker punch. In the end, this is not the type of project Moorpark should entertain. please see my email to Doug.
187 Other None
Moorpark should add an architectural monument welcome to city sign. Complete the improvements to match what Simi Valley did with
sidewalks and bike lanes. It is a disgrace the transition from Simi Valley into Moorpark. We can do better.
188 Other None Moorpark City needs to take over this intersection from Cal Trans it is a mess. Dedication should occur to widen the south bound Collins drive on the West side. Signalization of that intersection needs to be studied
52
Comment No. Type Opportunity Site (If Any) Comment
and revised. Tim Saivar AIA
189 Other None This side of Moorpark needs a grocery store. I don't know where it would work on the college side of town,
190 Other None Hospital location
191 Other None Would love to see this road get built. I think it would help connect the two sides of town and give easier access to the freeway for the highlands area.
192 Other None
General comment... 1st) I would like Moorpark to have 1-2 (maybe 3) things are are known for that bring individuals, families, and business here to spend and make money. Let the 2050 Vision Statement guide
what becomes our 1-3 things... 2nd) I like having a large mix of property
types within all the different land use categories -- something that everyone or every business can say "this ones just right", like Goldilocks. The mix maps to our Vision Statement for equity, inclusion and safety.
193 Other None Put in wind mills to capture winds Moorpark gets. Could generate funds for the city. Not sure where to put my pin.
194 Other None
Do an Arroyo Simi Trail System Master Plan, building off the previously done feasibility study to go from West (Near Hitch Blvd.) all the way through town to Eastern Tip abutting Simi Valley for an Arroyo Greenway throughout our city with recreational trails and amenities as appropriate, & interpretive signage where possible. This is long
overdue and keeps getting put off. Build the first leg of it asap and get funding to do it all eventually.
195 Other None
There needs to be one or two LIVE community workshops, and not just online, to be able to really discuss with the community in person about ideas for these land use categories. I realize that COVID made this hard and his tool is a nice attempt but it should NOT completely replace talking to people in person. I mean a half day or more workshop
several times so people can choose what day they go with plenty of
time to plan and get it on their calendar. Pause the process to allow the
LIVE input!
53
Comment No. Type Opportunity Site (If Any) Comment
196 Other None
This area south side of LA Ave. should be annex west to the drainage storm drain just before Montair Dr intersection. We should extend SOAR boundaries in this area. Study should be made for a Community Park larger than Arroyo Vista Park. This would be a gateway park to the city providing the much needed Baseball fields Community Pool. Now and in the future to allow a needed larger Community Park to serve Moorpark.
Tim Saivar AIA
President of AIA Ventura Co.
197 Other None
I know that many in the community with the loudest voices & those who hold some sort of office/chair/committee, etc like to advocate for keeping/highlighting/focusing on the city’s agrarian roots, but it is my hope that we can look to the 21st century as we plan & develop because our kids need a place to continue their educations, find living wage+ jobs, affordable housing, & a place to raise their families that allows to contribute & participate in the society they
live in & not a bygone one.
54
Questions and Answers Summary from Community
Workshop #2
Q: What is the link to the Social Pinpoint site?
A: https://generalplan2050.mysocialpinpoint.com/moorpark-general-plan-land-use-concepts#/
Q: What is the plan for addressing the commercial truck traffic passing through the center of
Moorpark on LA Ave.?
A: Thanks for the question! Tonight's workshop is about land use but we will be discussing
traffic and circulation later this year!
Q: What is low and moderate (income) for a couple (two people)?
A: We have the 2020 income limits listed on our website here:
https://www.moorparkca.gov/157/First-Time-Home-Buyer-Program. Low for a couple is $72,300.
Moderate is $93,900.
Q: My and my family of four have to leave Moorpark to eat at decent restaurants. We also have
to leave for any and all entertainment and shopping.
A: Think about where you may want to have some of those amenities and experiences and drop
them on the map during our land use exercise!
Q: Moorpark is NOT known or famous for anything. We need something to put us on the map.
Q: Has the missing middle housing typology been considered as an allowable land use within
existing residential neighborhoods and for new neighborhoods?
A: Great question! We'll present some "missing middle" options for you to drop on our map
wherever you'd recommend those developments.
Q: Would it be possible to have a community garden?
A: Great suggestion. We are about to start the exercise where you can add that suggestion and
show us where you might think such garden could go in the future.
Q: What is the status of AB properties north of Edison site that was approved in about 1997-
1998 and has not been developed at all? Was this considered as an Opportunity Site or not?
A: The final map for that project was approved by City Council earlier this month - still "moving
forward"!
Q: How much growth are we trying to accommodate? I would like to limit growth in order to
maintain our rural atmosphere and maintain open space.
A: The exercise is open to your opinions and considerations. We are looking for guidance about
land uses tonight. Please include your thoughts on the map.
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Q: Will we be discussing and going over Opportunity Sites as a group tonight?
A: Opportunity sites are identified on the map with a description of each, but we'd not planned
to walk through each one. If you'd like that overview, check out the last few GPAC meetings
where we reviewed Opportunity Sites.
Q: Mixed use around a college. Commercial and residential. Make it a fun place to walk around
and people will come.
A: Please share your comments on the map as well. We will compile the map comments at the
end of the exercise.
Q: I understand that we will have growth, but I think Moorpark has 5 significant aspects that
make it particularly attractive: 1. We have 35k population, rather than Simi/T.O. at 130k 2. We
have a rural feel, with farms, nurseries, and horses 3. We have a train station with
Metrolink/Amtrak 4. We have Moorpark College (one of the best in the nation) and 5. We have
historic High Street with it's genuine history which many communities spend millions to
emulate! Thus, I ONLY want to talk about development/housing to the extent necessary.
A: Would you like to include on the map or would you like to submit written comments here or
in email? You can also email us at info@moorparkgeneralplan.com
Q: I am interested in an area to walk along the Arroyo. Is #6 an appropriate area?
A: You're welcome to place your pin anywhere on the map, you don't need to fit in within an
opportunity area.
Q: If we are discussing how/where to develop, I would like parameters on how much population
growth we are attempting to accommodate.
A: At this point however much or little you want. We're looking at property within Moorpark
and potential development.
Q: I would like to see the historic train depot facade largely maintained, but made useable. I
would love to see the inside, and would welcome the opportunity to go there for food,
entertainment, a beer, a coffee, etc. Examples of such use include a compound in Amsterdam
and one in Columbus, Ohio.
A: Thank you.
Q: I am willing to give input on mixed-use or tiny houses, but only to the extent needed. My
goal would be to grow smartly, but also slowly. I LIKE open space and undeveloped lots! Thus, I
don't want to talk about all the possibilities and places for potential development.
A: Thank you.
Q: I very much appreciate the input of the wildlife corridor. This would be a priority for me NOT
to develop. But I am not aware/educated about these things, and wish I were.
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A: Thank you.
Q: Are there any plans to put in windmills outside the city?
A: Answered live.
Q: Are you planning on changing the parking situation on High St?
A: Parking is established in the zoning code. The General Plan set goals and policies regarding
parking but that would have to be discussed and pursued as a separate project.
Q: I would like to see the zoo expanded
A: The zoo is managed by Moorpark College - we don't really have a say in their facility but
please at the comment and we'll pass it up to them!
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Written Comments Received - Community Workshop #2
I am unable to attend the Community Workshop due to a long-standing prior commitment out
of town. When the Land Use meeting changed from May 18th to the 27th, an unavoidable
conflict prevented my attendance. Accordingly, I will provide my input in writing so that it can
be part of the record, and will focus on a change to our Sphere of Influence, Circulation driven
Specific Plan proposals, and specific Opportunity Sites. Perhaps the highlights could be reported
by staff so that the general public can be aware of these recommendations.
Our City has no Sphere of Influence boundary to accommodate healthy and reasonable growth
& development over the next 30 years like every other City in the County has. We should be the
land use determining agency for areas around, but outside of our City boundaries, not the
County. Local control and self-determination were compelling reasons for incorporation as a
City in 1983-84. The County and LAFCO failed to provide a Sphere of Influence at that time
though. We need to do some long-range planning that provides us with areas of reasonable
future growth within Moorpark's Area of Interest. Once that is accomplished through this
General Plan Update, we can then petition LAFCO for a revision to our Sphere of Influence, witch
currently is co-terminus with our City Limit boundary. To that end I am providing the following
recommendations as depicted on the attached Land U se/Spere of Influence Map. This can be
accomplished without any changes to the County or City SOAR ordinances. Any future
consideration of those would be via a separate and distinct public process. Traffic is a major
community concern so each of these expanded Sphere Specific Plan areas is circulation
improvements driven, as depicted on the attached conceptual Circulation Plan.
The Northern expansion area is proposed as a Planned Community Specific Plan area and
primarily consists of J.G. Leavens LLC property, locally known as Leavens Fairview Ranches. The
proposed Sphere of Influence adjustment in this location would allow for Leavens property
ownership to begin a long range planning process over perhaps the next 10-20 years which
would allow a well-planned, transitional urban area to ultimately annex to the City of Moorpark.
Leavens ownership must consider the alternative to citrus and avocado ranching in the future
due to the ever increasing cost of water, the threat of the Asian citrus psyllid, and the estate
planning processes wherein the heirs and beneficiaries of the Leavens/Schwabauer families are
no longer interested in farming long term. J.G. Leavens LLC property owners are ready to begin
consideration of becoming part of the City of Moorpark. I will be prepared to discuss the
potential benefits to the City at the next Land Use & Circulation meeting, such as the important
extension of the SR 23 Freeway connection to Broadway taking N/S truck traffic off of downtown
streets. A conceptual Specific Plan-Planned Community map of the Leavens property indicates
how the 751-acre ranch could be included within the City.
58
The Eastern proposed Specific Plan area likewise facilitates an important circulation connection
between Los Angeles A venue & Collins Drive, and can provide for additional industrial land use
that we need for the future. Conceptual Circulation Plan attached.
The Western proposed Specific Plan areas provide for a logical build out of our City and will help
facilitate important circulation improvements, the potential for truck scales, additional industrial
land use and meet future housing needs. The extension of the North Hills Parkway West to
Grimes Canyon Road and beyond is an important future circulation link to SR 118 that would
not have to cross UPRR tracks, an important public safety benefit that could be facilitated by
these Specific Plan areas. Conceptual Circulation Plan attached.
In addition to the above, there are four additional Opportunity Areas that I would recommend
you consider in your deliberations. Each is delineated on the attached Land Use/Sphere of
Influence map.
The first is a recommendation to add an Industrial land use designation to a portion of the
Specific Plan 1 (Hitch Ranch) area West of Gabbert Road contagious to the existing North Hills
Industrial Park (under development). This is a logical land use for property that is bounded by
66kv high tension lines & towers, the SCE substation, the UPRR tracks and the proposed North
Hills Parkway. This land use would further facilitate the North Hills Parkway improvements for
the area.
The second is a portion of commercially zoned property North of Los Angeles Avenue North of
the Ralph's shipping center, at the West side of Moorpark Avenue at 3rd Street. A proposal for
very high-density housing failed to secure City approval a few years ago when the applicant
could not reach agreement on a Development Agreement. The Very High Residential land use
designation is a logical land use for this property to accomplish important housing needs in the
City, particularly in the downtown area, and because there is an abundance of commercial land
currently designated in the City.
The third is an industrial zoned flat, hilltop property located just east of the inside curve of the
23/118 Freeway overcrossing bridges. This would be a perfect location for a 5-star hotel and
convention center, with top tier restaurants. The 360-degree views would be extraordinary, and
the economic benefits to our City would be an asset. I recommend it be redesignated C-2
General Commercial.
The fourth is an 87-acre property in Gabbert Canyon just below Moorpark Country Club Estates
and above the proposed North Hills Parkway. A proposed 50 Residential Equestrian lot project
was previously Pre-Screened and approved by the City Council in 2010. The project did not go
forward due to the economic downturn of 2008, and the Pre-Screen expired. The existing land
use designation is Rural Low 5-acres. The recommended change to Residential Medium Low
would allow the residential equestrian project, a horse keeping neighborhood with trail
connections between MCC Estates and south to the Arroyo Simi. Access would be via a new
59
North Village Drive to the NHP with no connection to a gated Gabbert Road except for
emergency vehicles and disaster evacuation. Site Plans 1 & 2 are attached for reference.
Respectfully submitted,
John Newton
159 Moonsong Court
Moorpark, CA 93021
newtoncnslt@msn.com
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61
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63
64
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Current General Plan Land Use
AG-1, Agriculture
RL, Rural Low Density Residential (1 du/5 ac)
RH, Rural High Density Residential (1 du/1 ac)
L, Low Density Residential
ML, Medium Low Density Residential
M, Medium Density Residential
H, High Density Residential
VH, Very High Density Residential
OS-1, Open Space 1 (1 du/10-40 ac)
OS-2, Open Space 2 (1 du/40 ac)
P, Park
S, School
PUB, Public/Institutional
U, Utilities
FLDWY, Floodway
C-1, Neighborhood Commercial
C-2, General Commercial
I-1, Light Industrial
I-2, Medium Industrial
SP1, SP2, SP9*, or SP92-1
SP-D, Downtown Specific Plan*
ROW, Freewa y or Right of WaySource: Moorpark 2021; PlaceWorks 2021
¯0 2,000 04,00
Feet
City Boundary
Opportunity Site Boundary
Moorpark Preliminary Land Use Ideas for Opportunity Sites
11/14/2021
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9
10
136
1
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3
8
15
14
16
4
12
7
11
*The uses and densities/intensities for Sites 1, 2, 11, 12 and a portion of 6 are governed by the applicable Specic Plan.
Site 1: High Street Corridor*
MUM - Mixed Use Medium
Site 2: Moorpark Ave Corridor*
MUL - Mixed Use Low
Site 3c: Tuscany Square/
Village Retail Area
C-A - Commercial Center-Auto
Site 4c: Moorpark Plaza
NC - Neighborhood Commercial
Site 5: Industrial District/
Enegren Brewing
IF - Industrial Flex
Site 6: Princeton Ave
Industrial/Concrete Batching*
IP - Industrial Park, or
NMX - Neighborhood Mixed
Site 11: Patriot Commerce
Center Vacant Sites*
IF - Industrial Flex, or
MUD - Mixed Use District
Site 10: Varsity Park Plaza
NC - Neighborhood Commercial
Site 16: Vistas at Moorpark
NMX - Neighborhood Mixed
Site 15: Canyon Crest
NVL - Neighborhood Very Low, or
NMX - Neighborhood Mixed
Site 7: WDC/Ortho Commercial
Center
C-A - Commercial Center-Auto, or
MUD - Mixed Use District
Site 8: Ensign-Bickford Adjacent
Vacant Property
OS - Open Space, or
NVL - Neighborhood Very Low/Estate
Site 12: Moorpark Marketplace
Parking Lot*
C-A - Commercial Center-Auto, or
MUD - Mixed Use District
Site 9: Moorpark Campus
Plaza
C-A - Commercial Center-Auto, or
MUD - Mixed Use District
Site 13: Penny Mac (incl.
parking lot)
IP - Industrial Park, or
IF - Industrial Flex
Site 3b: Moorpark Town Center
MUD - Mixed Use District, or
C-A - Commercial Center-Auto
Site 3a: Mission Bell
MUD - Mixed Use District
Site 4a: Duncan Ashley
MUM - Mixed Use Medium, or
NH - Neighborhood High
Site 4b: Commercial Center
MUM - Mixed Use Medium, or
C-A - Commercial Center-Auto
Site 17: Special Needs Housing
Study Site
NM - Neighborhood Medium, or
NMX - Neighborhood Mixed
Site 18: Hilltop Site
CTC - Commercial Town Center
Tierra Rej a da R d Spring RdP r i n c e to n A v e
Peach Hill Rd
Campus Park DrWalnutCanyonRd
Moorpark AvLos Angeles Ave
eHigh St PrincetonAvGrimesCanyonRdArroyo DrCollinsDrePC ATTACHMENT 4
66
Moorpark Preliminary Land Use Ideas for Opportunity Sites
A “menu” of preliminary land use categories was used by the General Plan Advisory Committee (GPAC) in brainstorming land use plan concepts and alternatives for Opportunity Sites in Moorpark as part of a day-long workshop that occurred on July 10, 2021. The
following “menu” describes each preliminary category, examples of permitted land use types, typical standards for density (units per acre)/intensity (floor area ratio), and correlation with existing General Plan Land Use map designations.
11/14/2021
ABBR. NAME DESCRIPTION GENERALLY ALLOWED USES TYPICAL INTENSITY CURRENT GP DESIGNATIONS
Residential
NVL Neighborhood Very Low/
Estate
Housing developed on large lots, mostly in the areas of some topography where a portion of the lot is slope; estate-type units in planned residential
subdivisions with extensive trail systems and open spaces; and on the edges of the City.Single-family homes, Accessory Dwelling Units, public facilities such as parks and schools Up to 2.0 dwelling units
per acre Medium Low Residential, 2.0 du/ac
NL Neighborhood Low
This designation includes single-family neighborhoods at a variety of densities. The purposes are to (a) protect existing single-family areas and
provide for infill development within these areas at a similar scale as the surrounding residential context and (b) provide for the development of new
single family subdivisions on large vacant properties comparable in scale with existing single-family neighborhoods.
Single-family homes, Accessory Dwelling Units, public facilities such as parks and schools 2.0 to 7.2 dwelling units
per acre
Medium Density Residential, 4 du/ac [Note: Existing densities in areas currently
mapped with this designation range from 5.0 to 7.2 du/ac]
NLM**Neighborhood Low
Medium
This designation includes a variety of detached and attached housing units, located and designed to complement and transition with single-family
residential neighborhoods.
Small lot single-family, duplexes, triplexes, fourplexes, rowhouses, and townhomes; Accessory Dwelling
Units, public facilities such as parks and schools
7.2 to 12.0 dwelling units
per acre
High Density Residential, 7 du/ac [Note: Existing densities in areas currently
designated on the Land Use Plan for this category range from 8.0 to 14.0 du/ac]
NM Neighborhood Medium
This designation includes a mix of lower-scaled attached multi-family homes, referred to as “missing middle” housing types, often close to existing
or proposed retail and commercial areas.
Small lot single-family, townhomes, rowhouses, duplexes, triplexes, fourplexes, courtyard housing, and
walk-up multi-family buildings of 2 stories in heights; Accessory Dwelling Units, public facilities such
as parks and schools
12.0 to 24.0 dwelling units
per acre
High Density Residential, 7 du/ac [Note: Existing densities in areas currently
designated on the Land Use Plan for this category range from 8.0 to 14.0 du/ac]
NH Neighborhood High
This designation includes a mix of attached multi-family housing types, within walking distance of retail, services, and major centers of activity and
transit stations.
Townhomes, rowhouses, courtyard housing, and multi-family buildings of up to 3 stories in height;
associated recreational amenities, public facilities such as parks and schools
24.0 to 32.0 dwelling units
per acre Very High Density Residential, 15 du/ac
NMX Neighborhood Mixed/
Planned Development
This designation provides for a mix of housing types within a large planned development area, with recreational amenities, community meeting
rooms, and/or small neighborhood-serving retail, and extensive open spaces and trail systems.
Single-family homes, small lot housing, townhomes, rowhouses, courtyard housing, and multi-family
buildings of up to 3 stories in height; associated recreational amenities, public facilities such as parks
and schools
Up to 8.0 dwelling units
per acre averaged over the
entire property
Specific Plan
Commercial
NC Neighborhood Commercial
This designation applies to small parcels, typically 1 to 5 acres in size, providing convenience-type retail, neighborhood offices, and service activities
in 1 story buildings designed to serve the immediate neighborhood accessible by car, bicycle, and on-foot.
Up to 0.5 floor area ratio
(FAR)Neighborhood Commercial, 0.25 FAR
C-A Commercial Center-Auto
This designation applies to properties developed for single and/or multi-tenant commercial and office buildings set back from street frontages, with
surface parking and primary access by the automobile and few pedestrian-oriented amenities such as plazas and walkways.
Retail commercial, grocery and drug stores, restaurants, movie theaters, offices, personal services,
hotels, automobile sales and repair, and similar uses. Residential is not a permitted use.Up to 0.5 FAR General Commercial, 0.25 FAR
CTC Commercial Town Center
This designation applies to properties developed for multiple commercial and/or office buildings oriented to street frontages and internal plazas
and public spaces. Promotes walkability and patronage of multiple businesses. This is a contemporary model for the redevelopment of automobile-
oriented commercial centers.
Retail, restaurants, movie theaters, offices, hotels, recreation, and other “experiential” establishments,
hotels, and amenities for children. Residential is not a permitted use.Up to 0.75 FAR General Commercial, 0.25 FAR
Mixed-Use
MUL Mixed Use Low
This designation provides for neighborhood-serving goods and services and multi-family residential in a mixed-use format (vertical or horizontal) or
as stand-alone projects. Buildings in this designation will be designed to be walkable with wide sidewalks, active frontages, and minimal setbacks
from the back of the sidewalk.
Retail, restaurants, commercial uses (such as banks or real estate offices), residential in multi-family
buildings, or attached single-family units (e.g., townhomes), live/work, public facilities such as
community centers and libraries
Up to 1.5 FAR Neighborhood Commercial, 0.25 FAR
MUM Mixed Use Medium
This designation provides for a mix of commercial, office, and housing development in buildings with an additional story in height to achieve project
feasibility. Buildings will contain active ground floor uses located at or near the sidewalk with housing or office next to or above.
Retail, restaurants, commercial uses (such as banks or real estate offices), residential in multi-family
buildings, or attached single-family units (e.g., townhomes), live/work, public facilities such as
community centers and libraries
Up to 2.0 FAR Neighborhood Commercial, 0.25 FAR
MUD Mixed Use District
This designation applies to larger sized properties developed with a mix of uses that may include buildings developed for a single use (such as
retail, office, restaurant, and housing) and/or structures that integrate multiple uses vertically (such as housing above ground level retail). Typically,
such projects establish a compact, walkable, “village-like” environment where buildings are grouped along external and internal street frontages
and pedestrian-oriented pathways, plazas, and open spaces, with parking located in structures or subterranean. A model for the redevelopment of
underutilized commercial centers.
Retail, restaurants, commercial uses (such as banks or real estate offices), residential in multi-family
buildings, or attached single-family units (e.g., townhomes), live/work, public facilities such as
community centers and libraries
Up to 2.0 FAR Neighborhood Commercial, 0.25 FAR
Industrial
IP Industrial Park
This designation applies to properties developed with multiple industrial (light manufacturing), research and development, offices, and other
buildings containing one or more tenant and limited support uses, with surface parking lots. Some areas developed with landscapes and
streetscapes to convey a “campus-like” environment. Truck access to individual businesses normally required.
Light industrial, research and development, business offices, entertainment production, technology, bio-
medical, supporting uses (such as copy houses and employee-serving coffee shops and restaurants)Up to 1.0 FAR Light and Medium Industrial, 0.38 FAR
IF Industrial Flex
This designation applies to properties developed integrating a diversity of specialty commercial and small-scale hotels with uses permitted by
“Industrial Park” that activate the area in the evening and on weekends. Truck routes and hours of operation are limited to prevent conflicts with
customers.
Light industrial, research and development, business offices, entertainment production, technology, bio-
medical, commercial (health clubs/gyms, restaurants, coffee shops, financial institutions), specialty
(brew pubs, wine tasting, performance entertainment) uses, and small-scale/boutique hotels
Up to 1.0 FAR Light and Medium Industrial, 0.38 FAR
IL**Industrial-Large Format
and Logistics
This designation applies to properties developed for large format industries generally exceeding 200,000 square feet of building area and are typically
used for major manufacturing, warehousing, and distribution activities. Often these uses require significant areas set aside for truck access and
loading of goods and materials.
Manufacturing, warehousing, logistics and distributive facilities, research and development, offices,
ancillary supporting uses.Up to 1.5 FAR Light and Medium Industrial, 0.38 FAR
Parks and Open Space***
OS** Open Space
This designation identifies permanent open space areas which function to preserve visual resources and natural areas, buffer communities and
provide relief from noise and crowding of urban development, maintain environmentally hazardous areas, etc.N/A N/A Open Space 2
UP** Urban Park
This designation applies to properties developed for small parks, typically one acre or smaller, integrated into higher density areas of a community.
Often accommodates play equipment, water amenities, outdoor performance facilities, and similar facilities.N/A N/A Park
NCP**Neighborhood/Community
Park
This designation applies to properties developed for active and passive recreational activity serving a neighborhood or the larger community. Natural
open areas may be preserved and integrated into the park. Ideally, a park is located within a quarter mile of every residence.N/A N/A Park
**These land uses were considered by the GPAC, but not recommended for an opportunity site and therefore not depicted on the map.
***It should be noted that the City may be precluded from designating private properties for these uses in the Land Use Plan due to the legal implications for “takings” of private property. However, for the purposes of the land use planning exercise it is acceptable to identify general areas for which the GPAC considers that there is a need or opportunity for the above uses.
Small format grocery and drug stores, personal services, convenience stores, restaurants,
gas stations, banks and other neighborhood serving uses. Residential is not a permitted use.
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MOORPARK 2050
Land Use Alternatives
Report
October 2021
PC ATTACHMENT 5
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1 Introduction ..................................................................................................... 3
1.1 Land Use Aternatives report Purpose and Process ................................................................. 3
Land Use Alternatives Report Purpose ...............................................................................................................3
Land Use alternatives Process ............................................................................................................................4
Next Steps ...........................................................................................................................................................4
1.2 Report content ............................................................................................................................ 5
Alternatives Map and Land Use Categories Table ..............................................................................................5
Market Considerations .......................................................................................................................................5
Opportunity Sites ................................................................................................................................................5
Comparative Analysis of Land Use Concepts .....................................................................................................6
2 Summary Map of Land Use alternatives ........................................................ 8
3 Market Considerations ..................................................................................10
Future Retail Demand...................................................................................................................................... 10
Considerations for Mixed Use Areas ............................................................................................................... 11
Capacity Versus Demand ................................................................................................................................. 11
4 Opportunity Sites ..........................................................................................13
4.1 Existing Commercial Sites with Potential for Housing ......................................................... 13
Site 3A: Mission Bell PLaza .............................................................................................................................. 15
Site 3B: Moorpark Town Center ...................................................................................................................... 18
Site 4B: Commercial Center ............................................................................................................................. 22
Site 7: WDC/Ortho Commercial Center ........................................................................................................... 25
Site 9: Moorpark Campus Plaza ....................................................................................................................... 28
Site 12: Moorpark Marketplace Parking Lot.................................................................................................... 32
4.2 Commercial Sites (Housing not Recommended) .................................................................. 36
Site 3C: Tuscany Square/Village Retail Area .................................................................................................... 37
Site 4C: Moorpark Plaza .................................................................................................................................. 40
Site 10: Varsity Park Plaza................................................................................................................................ 43
4.3 Industrial Sites .......................................................................................................................... 46
Site 5: Industrial District/Enegren Brewing ..................................................................................................... 47
Site 6: Princeton Avenue Industrial/Concrete Batching .................................................................................. 50
Site 13: Penny Mac (incl. parking lot) .............................................................................................................. 54
4.4 Mixed Use Corridors ................................................................................................................. 57
Site 1: High Street Corridor.............................................................................................................................. 58
Site 2: Moorpark Avenue Corridor .................................................................................................................. 61
4.5 Vacant Sites ............................................................................................................................... 64
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Site 8: Ensign-Bickford Adjacent Vacant Property........................................................................................... 65
Site 11: Patriot Commerce Center Vacant Properties ..................................................................................... 68
Site 17: Special Needs Housing Study Site....................................................................................................... 71
Site 18: Hilltop Site .......................................................................................................................................... 74
4.6 Approved Housing Project Sites ............................................................................................. 77
Site 4A: Duncan Ashley .................................................................................................................................... 78
Site 15: Canyon Crest ....................................................................................................................................... 81
Site 16: Vistas at Moorpark ............................................................................................................................. 84
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1 INTRODUCTION
1.1 LAND USE ATERNATIVES REPORT PURPOSE AND
PROCESS
LAND USE ALTERNATIVES REPORT PURPOSE
Considerable time has passed since the last comprehensive update of the City of Moorpark’s General
Plan in 1986 and limited update in 1992. The General Plan is an important policy statement by the
community regarding the direction, priorities, and values that guide Moorpark into the future. There
are important challenges, opportunities, and emerging trends that need to be addressed to enable the
General Plan to effective in ensuring that the future conforms to the visions and aspirations of
Moorpark’s residents. For these reasons, the City has embarked on a comprehensive update to its
General Plan.
An important component of this General Plan update is the development of the Land Use Element
Diagram, which will guide the proposed distribution and intensity of uses of land for housing, business,
industry, open spaces, natural resources, public facilities, and other categories of public and private use.
This report describes land use concepts for potential areas of change, or Opportunity Sites, that have
been recommended by the City’s General Plan Advisory Committee (GPAC) for consideration in
updating the General Plan’s Land Use Diagram. Feedback provided on the alternatives presented in this
report will be used by community stakeholders, the GPAC and decision makers in developing a
preferred Land Use Plan for the City of Moorpark to guide areas of stability and areas of change to
2050.
Opportunity Sites are properties that are deemed likely to change by the General Plan’s horizon year of
2050 and where new development may be targeted in the future, including properties that are currently
vacant, underutilized, and experiencing the loss of existing retail and other uses. Opportunity Sites are
not the only areas that can change during the Plan’s duration. New development may occur in other
locations where there is an approved Specific Plan and/or Development Agreement, and in areas where
existing zoning permits intensified development. The Opportunity Sites identified in this report
generally comprise three categories; unimproved land, under-improved land, and improved land for
redevelopment. These categories are defined as:
1. Unimproved Land – vacant properties that may be appropriate to accommodate new development.
2. Under-Improved Land – properties currently developed with buildings that may be vacant, contain
uses of marginal economic value, or otherwise considered to be inappropriate to their location.
3. Improved Land for Redevelopment - properties currently developed at comparatively low intensity
with expansive surface parking lots, where additional buildings may be constructed with new uses to
enhance the existing use.
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City of Moorpark Land Use Alternatives 4
This report presents recommendations for alternative land use concepts that could guide future growth
and development in Moorpark and lays out a comparative analysis of potential buildout projections and
the implications of future development on indicators such as vehicle trips and vehicle miles traveled,
greenhouse gas efficiency and water and sewer demand. With an understanding of the outcomes
provided by this analysis, the community and decisionmakers will be able to determine the appropriate
outcome for the City of Moorpark, based on the vision, goals and values.
LAND USE ALTERNATIVES PROCESS
The process for determining the land use alternatives presented in this report began with the City and
consultant team developing an initial list of potential areas of change (Opportunity Sites)for
consideration by the GPAC and members of the public. In determining the list of Opportunity Sites, it
was assumed that the predominantly residential areas of the City that exist today will maintain their
general use and character over the next 30 years. Opportunity Sites were also restricted to areas within
the current City boundaries.
Over a series of successive public meetings, GPAC and community members considered the initial list of
sites, introduced ideas for additional sites for consideration,and finalized a list of sites for evaluation as
potential areas of change. While considering possible sites, several properties subject to existing
entitlements and approved Development Agreements were identified that have failed to move forward
to construction over an extended period of time. The City Council directed the project team to consider
these as Opportunity Sites for discussion of their potential future use with the community.
A workshop was conducted with the community at-large on May 27th, 2021, to present the Opportunity
Sites identified by the GPAC and receive input for potential future land use concepts that might be
accommodated on these sites. Ideas from the community were reviewed by the GPAC in advance of a
workshop held on July 10th, 2021 to identify preliminary land use alternatives for each Opportunity Site.
Some of the land use alternatives presented in this report are consistent with current General Plan and
on-the-ground land uses, while others represent a significant departure in character and built form
from uses on the ground today or prescribed by the current General Plan.
The City of Moorpark is committed to a General Plan update that is guided by the community. Four
meetings of the General Plan Advisory Committee were dedicated to the identification of Opportunity
Sites and development of the draft Land Use Alternatives. Through the citywide workshop held on May
27th and the accompanying online mapping activity that was open until June 3rd,197 comments were
submitted by the community related to potential future uses.The results of that community-driven
planning process are the recommendations contained herein, Made by Moorpark.
NEXT STEPS
The publication of this report will coincide with a community-wide open house at which the land use
alternatives will be presented and comments on preferred alternatives will be gathered. The ability for
the public to provide comments on the Land Use plans will also be complimented by an online survey
(available in both English and Spanish), which will provide an opportunity for those unable to attend the
meeting to provide their preferences related to the land use alternatives. The information gathered via
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the in-person and online outreach activities will be presented to the GPAC members for their
consideration in developing a consolidated preferred land use plan. The recommendations of the GPAC
and comments provided by the public will be forwarded to the Planning Commission and City Council
for their consideration in selecting a preferred land use plan to be incorporated into the updated
General Plan.
1.2 REPORT CONTENT
This report includes the sections described below.
ALTERNATIVES MAP AND LAND USE CATEGORIES TABLE
A summary map depicts the land use alternatives recommended for each Opportunity Site by the GPAC
and an accompanying table describes the draft land use categories considered by the GPAC in
developing the alternatives.
MARKET CONSIDERATIONS
Market conditions that are important to consider when evaluating and comparing alternatives for future
development are summarized in this section.
OPPORTUNITY SITES
To ease their consideration and comparison, the Opportunity Sites have been grouped into six
categories based on their predominant current use. These categories include commercial sites with the
potential to accommodate future housing, commercial sites where future housing use is not
recommended, industrial sites, mixed-use corridors, vacant sites, and sites where housing developments
have been approved but have not moved forward to construction. The numbering of the Opportunity
Sites is non-sequential to maintain consistency with materials presented at previous GPAC meetings
and the prior public workshop.
SITE MAP
Site maps are used to illustrate each Opportunity Site and its current General Plan designation.
DESCRIPTION OF EXISTING USES, GENERAL PLAN DESIGNATION AND CHARACTER
Existing conditions are described for each of the Opportunity Sites, including site characteristics, current
uses, and existing General Plan land use designations.
DESCRIPTION OF RECOMMENDED LAND USE ALTERNATIVE(S)
One or more possible uses identified by the GPAC for each Opportunity Site are described, including
their design and development characteristics, “fit” with adjoining development and, as appropriate,
open spaces. Any descriptions of potential siting and orientation of new development is conceptual in
nature and should not be understood to represent a proposed site plan or design.
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City of Moorpark Land Use Alternatives 6
CONCEPTUAL IMAGES
Each land use alternative is accompanied with photographs of comparable development prototypes or
illustrative concepts of potential site plans to enable stakeholders and decision-makers to understand
the anticipated scale and character of development.
COMPARATIVE ANALYSIS OF LAND USE CONCEPTS
For each Opportunity Site, a common set of performance measures are used to compare the
alternatives recommended by the GPAC with the type and quantity of development allowed today,
under the current General Plan. The intention is to indicate some of the tradeoffs presented by
alternative development scenarios. For example, an alternative that includes both housing and
commercial uses may impose a higher demand on water and sewer capacity than an alternative that
only allows commercial uses. But the mixed-use commercial and residential alternative may induce
fewer car trips and a lower greenhouse gas emissions per user than the single use commercial
alternative. The measures included for comparison are described below.
BUILDOUT PROJECTIONS
For each Opportunity Site, the total number of residential units and square feet of non-residential
development has been projected for the base scenario (“currently allowed”)and proposed land use
alternative(s). What is “currently allowed”is defined by the maximum amount of development allowed
under the current General Plan land use designation, except where the existing buildout of a site
exceeds the maximum envelope allowed under the current General Plan. In the case of the latter, the
existing buildout figure is used for the base scenario. The “proposed”scenario for each alternative is
based on the maximum envelope of developable densities and intensities described in the draft land
use categories.For sites where a significant portion of the existing built environment is anticipated to
remain (such as the High Street and Moorpark Avenue corridors), a percentage of the entire site (either
50% or 33%, as appropriate) was assumed to redevelop to the maximum permitted envelope. The
remaining percentage of those areas were assumed to remain as is.
ENVIRONMENTAL CONSIDERATIONS
Each site has been evaluated for its exposure to environmental hazards that could potentially limit their
suitability for redevelopment, as identified in the Existing Conditions Report. These hazards include fire,
flood, seismic and sensitive wildlife corridors.
Measures of fire exposure include whether the site is within a Very High Fire Severity Zone, which
includes over 5,000 acres in the northern, eastern, and southern portions of the City. Fire hazards are
also identified in association with the Wildland-Urban Interface (WUI), which is defined as areas where
both vegetation and structures provide fuel for wildfires, exacerbating fire occurrence and fire spread.
Approximately 3,500 acres of land within Moorpark is within the WUI.
Flood exposure is denoted as areas that have a 1 percent chance of flooding within a given year, also
referred to as the 100-year flood zone.These Special Flood Hazard Areas are subject to the National
Flood Insurance Program, which is based on the minimal requirements for flood plain management and
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is designed to minimize flood damage within such areas. “Floodway” is a land use designation in the
City’s current General Plan that identifies the floodway of the Arroyo Simi as identified by the Federal
Emergency Management Agency. Habitable structures are prohibited in areas designated as Floodway.
Seismic hazards are measured in this report by the danger of liquefaction, which occurs when loose
sand and silt that are saturated with water behave like a liquid when shaken by an earthquake.
Approximately 48.6 percent of the city’s population currently live in areas deemed prone to liquefaction.
Sites have also been evaluated for their susceptibility to earthquake-induced landslides. None of the
Opportunity Sites falls within an Alquist-Priolo Earthquake Fault Zone, which crosses the southeast
corner of the city.
Lastly, the Opportunity Sites have been evaluated for their proximity to identified wildlife corridors,
which are linear landscape elements that provide for wildlife species movement and dispersal between
two or more habitats. The Santa Monica—Sierra Madre Connection, which is a chain of linkages that
connect the Santa Monica, Simi, Santa Susana, and Sierra Madre ranges, occurs within the eastern half
of the City and branches around Moorpark College and residential developments that largely restrict
wildlife movement through this area.
IMPLICATIONS OF PLAN ALTERNATIVES
Each recommended land use alternative has also been evaluated for its potential implications related to
the City’s infrastructure and greenhouse gas emissions. The implications include measures of water
demand, sewer demand, home-based and work-based vehicle miles traveled (VMT), vehicle trips, and
the comparative efficiency of land use types related to greenhouse gas emissions.
Water demand and sewer flow are measured by the estimated number of gallons per day generated by
residents and employees associated with the recommended land use types. Vehicle miles traveled,
which indicates the length that a land use induces people to drive, is measured per capita, per day for
homes and per employee, per day for non-residential uses. Vehicle trips are measured by the number of
trips taken by vehicle between origins and destinations that are generated per day by a land use
alternative. Vehicle trips measures the number of vehicles on the road, which more directly impacts
roadway capacities and traffic, while VMT measures the distance that vehicles on the road travel, and
can reflect expected impacts on safety, health and the environment (e.g. noise, air quality, greenhouse
gas emissions). This report also compares the climate impacts characterized by the greenhouse gas
efficiency of the land use alternatives as measured by vehicle trips per service population. A lower rate
of trips per population indicates a lesser relative impact on greenhouse gas emissions due to vehicle
trips.
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8
2 SUMMARY MAP OF LAND USE ALTERNATIVES
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City of Moorpark Land Use Alternatives 10
3 MARKET CONSIDERATIONS
Building on the analysis and modeling included the General Plan Existing Conditions Report, this section
summarizes the market conditions that are important to consider when evaluating and comparing
alternatives for future development.
FUTURE RETAIL DEMAND
As discussed in the Existing Conditions Report, Moorpark currently leaks retail spending to other
jurisdictions. Given the competition from retail facilities in nearby areas, especially regional scale
shopping centers, it will be an uphill battle to capture that leaked spending and then to attract
spending from visitors from other parts of Ventura County by providing more of the same types of
auto-oriented strip centers with expansive surface parking lots and few amenities that induce people to
linger or move about on foot.
The City generally should expect patronage of and demand for conventional auto-oriented retail
shopping centers to grow alongside population and household growth. However, with the continuing
shift to online retail, the demand for conventional shopping centers can be expected to diminish over
time. Experience-oriented commercial districts that combine shopping with dining, entertainment,
activities and events offer not only a counter to the shift to online retail but also, in providing a new
commercial environment, create the opportunity to retain a higher level of resident’s consumer
spending in Moorpark.
To compete effectively, Moorpark will need more experience-oriented, walkable commercial districts
and nodes. In addition, such places often become regional shopping, dining, and entertainment
destinations. One key aspect of these places is the presence of people walking during the day and at
night, conveying an image of these place as alive and vibrant social gathering spots. The key to this is
having plenty of people living within or nearby the district.Higher residential densities and mixed-use
development thus helps to support vibrant, competitive commercial districts that offer a variety of
amenities.
There is also a downside to having too much retail building space in less-competitive formats. A
commercial property owner with vacancies will likely resort to lowering the asking rent in order to
attract tenants. Either with vacancies or lower rents, the property owner has less revenue to invest in
maintenance and property upkeep. A deteriorating shopping center is less attractive to customers and
commercial tenants, and thus, there are more vacancies and rent pressures grow. This becomes a
downward spiral that may lead to urban blight. The data do not suggest that Moorpark is in the
situation, but it can be the long-term outcome of having excess retail building space.
At the same time, conventional auto-centric shopping centers are not dead and will likely be a part of
our commerce for many years to come. Convenience and accessibility are important to the vitality of
retail shopping centers. This includes proximity to and access from major thoroughfares as well as ease
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of ingress and egress, internal circulation, available parking stalls, and even comfortable pedestrian
movement once parked. Businesses in conventional shopping centers tend to rely more on visibility to
passersby, including signage, but anchor tenants that draw customers from the city and beyond are also
important to the success of other businesses.
What is not readily known is the evolving balance among auto-centric shopping centers, experience-
oriented commercial districts, and online retail. For the General Plan Update, ensuring that Moorpark
has vibrant experience-oriented districts and attractive and competitive auto-centric shopping centers
can help ensure that the City captures an increasing share of retail sales and sales tax revenue.
CONSIDERATIONS FOR MIXED USE AREAS
As discussed above, mixed-use areas help to support competitive commercial districts. However, mixed-
use tends to have more intense and dense development than do other land use types. Parking becomes
a resource that must be carefully managed as more and more people must drive to mixed-use areas.
Thus, this type of development performs better as more and more people live within walking/biking
distance or have transit options. Retail, dining, and entertainment businesses in a mixed-use district
tend to rely more on foot traffic than they do on individual business visibility to passing auto traffic.
Nevertheless, mixed-use districts as a whole benefit from having visibility to auto traffic, if passersby see
some attractive and enticing architecture, streetscapes, and features. Seeing people walking around a
mixed-use district helps convey to passersby that this district is alive and vibrant, even if they may not
see individual businesses or signage from the roadway.
Furthermore, the economy is amid several transformations, wrought or accelerated by the COVID-19
pandemic. These include the shift to online retail, growing use of telemedicine, and the shift to hybrid
workplaces with increased work-from-home. It is not yet clear where these shifts and transformations
may end, but it does appear that there will be growing office vacancies, muted demand for office
development for many years and increased demand for outdoor dining and socializing. Increased
planning for mixed-use development allows property owners, developers, and the community to
respond to these changing market dynamics over time.
CAPACITY VERSUS DEMAND
Generally, it is acceptable for the general plan to provide more capacity for certain land uses than what
is reasonably expected based on market demand and past trends. This is especially true for desired
types of development.
First, the general plan has a long time horizon; in Moorpark’s case this is 30 years. Look back 30 years
ago, there were no smart phones, the internet was still something of a novelty, and online retail was
non-existent. Thus, one should expect more disruptive changes over the next 30 years.
More importantly, though, not every property owner will necessarily be ready and willing to sell their
land for new development when the market is ripe to support to support new development. In such
cases, developers often have to offer higher purchase prices to entice hesitant property owners.
Land cost is one of the key factors in determining the financial feasibility of new development and
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City of Moorpark Land Use Alternatives 12
redevelopment. Thus, even when the market will support new and expended businesses, it may not be
possible to secure land for the construction of new buildings. When the general plan allocates more
land than may be necessary, it increases the likelihood that land will be available when market
conditions support new development.
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4 OPPORTUNITY SITES
4.1 EXISTING COMMERCIAL SITES WITH POTENTIAL FOR
HOUSING
As depicted in the map on the following page, the Opportunity Sites in this category include auto-
oriented commercial areas where the potential for infill housing development should be contemplated,
either as a stand-alone use within a mixed use district or as part of a vertical mix of uses with retail uses
occupying the ground floor and residences above. Where two alternatives have been recommended,
the primary options are for the site to continue to accommodate commercial use exclusively, or to allow
for the possible integration of new housing as market circumstances dictate and property size and
configuration allow. These sites share some common characteristics and considerations, as summarized
below.
KEY CONSIDERATIONS
•Large surface parking lots could be redeveloped for commercial uses, housing uses, or a mix of
uses; future parking needs could be accommodated in shared structures
•Infill housing would provide more opportunities for residents to access amenities on foot and
would enhance commercial activity
•Opportunity to improve frontage along key corridors to enhance the City’s character and the
non-automotive circulation experience
•The demand for conventional auto-oriented shopping centers with expansive surface parking
lots and few amenities that induce people to linger or move about on foot can be expected to
diminish over time.
•Experience-oriented, walkable mixed use and commercial districts that combine shopping with
dining, entertainment, activities and events provide an opportunity to retain a higher level of
consumer spending in Moorpark and counter the shift to online retail.
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City of Moorpark Land Use Alternatives 14
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November 2021 15
SITE 3A: MISSION BELL PLAZA
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:C-2,General Commercial (0.25 FAR)
EXISTING USE:Multi-tenant commercial center with extensive
surface parking on approximately 26-acre site. Largest current
tenants include Tractor Supply Company and Grocery Outlet.
The site’s large number of vacancies may signify a property that
is less competitive with other auto-oriented retail sites in the
City.
DESCRIPTION OF PROPOSED LAND USE OPTION
MIXED USE DISTRICT (MUD)
Continued auto-oriented commercial use was not seen as a
viable long-term alternative by the GPAC. The Mixed Use District
designation would allow a pedestrian-oriented village with
buildings clustered around plazas and parks. This village
environment would include a mix of commercial and residential
uses within the Mission Bell Site, integrated horizontally or
vertically.To establish a more consistent and pedestrian-scaled
streetscape,infill development could be oriented to front on
Los Angeles Avenue. Streetscape amenities within the site, such
as wide sidewalks, landscaping, lighting, and new buildings that
front on interior streets and plazas could create an environment
that is pedestrian-oriented and walkable.The GPAC has
recommended requiring any new development to provide
public open spaces that connect to Poindexter Park, creating a
central park or community gathering area. When considered with the adjoining Moorpark Town Center,
these sites could become a bustling mixed-use activity center,connecting to the civic center and High
Street corridor to the north, and accessible on foot to adjoining neighborhoods.
KEY CONSIDERATIONS / QUESTIONS
•The site’s large number of vacancies may signify a property that is less competitive with other
auto-oriented retail sites in the City
•Underutilized surface parking lot could be put to more productive use
•Infill housing at this location could provide more opportunities for residents to access amenities
on foot and enhance commercial activity
•Opportunity to improve streetscape along Los Angeles Avenue
SITE 3A MAP
SITE 3A EXISTING CONDITIONS
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City of Moorpark Land Use Alternatives 16
•Opportunity to create an activity center that is walkable from adjoining neighborhoods and a
destination that attracts users from throughout the city due to its location and size
CONCEPTUAL IMAGES: MIXED USE DISTRICT
The concept illustrations below show the potential siting and orientation of new buildings and open
spaces on the Mission Bell site enlarged (a) and together with the mixed use redevelopment of the
adjacent Moorpark Town Center site (b).
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
a.b.
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November 2021 17
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
IMPLICATIONS OF PLAN ALTERNATIVES
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City of Moorpark Land Use Alternatives 18
SITE 3B: MOORPARK TOWN CENTER
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:C-2,General Commercial (0.25 FAR)
EXISTING USE:Multi-tenant auto-oriented commercial center
with extensive surface parking on approximately 17-acre site.
Largest current tenants include a Ralphs supermarket and CVS
pharmacy.
DESCRIPTION OF PROPOSED LAND USE OPTIONS
OPTION 1: MIXED USE DISTRICT (MUD)
The Mixed Use District designation would allow a mix of
commercial and residential uses, either horizontally or vertically
integrated. To establish a more consistent and pedestrian-
oriented streetscape, infill development could be oriented to
front on Los Angeles Avenue. Streetscape amenities within the
site, such as wide sidewalks, landscaping, lighting, and new
buildings that front on interior streets and plazas could create
an environment that is pedestrian-oriented and walkable.
When considered with the adjoining Mission Bell site, this area
could become a bustling mixed-use activity center, connecting
to the civic center and High Street corridor to the north, and
accessible on foot to adjoining neighborhoods .
OPTION 2: COMMERCIAL CENTER -AUTO (C-A)
The Commercial Center –Auto designation would reinforce
the existing auto-oriented commercial development at
Moorpark Town Center, with buildings set back from the street and surface parking, while allowing for
intensification of commercial uses in underutilized areas.To establish a more consistent and pedestrian-
oriented streetscape, infill development could be oriented to front on Los Angeles Avenue and
Moorpark Avenue. Public realm improvements, such as sidewalks and landscaping, would enhance the
physical environment and make the site more pedestrian-friendly.
KEY CONSIDERATIONS / QUESTIONS
•The built environment could be enhanced through landscaping, plazas and pedestrian-oriented
improvements
•Infill housing at this location would provide more opportunities for residents to access amenities
on foot and would enhance commercial activity
SITE 3B MAP
SITE 3B EXISTING CONDITIONS
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November 2021 19
•Opportunity to improve frontages along Los Angeles Avenue and Moorpark Avenue, and to
strengthen the link between the traditional downtown district and the City’s primary commercial
corridor
•Opportunity to create an activity center that is walkable from adjoining neighborhoods and a
destination that attracts users from throughout the city due to its location and size
CONCEPTUAL IMAGES: MIXED USE DISTRICT
The concept illustrations below show the potential siting and orientation of new buildings and open
spaces on the Moorpark Town Center site enlarged (a) and together with the mixed use redevelopment
of the adjacent Mission Bell Plaza site (b).
a.b .
88
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CONCEPTUAL IMAGES: COMMERCIAL CENTER –AUTO
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
89
November 2021 21
IMPLICATIONS OF PLAN ALTERNATIVES
90
City of Moorpark Land Use Alternatives 22
SITE 4B: COMMERCIAL CENTER
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:C-2, General Commercial (0.25 FAR)
EXISTING USE:Mix of small commercial centers on
comparatively small parcels on western Spring Road frontage.
This site is 2.2 acres, whereas the Mission Bell Plaza is
approximately 26 acres and the Moorpark Town Center site is
approximately 17 acres. Though setback from the major
throughfares behind surface parking, Gateway Plaza is well
landscaped and integrates wide sidewalks, ornamental lighting
and paseos.
DESCRIPTION OF PROPOSED LAND USE OPTIONS
OPTION 1: MIXED USE MEDIUM (MUM)
The Mixed Use Medium designation could be considered in
combination with development scenarios for the adjoining
Duncan Ashley site (#4a). Planning for the sites in tandem
would allow for an integrated horizontal or vertical mix of
commercial and residential uses.Proximity to the Arroyo Simi
offers the potential for integrating green space or recreation
opportunities should the property be incorporated in a larger
development project joined with the Duncan Ashley site.
OPTION 2: COMMERCIAL CENTER -AUTO (C-A)
The Commercial Center –Auto designation would
accommodate continued auto-oriented commercial uses, with buildings set back from the street and
surface parking in front. The size and configuration of existing uses is a constraint on significant
intensification of the site. If new commercial development were to be sited here, it could be oriented to
improve the frontages along Los Angeles Avenue and Spring Road.
KEY CONSIDERATIONS / QUESTIONS
•Should site retain predominantly commercial use or provide the option for integration with
residential development at Duncan Ashley site?
•The size and configuration of existing uses is a constraint on infill development of commercial
uses on the site
•Opportunity to integrate green space or recreational access oriented towards the Arroyo Simi if
planned in tandem with Site 4a
SITE 4B MAP
SITE 4B EXISTING CONDITIONS
91
November 2021 23
CONCEPTUAL IMAGES: MIXED USE MEDIUM
CONCEPTUAL IMAGES: COMMERCIAL CENTER –AUTO
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City of Moorpark Land Use Alternatives 24
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
IMPLICATIONS OF PLAN ALTERNATIVES
93
November 2021 25
SITE 7: WDC/ORTHO COMMERCIAL CENTER
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:C-2, General Commercial (0.25 FAR)
EXISTING USE:Big box commercial center with two buildings,
including WDC Kitchen & Bath. The WDC building is industrial
in nature, with an extensive warehouse adjoining the retail
storefront. The structures are surrounded by extensive surface
parking lots.
DESCRIPTION OF PROPOSED LAND USE OPTIONS
OPTION 1: MIXED USE DISTRICT (MUD)
The Mixed Use District designation would allow a pedestrian-
oriented village with infill housing and commercial uses on
underutilized portions of the site. This village environment
would include a mix of commercial and residential uses within
the site,integrated horizontally or vertically. Commercial uses
could include restaurants, cafes or coffee shops, financial
institutions, and a gym or health club to support employees in
this area and guests of the nearby Fairfield Inn & Suites. Infill
housing could be oriented towards the eastern portion of the
site, insulated from the highway by commercial uses.
Additional amenities, such as wide sidewalks, lighting and
landscaping would create an environment that is more
pedestrian-oriented and walkable.
OPTION 2: COMMERCIAL CENTER -AUTO (C-A)
The Commercial Center –Auto designation would reinforce the existing auto-oriented commercial uses
on this site, while allowing for infill commercial development, serving employees in this area and guests
of the adjacent Fairfield Inn & Suites. Infill of commercial uses could be scaled to fit the existing
character of commercial development at this site. Physical improvements, such as wide sidewalks and
improved landscaping, could enhance the physical environment and make the site more pedestrian-
friendly.
KEY CONSIDERATIONS / QUESTIONS
•Surface parking areas could be redeveloped for residential or commercial uses with a shared
parking structure or subterranean parking
•Adjacent open space areas could be an asset and orienting feature for infill housing
•The site is separated from the City’s centers of activity by the SR 118 freeway overpass
SITE 7 MAP
SITE 7 EXISTING CONDITIONS
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City of Moorpark Land Use Alternatives 26
CONCEPTUAL IMAGES: MIXED USE DISTRICT
CONCEPTUAL IMAGES: COMMERCIAL CENTER -AUTO
95
November 2021 27
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
IMPLICATIONS OF PLAN ALTERNATIVES
96
City of Moorpark Land Use Alternatives 28
SITE 9: MOORPARK CAMPUS PLAZA
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:C-2, General Commercial (0.25 FAR)
EXISTING USE:This multi-tenant commercial center at the
“gateway” to Moorpark College includes two-story buildings
with comparatively few vacancies on the first floor, but more
on the second. The site has an abundance of surface parking
with plazas and pedestrian amenities along many of the
building frontages. Along several storefronts are expanded
sidewalk and landscape areas that may be used for casual
dining and other social activity. There is a lack of well-
developed pedestrian paths connecting the site with the
Moorpark College campus.
DESCRIPTION OF PROPOSED LAND USE OPTIONS
OPTION 1: MIXED USE DISTRICT (MUD)
The Mixed Use District designation would allow a pedestrian-
oriented village with infill housing and commercial uses on
underutilized portions of the site. This village environment
could include a mix of commercial and residential uses within
the site,integrated horizontally or vertically. Commercial uses
could include restaurants or coffee shops, a bookstore, office,
and other activity-generating commercial uses supported by an
academic anchor. To take advantage of the proximity to
Moorpark College, infill housing could be geared toward the college community. Physical
improvements, such as wide sidewalks, lighting, plazas or other outdoor gathering spaces could be
utilized to create an environment that is more pedestrian-oriented and walkable.
OPTION 2: COMMERCIAL CENTER -AUTO (C-A)
The Commercial Center –Auto designation would reinforce the existing uses on the site, while allowing
for infill of new commercial development in underutilized areas. Infill commercial buildings could be
scaled to fit the character of existing development at this site. Improvements, such as wide sidewalks
and improved landscaping could enhance the physical environment, make the site more pedestrian-
friendly, and improve non-vehicular linkages to the Moorpark College campus. Inclusion of outdoor
gathering spaces like plazas or dining areas into site plans for infill development could improve use of
this site as an activity center for the college community.
SITE 9 MAP
SITE 9 EXISTING CONDITIONS
97
KEY CONSIDERATIONS / QUESTIONS
• Opportunity to enhance the built environment and connection to the Moorpark College campus
through plazas and pedestrian-oriented improvements
• Infill housing at this location could be oriented to college students and staff, enhance
commercial activity, and improve non-vehicular access to amenities and the campus
CONCEPTUAL IMAGES: MIXED USE DISTRICT
The concept illustration below shows the potential siting and orientation of new buildings and open
spaces.
98
City of Moorpark Land Use Alternatives 30
CONCEPTUAL IMAGES: COMMERCIAL CENTER -AUTO
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
99
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IMPLICATIONS OF PLAN ALTERNATIVES
100
City of Moorpark Land Use Alternatives 32
SITE 12: MOORPARK MARKETPLACE PARKING LOT
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:SP-9, Carlsberg Specific Plan
EXISTING USE:This site is currently surface parking for a
shopping center anchored by a Target store. The Carlsberg
Specific Plan designates this area as Sub-Regional
Retail/Commercial, which allows for a retail shopping center
with support retail and services, but not residential uses. There
are also possible restrictions by the major tenant regarding the
siting and orientation of potential infill development on the
parking lot. If development were to occur, any lost parking
would likely need to be replaced.
EXISTING SPECIFIC PLAN OBJECTIVES AND POLICIES:
DESCRIPTION OF PROPOSED LAND USE OPTIONS
OPTION 1: MIXED USE DISTRICT (MUD)
The Mixed Use District designation would allow the creation of
a pedestrian-oriented village with buildings clustered around
plazas and small parks through infill development of
additional commercial and new residential uses, integrated
horizontally or vertically.To create more defined site edges,
new buildings could be sited and orientated towards Los
Angeles Avenue and Miller Parkway. Streetscape amenities
within the site, such as wide sidewalks, lighting, and minimal
building setbacks could create an environment that is more
pedestrian-oriented and walkable.Any existing parking lost by additional development may need to be
replaced in shared structures on-site. New pedestrian facilities within the site could be designed to
connect with the existing sidewalk network established by surrounding commercial properties,
leveraging the proximity of this site to already active corridors and a mix of uses along Los Angeles
Avenue. Site planning may need to accommodate Target’s view plane requirements.
OPTION 2: COMMERCIAL CENTER -AUTO (C-A)
The Commercial Center –Auto designation would reinforce the existing commercial uses on this site,
while allowing for infill of commercial uses on underutilized portions of the site. The frontage and
visibility of the site along Los Angeles Avenue and Miller Parkway could be improved via the siting and
orientation of new buildings along those edges. Physical improvements, such as wide sidewalks and
improved landscaping, could enhance the physical environment and make the site more pedestrian-
friendly.
SITE 12 MAP
SITE 12 EXISTING CONDITIONS
101
KEY CONSIDERATIONS / QUESTIONS
• Redesignation would require update of the Carlsberg Specific Plan
• Underutilized surface parking areas could be redeveloped for residential or commercial uses
with a shared parking structure or subterranean parking replacing removed spaces
• Opportunity to enhance the built environment through plazas and pedestrian-oriented
improvements
• Infill housing at this location could provide more opportunities for residents to access amenities
on foot and enhance commercial activity
• Opportunity to establish a more consistent and pedestrian-scaled streetscape along Los Angeles
Avenue
CONCEPTUAL IMAGES: MIXED USE DISTRICT
The concept illustration below shows the potential siting and orientation of new buildings and open spaces.
102
City of Moorpark Land Use Alternatives 34
CONCPTUAL IMAGES: COMMERCIAL CENTER -AUTO
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
103
November 2021 35
IMPLICATIONS OF PLAN ALTERNATIVES
104
City of Moorpark Land Use Alternatives 36
4.2 COMMERCIAL SITES (HOUSING NOT RECOMMENDED)
The Opportunity Sites included in this category include strip commercial centers and smaller-scaled
commercial areas serving adjacent neighborhoods where the size and configuration of the parcels likely
prohibits redevelopment with a broader mix of uses (including housing). In all cases, the GPAC have
recommended continued commercial use into the future. These sites share some common
characteristics and considerations, as summarized below.
KEY CONSIDERATIONS
•Size and configuration of parcels likely prohibit infill residential development
•Opportunity to enhance street frontages and internal site environments through pedestrian-
friendly improvements
105
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SITE 3C: TUSCANY SQUARE/VILLAGE RETAIL AREA
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:C-2, General Commercial (0.25 FAR)
EXISTING USE:Multi-tenant commercial center with buildings set
back from Los Angeles Avenue behind surface parking lots.
Properties are developed with small single use commercial
buildings on shallow depth parcels. A landscaped sidewalk
extends along Los Angeles Avenue, but amenities oriented
towards pedestrians are minimal.
DESCRIPTION OF PROPOSED LAND USE OPTION
COMMERCIAL CENTER –AUTO (C-A)
The Commercial Center –Auto designation would reinforce the
existing commercial uses, with buildings set back from the street
frontage and abundant surface parking. The configuration of the
Tuscany Square/Village Retail area could allow for intensification
of commercial uses in surface parking areas. A more consistent
and pedestrian-friendly streetscape could be provided by new
commercial development along Los Angeles Avenue.Public realm
improvements, such as sidewalks, plazas and landscaping, would
enhance the physical environment and make the site more
pedestrian-friendly.
KEY CONSIDERATIONS / QUESTIONS
•Shallow parcel depths make it unlikely to support infill residential development
•Any new commercial development could be sited to front on Los Angeles Avenue, establishing a
more consistent and human-scaled streetscape
SITE 3C MAP
SITE 3C EXISTING CONDITIONS
106
City of Moorpark Land Use Alternatives 38
CONCEPTUAL IMAGES: COMMERCIAL CENTER -AUTO
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
107
November 2021 39
IMPLICATIONS OF PLAN ALTERNATIVES
108
City of Moorpark Land Use Alternatives 40
SITE 4C: MOORPARK PLAZA
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:C-2, General Commercial (0.25 FAR)
EXISTING USE:Commercial center on comparatively small site
east of Spring Road. The site is less than 5 acres, whereas the
Mission Bell Plaza site is approximately 25-acres and the
Moorpark Town Center site is approximately 17-acres. The
Arroyo Simi runs along the southern portion of the site,
resulting in a triangular shape. A surface parking lot is partially
screened from Los Angeles Avenue by a drive-through fast
food outlet and a bank, which, though oriented inward to the
parking lot, establish a presence along the street. Current uses
do not establish a well-defined corner at the at the prominent
intersection of Spring Road and Los Angeles Avenue.
DESCRIPTION OF PROPOSED LAND USE OPTION
NEIGHBORHOOD COMMERCIAL (NC)
The Neighborhood Commercial designation would reinforce
the existing uses on this site, while allowing for limited infill of
small footprint commercial uses on any underutilized parking
areas. The current parcel size and configuration limits
opportunities for infill of mixed use development at this site.
Physical improvements, such as wide sidewalks, outdoor dining
areas, and improved landscaping, could enhance the physical
environment and make the site more pedestrian-friendly.
KEY CONSIDERATIONS / QUESTIONS
•Opportunity to improve presence at prominent intersection at Los Angeles Avenue and Spring
Road
•Parcel size and configuration limits opportunities for infill development
•Opportunity to establish a more consistent and pedestrian-scaled streetscape along Spring
Road
•Future uses could connect to or orient towards the Arroyo Simi
SITE 4C MAP
SITE 4C EXISTING CONDITIONS
109
November 2021 41
CONCEPTUAL IMAGES: NEIGHBORHOOD COMMERCIAL
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
110
City of Moorpark Land Use Alternatives 42
IMPLICATIONS OF PLAN ALTERNATIVES
111
November 2021 43
SITE 10: VARSITY PARK PLAZA
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:C-2, General Commercial (0.25 FAR)
EXISTING USE:Located at the intersection of Campus Drive and
Princeton Avenue, this small commercial center serving the
adjacent neighborhoods has ample surface parking and several
vacancies. It lacks pedestrian amenities.
DESCRIPTION OF PROPOSED LAND USE OPTION
NEIGHBORHOOD COMMERCIAL (NC)
The Commercial Center –Auto designation would reinforce the
existing uses on this site, while allowing for very limited infill of
new locally-oriented commercial development in underutilized
parking areas. The physical size of this site constrains it from
significant intensification of commercial uses or mixed use
development. Improvements, such as wide sidewalks and
improved landscaping could enhance the physical environment
and make the site more pedestrian-friendly. Inclusion of
outdoor gathering spaces like plazas or dining areas into site
plans for infill development could improve use of this site as a
social center serving the local community.
KEY CONSIDERATIONS / QUESTIONS
•Opportunity to enhance the built environment through
pedestrian-oriented improvements
•Parcel size and configuration limits opportunities for infill development
SITE 10 MAP
SITE 10 EXISTING CONDITIONS
112
City of Moorpark Land Use Alternatives 44
CONCEPTUAL IMAGES: NEIGHBORHOOD COMMERCIAL
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
113
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IMPLICATIONS OF PLAN ALTERNATIVES
114
City of Moorpark Land Use Alternatives 46
4.3 INDUSTRIAL SITES
The Opportunity Sites included in this category include the City’s older industrial areas, which have
either already begun to evolve to accommodate new uses or could lend themselves to allowing new
uses in the future. These sites share some common characteristics and considerations, as summarized
below.
KEY CONSIDERATIONS
•Offer opportunities to accommodate a wider variety of uses than is allowed today
•Proximity to the Arroyo Simi could be an asset to future uses
115
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SITE 5: INDUSTRIAL DISTRICT/ENEGREN BREWING
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:I-1, Light Industrial (0.38 FAR)
EXISTING USE:Older industrial uses with individual buildings
surrounded by parking spaces with little landscape or streetscape
amenities. An emerging concentration of flexible/hybrid
commercial uses is growing within The Alley, including a brewery,
winery, and other uses that present a contrast to traditional
industrial uses in the area.
DESCRIPTION OF PROPOSED LAND USE OPTION
INDUSTRIAL FLEX (IF)
This area could become a new center of social activity for
Moorpark, building upon the emerging mix of uses. The Industrial
Flex designation would allow a broader mix of light industrial and
specialty or destination commercial like makerspaces, small
business incubators or start-up spaces, business offices, service-
based commercial uses like gyms, coffee shops, and financial
institutions, and bio-medical uses. These ancillary commercial
uses could attract additional activity to this area and provide
services for employees and businesses located within the site as
well. This designation would also allow the district to
accommodate uses like live entertainment that may be hard to
locate in other areas of the city. Older industrial buildings in this area could be repurposed through
adaptive reuse, attracting new light industrial uses and production of specialty items. Streetscape
improvements, like wider sidewalks and additional landscaping, could enhance pedestrian connectivity
between this area and the High Street corridor, including the rail station.
KEY CONSIDERATIONS / QUESTIONS
•This district already accommodates non-industrial uses, however the Industrial Flex designation
would allow for a greater mix of uses by-right
•The Flex designation could accommodate emerging businesses and entrepreneurs priced out of
industrial and commercial areas with higher rents
•The area includes underutilized and older building stock that could transition to new uses over
time
•Opportunity to connect to the Arroyo Simi, if recreational uses are established along its course
through the City
SITE 5 MAP
SITE 5 EXISTING CONDITIONS
116
City of Moorpark Land Use Alternatives 48
CONCEPTUAL IMAGES: INDUSTRIAL FLEX
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
117
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IMPLICATIONS OF PLAN ALTERNATIVES
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City of Moorpark Land Use Alternatives 50
SITE 6: PRINCETON AVENUE INDUSTRIAL/CONCRETE BATCHING
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND CHARACTER
GENERAL PLAN LAND USE:I-2, Medium
Industrial (0.38 FAR);FLDWY, Floodway;M,
Medium Density Residential (4.0 dwelling units
per acre maximum);SP-D, Downtown Specific
Plan (Light Industrial –0.38 FAR)
EXISTING USE:This site is characterized by the
industrial uses including the concrete facility
next to the SR-118 and SR-23. The site includes
uses that would likely not be compatible in
other areas of the City. The western portion of
the site is part of the Downtown Specific Plan
and is designated for light industrial uses.
Adjacent uses include the Virginia Colony
neighborhood to the east.The Arroyo Simi and
its floodway run through the site, which
constrains the developable areas, but also offers
an opportunity for green space or trails moving
forward.
DESCRIPTION OF PROPOSED LAND USE
OPTION(S)
OPTION 1: INDUSTRIAL PARK (IP)
This site could be re-envisioned as an eco-
industrial campus, creating a sustainability-
focused gateway into the core of Moorpark. The
Industrial Park designation could allow for continued long-term opportunities for job-generating uses,
particularly those in green industries. This designation allows for light manufacturing, research and
development, bio-medical, and offices, including surface parking lots for employees. Ancillary
commercial uses supported by employment hubs, like gyms or health clubs, coffee shops, financial
institutions, and restaurants, are also allowed by this designation. New buildings could enhance the
edges of this site, particularly along Princeton Avenue. Landscaping along roadways and other
streetscape amenities like wider sidewalks would improve the pedestrian experience, and could improve
connectivity to the High Street corridor and the rail station. The principles of sustainability could be
incorporated throughout the site layout, new building construction materials, and water and energy
systems of new structures. The Arroyo Simi runs through the site, creating an opportunity to integrate
green space into new industrial uses and to attract green industries to a campus with employee-serving
commercial uses.
SITE 6 MAP
SITE 6 EXISTING CONDITIONS
119
OPTION 2: NEIGHBORHOOD MIXED DENSITY (NMX)
This designation would allow for a mix of housing types within a large planned development area, as
conversion and phasing out of existing industrial uses occurs at this site. The planned development area
could include a mix of housing types, including single-family homes, rowhouses, and multi-family
buildings up to three stories, among other housing types, as well as active or passive recreation and
open space, and public amenities such as schools, libraries, and parks. Principles of sustainability could
be implemented in housing type distribution and layout within the site, new home construction
materials, and water and energy systems of new housing. Integration of green space or a pedestrian
and bicycle trail near the Arroyo Simi would allow connectivity to a future recreational path.
KEY CONSIDERATIONS / QUESTIONS
• Site is a key connection between the east and west portions of the City and a gateway to the
downtown area
• The Industrial Park designation would strengthen and reinforce the existing industrial uses,
allowing for continued long-term opportunities for job-generating uses
• The Neighborhood Mixed Density designation would introduce new types of uses to this site,
but would integrate with residential uses along the site’s eastern edge
• Potential for health and noise impacts from proximity to the freeway and railroad tracks
• Arroyo Simi and areas designated as floodway are a constraint on developable area but also
provide an opportunity for orienting the physical environment and future uses
CONCEPTUAL IMAGES: INDUSTRIAL PARK
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City of Moorpark Land Use Alternatives 52
CONCEPTUAL IMAGES: NEIGHBORHOOD MIXED DENSITY
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
121
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IMPLICATIONS OF PLAN ALTERNATIVES
122
City of Moorpark Land Use Alternatives 54
SITE 13: PENNY MAC (INCL. PARKING LOT)
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:I-1, Light Industrial (0.38 FAR)
EXISTING USE:This site is currently developed with the
PennyMac Loan Services offices and an expansive surface
parking lot. It is located immediately south and west of
Highway 118 and bordered by Condor Drive to the north and
east and Princeton Avenue to the west. To the south is a vacant
site recently advertised for sale.
DESCRIPTION OF PROPOSED LAND USE OPTIONS
OPTION 1: INDUSTRIAL PARK (IP)
This site could be re-envisioned as a campus environment,
strengthening and reinforcing the existing uses at this site, and
allowing for continued long-term opportunities for job-
generating uses. The Industrial Park designation allows for light
manufacturing, research and development, bio-medical, and
offices. Ancillary commercial uses supported by employment
hubs, like gyms or health clubs, coffee shops, financial
institutions, and restaurants, are also allowed by this
designation. The edges of this site, particularly along Princeton
Avenue, could be enhanced with new buildings. Additional
landscaping along roadways and other streetscape amenities
like wider sidewalks and plazas could improve the pedestrian
experience within the site. Any surface parking displaced by infill development may need to be replaced
in a shared parking facility.
OPTION 2: INDUSTRIAL FLEX (IF)
The Industrial Flex designation would allow infill opportunities on surface parking areas for a broader
mix of light industrial and supporting commercial uses, such as makerspaces, small business incubators
or start-up spaces, business offices and service-based commercial uses like gyms, coffee shops, and
financial institutions. New commercial uses could attract additional activity to this area and provide
services for the existing population employed by PennyMac Loan Services at this site. Improved
streetscape amenities, like wider sidewalks and additional landscaping, could improve the pedestrian
experience within the site. Any surface parking displaced by infill development may need to be replaced
in a shared parking facility.
SITE 13 MAP
SITE 13 EXISTING CONDITIONS
123
KEY CONSIDERATIONS / QUESTIONS
• Industrial Flex would allow for a wider variety of uses on the site and activation during nights
and weekends
• Industrial Park would protect the continued use of this site as an office campus
• Opportunity to enhance the built environment through pedestrian-oriented improvements
• Any surface parking displaced by infill development may need to be replaced in a shared
parking facility
CONCEPTUAL IMAGES: INDUSTRIAL PARK
CONCEPTUAL IMAGES: INDUSTRIAL FLEX
124
City of Moorpark Land Use Alternatives 56
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
IMPLICATIONS OF PLAN ALTERNATIVES
125
November 2021 57
4.4 MIXED USE CORRIDORS
The Opportunity Sites included in this category comprise the City’s oldest developed corridors, which
both feature a mix of commercial and residential uses and offer the potential for an improved
pedestrian experience. High Street and Moorpark Avenue provide linkages between civic and
commercial areas, which could be strengthened to enhance the character of the downtown district and
the connection between the City’s primary centers of activity. The corridors’ proximity to the city’s
oldest residential neighborhoods suggests that redevelopment should be sensitive to those
adjacencies.These sites share some common characteristics and considerations, as summarized below.
KEY CONSIDERATIONS
•Opportunities to enhance the environment for non-motorized means of travel (e.g. walking,
biking, scooting) within close proximity to large residential populations
•Corridors include vacant and underutilized parcels which could be redeveloped for a variety of
uses
•Opportunities to improve the character and linkages between the City’s primary centers of civic
and commercial activity
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City of Moorpark Land Use Alternatives 58
SITE 1: HIGH STREET CORRIDOR
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:C-2, General Commercial (0.25
FAR);SP-D, Downtown Specific Plan (Old Town Commercial -
0.38 FAR, General Commercial -0.25 FAR, and
Public/Institutional)
EXISTING USE:High Street is the traditional heart of
Moorpark, the area where the City’s first residential
neighborhood, retail stores and civic institutions were
developed in proximity to a Southern Pacific Railroad
station. The civic center anchors the western edge of the
High Street Corridor area and includes the city hall, library,
and community rooms. There are large vacant properties
adjoining the civic center along with small scale commercial
uses on High Street. The south side of the corridor contains
larger parcels with a Metrolink/Amtrak station abutting
surface parking and vacant lots. The recently approved High
Street Station project will occupy a site near the train station.
EXISTING SPECIFIC PLAN CONSIDERATIONS:
The High Street Corridor is included in the Downtown
Specific Plan, and land uses designated by the plan include Old Town Commercial along High Street
and General Commercial on the eastern edge of the site south of High Street. Both Specific Plan
designations allow for an array of commercial uses. The northwestern corner of the district is
designated for Public/Institutional uses. The Specific Plan also emphasizes pedestrian-oriented design
and connectivity to the civic center and other activity nodes
DESCRIPTION OF PROPOSED LAND USE OPTION
MIXED USE MEDIUM (MUM)
The Mixed Use Medium designation could support the creation of a pedestrian-and transit-oriented
district along the High Street corridor. This designation would allow a vibrant, active mix of uses along
High Street, including ground floor community-serving retail, restaurants, and other commercial uses,
and housing or office uses next door to businesses or above them. This designation could allow for
improved connectivity between the existing eastern commercial node and western civic node on High
Street, encouraging additional activity and foot traffic along the corridor. The corridor’s character could
be enhanced by preserving existing historic structures while allowing for infill development that could
be scaled to complement existing buildings. Additional streetscape amenities, such as wide sidewalks,
minimal building setbacks, and improved landscaping could further improve the pedestrian experience
SITE 1 MAP
SITE 1 EXISTING CONDITIONS
127
and encourage walkability along the corridor. A centrally located green space or other community
gathering area could contribute to the area’s prominent role in the community. Lower heights along the
northern edge of the corridor would provide a sensitive transition to adjacent single family residential
neighborhoods.
KEY CONSIDERATIONS / QUESTIONS
•Future uses could support the City Council’s strategic goal to “Place an Emphasis on Economic
Development with a Focus on Historic High Street to Enhance a Destination and Sense of
Community”
•Opportunity to spotlight and enhance the City’s unique character and history, while supporting
a vibrant pedestrian-oriented district
•Unique opportunity to leverage the regional rail station for transit-oriented development
•Sensitive transitions to adjacent low-scale neighborhoods should be considered
CONCEPTUAL IMAGES: MIXED USE MEDIUM
128
City of Moorpark Land Use Alternatives 60
ENVIRONMENTAL CONSIDERATIONS
IMPLICATIONS OF PLAN ALTERNATIVES
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
129
November 2021 61
SITE 2: MOORPARK AVENUE CORRIDOR
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:SP-D, Downtown Specific Plan
(Office –0.5 FAR, Neighborhood Commercial –0.25 FAR, and
General Commercial –0.25 FAR)
EXISTING USE:The area generally between the railroad and Los
Angeles Avenue has served for many years as the western edge
of the residential core of Moorpark. The area includes a diverse
mix of land uses on shallow parcels. This is one of the primary
corridors connecting activity areas on High Street and Los
Angeles Avenue.The Birkenshaw house and orchard, near the
intersection of Moorpark Ave and 3rd Street,is a reminder of
the City’s agricultural roots, and provides a transition from the
Los Angeles Avenue commercial district to the low-scale mix of
uses along the corridor and to adjacent residential
communities.
EXISTING SPECIFIC PLAN OBJECTIVES AND POLICIES:
This Site is included in the Downtown Specific Plan, which
permits Office north of Los Angeles Avenue and east of
Moorpark Avenue, Neighborhood Commercial on the
northwestern portion of the corridor, and General Commercial on the northeastern area of the corridor.
DESCRIPTION OF PROPOSED LAND USE OPTIONS
MIXED USE LOW (MUL)
The Mixed Use Low designation would reinforce the existing horizontal mix of commercial and
residential uses. This designation allows for restaurants, retail, or services, while accommodating lower
density residential uses. Appropriate transitions to the adjoining residential neighborhoods should be
considered. This corridor could improve pedestrian connectivity between the nodes of activity that
currently exist along High Street and Los Angeles Avenue. Pedestrian-oriented enhancements such as
improved landscaping and wider sidewalks could make the corridor more walkable and increase foot
traffic. This designation could also allow for the adaptive reuse of the Birkenshaw House and Orchard
into an events space that celebrates the City’s agricultural history.
KEY CONSIDERATIONS / QUESTIONS
•Key connective corridor between Los Angeles Avenue and High Street, and opportunity to
enhance pedestrian infrastructure
•Recommended land use would reinforce existing mix of uses
SITE 2 MAP
SITE 2 EXISTING CONDITIONS
130
City of Moorpark Land Use Alternatives 62
•New uses should be sensitive to current scale of corridor and neighboring residential areas
CONCEPTUAL IMAGES: MIXED USE LOW
131
November 2021 63
ENVIRONMENTAL CONSIDERATIONS
IMPLICATIONS OF PLAN ALTERNATIVES
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
132
City of Moorpark Land Use Alternatives 64
4.5 VACANT SITES
The Opportunity Sites included in this category are vacant sites within a variety of contexts, including
undeveloped pads adjacent to existing business districts and unbuilt areas adjacent to open spaces and
residential districts. Where sites are located within existing Specific Plan areas, the underlying specific
plan would likely need to be updated to support new uses. These sites share some common
characteristics and considerations, as summarized below.
KEY CONSIDERATIONS
•Potential for redevelopment may be limited by adjacent uses, lease agreements, accessibility,
and environmental constraints
133
November 2021 65
SITE 8: ENSIGN-BICKFORD ADJACENT VACANT PROPERTY
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND CHARACTER
GENERAL PLAN LAND USE:I-1, Light Industrial (0.38 FAR)
EXISTING USE:Undeveloped property east of Ensign Bickford
Aerospace designated for industrial use. Property is
disconnected from any other active land uses. This site is
located within the Santa Monica-Sierra Madre Connection
regional wildlife corridor.
DESCRIPTION OF PROPOSED LAND USE OPTION(S)
OPTION 1:NEIGHBORHOOD VERY LOW RESIDENTIAL/ESTATE (NVL)
The Neighborhood Very Low Residential/Estate designation
allows for low density housing development on large lots and
estate-type units in planned residential subdivisions. Planned
development could conform to the natural topography in this
area, and could retain some open spaces while integrating trails
and natural areas. New housing could be clustered together to
maximize open space on this site. Any housing development
that occurs within the site will need to be sensitive to the Santa
Monica-Sierra Madre Wildlife Corridor.
OPTION 2: OPEN SPACE (OS)
The Open Space designation would allow for the preservation
of open space and natural resources in this area, including the
Santa Monica-Sierra Madre Wildlife Corridor. The addition of a
nature observation area or trails with educational markers
could allow for passive recreation on this site. The ability to redesignate privately owned land for open
space use would likely require acquisition of this site by the City, or an easement.
KEY CONSIDERATIONS / QUESTIONS
•A maximum of 21 homes could be built within the site based on the proposed maximum density
for the Neighborhood Very Low Residential/Estate (NVL) designation.
•Because this land is privately owned, redesignation for open space use would likely require
acquisition by the City, or an easement.
•Any development projects may require actions to mitigate impacts to the Santa Monica-Sierra
Madre Connection regional wildlife corridor.
SITE 8 MAP
SITE 8 EXISTING CONDITIONS
134
City of Moorpark Land Use Alternatives 66
CONCEPTUAL IMAGES: NEIGHBORHOOD VERY LOW
CONCEPTUAL IMAGES: OPEN SPACE
135
November 2021 67
ENVIRONMENTAL CONSIDERATIONS
IMPLICATIONS OF PLAN ALTERNATIVES
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
136
City of Moorpark Land Use Alternatives 68
SITE 11: PATRIOT COMMERCE CENTER VACANT PROPERTIES
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND CHARACTER
GENERAL PLAN LAND USE:SP-9, Carlsberg Specific Plan
EXISTING USE:Two vacant sites located south of Los Angeles
Avenue and west of Highway 23. These sites are adjacent to a
multi-tenant commercial development anchored by Target.
EXISTING SPECIFIC PLAN OBJECTIVES AND POLICIES: The sites
are designated as Business Park in the Carlsberg Specific Plan,
accommodating a diversity of commercial uses.
DESCRIPTION OF PROPOSED LAND USE OPTIONS
OPTION 1: MIXED USE DISTRICT (MUD)
The Mixed Use District designation would allow for
complementary commercial and residential uses in this high
activity area, providing residents of new housing with easy
access to amenities and jobs. Frontages along Patriot Drive and
Miller Parkway could be improved by the siting and orientation
of new buildings. Streetscape amenities such as wide sidewalks,
lighting, and minimal building setbacks could create an
environment that is more pedestrian-oriented and walkable.
New pedestrian facilities within the site could integrate with the
existing sidewalk network that connects surrounding
commercial properties.
OPTION 2: INDUSTRIAL FLEX (IF)
This alternative is envisioned as an activity center, building upon the commercial uses adjacent to the
site that includes anchor retail and office uses. The Industrial Flex designation would allow a broad mix
of job-generating light industrial and supporting commercial uses, such as makerspaces, small business
incubators or start-up spaces, a small or boutique hotel, offices, and ancillary commercial uses like
gyms, coffee shops, and financial institutions. These supporting commercial uses could attract
additional activity to this area and provide services for existing employees. The Industrial flex
designation could also allow the site to attract experiential uses like live entertainment, wine tasting,
and brew pubs. Streetscape improvements, like wider sidewalks and additional landscaping, could
improve pedestrian connectivity between this area and the surrounding commercial uses.
KEY CONSIDERATIONS / QUESTIONS
•Accommodation of new uses may require update of the Carlsberg Specific Plan
•The Industrial Flex designation would allow for job-generating uses generally consistent with the
surrounding area as well as ancillary commercial and entertainment uses
SITE 11 MAP
SITE 11 EXISTING CONDITIONS
137
• Infill housing at this location could provide more opportunities for residents to access amenities
and jobs on foot and enhance commercial activity
CONCEPTUAL IMAGES: MIXED USE DISTRICT
CONCEPTUAL IMAGES: INDUSTRIAL FLEX
138
City of Moorpark Land Use Alternatives 70
ENVIRONMENTAL CONSIDERATIONS
IMPLICATIONS OF PLAN ALTERNATIVES
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
139
November 2021 71
SITE 17: SPECIAL NEEDS HOUSING STUDY SITE
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:RL, Rural Low Density Residential
(1 dwelling unit per 5-acre maximum)
EXISTING USE:The site of approximately 8 acres is currently
occupied by low density single-family homes set in rolling
hills just north of the rugged terrain that separates Moorpark
from the Santa Rosa Valley.It is located west of the Mountain
Meadows subdivision and east of the Home Acres
neighborhood of single-family homes on large lots, which is
located in unincorporated Los Angeles County. The site is
only accessible by vehicle via a private drive.
A comment submitted by the public via the Land Use
concepts mapping activity associated with the workshop
hosted on May 27, 2021, suggested that this location at the southwest corner of the City be considered
for residential use as senior or affordable housing.
DESCRIPTION OF PROPOSED LAND USE OPTIONS
OPTION 1:NEIGHBORHOOD MIXED DENSITY (NMX)
At its meeting on September 2, 2021, the GPAC confirmed a
recommendation for allowing senior or affordable housing at
this site, with a suggestion of a Neighborhood Mixed
designation. This designation provides for a mix of housing
types within a large planned development area, with
recreational amenities, community meeting rooms, and/or
small neighborhood-serving retail, and extensive open spaces
and trail systems. This designation could allow single-family
homes, small lot housing, townhomes, rowhouses, courtyard
housing, and multi-family buildings of up to 3 stories in
height, along with associated recreational amenities and
public facilities such as parks and schools.
OPTION 2:NEIGHBORHOOD MEDIUM (NM)
An alternative designation that allows for multi-family densities that could support senior or affordable
housing is Neighborhood Medium. This designation allows for a mix of lower-scaled attached multi-
family homes, referred to as “missing middle” housing types. Small lot single-family, townhomes,
rowhouses, duplexes, triplexes, fourplexes, courtyard housing, and walk-up multi-family buildings of 2
stories in heights are also allowed in this category.
SITE 17 MAP
SITE 17 EXISTING CONDITIONS
140
City of Moorpark Land Use Alternatives 72
KEY CONSIDERATIONS /QUESTIONS
•Future use would likely need to accommodate at least as much housing as is allowed today (2)
•The site is removed from services and access is limited via a private road
•Ability to provide senior or affordable housing would likely require maximum densities high
enough to support multi-family housing types
CONCEPTUAL IMAGES: NEIGHBORHOOD MEDIUM
CONCEPTUAL IMAGES: NEIGHBORHOOD MIXED DENSITY
141
November 2021 73
ENVIRONMENTAL CONSIDERATIONS
IMPLICATIONS OF PLAN ALTERNATIVES
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
142
City of Moorpark Land Use Alternatives 74
SITE 18: HILLTOP SITE
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:I-1, Light Industrial (0.38 FAR)
EXISTING USE:This site is located on a graded pad atop a hill
west of Princeton Ave and south of SR-118. It is designated for
light industrial uses in the current General Plan.Development
may be constrained by the topography and access limitations.
Adjacent properties include two large industrial parks with
large footprint concrete tilt-up buildings, surface parking lots,
and extensive landscaping along the Princeton Ave frontage.
DESCRIPTION OF PROPOSED LAND USE OPTION
COMMERCIAL TOWN CENTER (CTC)
On July 15, 2020, the City Council approved a resolution
requiring a General Plan Land Use Map Amendment,
Development Agreement and Zone Change to facilitate
commercial development of the highly visible and prominent
project site.The Commercial Town Center designation applies
to properties developed for multiple commercial and/or
office buildings oriented to street frontages and internal
plazas and public spaces to promote walkability within the
site and patronage of multiple businesses. Types of uses
allowed in this category include retail, restaurants, movie
theaters, offices, hotels, recreation, and other “experiential”
establishments, and amenities for children.
KEY CONSIDERATIONS / QUESTIONS
•Project site is prominent and highly visible from SR-118
•Access to the site may be constrained by topography
•The Commercial Town Center designation aligns with the City Council goals for the site and
would allow for a variety of commercial uses, including destination retail and hotel and
conference facilities
•Is a residential component desired to support the commercial uses?
SITE 18 MAP
SITE 18 EXISTING CONDITIONS
143
November 2021 75
CONCEPTUAL IMAGES: COMMERCIAL TOWN CENTER
The concept illustration below shows the potential siting and orientation of new buildings and open
spaces.
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
144
City of Moorpark Land Use Alternatives 76
IMPLICATIONS OF PLAN ALTERNATIVES
145
November 2021 77
4.6 APPROVED HOUSING PROJECT SITES
These Opportunity Sites include three stalled housing projects identified by the City Council for
consideration. Each site has been entitled for a residential development project with an associated
development agreement but has been unable to move into construction for a lengthy period of time.
The GPAC has recommended alternative residential categories for each site that could allow for a higher
quantity and greater variety of housing types. These sites share some common characteristics and
considerations, as summarized below.
KEY CONSIDERATIONS
•The City is precluded from limiting future residential uses of each site below what is currently
allowed, unless an equal or greater quantity of residential development were to be allowed
concurrently elsewhere in the city.
•Environmental and topographic constraints may limit development potential for each site
146
City of Moorpark Land Use Alternatives 78
SITE 4A: DUNCAN ASHLEY
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:C-2, General Commercial (0.25 FAR)
PROPOSED USE:The approved Duncan Ashley project includes
the development of 95 multi-family condominiums and a
private recreation facility on an 8.3-acre site located at 4875
Spring Road and 384 Los Angeles Avenue. The Project was
approved on December 20, 2017; however this project has not
moved forward to construction and the City Council has
requested the GPAC’s study for appropriate land uses.
DESCRIPTION OF PROPOSED LAND USE OPTIONS
OPTION 1: MIXED USE MEDIUM (MUM)
The Mixed Use Medium designation would allow a horizontal
or vertical mix of commercial and residential uses, which could
potentially be integrated with uses on the adjacent property
(site 4b). Proximity to the Arroyo Simi offers the possibility for
connection to future recreation opportunities. Minimal building
setbacks from internal streets, wide sidewalks, and other
streetscape enhancements could aid in creating a pedestrian-
friendly environment.
OPTION 2: NEIGHBORHOOD RESIDENTIAL HIGH (NH)
The Neighborhood Residential High designation would
accommodate multi-family residential uses. This designation would allow a mix of attached multi-family
housing options, including townhomes, rowhouses, courtyard housing, and other multi-family housing
types, within walking distance of commercial centers along Los Angeles Avenue. Buildings could be
sited and oriented to take advantage of a potential future Arroyo Simi open space or recreational
amenity.
KEY CONSIDERATIONS / QUESTIONS
•Would likely need to accommodate at least as much housing as has been approved for the site (95 units)
•Opportunity to orient uses towards a future Arroyo Simi open space or recreational amenity
SITE 4A MAP
SITE 4A EXISTING CONDITIONS
147
November 2021 79
CONCEPTUAL IMAGES: MIXED USE MEDIUM
CONCEPTUAL IMAGES: NEIGHBORHOOD HIGH
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
148
City of Moorpark Land Use Alternatives 80
IMPLICATIONS OF PLAN ALTERNATIVES
149
November 2021 81
SITE 15: CANYON CREST
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:RL, Rural Low Density Residential (1
dwelling unit per 5-acre maximum)
EXISTING USE:This 42-acre site is located at Marine View Lane,
east of Walnut Canyon Road at Championship Drive. The site is
largely undeveloped open space of variable topography,
adjacent to low density residential developments to the east
and west.
PROPOSED USE:The Canyon Crest project (Development
Agreement 2006-01), approved on March 17, 2006, is a
residential project that includes the development of 21 single-
family homes. This project has not moved forward to
construction and the City Council has requested the GPAC’s
study to determine the appropriate use of this property.
DESCRIPTION OF PROPOSED LAND USE OPTIONS
OPTION 1: NEIGHBORHOOD VERY LOW RESIDENTIAL/ESTATE(NVL)
The Neighborhood Very Low Residential/Estate designation
allows for low density housing development on large lots and
estate-type units in planned residential subdivisions. Planned
development could conform to the natural topography in this
area, and could integrate parks, trails and natural areas.
OPTION 2: NEIGHBORHOOD MIXED (NMX)
This designation would allow for a mix of housing types within a large planned development, including
single-family homes, townhomes, rowhouses, and duplexes, triplexes, or fourplexes. Active or passive
recreation and open space could also be integrated into the site, and public amenities such as
community meeting rooms, small neighborhood-serving retail, schools, libraries, and parks are also
allowed under this designation. The distribution of housing on this site could be designed to reflect the
natural setting and topography.
KEY CONSIDERATIONS / QUESTIONS
•Future use would likely need to accommodate at least as much housing as has been approved
for the site (21 units)
SITE 15 MAP
SITE 15 EXISTING CONDITIONS
150
City of Moorpark Land Use Alternatives 82
•The Neighborhood Very Low Residential/Estate designation would only allow for large lot and
estate type of single-family homes.
•The Neighborhood Mixed designation would allow for a larger mix of housing types and
potentially a larger range of prices.
CONCEPTUAL IMAGES: NEIGHBORHOOD VERY LOW
CONCEPTUAL IMAGES: NEIGHBORHOOD MIXED
151
November 2021 83
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
IMPLICATIONS OF PLAN ALTERNATIVES
152
City of Moorpark Land Use Alternatives 84
SITE 16: VISTAS AT MOORPARK
DESCRIPTION OF EXISTING USES, DESIGNATIONS, AND
CHARACTER
GENERAL PLAN LAND USE:ML, Medium Low Density
Residential (2.0 dwelling units per acre maximum); P,Parks
EXISTING USE:This 72-acre property is currently undeveloped
open space with variable topography located east of Walnut
Canyon Road, west of Spring Road, north of Wicks Road, and
south of the Ventura County Water and Sanitation Division
yard. Low density residential development borders the
southern portion of the site. The northeastern corner of the
property is designated as parks and open space.
PROPOSED USE:The Vistas at Moorpark project (Development
Agreement 1998-03), approved on March 18, 2015, is a
residential project that includes the development of 110
single family residences with the remainder of the site
reserved for open space. This project has not moved forward
to construction and the City Council has requested the
GPAC’s study to determine the appropriate uses for this
property.
DESCRIPTION OF PROPOSED LAND USE OPTION
NEIGHBORHOOD MIXED (NMX)
This designation would allow for a mix of housing types
within a large planned development area, including single-
family homes, townhomes, and multi-family buildings up to
three stories, among other housing types, as well as active or
passive recreation and open space, and public amenities such as schools, libraries, and parks.
Development on this site could be designed to reflect the site’s topography and natural setting. To
maximize proximity to the High Street Corridor, the highest density housing types could be positioned
at the southern end of the site.
KEY CONSIDERATIONS / QUESTIONS
•Future use would likely need to accommodate at least as much housing as has been approved
for the site (110 units).
•The Neighborhood Mixed designation would allow for a greater mix of housing types than is
allowed today.
SITE 16 MAP
SITE 16 EXISTING CONDITIONS
153
November 2021 85
CONCEPTUAL IMAGES: NEIGHBORHOOD MIXED
ENVIRONMENTAL CONSIDERATIONS
HAZARD YES NO
Very High Fire Hazard Severity Zone
Wildland Urban Interface
Earthquake-Induced Landslide Zone
Liquefaction Zone
100-Year Flood Zone
Regional Wildlife Corridor
154
City of Moorpark Land Use Alternatives 86
IMPLICATIONS OF PLAN ALTERNATIVES
155
MOORPARK LAND USE ALTERNATIVES
Summary of Comments Provided at Open House and via Online Survey
December 9, 2021
BACKGROUND
On November 14th, 2021, the City of Moorpark hosted a public workshop in an open house format
to discuss proposed alternatives for future land uses within the City as part of the General Plan
Update process. During this meeting, the City presented draft land use alternatives recommended
by the General Plan Advisory Committee (GPAC) for areas within Moorpark where change can be
anticipated to occur during the next 20-30 years. These areas of change, or Opportunity Sites, are
comprised of vacant properties; properties currently developed with buildings that may be vacant,
contain uses of marginal economic value, or otherwise considered to be inappropriate to their
location; and properties currently developed at comparatively low intensity where additional
buildings may be constructed with new uses.
Attendees to the Open House were provided with background information on each Opportunity
Site and factors for considering the proposed land use alternatives. They were asked to vote on
their preferred land use alternative for each Opportunity Site or suggest land uses options other
than those recommended. In addition to the in-person Open House, an online survey was
administered via SurveyMonkey in English and Spanish to allow those unable to attend the event
to provide feedback. Ninety-one persons signed in as attendees at the Open House and ninety-
four persons provided comments via the online survey, which was open from November 14th until
November 28th, 2021.
The comments collected during those activities, and included in this document, will be used by
community stakeholders, the GPAC and decision-makers in developing a preferred Land Use Plan
for the City of Moorpark to guide areas of stability and areas of change to 2050. At their meeting
on December 16th, the GPAC members will be asked to consider these comments in identifying a
preferred land use alternative for each Opportunity Site.
Following is a summary of the results gathered through both the in-person and online activity.
There were many Opportunity Sites that garnered a high level of concurrence around a preferred
land use alternative (more than 70% of online and in-person participants selecting the same
alternative) and several sites that had less concurrence (less than 70% of total participants selected
the same alternative). The accompanying tables record the combined voting percentages for each
site and the separate vote counts and comments submitted via the in-person and online activities.
This package also includes a map of the Opportunity Sites, descriptions of the proposed land use
categories, and photographs of the boards utilized to record comments at the Open House event.
PC ATTACHMENT 6
156
OPPORTUNITY SITES WITH MORE THAN 70% CONCURRENCE
Opportunity Sites for which more than 70% of workshop participants select the same land use
alternative includes:
•Site 3A Mission Bell Plaza: Mixed Use District (94%), Other (6%)
•Site 9 Moorpark Campus Plaza: Mixed Use District (72%), Commercial Center - Auto(28%)
•Site 12 Moorpark Marketplace Parking Lot: Commercial Center - Auto (73%), MixedUse District (26%), Other (1%)
•Site 3C Tuscany Square/Village Retail Area: Commercial Center - Auto (98%), Other(2%)
•Site 4C Moorpark Plaza: Neighborhood Commercial (98%), Other (2%)
•Site 10 Varsity Park Plaza: Neighborhood Commercial (92%), Other (8%)
•Site 5 Industrial District/Enegren Brewing: Industrial Flex (96%), Other (4%)
•Site 13 Penny Mac (incl. parking lot): Industrial Flex (78%), Industrial Park (20%), Other(2%)
•Site 1 High Street Corridor: Mixed Use Medium (89%), Other (11%)
•Site 2 Moorpark Avenue Corridor: Mixed Use Low (93%), Other (7%)
•Site 8 Ensign Bickford Adjacent Vacant Property: Open Space (82%), NeighborhoodVery Low/Estate (15%), Other (3%)
•Site 16 Vistas at Moorpark: Neighborhood Mixed/Planned Development (71%), Other(29%)
OPPORTUNITY SITES WITH LESS THAN 70% CONCURRENCE
Opportunity Sites that had less than 70% of workshop participants select the same land use
alternative:
•Site 3B Moorpark Town Center: Mixed Use District (56%), Commercial Center - Auto(43%), Other (1%)
•Site 4B Commercial Center: Mixed Use Medium (66%), Commercial Center - Auto (33%),Other (1%)
•Site 7 WDC/Ortho Commercial Center: Mixed Use District (51%), Commercial Center -Auto (48%), Other (1%)
•Site 6 Princeton Avenue Industrial/Concrete Batching: Industrial Park (53%),Neighborhood Mixed/Planned Development (43%), Other (4%)
•Site 11 Patriot Commerce Center Vacant Sites: Mixed Use District (35%), Industrial Flex(53%), Other (13%)
157
•Site 17 Special Needs Housing Study Site: Neighborhood Mixed/Planned Development(36%), Neighborhood Medium (49%), Other (16%)
•Site 18 Hilltop Site: Commercial Town Center (47%), Other (53%)
•Site 4A Duncan Ashley: Mixed Use Medium (38%), Neighborhood High (57%), Other (5%)
•Site 15 Canyon Crest: Neighborhood Very Low/Estate (58%), NeighborhoodMixed/Planned Development (33%), Other (9%)
158
Current General Plan Land Use
AG-1, Agriculture
RL, Rural Low Density Residential (1 du/5 ac)
RH, Rural High Density Residential (1 du/1 ac)
L, Low Density Residential
ML, Medium Low Density Residential
M, Medium Density Residential
H, High Density Residential
VH, Very High Density Residential
OS-1, Open Space 1 (1 du/10-40 ac)
OS-2, Open Space 2 (1 du/40 ac)
P, Park
S, School
PUB, Public/Institutional
U, Utilities
FLDWY, Floodway
C-1, Neighborhood Commercial
C-2, General Commercial
I-1, Light Industrial
I-2, Medium Industrial
SP1, SP2, SP9*, or SP92-1
SP-D, Downtown Specific Plan*
ROW, Freeway or Right of WaySource: Moorpark 2021; PlaceWorks 2021
¯0 2,000 04,00
Feet
City Boundary
Opportunity Site Boundary
Moorpark Preliminary Land Use Ideas for Opportunity Sites
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10
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52
3
8
15
14
16
4
12
7
11
*The uses and densities/intensities for Sites 1, 2, 11, 12 and a portion of 6 are governed by the applicable Specic Plan.
Site 1: High Street Corridor*
MUM - Mixed Use Medium
Site 2: Moorpark Ave Corridor*
MUL - Mixed Use Low
Site 3c: Tuscany Square/
Village Retail Area
C-A - Commercial Center-Auto
Site 4c: Moorpark Plaza
NC - Neighborhood Commercial
Site 5: Industrial District/
Enegren Brewing
IF - Industrial Flex
Site 6: Princeton Ave
Industrial/Concrete Batching*
IP - Industrial Park, or
NMX - Neighborhood Mixed
Site 11: Patriot Commerce
Center Vacant Sites*
IF - Industrial Flex, or
MUD - Mixed Use District
Site 10: Varsity Park Plaza
NC - Neighborhood Commercial
Site 16: Vistas at Moorpark
NMX - Neighborhood Mixed
Site 15: Canyon Crest
NVL - Neighborhood Very Low, or
NMX - Neighborhood Mixed
Site 7: WDC/Ortho Commercial
Center
C-A - Commercial Center-Auto, or
MUD - Mixed Use District
Site 8: Ensign-Bickford Adjacent
Vacant Property
OS - Open Space, or
NVL - Neighborhood Very Low/Estate
Site 12: Moorpark Marketplace
Parking Lot*
C-A - Commercial Center-Auto, or
MUD - Mixed Use District
Site 9: Moorpark Campus
Plaza
C-A - Commercial Center-Auto, or
MUD - Mixed Use District
Site 13: Penny Mac (incl.
parking lot)
IP - Industrial Park, or
IF - Industrial Flex
Site 3b: Moorpark Town Center
MUD - Mixed Use District, or
C-A - Commercial Center-Auto
Site 3a: Mission Bell
MUD - Mixed Use District
Site 4a: Duncan Ashley
MUM - Mixed Use Medium, or
NH - Neighborhood High
Site 4b: Commercial Center
MUM - Mixed Use Medium, or
C-A - Commercial Center-Auto
Site 17: Special Needs Housing
Study Site
NM - Neighborhood Medium, or
NMX - Neighborhood Mixed
Site 18: Hilltop Site
CTC - Commercial Town Center
Tierra Rej a da R d Spring RdP r i n c e to n A v e
Peach Hill Rd
Campus Park DrWalnutCanyonRd
Moorpark AvLos Angeles Ave
eHigh St PrincetonAvGrimesCanyonRdArroyo DrCollinsDre
159
Moorpark Preliminary Land Use Ideas for Opportunity Sites
A “menu” of preliminary land use categories was used by the General Plan Advisory Committee (GPAC) in brainstorming land use plan concepts and alternatives for Opportunity Sites in Moorpark as part of a day-long workshop that occurred on July 10, 2021. The
following “menu” describes each preliminary category, examples of permitted land use types, typical standards for density (units per acre)/intensity (floor area ratio), and correlation with existing General Plan Land Use map designations.
ABBR. NAME DESCRIPTION GENERALLY ALLOWED USES TYPICAL INTENSITY CURRENT GP DESIGNATIONS
Residential
NVL Neighborhood Very Low/
Estate
Housing developed on large lots, mostly in the areas of some topography where a portion of the lot is slope; estate-type units in planned residential
subdivisions with extensive trail systems and open spaces; and on the edges of the City.Single-family homes, Accessory Dwelling Units, public facilities such as parks and schools Up to 2.0 dwelling units
per acre Medium Low Residential, 2.0 du/ac
NL Neighborhood Low
This designation includes single-family neighborhoods at a variety of densities. The purposes are to (a) protect existing single-family areas and
provide for infill development within these areas at a similar scale as the surrounding residential context and (b) provide for the development of new
single family subdivisions on large vacant properties comparable in scale with existing single-family neighborhoods.
Single-family homes, Accessory Dwelling Units, public facilities such as parks and schools 2.0 to 7.2 dwelling units
per acre
Medium Density Residential, 4 du/ac [Note: Existing densities in areas currently
mapped with this designation range from 5.0 to 7.2 du/ac]
NLM**Neighborhood Low
Medium
This designation includes a variety of detached and attached housing units, located and designed to complement and transition with single-family
residential neighborhoods.
Small lot single-family, duplexes, triplexes, fourplexes, rowhouses, and townhomes; Accessory Dwelling
Units, public facilities such as parks and schools
7.2 to 12.0 dwelling units
per acre
High Density Residential, 7 du/ac [Note: Existing densities in areas currently
designated on the Land Use Plan for this category range from 8.0 to 14.0 du/ac]
NM Neighborhood Medium
This designation includes a mix of lower-scaled attached multi-family homes, referred to as “missing middle” housing types, often close to existing
or proposed retail and commercial areas.
Small lot single-family, townhomes, rowhouses, duplexes, triplexes, fourplexes, courtyard housing, and
walk-up multi-family buildings of 2 stories in heights; Accessory Dwelling Units, public facilities such
as parks and schools
12.0 to 24.0 dwelling units
per acre
High Density Residential, 7 du/ac [Note: Existing densities in areas currently
designated on the Land Use Plan for this category range from 8.0 to 14.0 du/ac]
NH Neighborhood High
This designation includes a mix of attached multi-family housing types, within walking distance of retail, services, and major centers of activity and
transit stations.
Townhomes, rowhouses, courtyard housing, and multi-family buildings of up to 3 stories in height;
associated recreational amenities, public facilities such as parks and schools
24.0 to 32.0 dwelling units
per acre Very High Density Residential, 15 du/ac
NMX Neighborhood Mixed/
Planned Development
This designation provides for a mix of housing types within a large planned development area, with recreational amenities, community meeting
rooms, and/or small neighborhood-serving retail, and extensive open spaces and trail systems.
Single-family homes, small lot housing, townhomes, rowhouses, courtyard housing, and multi-family
buildings of up to 3 stories in height; associated recreational amenities, public facilities such as parks
and schools
Up to 8.0 dwelling units
per acre averaged over the
entire property
Specific Plan
Commercial
NC Neighborhood Commercial
This designation applies to small parcels, typically 1 to 5 acres in size, providing convenience-type retail, neighborhood offices, and service activities
in 1 story buildings designed to serve the immediate neighborhood accessible by car, bicycle, and on-foot.
Up to 0.5 floor area ratio
(FAR)Neighborhood Commercial, 0.25 FAR
C-A Commercial Center-Auto
This designation applies to properties developed for single and/or multi-tenant commercial and office buildings set back from street frontages, with
surface parking and primary access by the automobile and few pedestrian-oriented amenities such as plazas and walkways.
Retail commercial, grocery and drug stores, restaurants, movie theaters, offices, personal services,
hotels, automobile sales and repair, and similar uses. Residential is not a permitted use.Up to 0.5 FAR General Commercial, 0.25 FAR
CTC Commercial Town Center
This designation applies to properties developed for multiple commercial and/or office buildings oriented to street frontages and internal plazas
and public spaces. Promotes walkability and patronage of multiple businesses. This is a contemporary model for the redevelopment of automobile-
oriented commercial centers.
Retail, restaurants, movie theaters, offices, hotels, recreation, and other “experiential” establishments,
hotels, and amenities for children. Residential is not a permitted use.Up to 0.75 FAR General Commercial, 0.25 FAR
Mixed-Use
MUL Mixed Use Low
This designation provides for neighborhood-serving goods and services and multi-family residential in a mixed-use format (vertical or horizontal) or
as stand-alone projects. Buildings in this designation will be designed to be walkable with wide sidewalks, active frontages, and minimal setbacks
from the back of the sidewalk.
Retail, restaurants, commercial uses (such as banks or real estate offices), residential in multi-family
buildings, or attached single-family units (e.g., townhomes), live/work, public facilities such as
community centers and libraries
Up to 1.5 FAR Neighborhood Commercial, 0.25 FAR
MUM Mixed Use Medium
This designation provides for a mix of commercial, office, and housing development in buildings with an additional story in height to achieve project
feasibility. Buildings will contain active ground floor uses located at or near the sidewalk with housing or office next to or above.
Retail, restaurants, commercial uses (such as banks or real estate offices), residential in multi-family
buildings, or attached single-family units (e.g., townhomes), live/work, public facilities such as
community centers and libraries
Up to 2.0 FAR Neighborhood Commercial, 0.25 FAR
MUD Mixed Use District
This designation applies to larger sized properties developed with a mix of uses that may include buildings developed for a single use (such as
retail, office, restaurant, and housing) and/or structures that integrate multiple uses vertically (such as housing above ground level retail). Typically,
such projects establish a compact, walkable, “village-like” environment where buildings are grouped along external and internal street frontages
and pedestrian-oriented pathways, plazas, and open spaces, with parking located in structures or subterranean. A model for the redevelopment of
underutilized commercial centers.
Retail, restaurants, commercial uses (such as banks or real estate offices), residential in multi-family
buildings, or attached single-family units (e.g., townhomes), live/work, public facilities such as
community centers and libraries
Up to 2.0 FAR Neighborhood Commercial, 0.25 FAR
Industrial
IP Industrial Park
This designation applies to properties developed with multiple industrial (light manufacturing), research and development, offices, and other
buildings containing one or more tenant and limited support uses, with surface parking lots. Some areas developed with landscapes and
streetscapes to convey a “campus-like” environment. Truck access to individual businesses normally required.
Light industrial, research and development, business offices, entertainment production, technology, bio-
medical, supporting uses (such as copy houses and employee-serving coffee shops and restaurants)Up to 1.0 FAR Light and Medium Industrial, 0.38 FAR
IF Industrial Flex
This designation applies to properties developed integrating a diversity of specialty commercial and small-scale hotels with uses permitted by
“Industrial Park” that activate the area in the evening and on weekends. Truck routes and hours of operation are limited to prevent conflicts with
customers.
Light industrial, research and development, business offices, entertainment production, technology, bio-
medical, commercial (health clubs/gyms, restaurants, coffee shops, financial institutions), specialty
(brew pubs, wine tasting, performance entertainment) uses, and small-scale/boutique hotels
Up to 1.0 FAR Light and Medium Industrial, 0.38 FAR
IL**Industrial-Large Format
and Logistics
This designation applies to properties developed for large format industries generally exceeding 200,000 square feet of building area and are typically
used for major manufacturing, warehousing, and distribution activities. Often these uses require significant areas set aside for truck access and
loading of goods and materials.
Manufacturing, warehousing, logistics and distributive facilities, research and development, offices,
ancillary supporting uses.Up to 1.5 FAR Light and Medium Industrial, 0.38 FAR
Parks and Open Space***
OS** Open Space
This designation identifies permanent open space areas which function to preserve visual resources and natural areas, buffer communities and
provide relief from noise and crowding of urban development, maintain environmentally hazardous areas, etc.N/A N/A Open Space 2
UP** Urban Park
This designation applies to properties developed for small parks, typically one acre or smaller, integrated into higher density areas of a community.
Often accommodates play equipment, water amenities, outdoor performance facilities, and similar facilities.N/A N/A Park
NCP**Neighborhood/Community
Park
This designation applies to properties developed for active and passive recreational activity serving a neighborhood or the larger community. Natural
open areas may be preserved and integrated into the park. Ideally, a park is located within a quarter mile of every residence.N/A N/A Park
**These land uses were considered by the GPAC, but not recommended for an opportunity site and therefore not depicted on the map.
***It should be noted that the City may be precluded from designating private properties for these uses in the Land Use Plan due to the legal implications for “takings” of private property. However, for the purposes of the land use planning exercise it is acceptable to identify general areas for which the GPAC considers that there is a need or opportunity for the above uses.
Small format grocery and drug stores, personal services, convenience stores, restaurants,
gas stations, banks and other neighborhood serving uses. Residential is not a permitted use.
160
Moorpark Land Use Alternatives: Combined Results (Percentage Only)DRAFTOpportunity SiteOption 1 Percentage of Total VotesOption 2 Percentage of Total VotesOther Percentage of Total Votes Total VotesSite 3A: Mission Bell PlazaOption 1: MUDOption 2: N/A94%0%6%109Site 3B: Moorpark Town CenterOption 1: MUDOption 2: C‐A56%43%1%114Site 4B: Commercial CenterOption 1: MUMOption 2: C‐A66%33%1%109Site 7: WDC/Ortho Commercial CenterOption 1: MUDOption 2: C‐A51%48%1%108Site 9: Moorpark Campus PlazaOption 1: MUDOption 2: C‐A72%28%0%99Site 12: Moorpark Marketplace Parking LotOption 1: MUDOption 2: C‐A26%73%1%106Site 3C: Tuscany Square/Village Retail AreaOption 1: C‐AOption 2: N/A98%0%2%89Site 4C: Moorpark PlazaOption 1: NCOption 2: N/A98%0%2%84Site 10: Varsity Park PlazaOption 1: NCOption 2: N/A92%0%8%86Existing commercial sites with potential for housingCommercial Sites (Housing Not Recommended)161
Moorpark Land Use Alternatives: Combined Results (Percentage Only)DRAFTOpportunity SiteOption 1 Percentage of Total VotesOption 2 Percentage of Total VotesOther Percentage of Total Votes Total VotesSite 5: Industrial District/Enegren BrewingOption 1: IFOption 2: N/A96%0%4%99Site 6: Princeton Avenue Industrial/Concrete BatchingOption 1: IPOption 2: NMX53%43%4%102Site 13: Penny Mac (incl. parking lot)Option 1: IPOption 2: IF20%78%2%98Site 1: High StreetOption 1: MUMOption 2: N/A89%0%11%110Site 2: Moorpark Avenue CorridorOption 1: MULOption 2: N/A93%0%7%92Site 8: Ensign Bickford Adjacent Vacant PropertyOption 1: NVLOption 2: OS15%82%3%105Site 11: Patriot Commerce Center Vacant SitesOption 1: MUDOption 2: IF35%53%13%104Industrial SitesMixed Use CorridorsVacant Sites162
Moorpark Land Use Alternatives: Combined Results (Percentage Only)DRAFTOpportunity SiteOption 1 Percentage of Total VotesOption 2 Percentage of Total VotesOther Percentage of Total Votes Total VotesSite 17: Special Needs Housing Study SiteOption 1: NMXOption 2: NM36%49%16%90Site 18: Hilltop SiteOption 1: CTCOption 2: N/A47%0%53%91Site 4A: Duncan AshleyOption 1: MUMOption 2: NH38%57%5%104Site 15: Canyon CrestOption 1: NVLOption 2: NMX58%33%9%85Site 16: Vistas at MoorparkOption 1: NMXOption 2: N/A71%0%29%106Approved Housing Project Sites163
Moorpark Land Use Alternatives: In‐Person ResultsDRAFTOpportunity SiteOption 1 VotesOption 1 Percentage of Total VotesOption 2 VotesOption 2 Percentage of Total VotesOther VotesOther Percentage of Total VotesTotal VotesCommentsSite 3A: Mission Bell PlazaOption 1: MUDOption 2: N/A4592%00%48%491. High end retail and aquatic center (+1 vote)2. Housing/apt (+1 vote)3. Have the City buy this for its offices and reopen the pool! (+1 vote)4. I am against the idea of the City owning a pool. But the idea couldbe tested here at the former gym/theatre site (+1 vote)Site 3B: Moorpark Town CenterOption 1: MUDOption 2: C‐A4073%1527%00%551. The Birkenshaw House needs to be saved (+3 votes)2. Add bridge over LA Ave for walking and riding bikes (+1 vote)3. We don't seem to be able to fill the commercial space we alreadyhave (+1 vote)4. The owner of this property should fix it not us! (+1 vote)5. If Birkenshaw is part of the mixed use I would agree but if only the Ralph's Center, then no! I worry that with 2 ownerships there will be no agreement. Be careful.Site 4B: Commercial CenterOption 1: MUMOption 2: C‐A3573%1327%00%481. Site 4B Option 1 is a horrible idea. While the housing at the pictured T.O. site has some traction, the retail site will never have asuccessful tenant. There's no parking just like the retail by Leslie's Pools in Moorpark. Never had tenants, never will.2. Small units ‐ 1 or 2 people ‐ studio apt? Student housing,affordable (+1 vote)Site 7: WDC/Ortho Commercial CenterOption 1: MUDOption 2: C‐A2350%2350%00%461. I like the idea of mixed use but I worry about it in disconnected patches. Would it succeed?2. Needs to be a mid‐range restaurant for hotel guests. Good location for an upscale restaurant too (See success of M on High)3. This should have been a hotel/conference center when first built and not a warehouse. No mixed use here at all. Maybe a HQ of a big co. one company insteadSite 9: Moorpark Campus PlazaOption 1: MUDOption 2: C‐A3487%513%00%391. Student/teacher housingExisting commercial sites with potential for housingComments in black text were counted as "other" land use votesComments in green text were counted as a vote for the related land use optionComments in red text were not counted as votes for specific land use options164
Moorpark Land Use Alternatives: In‐Person ResultsDRAFTOpportunity SiteOption 1 VotesOption 1 Percentage of Total VotesOption 2 VotesOption 2 Percentage of Total VotesOther VotesOther Percentage of Total VotesTotal VotesCommentsSite 12: Moorpark Marketplace Parking LotOption 1: MUDOption 2: C‐A1125%3375%00%441. Would people moving in complain about the noise [MUD option]? Seen that happen limiting store hours2. Would like to see live music, entertainment venues3. We need more community areas ‐ like outdoor eating, entertainment, outdoor movie, carousel, water fountain. No mixed‐use here (+3 votes)4. This is the only regional shopping area in Moorpark! Mixed use needs to go almost anywhere in Moorpark except not here5. Use only the Target parking area on the edge of LA Ave commercial only (+1 vote)Site 3C: Tuscany Square/Village Retail AreaOption 1: C‐AOption 2: N/A37100%00%00%371. Aquatic center/community pool (+1 vote)2. Leave it alone (+5 votes)Site 4C: Moorpark PlazaOption 1: NCOption 2: N/A31100%00%00%311. I'm worried there isn't enough parking as it is with Woodranch (+3 votes)2. Circulation is poor, circulation must be redesigned (+2 votes)3. Be sure to have access to Arroyo Simi trail system from here (+2 votes)4. This site is saturated. No room to add more construction but in desparate need of updating (+6 votes)Site 10: Varsity Park PlazaOption 1: NCOption 2: N/A34100%00%00%341. Has anyone thought about traffic control for all of these options?2. Children's museum3. Community center (+1 vote) 4. A place to gather and socialize over coffee or sandwiches would be nice. Somewhere students do group projects and professionals network together (+1 vote)5. Need a super market (+3 votes)Site 5: Industrial District/Enegren BrewingOption 1: IFOption 2: N/A48100%00%00%481. Need better parking (+4 votes)Commercial Sites (Housing Not Recommended)Industrial SitesComments in black text were counted as "other" land use votesComments in green text were counted as a vote for the related land use optionComments in red text were not counted as votes for specific land use options165
Moorpark Land Use Alternatives: In‐Person ResultsDRAFTOpportunity SiteOption 1 VotesOption 1 Percentage of Total VotesOption 2 VotesOption 2 Percentage of Total VotesOther VotesOther Percentage of Total VotesTotal VotesCommentsSite 6: Princeton Avenue Industrial/Concrete BatchingOption 1: IPOption 2: NMX2447%2345%48%511. Site for Nature Center/Educational ‐ Connecting to the Arroyo‐Simi. Staging Area for bird watching, bike, walk path (+1 vote)2. Be sure to have public access to complete Arroyo Simi Trail system from here that is permanent. No mixed use here.3. Even higher density housing (+1 vote)4. Does this include the long awaited bike lane?Site 13: Penny Mac (incl. parking lot)Option 1: IPOption 2: IF817%3883%00%461. I'm worried about losing the parking [IF option]Site 1: High StreetOption 1: MUMOption 2: N/A4485%00%815%521. Concern about parking [MUM option] (+2 votes)2. Absolutely no mixed use, no parking is available and all of the overflow traffic will go to Charles Street residents (+1 vote)3. Keep non‐residential. Bring in lots of lighting and lights on trees,etc ( +1 vote)4. No residential on top of existing businesses (+3 votes)5. Close High Street to autos – bike and pedestrian only all the time(+ 5 votes)Site 2: Moorpark Avenue CorridorOption 1: MULOption 2: N/A38100%00%00%38NoneSite 8: Ensign Bickford Adjacent Vacant PropertyOption 1: NVLOption 2: OS35%5191%24%561. Whatever the owner wants to do2. Waste of space3. This is most important wildlife corridor in Moorpark and must be open space. See Southcoast Wildlands maps.4. This site should never have been approved in wildlife corridor asan option for the DOD contractor who owns it. There is no access except through top secret clearance then the business. Stay open space.5. Staging area for hiking? No development protect the wildlifehabitat.6. Keep it industrial (+1 vote)Mixed Use CorridorsVacant SitesComments in black text were counted as "other" land use votesComments in green text were counted as a vote for the related land use optionComments in red text were not counted as votes for specific land use options166
Moorpark Land Use Alternatives: In‐Person ResultsDRAFTOpportunity SiteOption 1 VotesOption 1 Percentage of Total VotesOption 2 VotesOption 2 Percentage of Total VotesOther VotesOther Percentage of Total VotesTotal VotesCommentsSite 11: Patriot Commerce Center Vacant SitesOption 1: MUDOption 2: IF1429%3165%36%481. High density housing, walkability, food court, schools, shopping,freeway access (+1 vote)2. This is part of the only regional shopping/industrial complex in Moorpark. It is not appropriate for housing. Could be flex with recreational businesses, like miniature golf, bowling alley, batting cages, and other creative ideas (+2 votes)3. Recreational business (+1 vote)4. Housing only (+1 vote)5. Open SpaceSite 17: Special Needs Housing Study SiteOption 1: NMXOption 2: NM616%2566%718%381. Buildings of unique character support citizens with special needs in locating their home2. If access can change it is possible for use. But otherwise cruelplace to put low or senior housing. Make open space (+1 vote)3. Open Space4. No development. Need better traffic flow (+3 votes)5. Concerned about access from inside City to here. The people who live there now access from Home Acres! (Not from Moorpark) Toofar away with bad access for seniors or special needs people (+1 vote)Site 18: Hilltop SiteOption 1: CTCOption 2: N/A1737%00%2963%461. Where is access?2. Leave it as is (+7 votes)3. Mixed use district hotel & apts (+10 votes)4. Industrial (+1 vote)5. Hands‐on children museum6. Hotel, multi‐family7. It is on a hilltop so it's not a center ‐ maybe a restaurant withbanquet rooms it has a great view ‐ could be a showcase building (+3 votes)8. Residential would be nice here ‐ great views (+2 votes)9. Not enough people use Simi Valley mall. Why build another?10. Unique business site such as special events venue, etc. (+2 votes)11. Best place left in town for up‐scale restaurant or conference center, for big events like weddings that cannot be held now in Moorpark. Access will go down hill to Nogales off Princeton at a new stoplight. (+2 votes)Approved Housing Project SitesComments in black text were counted as "other" land use votesComments in green text were counted as a vote for the related land use optionComments in red text were not counted as votes for specific land use options167
Moorpark Land Use Alternatives: In‐Person ResultsDRAFTOpportunity SiteOption 1 VotesOption 1 Percentage of Total VotesOption 2 VotesOption 2 Percentage of Total VotesOther VotesOther Percentage of Total VotesTotal VotesCommentsSite 4A: Duncan AshleyOption 1: MUMOption 2: NH23 47% 23 47% 3 6% 491. Option to orient uses toward future Arroyo Simi open space orrecreational amenity <32. How about a coffee shop accessible from walkway by Arroyo?3. Lower density for low income (+2 votes)4. A good place for affordable housing, senior housingSite 15: Canyon CrestOption 1: NVLOption 2: NMX3170%1023%37%441. Again waste of space2. Very low not estate (+1 vote)3. Many geologic constraints on this property prevent more than number of approved lots. Keep as 21 homes (or less) (+1 vote)4. Open spaceSite 16: Vistas at MoorparkOption 1: NMXOption 2: N/A3762%00%2338%601. You must do something about the road first though. Bike lanesand sidewalks before more houses (+1 vote)2. Vistas at M. provide greater "park"/wildlife corridor that connectsto other open space3. Agree with the idea but need to remove traffic congestion at LAAve & Princeton (+1 vote)4. Leave as is (+21 votes)Comments in black text were counted as "other" land use votesComments in green text were counted as a vote for the related land use optionComments in red text were not counted as votes for specific land use options168
Moorpark Land Use Alternatives: Online ResultsDRAFTOpportunity Site Option 1 VotesOption 1 Percentage of Total VotesOption 2 VotesOption 2 Percentage of Total VotesOther VotesOther Percentage of Total VotesTotal VotesCommentsSite 3A: Mission Bell PlazaOption 1: MUDOption 2: N/A57 95% 0 0% 3 5% 601. Open green space2. No infill housing. More beautification and opportunities to wander the center. Maybe utilize the pool from Mavericks days.3. Mixed use combined with low‐income housing.4. Entertainment area such as movie theater, bowling, lazer tag ‐ somethingfor families5. Monarch butterfly grove with milkweed plants in all landscaping areas6. The large parking lot is part of the appeal. Nobody want congested centers with limited parking. It won't make it exciting, it will make it a place to avoid7. Community poolSite 3B: Moorpark Town CenterOption 1: MUDOption 2: C‐A2441%3458%12%591. Open green space2. Keep it as is, stores only, no residential. Have the owner make beautification improvements as it is very rundown but they have it mostly rented so improvements are warranted. Kroger (Ralphs) needs to improve their run down store (Not the Cities problem, I know.3. No auto center4. Leave it alone. Absolutely no housing built here. Nobody wants Moorpark to look like Simi or (God forbid) OxnardSite 4B: Commercial CenterOption 1: MUMOption 2: C‐A3761%2338%12%611. Open green space2. No housing needed on this property3. Add milkweed for the monarch butterflies in all landscape areasSite 7: WDC/Ortho Commercial CenterOption 1: MUDOption 2: C‐A3252%2947%12%621. Open green space2. No change3. Leave as is4. No auto centerSite 9: Moorpark Campus PlazaOption 1: MUDOption 2: C‐A3762%2338%00%601. Mixed use, no auto, smaller unit size with lower rents for students.2. No housing hereSite 12: Moorpark Marketplace Parking LotOption 1: MUDOption 2: C‐A1727%4471%12%621. Open green space2. This is the most utilized parking lot in Moorpark. Leave as is.3. There is too much congestion with In n Out in this plaza, I don't think thatadding more commmercial spaces or underground parking would not be beneficial4. Lots of unused space here but housing might not be appropriate.5. Parking lot already a mess. No change to center6. Absolutely no housing here. The parking lot is not too big and nobody wants parking structures in Moorpark. Any housing here would simply cause greater vehicle congestion at peak times.Site 3C: Tuscany Square/Village Retail AreaOption 1: C‐AOption 2: N/A5096%00%24%521. Open green space2. Leave as is3. MUDExisting commercial sites with potential for housingCommercial Sites (Housing Not Recommended)Comments in black text were counted as "other" land use votesComments in green text were counted as a vote for the related land use optionComments in red text were not counted as votes for specific land use options169
Moorpark Land Use Alternatives: Online ResultsDRAFTOpportunity Site Option 1 VotesOption 1 Percentage of Total VotesOption 2 VotesOption 2 Percentage of Total VotesOther VotesOther Percentage of Total VotesTotal VotesCommentsSite 4C: Moorpark PlazaOption 1: NCOption 2: N/A5196%00%24%531.Open green space2. 3‐story, light professional and small retail. Remove Popeye's Chicken, improve vehicle access and parking.3. Leave as NC, no housing, improve the property, take some of the speedbumps out.Site 10: Varsity Park PlazaOption 1: NCOption 2: N/A45 87% 0 0% 7 13% 521. Open green space2.Medium Density Residential (12‐20 du/acre)3.Mixed use4. Light neighborhood commercial with professional upstairs. Improve access.5. Apartments6. Needs more stores that would benefit the community.7. Add more stores, improve property. It is in an area that may not supportmore stores, so that may be a problem.8. Mixed use.9. Add a gas station here.10. ResidentialSite 5: Industrial District/Enegren BrewingOption 1: IFOption 2: N/A4792%00%48%511. Open green space2.Should allow Live/Work Residential Units here too.3. Maintain industrial use, but improve ingress/egress. It should have more than one road in/out for emergencies. Consider building a recreation area/park at the edge near the Simi Arroyo.4. Industrial onlySite 6: Princeton Avenue Industrial/Concrete BatchingOption 1: IPOption 2: NMX3059%2141%00%511. This is a flood area. No permanent building should take place in this area, especially residential! Current use for sand/gravel/concrete should be shut down to minimize heavy truck traffic. Princeton does not support heavy industrial well. Surface use from Fence Factory and Trench Shoring are fine.2. Something non toxic3. Area not conducive for housing (near railroad).No retail, bad location. Current property should some how be dressed up as it is at the entrance tothe City. Trench Shoring is good for the City but also should be improve aesthetically as has been done with the Sharma property.Site 13: Penny Mac (incl. parking lot)Option 1: IPOption 2: IF1223%3873%24%521. Open green space2.Neighborhood mixed densityIndustrial SitesMixed Use CorridorsComments in black text were counted as "other" land use votesComments in green text were counted as a vote for the related land use optionComments in red text were not counted as votes for specific land use options170
Moorpark Land Use Alternatives: Online ResultsDRAFTOpportunity Site Option 1 VotesOption 1 Percentage of Total VotesOption 2 VotesOption 2 Percentage of Total VotesOther VotesOther Percentage of Total VotesTotal VotesCommentsSite 1: High StreetOption 1: MUMOption 2: N/A54 93% 0 0% 4 7% 581. My biggest concern for this area is any increase in development will cause severe parking issues. All the improvements would then be a waste due to under utilization.2. Mixed use is perfect. This is a critical attraction area for Moorpark. Don't screw this up! It should maintain the classic prairie deco/midwest vintage mainstreet look and vibe. Maintain use of typical early 1900's materials and styles. No stucco, ledgestone, spanish arches or typical SoCal mission style.Eliminate or upgrade the liquor stores, move Kahoots to a more appropriate area, add upstairs (3rd floor) small residential units, 2nd floor professional and 1st floor retail. Add more crosswalks. Consider a small vintage hotel andelectric charging stations.3. Keep it as it is ‐ love the small town look of high street. Rent out high streetfor more movies to make money!4. No Housing5. Keep as retail commercial only, do not add housing or mixed use.6. Leave it alone as is. Preserving history doesn't require change. Most people like the older feel of High St.Site 2: Moorpark Avenue CorridorOption 1: MULOption 2: N/A4889%00%611%541. Mixed Use Medium2. Condo apartments3. This existing building needs to be torn down. Replace with mixed use ‐ residential upstairs, light retail below.4. Apartments 5. Clean it up6. No Housing7. VH density residential8. No condos or apartments. Leave it as a business only parcel or tear it downand put in a scenic entry to the train parking areaSite 8: Ensign Bickford Adjacent Vacant PropertyOption 1: NVLOption 2: OS1327%3571%12%491. GROCERY STORE.. Campus Park area needs a grocery store!!!2.No changeSite 11: Patriot Commerce Center Vacant SitesOption 1: MUDOption 2: IF2239%2443%1018%561. Open space2. Neighborhood Mixed3. Residential. Moorpark has far too much commercial and retail space already. We don't have the population to support any more. We need a larger property tax base as well.4.Greenway5.Leave as is6.Residential7.Open space8.Housing9.Hiking trails or open space10. Open space! We don't need any more commercial buildings or low income housing attracting low income peopleVacant SitesComments in black text were counted as "other" land use votesComments in green text were counted as a vote for the related land use optionComments in red text were not counted as votes for specific land use options171
Moorpark Land Use Alternatives: Online ResultsDRAFTOpportunity Site Option 1 VotesOption 1 Percentage of Total VotesOption 2 VotesOption 2 Percentage of Total VotesOther VotesOther Percentage of Total VotesTotal VotesCommentsSite 17: Special Needs Housing Study SiteOption 1: NMXOption 2: NM2650%1937%713%521.With limited access and lack of services, should be commercial2. Open green space3. Why are we "sticking" low income families in the extreme corner of the community? This should be maintained as ag or open space. Possibly recreational.4. Leave as is5. None6. Leave unchanged ‐ this area is difficult to access and is removed from other services and commercial activity. Building higher‐density development in sucha location would further perpetuate the dependency on cars.7. Poor access, leave as isSite 18: Hilltop SiteOption 1: CTCOption 2: N/A2658%00%1942%451. None, leave as is2. Tree park3.No town center here4. Leave open space. We already have so much vacant retail space alreadybuilt‐ revisit this years later.5. Mixed Use District6. Hilltop open space7. Mixed Use District8. This is the perfect location for a fire station. Good visibility, freeway access, and puts emergency services close to the Campus Park and college areas.9.Park10.Open space11.Art installation representative of Moorpark 12.Create open space with trails ‐ it would have a great view to hike to!13. Leave it alone14. Not sure what to do with this. Previously a dump. Perhaps a park, but we have too many now. Office/warehouse space, hotel might be OK. Access a bigproblem for any retail.15. Park w trails & treesSite 4A: Duncan AshleyOption 1: MUMOption 2: NH1731%3665%24%551. Residential High is fine, provided there's at least two access routes provided. Soil testing/remediation needs to be performed, as this was awrecking yeard many years ago.2. A park since there are zero along this street3. Open space and connect to Arroyo SImi recreation open spaceSite 15: Canyon CrestOption 1: NVLOption 2: NMX1844%1844%512%411. Open green space2. How about an indoor gun range (100yard underground) see LibertyFirearms ‐ Johnstown, Colorado 805343. Leave it alone or create more trails 4. Would love to leave it alone for open space, but very low density would be the other suggestion.5. Open space and hiking trailsApproved Housing Project SitesComments in black text were counted as "other" land use votesComments in green text were counted as a vote for the related land use optionComments in red text were not counted as votes for specific land use options172
Moorpark Land Use Alternatives: Online ResultsDRAFTOpportunity Site Option 1 VotesOption 1 Percentage of Total VotesOption 2 VotesOption 2 Percentage of Total VotesOther VotesOther Percentage of Total VotesTotal VotesCommentsSite 16: Vistas at MoorparkOption 1: NMXOption 2: N/A38 83% 0 0% 8 17% 461. Open green space2. Nothing at all should be built on this property. It needs to remain open, as it's directly in‐line with where a badly overdue 118 bypass would run through, if that's ever built.3. Ranch houses that allow for horse property. The road is too busy to have 110 units (potentially an extra 120 cars!)4. Leave it be5. Leave as open space or VERY low density with public access for biking, horses etc.6. Open space and hiking trails7. None. Leave it alone. Use as horse property or open space8. Open spaceComments in black text were counted as "other" land use votesComments in green text were counted as a vote for the related land use optionComments in red text were not counted as votes for specific land use options173
Moorpark Land Use Alternatives: Combined Results DetailedDRAFTOpportunity SiteOption 1 Online VotesOption 1 In‐Person VotesOption 1 Percentage of Total VotesOption 2 Online VotesOption 2 In‐Person VotesOption 2 Percentage of Total VotesOther Online VotesOther In‐Person VotesOther Percentage of Total VotesTotal VotesSite 3A: Mission Bell PlazaOption 1: MUDOption 2: N/A57 45 94% 0 0 0% 3 4 6% 109Site 3B: Moorpark Town CenterOption 1: MUDOption 2: C‐A244056%341543%101% 114Site 4B: Commercial CenterOption 1: MUMOption 2: C‐A373566%231333%101% 109Site 7: WDC/Ortho Commercial CenterOption 1: MUDOption 2: C‐A322351%292348%101% 108Site 9: Moorpark Campus PlazaOption 1: MUDOption 2: C‐A373472%23528%000% 99Site 12: Moorpark Marketplace Parking LotOption 1: MUDOption 2: C‐A171126%443373%101% 106Site 3C: Tuscany Square/Village Retail AreaOption 1: C‐AOption 2: N/A503798%000%202% 89Site 4C: Moorpark PlazaOption 1: NCOption 2: N/A513198%000%202% 84Site 10: Varsity Park PlazaOption 1: NCOption 2: N/A453492%000%708% 86Site 5: Industrial District/Enegren BrewingOption 1: IFOption 2: N/A474896%000%404% 99Existing commercial sites with potential for housingCommercial Sites (Housing Not Recommended)Industrial Sites174
Moorpark Land Use Alternatives: Combined Results DetailedDRAFTOpportunity SiteOption 1 Online VotesOption 1 In‐Person VotesOption 1 Percentage of Total VotesOption 2 Online VotesOption 2 In‐Person VotesOption 2 Percentage of Total VotesOther Online VotesOther In‐Person VotesOther Percentage of Total VotesTotal VotesSite 6: Princeton Avenue Industrial/Concrete BatchingOption 1: IPOption 2: NMX30 24 53% 21 23 43% 0 4 4% 102Site 13: Penny Mac (incl. parking lot)Option 1: IPOption 2: IF12 8 20% 38 38 78% 2 0 2% 98Site 1: High StreetOption 1: MUMOption 2: N/A54 44 89% 0 0 0% 4 8 11% 110Site 2: Moorpark Avenue CorridorOption 1: MULOption 2: N/A483893%000%607% 92Site 8: Ensign Bickford Adjacent Vacant PropertyOption 1: NVLOption 2: OS13315%355182%123% 105Site 11: Patriot Commerce Center Vacant SitesOption 1: MUDOption 2: IF221435%243153%10313%104Site 17: Special Needs Housing Study SiteOption 1: NMXOption 2: NM26636%192549%7716% 90Site 18: Hilltop SiteOption 1: CTCOption 2: N/A261747%000%192953% 91Site 4A: Duncan AshleyOption 1: MUMOption 2: NH172338%362357%235% 104Site 15: Canyon CrestOption 1: NVLOption 2: NMX183158%181033%539% 85Approved Housing Project SitesMixed Use CorridorsVacant Sites175
Moorpark Land Use Alternatives: Combined Results DetailedDRAFTOpportunity SiteOption 1 Online VotesOption 1 In‐Person VotesOption 1 Percentage of Total VotesOption 2 Online VotesOption 2 In‐Person VotesOption 2 Percentage of Total VotesOther Online VotesOther In‐Person VotesOther Percentage of Total VotesTotal VotesSite 16: Vistas at MoorparkOption 1: NMXOption 2: N/A38 37 71% 0 0 0% 8 23 29% 106176
177
Commercial Sites {Potential for Housing) :�\�}:tffl'ii
The GPAC has identified properties with commercial uses, large surface parking lots, and vacant retail buildings as opportunity locations for additional commercial use or an integrated development of housing with commercial uses. What do you think?
Site 4b: Commercial Center
-C-2. Cienefal Commercial Current General Plan Current Site
Which of the following options do you prefer?
Site 4b: Option 1
Mixed Use Medium (MUM) Allows for a mix of commercial, office, and housing. Buildings could contain active ground floor uses located at or near the sidewalk, with housing or offices above.
Site 4b: Option 2
Commerical Center -Auto (C-A) Buildings set back from the street and surface parking, with new commercial uses potentially fronting the street. Public realm improvements, such as sidewalks and landscaping, would enhance the physical environment and make the site more pedestrian-friendly.
Site 4b: Other
Considerations • Should site retain predominantly commercial use or provide the option for integration with residential development at Duncan Ashley site? • The size and configuration of existing uses is a constraint on infill development of commercial uses on the site • Opportunity to integrate green space or recreational access oriented towards the Arroyo Simi if planned in tandem with Site 4a.
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Site 7: WDC/Ortho Commercial Center
Considerations
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• Surface parking areas could be redeveloped for residential or commercial uses with a shared parking structure or subterranean parking ...._.._-,_----• Adjacent open space areas could be an asset and orienting feature for infill housing ---�:� ... • The site is separated from the City's centers of activity by the SR 118 freeway overpass
-C.2,GeneralCommemal Current General Plan Current Site
Which of the following options do you prefer?
Site 7: Option 1
Mixed Use District (MUD) Pedestrian-oriented village with buildings clustered around plazas and parks. Would include a mix of commercial and residential uses, integrated horizontally or verticatly. -i p,,,,,..
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Commercial Sites (Potential for Housing) :����::K � 2oso rl,l.
The GPAC has identified properties with commercial uses, large surface parking lots, and vacant retail buildings as opportunity locations for additional commercial use or an integrated development of housing with commercial uses. What do you think?
Site 9: Moorpark Campus Plaza '�·�
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Current General Plan Current Site
Which of the following options do you prefer?
Site 9: Option 1
Mixed Use District (MUD)
Provides for a mix of commercial. office, and
housing. Buildings could contain active ground
floor uses located at or near the sidewalk, with
housing or office uses adjacent or above.
Considerations
• Opportunity to enhance the built environment and connection to the
Moorpark Cotlege campus through plazas and pedestrian·oriented
improvements.
• Infill housing at this location could be oriented to college students and
staff, enhance commercial activity, and improve non-vehicular access to i"i"iimp(j)
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Site 9: Option 2
Commerical Center -Auto (C-A)
Buildings set back from the street and surface parking,
with new commercial uses potentially fronting the street.
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landscaping, would enhance the physical environment
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Site 9: Other
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Site 12: Moorpark Marketplace Parking Lot
Considerations -· ,•'• ... • Redesignation would likely require update of the Carlsberg Specific Plan
• Underutilized surface parking areas could be redeveloped for residential
or commercial uses with a shared parking structure or subterranean
parking replacing removed spaces
• Opportunity to enhance the built environment through plazas and
pedestrian-oriented improvements
SP-9,CarbbefJSpec,licf'l111 • Infill housing at this location could provide more opportunities for
residents to access amenities on foot and enhance commercial activity Current General Plan Current Site • Opportunity to establish a more consistent and pedestrian-scaled
streetscape along Los Angeles Avenue Which of the following options do you prefer?
Site 12: Option 1 I prefer this idea
Put a color dot here . Mixed Use District (MUD)
Allows for a mix of commercial, office, and
housing. Buildings could contain active ground
floor uses located at or near the sidewalk, with
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landscaping, would enhance the physical environment
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Industrial Sites :��:�nK� 2oso Bl•
The Opportunity Sites included in this category include the City's older and underutilized industrial areas, which have either already begun to evolve to accommodate new uses or could lend themselves to allowing new uses in the future.
Site 5: Industrial District/Enegren Brewing
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Site 5: Option 1
Industrial Rex (IF)
Would allow a broad mix of job-generating light
industrial and supporting commercial uses, such as makerspaces, small business incubators or start
up spaces, offices, and ancillary commercial uses like gyms. coffee shops, and financial institutions.
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Site 5: Other
Conceptual Image
Considerations
• This district already accommodates non-industrial uses, however the
Industrial Flex designation would allow for a greater mix of uses by
right
• The Flex designation could accommodate emerging businesses and entrepreneurs priced out of industrial and commercial areas with higher rents • The area includes underutilized and older building stock that could transition to new uses over time • Opportunity to connect to the Arroyo Simi, should recreational uses be
established along its course through the City
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Site 6: Princeton Ave/Concrete Batching
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Which of the following options do you prefer?
Site 6: Option 1
Industrial Park (IP)
This site could be re·envisioned as an eco·industrial campus,
creating a sustainability·focused gateway into the core of Moorpark. This designation allows for light manufacturing,
research and development, bio-medical, and offices, including
surface parking lots for employees. Ancillary commercial uses
supported by employment hubs, like gyms or health clubs, coffee shops, financial institutions, and restaurants, are also allowed.
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Site 6: Option 2
Neighborhood Mixed Density (NMX)
A mix of housing types within a large planned development
area, with recreational amenities, parks, schools, community meeting rooms, and/or small neighborhood-serving retail, and extensive open spaces and trail systems. Allows single
family homes, townhomes, rowhouses, courtyard housing,
and multi· family buildings of up to 3 stories in height.
Considerations
• Site is a key connection between the east and west portions of the City and a gateway to the downtown area • The Industrial Park designation would strengthen and reinforce the existing industrial uses, allowing for continued long-term opportunities for job·generating uses • The Neighborhood Mixed Density designation would introduce new types of uses to this site, but would integrate with residential uses along the site's eastern edge • Potential for health and noise impacts from proximity to the freeway and railroad tracks • Arroyo Simi and areas designated as floodway are a constraint on developable area but also provide an opportunity for orienting the physical environment and future uses
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183
Mixed-Use Corridors �
This category comprises corridors with a mix of commercial and residential uses that offer the potential for an improved pedestrian experience. Linkages between civic and commercial areas could
be strengthened to enhance the character and connection between the City's primary centers of activity. What do you think?
Site 1: High Street Corridor
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-C-2,Geoerl!Commen:ul
Current General Plan Current Site
Site 1: Option 1
Mixed Use Medium (MUM)
Allows for a mix of commercial, office, and
housing. Buildings could contain active
9Tound floor uses located at or near sidewalk,
with housing or office adjacent or above.
Conceptual Image
Site 1: Other
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Considerations
• Support the City Council's strategic goal to •p1ace an Emphasis on
Economic Development with a Focus on Historic High Street to Enhance
a Destination and Sense of Community·
• Opportunity to spotlight and enhance the City's unique character and
history while supporting a vibrant pedestrian-oriented district
• Unique opportunity to leverage the regional rail station for transit
oriented development
• Transitions to adjacent tow-scale neighborhoods should be considered
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Site 2: Moorpark Ave Corridor
____ SP-D, Downlown Specific Plan
Current General Plan Current Site
Site 2: Option 1
Mixed Use Low (MUL)
Low-scaled vertical or horizontal mix of
uses transitioning to adjoining residential
neighborhoods. Community-serving
restaurants, retail, or services, with lower
density residential uses.
Conceptual Image
Site 2: Other
Considerations
• l<ey connective corridor between Los Angeles Avenue and High Street,
and opportunity to enhance pedestrian infrastructure
• Recommended land use would reinforce existing mix of uses
• New uses should be sensitive to current scale of corridor and neighboring
residential areas
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184
Vacant Sites :����:�nK� 2050 n1•
This category includes vacant sites within a variety of contexts, undeveloped pads adjacent to existing business districts and unbuilt areas adjacent to open spaces and residential districts. What do you think?
Site 8: Ensign-Bickford Adjacent Property
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Current General Plan
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Which of the following options do you prefer?
Site 8: Option 1
Considerations
• A maximum of 21 homes could be built within the site based on the
proposed maximum density for the Neighborhood Very Low ResidentiaV
Estate (NVl) designation.
• Because this land is privately owned, redesignation for open space use
would likely require acquisition by the City, or an easement.
• Any development projects may require actions to mitigate impacts to
the Santa Monica-Sierra Madre Connection regional wildlife corridor.
I prefer this idea
Put a color dot here . Neighborhood Very Low/
Estate (NVL)
Low density housing development on large lots
and estate-type units in planned residential
subdivisions.
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Site 8: Option 2
Open Space (OS)
Preservation of open space and natural resources.
A nature observation area or trails with educational
markers would allow for passive recreation.
Site 8: Other
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Site 11: Patriot Commerce Center Sites
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Considerations
• Accommodation of new uses may require update of the Carlsberg Specific
Plan
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• The Industral Flex designation would allow for job-generating uses
generally consistent with the surrounding area as well as ancillary
commercial and entertainment uses.
• Infill housing at this location could provide more opportunities for
residents to access amenities and jobs on foot and enhance commercial
activity. Current General Plan Current Site
Which of the following options do you prefer?
Site 11: Option 1
Mixed Use District (MUD)
Provides for a mix of commercial, office, and
housing. Buildings will contain active ground
floor uses located at or near sidewalk, with
housing or office adjacent or above.
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Conceptual Image
Site 11: Option 2
Industrial Flex (IF)
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Would allow a broad mix of job-generating light industrial
and supporting commercial uses, such as makerspaces,
small business incubators or start-up spaces, a small or
boutique hotel, offices, and ancillary commercial uses like
gyms, coffee shops, and financial institutions.
I prefer this idea
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I prefer this idea
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Site 11: Other -I have another idea
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From:D L
To:Douglas Spondello
Cc:mark@diceccoarch.com; Woodie Tescher; Jonathan Nettler; Carlene Saxton; CityManager@moorparkca.gov
Subject:Re: 7200 Walnut Canyon - GP Land Use
Date:Thursday, December 16, 2021 1:08:53 PM
Attachments:image001.png
Morrison-PardeeAgreement0001.pdf
LaPerchPropertyMap.pdf
December 16, 2021
Delivered Via Email
Dorann LaPerch
7200 Walnut Canyon Road
Moorpark, CA 93021
Mr. Doug Spondello, AICP
Community Development Department
799 Moorpark Avenue
Moorpark, CA 93021
Re: Inclusion of 7200 Walnut Canyon Road, Ventura County Assessor’s Parcel Number 513-0-130-025, 25.73 acre
property in the upcoming General Plan Update for a zone change from current zoning of OS1 to RPD-SF 2.5-6.0
DU/Acre.
Dear Mr. Spondello,
This letter is being submitted to you, City of Moorpark representative for the upcoming meeting today and all future
meetings relating to the update of the City of Moorpark General Plan. I am requesting my infill property, currently
within the Moorpark City limits, be included in the General Plan Update with a zone change from OS 1 to RPD- SF
2.5-6.0 dwelling units per acre.
My property is located contiguous to the Highland Specific Plan and has an access road to Spring Road that is
planned for completion by Pardee Development. See Development Agreement for the road connection in the City of
Moorpark files and additional information attached. It is my understanding Pardee has currently submitted the
plans to the City for the connector road to my property and will need to complete this connection in order to have
their bond released by the City.
It’s important my property be considered for the residential zoning in order provide additional housing for the City’s
Housing Element.
Thank you,
Dorann LaPerch
On Thu, Dec 16, 2021 at 10:57 AM Douglas Spondello <DSpondello@moorparkca.gov> wrote:
Good Morning Mrs La Perch.
A few resources from our conversation today:
GPAC meeting agenda: https://moorpark.granicus.com/GeneratedAgendaViewer.php?
view_id=139&event_id=2316
General Plan Update Land Use Alternatives Report including Map with Recommendations:
PC ATTACHMENT 7
189
https://moorpark.granicus.com/MetaViewer.php?view_id=139&event_id=2316&meta_id=198917
Image of property showing General Plan designation with adjacent sites:
The existing General Plan designation of your 25.73-acre property is OS1 (Open Space 1 DU per 10-40
ac). The zoning of the property is currently RA-10AC which allows one unit per 10 acres.
In their discussions earlier in the year, the GPAC had made a policy decision not to pursue any land use
changes to sites that were currently designated as Open Space. As a result, your property was not included
in these discussions and we hadn’t received any input to consider it. There will be at least three
opportunities to advocate for the property to be considered – the GPAC meeting tonight and the Planning
Commission and City Council meetings next month as the preferred land use plan moves forward. You will
have 3 minutes to speak at each meeting and can also provide comments in writing to me, which will be
forwarded to the decisionmakers.
As you prepare your input, it could be worth noting the different designations of adjacent properties to the
west, north and east. Your property shares a boundary with another open space site to the south but in
actuality this is developed with the County’s utility yard and not a traditional open space use. For these
reasons, the decisionmakers may be open to considering your site for a new designation. If that’s the case
you could advocate for one of the proposed designations listed in the right hand column here:
https://moorpark.granicus.com/MetaViewer.php?view_id=139&event_id=2316&meta_id=198927 –
perhaps Neighborhood Very Low/Estate or Neighborhood Low.
190
Best,
Doug
Doug Spondello, AICP
Planning Manager
Community Development Department
City of Moorpark | 799 Moorpark Ave. | Moorpark, CA 93021
(805) 517-6251 | dspondello@moorparkca.gov
www.moorparkca.gov
http://moorparkgeneralplan.com/
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PC ATTACHMENT 8204
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