HomeMy WebLinkAboutRES PC 2024 708 2024 0528RESOLUTION NO. PC-2024-708
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF DOWNTOWN SPECIFIC PLAN AMENDMENT NO. 5 TO
INCLUDE PROVISIONS RELATED TO THE MIXED-USE LOW, MIXED-
USE MEDIUM, MEDIUM DENSITY RESIDENTIAL, AND MULTIFAMILY
RESIDENTIAL ZONES IN THE DOWNTOWN SPECIFIC PLAN TO ALIGN
WITH THE 2023 ZONING CODE UPDATE AND MAKING A
DETERMINATION OF CONSISTENCY WITH THE CERTIFIED GENERAL
PLAN 2050 PROGRAM ENVIRONMENTAL IMPACT REPORT
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN
CONNECTION THEREWITH
WHEREAS, on October 21, 1998, the Moorpark City Council adopted Ordinance
No. 247 establishing the Specific Plan – Downtown (SP-D) Overlay Zone and Chapter
17.72 of the Moorpark Municipal Code (MMC) and approved Resolution No. 1998-1515
adopting the Downtown Specific Plan (DTSP) which created design standards and
guidelines to reflect the vision of the “Old Town Moorpark” in the downtown area; and
WHEREAS, the DTSP was amended following its initial adoption, including:
DTSP Amendment No. 1 approved by City Council on November 1, 2006, by
Resolution No. 2006-2535. The amendment provided specific direction regarding
development and architectural styles in the SP-D and revised numbering throughout the
document; and
DTSP Amendment No. 2a approved by City Council on June 17, 2009, by
Resolution No. 2009-2828 to modify density limits in the DTSP in accordance with state
law regarding density bonus; and
DTSP Amendment No. 2b approved by City Council on September 4, 2013, by
Resolution No. 2013-3213 to change the land use designation of three parcels on Charles
Street to Very High Residential; and
DTSP Amendment No. 3, approved by City Council on July 15, 2020, by
Resolution No. 2020-3936 to add development standards for mixed use development in
the downtown; and
DTSP Amendment No. 4, approved by the City Council on September 7, 2022, by
Resolution No. 2022-4121 to change the land use designation of five parcels of land on
Everett Street to Very High Density Residential; and
WHEREAS, on May 3, 2023, the City Council certified the Final Program
Environmental Impact Report (EIR) for General Plan 2050 and approved the General Plan
Resolution No. PC-2024-708
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Amendment No. 2023-02 adopting the General Plan 2050 through adoption of Resolution
No. 2023-4173; and
WHEREAS, pursuant to the requirements of the California Environmental Quality
Act (CEQA), the City prepared a Program EIR (State Clearinghouse No. 2022050327) in
coordination of the General Plan 2050. The Program EIR analyzed impacts associated
with the implementation of the General Plan 2050, including the Zoning Code Update,
fully describes the project, existing conditions within the City of Moorpark, analyzes the
potential environmental impacts of implementing the project, identifies mitigation
measures to minimize significant impacts to a less than significant level. On May 3, 2023,
the City Council adopted Resolution No. 2023-4173 which certified the Final Program EIR
for General Plan 2050; and
WHEREAS, on July 19, 2023, the City Council adopted Ordinance No. 515
approving Zoning Ordinance Amendment No. 2023-01, a comprehensive update to the
MMC Zoning Code (Zoning Code Update) consistent with the General Plan 2050; and
WHEREAS, pursuant to Government Code Section 65454, the City’s DTSP must
be consistent with the General Plan 2050; and
WHEREAS, the City desires to amend the DTSP through the adoption of DTSP
Amendment No. 5 (Exhibit A) to align the zoning designations referred to in the DTSP to
be consistent with the updated zoning designations approved by Ordinance No. 515 and
as shown on the Zoning Map and to therefore be consistent with the General Plan 2050;
and
WHEREAS, at a duly noticed public hearing on May 28, 2024, the Planning
Commission considered DTSP Amendment No. 5, including the agenda report and any
supplements thereto and written public comments, opened the public hearing and took
and considered public testimony both for and against the proposal, the Planning
Commission recommended two additional amendments to the DTSP Amendment No. 5
to: 1) remove the following sentence from DTSP Section 1.4.7 (in Page 1-15) “Moreover,
mixed use in the downtown should include commercial and residential uses in the same
building, as first story commercial and second story residential. Commercial and
residential uses, however, should not be permitted in the High Street corridor when
housed in adjacent buildings” which conflicts with development standards in the current
Zoning Code, and 2) to remove the word “special” from DTSP Section 1.5.2 (on Page 1-
22) as there is no “special” list of uses for mixed-use zones in the downtown besides uses
generally allowed in other mixed-use zones whether in the downtown or not, and reached
a decision in this matter; and
WHEREAS, the Community Development Director has determined that DTSP
Amendment No. 5 relies on and is consistent with the environmental analysis conducted
as part of the General Plan 2050. DTSP Amendment No. 5 implements the intent,
policies, and goals of the General Plan 2050. In addition, the Zoning Code Update was
Resolution No. PC-2024-708
Page 3
identified as part of the Project Description in the Program EIR under Section 3.5.1.5,
Zoning Code Update. The impacts associated with the proposed changes are consistent
with the scope of those previously-analyzed by the certified Program EIR for General Plan
2050. Therefore, the DTSP Amendment is within the scope of the Program EIR for the
General Plan 2050 and no further environmental analysis is required pursuant to CEQA
Section 15168.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. RECITALS. The Planning Commission finds that all of the facts set
forth in the Recitals to this Resolution are true and correct and incorporated herein.
SECTION 2. FINDINGS AND EVIDENCE. The findings made in this Resolution
are based upon the information and evidence set forth in the Recitals to this Resolution,
the Draft DTSP Amendment No. 5 (Exhibit A), the Final Program EIR for the Moorpark
General Plan 2050 (as certified by the City Council by adopted Resolution No. 2023-4173
and a copy of which is on file with the City), the General Plan 2050 (as adopted by City
Council by adopted Resolution No. 2023-4173 and a copy of which is on file with the City),
and upon other substantial evidence that has been presented at the hearing and in the
record of this proceeding.
SECTION 3. ENVIRONMENTAL DETERMINATION: The Planning Commission
concurs with the determination of the Community Development Director that DTSP
Amendment No. 5 is consistent with, and within the scope of, the environmental analysis
conducted as part of the General Plan 2050 and that no further environmental review is
required. The Planning Commission recommends that the City Council finds the
following:
A. A Notice of Preparation and Program EIR was prepared in coordination with
the General Plan Update. The Program EIR analyzed impacts associated with the
implementation of the General Plan 2050 that was prepared pursuant to the requirements
of the California Environmental Quality Act (CEQA).
B. On May 3, 2023, the City Council adopted Resolution No. 2023-4173 which
certified the Final Program EIR for General Plan 2050. The Program EIR (State
Clearinghouse No. 2022050327) fully describes the project, existing conditions within the
City of Moorpark, analyzes the potential environmental impacts of implementing the
project, identifies mitigation measures to minimize significant impacts to a less than
significant level, and analyzed the Zoning Code Update.
C. DTSP Amendment No. 5 implements the intent, policies, and goals of the
General Plan 2050. In addition, the Zoning Code Update was identified as part of the
Project Description in the Program EIR under Section 3.5.1.5, Zoning Code Update. The
impacts associated with the proposed changes are consistent with the scope of those
Resolution No. PC-2024-708
Page 4
previously-analyzed by the certified Program EIR for General Plan 2050 and are
consistent and conforming to the General Plan 2050. Therefore, the proposed Zoning
Ordinance Amendment is within the scope of the Program EIR for the General Plan 2050
and no further environmental analysis is required pursuant to CEQA Section 15168.
D. The Planning Commission finds, in the exercise of its independent judgment
and based on substantial evidence in the whole of the record, and recommends that the
City Council find, that no further environmental review is required, including pursuant to
Public Resources Code Section 21166, CEQA Guidelines Sections 15162 and 15168,
because: (i) No information has been presented to the City to demonstrate that any
substantial changes have occurred with respect to the Project involving new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects.; (ii) No information has been presented to the City to demonstrate that
any substantial changes have occurred with respect to the circumstances under which
the Project is undertaken involving new significant environmental effects or a substantial
increase in the severity of previously identified significant effects; and (iii) No information
has been presented to the City to demonstrate that there is any new information of
substantial importance that was not known and could not have been known with the
exercise of reasonable diligence at the time the previous EIR was certified as complete
showing that the Project will have any significant or more severe effects than those
discussed in the prior EIR, or that additional mitigation measures or alternatives would
substantially reduce any significant effects on the environment disclosed in the prior EIR.
SECTION 4. MATERIALS ON FILE. DTSP Amendment No. 5, Moorpark General
Plan 2050, the Final Program EIR, Mitigation Monitoring and Reporting Program, CEQA
Findings of Fact and Statement of Overriding Considerations regarding the Final Program
EIR for the Moorpark General Plan 2050, agenda reports, technical studies, appendices,
plans, specifications, and other documents and materials that constitute the record of
proceedings upon which this Resolution is based on, are on-file for public examination
during normal business hours at the City of Moorpark Community Development
Department, 799 Moorpark Avenue, Moorpark, California 93021 and available on the City
website at www.moorparkca.gov/212/General-Plan. Each of these documents is
incorporated herein by reference in connection with making the findings and approvals
taken by the Planning Commission in this Resolution.
SECTION 5. GENERAL PLAN CONSISTENCY: DTSP Amendment No. 5
implements the goals and policies of the General Plan 2050 and is found consistent with
the requirements of the plan. More specifically, but not limited to:
A. General Plan 2050 Implementation Program LU-I9 regarding “Zoning
Ordinance Implementation” provides: “Require conformance of proposed development
projects with the procedures, permitted uses, and development standards specified by
the Municipal Code, Title 17 Zoning. Periodically, review and amend as necessary to
ensure compliance with applicable state and federal regulations and relevance to state-
Resolution No. PC-2024-708
Page 5
of-the art practices and amendments/updates of the GP Land Use Plan and revise as
needed to reflect General Plan and Housing Element.”
B. General Plan 2050 Implementation Program LU-I10 regarding “Codes and
Ordinances” provides: “Implement and periodically review and update Municipal Codes
and Ordinances to ensure compliance the state and federal regulations and best practices
including, but not limited to, adoption of state-of-the-art technologies, age-friendly, barrier-
free development, sustainable development and infrastructure, reduction and resilience
to the impacts of climate change, and other features that promote the health and safety
of buildings.”
C. General Plan 2050 Program LU-I11 regarding “Plan Updates” provides:
“Coordinate with appropriate agencies on continuing reviews and updates of plans and
funding for parks and recreation, library, cultural arts, utility and public facility, streets and
highways, and other applicable plans and programs for consistency with the goals and
policies of the General Plan.”
D. General Plan 2050 Goal LU-18.2 regarding “Specific Plan Areas” provides:
“Consistency of specific plans with 2050 General Plan: Review and amend existing
adopted Specific Plans to ensure that the ultimate land uses, design guidelines,
development standards, infrastructure and phasing requirements are consistent with the
2050 General Plan text discussion for the type, location and intensity of use determined
appropriate for each Specific Plan area.”
DTSP Amendment No. 5 amends zoning designations in the DTSP to align with the
Zoning Code Update and related Zoning Map approved by City Council and to ensure
compliance with the General Plan, and is therefore consistent with the General Plan 2050.
SECTION 6. EVIDENCE IN THE RECORD. Prior to taking action, the Planning
Commission has heard, been presented with, reviewed and considered the information
and data in the record, including oral and written testimony presented for and during the
public hearing. The City’s independent consultants and City staff have reviewed and
analyzed the comments received on DTSP Amendment No. 5.
SECTION 7. PLANNING COMMISSION RECOMMENDATION: Based on all the
documents and other evidence presented in connection with this proceeding and in this
Resolution., the Planning Commission recommends that the City Council adopt a
resolution approving DTSP Amendment No. 5, as amended. The Planning Commission
further finds the DTSP Amendment No. 5 is consistent with the previously-certified
General Plan 2050 Program EIR and implements the policies and goals of the General
Plan 2050.
Resolution No. PC-2024-708
Page6
SECTION 8. FILING OF RESOLUTION: The Community Development Director
shall cause a certified resolution to be filed in the book of original resolutions.
The action of the foregoing direction was approved by the following vote:
AYES: Commissioners Alva, DiCecco, Hamalainen, and Landis
NOES:
ABSENT: Chair Barrett
ABSTAIN:
PASSED, AND ADOPTED this 28 th day of May 2024.
Doug Spondello, AICP
Community Development Director
Attachment:
Chris ~rrett
Chair
EXHIBIT A: Draft Downtown Specific Plan Amendment No. 5
Incorporated by Reference:
Final Program Environmental Impact Report for General Plan 2050 and General Plan
2050 (available by reference by link www.moorparkca.gov/212/General-Plan)
Exhibit A
Text on the following pages is shown in tracked changes.
Underlined text reflects added text.
Struck text reflects removed text.
Resolution No. PC-2024-708
Page 7
DOWNTOWN SPECIFIC PLAN
Prepared for
City of Moorpark
Community Development Department
799 Moorpark Avenue
Moorpark, CA 93021
Adopted by:
City Council, October 7, 1998
Amendment No. 1 - November 1, 2006
Amendment No. 2 – June 17, 2009, September 4, 2013
Amendment No. 3 – July 15, 2020
Amendment No. 4 - September 7, 2022
Amendment No. 5 - ____________, 2024
ACKNOWLEDGEMENTS
City Council
Patrick Hunter, Mayor
Roseann Mikos, Ph.D., Mayor Pro Tem
Clint D. Harper, Ph.D.
Keith F. Millhouse
Janice S. Parvin
Planning Commission
Kipp A. Landis, Chair
Mark Taillon, Vice Chair
Mark DiCecco
Robert Peskay
Scott Pozza
Staff
Steven Kueny, City Manager
Barry K. Hogan, Director of Community Development
Moorpark Downtown Specific Plan
Resolution No. PC-2024-708
Page 8
Moorpark Downtown Specific Plan
Table of Contents
Page Number
1.0 Introduction 1-1
1.1 Vision 1-2
1.2 Plan Location and Setting 1-3
1.3 Organization of the Specific Plan 1-6
1.4 Public Participation Process and Market Analysis 1-7
1.4.1 Aerial Photographs and Base Mapping 1-7
1.4.2 Attendance at Moorpark's “Country Days” 1-7
1.4.3 Market Analysis 1-7
1.4.4 Resident Survey 1-12
1.4.5 Steering Committee/Planning Commission/City Council
Meetings 1-12
1.4.6 Downtown Merchant Survey 1-15
1.4.7 Mixed- Use Analysis 1-15
1.4.8 Planning Area Boundary Expansion 1-15
1.5 Relationship to City Plans and Programs 1-18
1.5.1 General Plan Consistency 1-18
1.5.2 Consistency with City Zoning Code 1-22
1.6 Review Procedures 1-22
2.0 Land Use and Zoning 2-1
2.1 Planned Land Use and Zoning 2-1
2.1.1 Organization of Specific Plan Development Standards and 2-1
Design Guidelines 2-1
2.2 Development Standards and Guidelines for 2-2
Specific Plan Zones
2.2.1 Single Family Residential- (R-1) 2-2
A. Site Development Standards 2-2
B. Design Guidelines 2-3
C. Landscape Guidelines 2-8
2.2.2 Two-Family Medium Density Residential (R-2) 2-11
A. Site Development Standards 2-11
B. Design Guidelines 2-11
C. Landscape Guidelines 2-11
2.2.3 Residential Planned Development (R-PD) Multifamily Residential (R-3)
2-12
A. Site Development Standards 2-12
B. Design Guidelines 2-13
C. Landscape Guidelines 2-18
2.2.4 Commercial Office- (C-0) 2-19
A. Site Development Standards 2-19
B. Design Guidelines 2-21
C. Landscape Guidelines 2-23
Resolution No. PC-2024-708
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Moorpark Downtown Specific Plan
Table of Contents (continued)
Page Number
2.2.5 Old Town Commercial (C-OT) and Mixed-Use Medium (MUM) 2-24
A. Site Development Standards 2-24
B. Design Guidelines 2-26
C. Landscape Guidelines 2-37
2.2.6 Neighborhood Commercial (C-1)Mixed-Use Low (MUL) 2-37
A. Site Development Standards 2-37
B. Design Guidelines 2-39
C. Landscape Guidelines 2-41
2.2.7 Commercial Planned Development (CPD) 2-42
A. Site Development Standards 2-42
B. Design Guidelines 2-43
C. Landscape Guidelines 2-43
2.2.8 Institutional (I) 2-43
A. Site Development Standards 2-43
B. Design Guidelines 2-44
C. Landscape Guidelines 2-49
2.2.9 Industrial Park /Light Industrial (M-1) 2-50
A. Site Development Standards 2-50
B. Design Guidelines 2-51
C. Landscape Guidelines 2-55
2.3 Private Property Maintenance, Expansion, and Renovation 2-56
2.3.1 Private Property Maintenance Guidelines 2-57
2.3.2 Legal Non-Conforming Uses, Expansions, and Renovations 2-57
2.3.3 Lot Consolidation and Incentives 2-57
3.0 Circulation, Overall Site Development and Beautification 3-1
3.1 Existing Conditions 3-1
3.2 Circulation System Hierarchy 3-1
3.3 Overall Site Development and Beautification 3-1
3.3.1 General Goals 3-2
3.3.2 Building Renovation and New Development Goals 3-3
3.3.3 Land Use Goals 3-3
3.3.4 Circulation and Parking Goals 3-4
3.3.5 Activities, Events and Promotions Goals 3-4
3.3.6 Public Pathways and Plazas 3-5
3.3.7 Street Trees 3-7
3.3.8 Medians 3-7
3.3.9 Lighting 3-7
3.3.10 Street Furnishings 3-8
3.3.11 Landscaping 3-9
3.4 Roadway Improvements 3-9
3.4.1 Traffic Calming 3-9
3.4.2 Programmed Roadway Improvements 3-10
3.4.3 Re-striping of High Street 3-10
3.4.4 Vacation of a Portion of Magnolia Street 3-10
3.4.5 Realignment of Poindexter Avenue and First Street Intersection3-11
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Moorpark Downtown Specific Plan
Table of Contents (continued)
Page Number
3.5 Pedestrian/Bicycle Circulation 3-11
3.5.1 Bicycle Racks and Bench/Rest Stops 3-12
3.5.2 Pedestrian Walkways 3-12
3.6 Public Transit 3-13
3.6.1 Bus Transit 3-13
3.6.2 Rail Service 3-13
3.7 Gateways and Signage 3-13
3.7.1 Designated Gateway Locations 3-13
3.8 Parking 3-14
3.8.1 Parking Conditions on High Street and Surrounding Streets 3-15
3.8.2 Parking Conditions on Moorpark Avenue 3-15
3.8.3 Parking Recommendations 3-16
3.8.4 Parking Management Plan 3-16
4.0 Public Utilities, Infrastructure, Services and Safety 4-1
4.1 Water Service 4-1
4.2 Sewer Service 4-1
4.3 Drainage 4-2
4.4 Solid Waste and Recycling 4-2
4.5 Fire, Police Protection and Enforcement 4-3
4.5.1 Fire 4-3
4.5.2 Police 4-3
4.6 Public Utilities 4-4
4.7 Other Public Services 4-4
4.7.1 City Hall 4-5
4.7.2 Library 4-5
4.7.3 Senior Center 4-5
4.7.4 Post Office 4-5
4.7.5 Chamber of Commerce 4-6
4.7.6 Satellite Utility Company Offices 4-6
4.7.7 Medical Facilities 4-6
4.7.8 School Facilities 4-6
4.7.9 Parks 4-7
5.0 Implementation and Administration of the Specific Plan 5-1
5.1 Discussion of Potential Funding Sources 5-2
5.1.1 Local Funding Sources 5-2
5.1.2 State Funding Sources 5-5
5.1.3 Federal Funding Sources 5-6
5.2 Recommended Implementation Programs 5-8
5.2.1 Economic Development Recommended Programs 5-8
5.2.2 Promotions and Special Events Recommended Programs 5-12
5.3 Public Streetscape Improvements 5-13
5.4 Specific Plan Administration, Adoption and Amendments 5-20
5.4.1 Specific Plan Administration 5-20
5.4.2 Specific Plan Adoption 5-20
Resolution No. PC-2024-708
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Moorpark Downtown Specific Plan
Table of Contents (continued)
Page Number
5.4.3 Specific Plan Amendments 5-20
Appendix (under separate cover)
Market Analysis
Resident Survey
Merchant Survey
Summary of 1989 Downtown Study
VCTC Correspondence
Resolution No. PC-2024-708
Page 12
List of Tables
Page Number
Table 1. Summary of Moorpark Retail Supply and Demand 1-10
Table 2. Resident Survey Summary 1-13
Table 3. Mixed-Use Observations 1-16
Table 4. Deleted per Amendment No. 1
Table 5. Downtown Specific Plan Suggested Plant Palette 2-10
Table 6. Density Threshold Comparison by Lot Size 2-57
Table 7. Deleted per Amendment No. 1
Table 8. Deleted per Amendment No. 1
Table 9. Deleted per Amendment No. 1
Table 10. Deleted per Amendment No. 1
Table 11. Deleted per Amendment No. 1
Table 12. Preliminary Statement of Probable Cost 5-14
Moorpark Downtown Specific Plan
Resolution No. PC-2024-708
Page 13
List of Figures
Page Number
Figure 1. Vicinity Map 1-4
Figure 2. Specific Plan Study Area 1-5
Figure 3. Existing Conditions 1-9
Figure 4. Opportunities and Constraints 1-14
Figure 5. Deleted per Amendment No. 1
Figure 6. Deleted per Amendment No. 1
Figure 7. Deleted per Amendment No. 1
Figure 8. Deleted per Amendment No. 1
Figure 9. Deleted per Amendment No. 1
Figure 10. Deleted per Amendment No. 1
Figure 11. Deleted per Amendment No. 1
Figure 12. Public Pathways and Plazas 3-6
Figure 13. Deleted per Amendment No. 1
Figure 14. Deleted per Amendment No. 1
Figure 15. Bicycle Lane Classifications 3-11
Figure 16. Deleted per Amendment No. 1
Moorpark Downtown Specific Plan
Resolution No. PC-2024-708
Page 14
Downtown Specific Plan
1-1
1.0 Introduction
For many years, downtown Moorpark served as an agricultural hub and commercial
center for the surrounding Ventura and Los Angeles County communities. Founded
in the late 1800's and early 1900's, the early colonization of Moorpark stemmed from
the small communities of Epworth and Fremontville. A number of small buildings
arose shortly after the turn of the century in which one could find civic uses, schools,
dining, and fraternal meeting halls. The railroad provided excellent transportation to
larger cities in both Los Angeles and Ventura County. An active agricultural based
downtown district thrived.
Today, in the mid-1990's, the downtown's role as a commercial district has declined.
Despite the historic agricultural value and character, many of the original old
buildings have been demolished as part of the suburbanization of Los Angeles and
the evolution of Moorpark into a bedroom community for the greater Los Angeles
area. Very few unreinforced masonry buildings exist in the downt own. Most retailing
takes place in the newer, modern shopping centers in both Simi Valley and on Los
Angeles Avenue in Moorpark, as opposed to the downtown High Street core.
Unfortunately the downtown is not viewed as a place one generally goes for
entertainment, public gathering, strolling or socializing. This is due mostly from the
absence of businesses serving these types of needs. Instead, most of the downtown
businesses are small scale, commercial service-type uses as well as some
agricultural support wholesalers and retailers.
The potential for revitalization of the downtown is strong. The regional retailing and
industrial activity throughout the City and the greater Simi Valley has dispersed and
changed the City over recent years. The retention and possible resurgence of the
High Street corridor's unique and historic role
as a civic and community focus can be
preserved and strengthened, provided firm
direction and programs are implemented
toward that goal. The High Street corridor's
compact size, historical character and
proximity to civic facilities such as City Hall,
the senior center, and multiple schools
suggest a place in which people could enjoy
visiting, walking and entertaining.
Furthermore, the downtown, especially the
High Street corridor, has quite a few
interesting and potentially attractive places,
such as the Melodrama, the train depot, the original Epworth Church and the
landmark Birkenshaw House on Moorpark Avenue. These key landmarks afford
glimpses back to Moorpark's heritage.
The physical terrain of the downtown core reinforces the small town, quaint
character that is desired. The very large pepper trees, originally planted in 1904,
Resolution No. PC-2024-708
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Birkeruhaw Hous,
Downtown Specific Plan
1-2
establish the rural character of the area. The downtown is framed by a mountain
backdrop to the north, which provides a gradual transition from the downtown
commercial uses to the more residential suburban neighborhoods extending
northwest and eastward.
The downtown remains the site of one of the most popular and long -standing
community events in Moorpark, "Country Days", as well as the annual car show.
These events recall Moorpark's rural past. The railroad may once again be a boon
to downtown activity as Metrolink ridership and hours of operation expand. The
City's purchase of the railroad property adjacent to the lines provides exciting, long
term possibilities for downtown revitalization and development of public spaces.
In recent years Moorpark has been subjected to suburbanization of its borders,
which has caused decentralization from the downtown High Street corridor.
Convenience shopping and market demands that promote big and medium box
retailers have shifted many of the Commercial businesses toward the nearby,
modern strip shopping centers on Los Angeles Avenue. Consequently, the "sense
of place" and concentrations of uses in the old downtown have been partially los t.
Historically, many of the large residential development areas in the city, such as
Peach Hill and Mountain Meadows are not located in close proximity to Old Town
Moorpark. With a number of specific plans for master planned communities being
processed around the northern periphery of the City, there is now the potential
opportunity to draw on a large customer base in closer proximity to Old Town
Moorpark.
The City and its Redevelopment Agency are dedicated to the improvement of
downtown revitalization. This is evidenced by the fact that in 1989 the City
commissioned a consultant study to identify and address the issues of revitalization
of the downtown. Since the completion of the 1989 Downtown Study, City leaders
and officials have implemented many compo nents of that plan. As a part of this
latest effort, the recommendations in the 1989 study were reviewed and summarized
to determine whether individual programs have been implemented, are in the
progress of being implemented, or have not yet been acted upo n. This summary
review is available in the Appendix to this Specific Plan.
1.1 Vision
As the next logical step toward implementing some of the stated goals of the
1989 Downtown Study, this 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. Most importantly, as apart of this Specific Plan effort it has been
determined that the community as a whole recognizes the potential in revitalizing
"Old Town Moorpark", making it an attractive and thriving place for the enjoyment
and benefit of everyone. Based upon numerous interviews with City residents
and businesses, a downtown merchant survey, a public opinion survey sent to
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Downtown Specific Plan
1-3
800 residences and businesses, parking counts, an up-to-date land use survey,
and other field studies, the following vision statement summarizes the special
qualities of Old Town Moorpark.
"The vision for Old Town Moorpark is that of rural small town America. The High
Street area is particularly important because it retains the country charm and
agrarian qualities that are the roots of Moorpark's history. Important features
include a family town with friendly people who care for each other. It is a
pedestrian-oriented area where people walk, shop, and feel safe on the street at
night. It is a unique mix of offices and businesses, and the cultural and civic hub
to the City. Both High Street and Moorpark Avenue are surrounded by mixed
housing types that are homes to people of multiple class and cultures.
Identifiably different than other commercial areas of the City, the goal is to not
have corporate business uses overwhelm the area at the expense of the small
town character. In recognizing the value and irreplacability of the down town's
cultural heritage and social and economic wellbeing, high quality, new
development, reflecting the small town charm is essential. Revitalization and
image building of Old Town Moorpark will contribute to a memorable City identity,
welcoming residents and visitors to downtown Moorpark.”
1.2 Plan Location and Setting
The City of Moorpark benefits from an impressive physical setting. It is
surrounded by open space, predominantly farmland and rolling hills. A scenic
approach to the City is provided by Highway 23, which enters Moorpark from the
foothills to the east and south. From Fillmore, Highway 23 is a winding, two-lane
rural road that passes through rolling terrain. The geo-graphic setting of the
Specific Plan Area is shown in Figure 1. The Downtown Specific Plan Area is
located in the center of the City limits and contains High Street at its core.
Boundaries of the Specific Plan Area are shown in Figure 2. Also included in the
Specific Plan Area are other parts of Old Town Moorpark, including the
residential neighborhood north of High Street, the railroad right -of-way below
High Street, and the strip of land south along Moorpark Avenue to Los Angeles
Avenue. Two distinct areas of the downtown exist. One is the High Street
corridor, and the second is the Moorpark Avenue corridor. The Plan Area also
includes properties east of Spring Road, both north and south of the railroad
tracks, fronting both High Street and Moorpark Avenue.
Resolution No. PC-2024-708
Page 17
Downtown Specific Plan
1-4
Figure 1
Resolution No. PC-2024-708
Page 18
MOORPARK DOWNTOWN AREA
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North
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Source: City of Moorpark General Plan, May, 1992
Downtown Specific Plan
1-5
Figure 2
Resolution No. PC-2024-708
Page 19
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Downtown Specific Plan
1-6
1.3 Organization of the Specific Plan
This Specific Plan is composed of five comprehensive sections.
Section 1.0 - is the Introduction which describes the purpose of the plan, the
vision for downtown, its contents, and the methodology through which it was
prepared. Further, review procedures for processing individual project requests
in the Specific Plan Area as out-lined.
Section 2.0 - discusses land uses, zoning characteristics, including the existing
conditions in downtown, and the proposed amendments as a part of this Specific
Plan. Likely the most substantive section of the Specific Plan, this section is broken
down into separate subsections describing the various permitted land uses, site
development standards and design guidelines for the land use categories including
Single Family Residential (R-1), Two-FamilyMedium Density Residential (R-2),
Residential Planned Development Multifamily Residential (R-3), Commercial Office
(C-O), Old Town Commercial (C-OT), Commercial Planned Development (CPD),
Neighborhood Commercial, General Commercial, Public Institutional (I), Mixed-Use
Low (MUL), Mixed-Use Medium (MUM), and Light Industrial Park (M-1). Site
development standards, design guidelines, landscape guidelines and private
property maintenance, renovation and expansion programs are comprehensively
described in this section.
Section 3.0 - addresses existing circulation conditions and alternative forms of
circulation for the downtown. This section addresses circulation system
hierarchy, public streetscape beautification and roadway improvements based on
the Vision Plan for the High Street and Moorpark Avenue corridors, public transit,
pedestrian/bicycle circulation and gateways, and parking.
Section 4.0 - summarizes the public utilities, infrastructure and services that are
present and planned for in the downtown. Specific services that are addressed
include water, sewer, drainage, public facilities and services, fire/police protection
and enforcement.
Section 5.0 - addresses implementation of the Plan. Included in this section is a
discussion of organizing and promoting special events and other civic activities in
the downtown, as well as the discussion of possible strategies for attracting and
retaining businesses in the downtown. Moreover, this section provides
recommended improvement projects, funding possibilities, programs for
implementation of those projects and identifies costs for public improvements
envisioned in this Plan. This section also discusses issues of downtown
management, enforcement and image building.
1.4 Public Participation Process and Market Analysis
The Downtown Moorpark Specific Plan has evolved over a three year process
and involved public outreach through a series of methods. Project consultants
Resolution No. PC-2024-708
Page 20
Downtown Specific Plan
1-7
worked with the community and City leaders through a series of activities to
solicit interaction input so that the goals of the downtown are indeed
representative of the merchants, landowners, and public that regularly use the
downtown. Preferences were openly discussed with the City's consultants,
resulting in specific issues that needed to be addressed in the Specific Plan.
Below is a summary of the public participation process, as well as the market
analysis and technical support that was pursued to create the Downtown Specific
Plan.
1.4.1 Aerial Photographs and Base Mapping
In order to clearly articulate the vision for the downtown, the City's aerials
were combined with assessor's parcel maps and available legal instruments
of record into a base map encompassing all the parcels in downtown. This
information is a valuable tool to the City since this is the first occasion a
comprehensive map of existing parcels and uses has been created. Existing
downtown conditions are illustrated in Figure 3.
1.4.2 Attendance at Moorpark's "Country Days"
In order to understand how the downtown functions
during a City festival, project consultants attended
the Country Days" celebration in the Fall of 1995.
Field notes and observations were made about
parking, circulation, traffic, public spaces and
general interest in retail opportunities for the
downtown. A number of interested people who
care about the downtown's revitalization, most of
which were from the Moorpark community, talked
with consultants and offered input and interest in
the outcome of the study. This was a helpful tool
for consultants to target planned improvements for
the downtown.
1.4.3 Market Analysis
As part of the Specific Plan effort, a basic retail supply and demand analysis
was prepared by Applied Development Economics (ADE), professional
marketing consultants. ADE's report was generated with information provided
by the City Redevelopment Agency that included professional marketing
consultant's estimates of Moorpark residents' spending on specific products
and at specific store types. The purpose of this study was to estimate the
amount of spending leakage leaving the City of Moorpark in order to properly
plan for and capture some of that leakage into new market development
opportunities in the downtown. The analysis included a discussion of sales
leakage, local development potential, and regional transit that may affect the
opportunities for business growth downtown.
Resolution No. PC-2024-708
Page 21
--
Downtown Specific Plan
1-8
Resolution No. PC-2024-708
Page 22
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Downtown Specific Plan
1-9
While this market Analysis serves the needs of the Specific Plan, it is preliminary in
nature. As revitalization opportunities are identified, more detailed market analysis and
financial feasibility studies may be needed to addres s market fluctuations and fiscal
feasibility/impacts related to specific development proposals.
The market analysis addressed several key areas:
• Public/private efforts that have been unsuccessful due to a lack of
agreement on how to best improve the downtown.
• Downtown revitalization opportunities including expanding the regional
tourism industry, taking advantage of the Metrolink station activity,
reinforcing the distinct physical character of "Old Town", and capturing
some of the consumer spending capacity that's leaking to other areas
of Ventura and Los Angeles Counties.
• Downtown revitalization barriers that may prevent capitalizing on the
market opportunities such as, the separate and distinct geographic
areas of the City, location of downtown away from commuting traffic
patterns, the fact that Moorpark residents have become accustomed to
shopping out of town, strong regional competition, and overcoming the
downtown's negative image. The study addressed and summarized in
table format, the City's retail supply and demand including household
spending, taxable sales, actual sales and leakages. The study
determined that over 50% of retail spending, which constitutes almost
$2 hundred million dollars, leaks outside of the City of Moorpark. Most
significant leakage overwhelmingly occurs in auto sales, but
substantial leakages also occur in apparel, department stores, general
merchandise, home furnishings and household appliances, and eating
and drinking establishments. The outcome of the market analysis
recognized that there is retail leakage among nearly every category of
business in Moorpark, and defined specific uses that would be most
appropriate for the High Street corridor and the Moorpark Avenue
corridor, which are listed in Table 1.
• Other general recommendations involved City leadership in improving
communications and establishing a working relationship among the
downtown merchants, recreating a Farmers Market or a crafts market
for the downtown area, and exploring the possibility for hiring an
Economic Development Director whose primary purpose is to attract
new retailers into the City with a special emphasis on the downtown
district.
The market analysis report and more detailed recommendations can be
referenced in the Appendix to this Specific Plan.
Resolution No. PC-2024-708
Page 23
Downtown Specific Plan
1-10
Table 1
Resolution No. PC-2024-708
Page 24
SUMMARY OF MOORPARK RETAIL SUPPLY AND DEMAND
Household Taxable Actual
Retail Spending Sales Sa les Leakaqes
TOTAL $192 ,005 ,572 $60,474,4 00 $90 ,636 ,656 $101 ,368,916
Apparel Group $13,356 ,196 $604 ,900 $604 ,900 $12 ,751 ,296
• Women's and Misc . apparel $5 ,065 ,489 $604 ,900 $604 ,900 $4 ,460 ,589
• Men 's and boy 's clothing $1 ,322 ,890 $0 $0 $1 ,32 2 ,890
• Children 's cl othi ng $523 ,795 $0 $0 $523 ,795
• Family clothing $4 ,313 ,823 $0 $0 $4 ,313 ,823
• Sho e sales $2 ,130,199 $0 $0 $2 ,130 ,199
General Merchandise $36 ,075 ,246 $12 ,012,600 $15 ,241,072 $20 ,834 ,174
• Variety stores $871 ,018 $0 $0 $871 ,018
• Department stores $11,042 ,197 $0 $0 $11,042 ,197
• Discount, mass merchandising $12,037 ,142 $9 ,824,000 $10 ,635 ,775 $1,401,367
• Drug and proprietary stores $4,904,113 $2 ,188,600 $4 ,605 ,296 $298,817
• Warehouse clubs $3 ,078,967 $0 $0 $3,078 ,967
• Other general merchandise $4 ,141 ,809 $0 $0 $4,141 ,809
Spec ialty Retail $11 ,702,592 $6 ,547 ,300 $6 ,569 ,783 $5 ,132 ,809
• Gift, novelty and souvenir $711 ,865 $0 $0 $711 ,865
• Sporting goods $2,316,704 $0 $0 $2 ,316,704
• Flo ri sts $678 ,867 $0 $0 $678 ,867
• Photographic equ ipment $188,726 $0 $0 $188 ,726
• Record and prerecorded tape stores $793 ,515 $0 $0 $793,515
• Musical instrument stores $303 ,278 $0 $0 $303 ,278
• Book and stationary stores $764 ,139 $2,928 ,100 $2,940 ,329 $2,176 ,190
• Jewelry stores $1,357 ,285 $0 $0 $1 ,357 ,285
• Computer and software stores $865 ,657 $2 ,619 ,200 $2,619,200 $1 ,753,543
• Other specialty retail $3 ,722,556 $1 ,000,000 $1 ,010 ,254 $2 ,712 ,302
Toys $1,040,568
Luggage and leather $63,446
Optical goods $774 ,500
Candy and confectionary $124 ,619
Tobacco stores $60 ,698
Misc. retail $1 ,658,725
Downtown Specific Plan
1-11
Table 1 (Continued)
Resolution No. PC-2024-708
Page 25
SUMMARY OF MOORPARK RETAIL SUPPLY AND DEMAND
Household Taxable Actual
Retail Soendina Sales Sales Leakaqes
Grocery group $36 ,696,691 $11 ,043 ,500 $37 ,579 ,547 $882 ,856
• Supermarkets and convenience food $33 ,572,079 $10 ,401 ,200 $36,91 4,91 1 $3 ,342 ,832
• Specialty food stores $1 ,667 ,101 $0 $0 $1 ,667 ,101
Delicatessens $182 ,315
Meat and fish markets $523 ,093
Fruit and vegetable markets $190,514
Retail bakeries $561 ,435
Misc . food stores $209 ,744
• Liquor stores $1 ,457 ,511 $642 ,300 $664 ,6 3 6 $792 ,875
Eating and Drinking Group $20,541 ,616 $13,172,300 $13 ,172 ,300 $7 ,369,316
• Restaurants/cafterias/specialty $11 ,156,736
• Fast food $8,312,893
• Drinking places $1 ,071 ,987
Home and Garden Group $15 , 158,406 $1 ,506 ,600 $1 ,513 ,102 $13 ,645 ,304
• Furnitu re and home furnishings $7,566 ,967 $0 $0 $7 ,566 ,967
• Household appliances and ele ctron ics $5 ,080 ,870 $0 $0 $5 ,080,870
• Used merchand ise $625,220 $0 $0 $625 ,220
• Nurseries , lawn and garden supply stores $737,904 $1,506 ,600 $1 ,513,102 $775 ,198
• Fuel and ice dealers $1 ,147,445 $0 $0 $1 ,147,445
Building Materials Group $3 ,150,420 $621,200 $622 ,635 $2,527,765
• Lumber and other building materials $2,325 ,313 $0 $0 $2 ,325,313
• Hardware stores $603 ,872 $621 ,200 $622 ,635 $18 ,783
• Paint and wallpaper $221 ,235 $0 $0 $221 ,235
Automotive Group $49 ,966,053 $13 ,392 ,300 $13 ,392 ,300 $36 ,573 ,753
• Automobile dealers $34 ,383 ,502 $0 $0 $34 ,383,502
• RV , mobile home , and boat dealers $1 ,747 ,264 $0 $0 $1 ,747 ,264
• Auto parts , t ires , accessories $1,397,942 $1,061 ,000 $1 ,061 ,000 $336,942
• Gasoline service stations $12,437 ,345 $12 ,331 ,300 $12 ,331,300 $106,045
Downtown Specific Plan
1-12
1.4.4 Resident Survey
Upon evaluating the market conditions and leakage that appears prevalent
in Moorpark, it was determined that a resident survey should be
conducted. A total of 800 resident surveys were distributed to a random
sampling of homeowners in the following areas: Campus Park, Peach Hill,
Mountain Meadows, downtown, Varsity Park, and Steeple Hill. Survey
questions were specifically targeted at issues of downtown image and
architectural character, use of the Metrolink station and retail and business
opportunities for the downtown versus Los Angeles Avenue commercial
areas. A total of 234 respondents participated in the survey , which is
described in Table 2.
1.4.5 Steering Committee/Planning Commission/City Council Meetings
In December of 1995, a study session was held at the Planning
Commission and City Council to discuss the preliminary ideas being
generated for the downtown, and the results of the market analysis. At
this meeting, existing conditions and observations based on field study
and a windshield tour of the downtown were presented, as shown in
Figure 3. Opportunities and constraints as assessed from a physical site
planning perspective, as well as market and land use opportunities, were
mapped and presented for discussion and direction. The opportunities
and constraints exhibit is shown in Figure 4.
An exercise titled "rating of preliminary ideas for downtow n" was pursued,
which raised multiple ideas for both the High Street and Moorpark Avenue
corridors relating to market attraction, character/beautification, land use,
and circulation/parking and traffic flow. The City Council, Planning
Commission, and public were asked to prioritize these ideas from high to
low. Specific discussions regarding reuse of the High Street, City-owned
property were presented and direction received that the best alternative
was to pursue developer interest and lease incentives to a ttract private
developers to the property. A number of downtown merchants present at
the meeting expressed interest in participating in the exercise, "rating of
preliminary ideas for downtown."
Subsequent to this meeting, draft plans were prepared and reviewed with
the Planning Commission and City Council. Feedback on issues of land
use design, expansion of the Planning Area to the east, and
implementation ideas were offered and incorporated into the final Plan. In
addition to these public meetings during t he writing of this Plan, the City
Council appointed a Downtown Steering Committee to develop
recommendations incorporated into the Plan. Multiple meetings of this
committee were conducted, and recommendations were incorporated into
the Specific Plan.
Resolution No. PC-2024-708
Page 26
Downtown Specific Plan
1-13
Table 2
Resolution No. PC-2024-708
Page 27
Moorpark Dow ntow n Survey Summary
R esident Sur vey
M ay,1996
Res po ndents: 23 4 total 25% Campus Park 15% Peach Hill
39% Mln . Meadows 19% Downtown I% Varsity Park I% Steeple Hill
An overwhelming number of respon dents use the Metrolink Station less than I day/month. Only 7% responded that
they use the station at all. Ridersh ip is up, therefore commute rs may be drawn from outside Moorpark or outside our
study area.
The mo t common purchases made on High St. arc food and hardware. Food (ice cream, diner/cafe, restaurants, etc.)
was the primary reason people come to High St. Second was to visit Whitaker's Hardware, which draws a respectable
22%. Animal care and the Melodrama were other regularly attended uses. Los Angeles Avenue however, draws a
healthy cross-section of purchases. Whi le food definitely ranked the most purchased item (89%), such uses as video,
gas, drug store cleaners and K-Mart (specifica ll y), are commonly visited. Specialty items seem to be purchased more
often on High St. (antiques, art, theater, flowers).
The most liked commercial estab lishments arc Wood Ranch BBQ, K-Mart, Hughes Market, Chuy's, the Cactus Patch,
Monica's General Store, Video Thyme and fast food . People are interested in convenience, good quality service/food
and variety.
An even number of people attended Country Days as did not attend . More importantly, 50%-75% of the respondents
stated that they would attend new activities in the downtown such as a Farmer's Market, art fairs , the theater and
parades . Many respondent.~ currently attend t he Melodrama.
The survey showed that people want to di ne and shop for specialty good in the High St. area . Most people responded
that they c urre ntly do not shop or dine downtown , but they do shop and dine on Los Angeles Avenue. Given the few
cafe's/restaurants and retail estab li shments on High St/Moorpark Ave ., about 30%-50% said that they present ly use
the High St./Moorpark area, which te ll s us that the demand exists for such uses. With respect to grocery shopping ,
most people buy their groceries in Moorpark , and on ly 30% go outside to shop .
Another interesting response was those uses that people said would cause them to visit downtown more often. Over-
whelming ly, people want to see a variety of uses (food and specialty shop diversity), and "name" restaurants (Marie
Call endars Chili's Hudson's, etc.). Of concern was that many peop le raised iss ue with the lack of enforcement and
that the area does not feel safe, partic ul arly at night. People are concerned about the town's image, and feel as though
loitering (Tipsy Fox and other markets) don't bode well at the City's entrances. Some people suggested that both
upscale Spanish and English business's cou ld he appealing and a draw to downtown. Oth er's liked the idea of main-
taining the history and integrating it thro ugh design and architecture. Increasing tourism was mentioned often.
88% of the re pondcnl5 want to maintain and promote the rural, counlty chann in downtown. 35% preferred the
Victorian charter of the bui ldings and street. Support was also voiced for maintaining the cultural diversity and
integrating civic uses when possible. When asked about what people like the most, the small town atmosphere, quaint
architecture, landscaping, lighting and new improvements, the Mctro link Station and boutique/pedestrian uses prc-
vai led. When asked what they like the least people stated the lack of different b usinesse /restaura nts and specia lty
shops, lighting, clean sidewalks, parking, too much loitering and lack of town pride .
Downtown Specific Plan
1-14
Opportunities and Constraints
Figure 4
Resolution No. PC-2024-708
Page 28
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Downtown Specific Plan
1-15
1.4.6 Downtown Merchant Survey
As a follow up to the December Planning Commission/City Council Study
Session, the preliminary ideas discussed were distributed in survey form
to merchants near downtown High Street. Respondents often wrote in
comments, personalizing the surveys. The results of the survey can be
referenced in the Appendix to this Specific Plan.
1.4.7 Mixed- Use Analysis
At the outset of the Specific Plan effort, the City expressed interest in
studying the issue of mixed- use (commercial and residential) in the
downtown and whether it would be appropriate to help stimulate flexible
downtown zoning and provide more opportunity for retail capture. The
planning consultants surveyed City/Statewide programs to determine how
mixed- use projects in downtowns succeed and fail and whether the
nuisances with mixed- use far outweigh the benefits to permitting retail
commercial office and residential uses in close proximity to one another.
The summary in Table 3 describes the common opportunities and
challenges that were identified in mixed- use communities. The result of
this analysis is that mixed- use is appropriate in the Old Town Commercial
Zone Zone along the High Street corridor, which now includes the MUM
and MUL Zones; specifically increasing residential and office activities in
downtown can foster a healthy, diverse environment. Moreover, mixed use
in the downtown should include commercial and residential uses in the
same building, as first story commercial and second story residential.
Commercial and residential uses, however, should not be permitted in the
High Street corridor when housed in adjacent buildings.
1.4.8 Planning Area Boundary Expansion
Purpose and Intent
The Downtown Specific Plan concentrates on long range planning for the
primary downtown core, focusing on the High Street and Moorpark
Avenue corridors, and the surrounding residential districts. In developing
this Specific Plan, it became apparent that some key properties adjacent
to the High Street core should be evaluated for their relationship and
potential impact to the downtown. Thus, the Planning Area was expanded
to address the future use of adjacent key properties that could have a
direct or indirect impact of the vitality of the downtown. These parcels
include properties east and southeast of Spring Road, along the Metrolink
railroad tracks. Comprised of a number of vacant and partially developed
properties, these parcels, their existing conditions, relevant land uses and
their relation to the downtown are discussed below. The City has included
these parcels in the Specific Plan because:
• It is the intent of the Plan to encourage land uses in and adjacent to
the downtown core, which are compatible and complementary with
the planned downtown land uses.
Resolution No. PC-2024-708
Page 29
Downtown Specific Plan
1-16
Table 3
MOORPARK DOWNTOW
MIXED-USE 0&SERVATIONS
Onnortunities with Mixed-Use
I. Provides affordable housing.
2. Creates safer downtown.
3. Creates safer nightlife, as well as morning and midday activity (no dead zones). (Can create "24-hour life", if desired.)
4. Reduces vehicle trips by providing services, jobs, and housing in close proximity to each other.
5. Promotes a compact City urban fom1.
6. Can work with peak use limes through shared parking, reducing the overall number of needed parking spaces.
7. Allows for land use flexibility to respond to changing market demands.
8. Tends to have more flexible and stronger design character. (Mixed-use architecture is often designed with more sensitiv-
ity to the pedestrian due to the incorporation of residential uses.)
9. Adds life to the upper sto1y of buildings.
l 0. Can be a more efficient use of land.
11. A tool for lhe redevelopment / revitalization of depressed areas.
12. Creates a Lively urban environment.
Challenies with Mixed-Use
1. Lending capabilities (economic viability of the commercial and residential components).
2. Noise and nuisance issues between various uses.
3. Parking- can create competition between residential and business spaces.
4. Lack of yard, garage, and storage space for rcsidcuccs.
5. Must be located in high exposure area for commercial uses.
6. More complex property management
7. Potential "fear of something new" - the public tends to over regulate and over condition new mixed-use zones which
deteriorates the marketability of the project - the community may fear the unknown and not support it.
8. Integration and compatibility with adjacent uses (noise, trash and hours ofoperation)
9. Potential for overall increase in traffic, noise, and impact on air quality, utilities, schools, and parks.
The challenges with mixed-use developments involving issues of compatibility, traffic, other environmental concerns and con-
sistency with the General Plan could be addressed either on a case-by-case basis during the individual project review process
(i.e., a Special Use Permit), or during the preparation of a City-initiated Zone Change and General Plan Amendment, depending
on the vehicle used to implement the mixed-use concept.
To address parcel specific uses, in many areas mixing office and residential uses near existing residential neighborhoods, cities
employ the following procedure:
An administrative use permit is required for the construction of nonresidential structures or the conversion of residen-
tial structures to nonresidential uses in a mixed-use znne. In order to approve a use permit, the director would make
each of the following findings:
A. That the location, orientation, height, and mass of new structures will not significantly affect privacy in nearby resi-
dential areus.
B. TTiat the project 1· location or access arrangements will not significantly direct traffic to use local streets in nearby
residential areas.
C. That the project includes landscaping and yards that adequately separate parking and pedestrian circulation areas
from sites in nearby residential areas.
Resolution No. PC-2024-708
Page 30
Downtown Specific Plan
1-17
This Plan sets forth the preferred image, uses, transit/circulation routes,
architectural character, parking and public spaces in the downtown. The
close proximity of the only large vacant parcel to the primary
transit/pedestrian/vehicular corridor in the downtown presents an
opportunity to capitalize on the highest and best use to spur downtown
revitalization.
• The planning and further development of these properties may
reduce or benefit the quality of life for residents, merchants and
visitors to the downtown, depending upon the type, size, quantity
and quality of the development.
A. Existing Conditions and Land Use
Parcels in the expanded Planning Area front either old Los Angeles Avenue or
Spring Road. All parcels share frontage along the Union Pacific Railroad right-of-
way. Most of the parcels are vacant, and immediately to the east are small lot
industrial park uses. To the south are multi-family attached condominiums.
Some parcels front old Los Angeles Avenue and are developed as a gravel
operation and a very small vacant parcel. To the west, closer to the downtown,
exist four small lots that contain Chuey's fast food restaurant, an a utomobile
repair/service shop and a gas station at the corner of High Street and Spring
Road. Of particular importance is the fact that the City has designated Spring
Road as the future connection to possible growth areas north of the City limits.
This will result in road widening to accommodate future increased traffic levels.
B. Planning Issues
A number of issues are raised in designating the highest and best use for these
important properties. These issues are discussed below:
High Street/Los Angeles Avenue Parcels:
These parcels contain operating industrial uses fronting onto a heavily traveled
route connecting the downtown and civic center to Highway 118. The physical
characteristics of the street are somewhat different (than between High Street
and Moorpark Avenue). When traveling east past Chuey's restaurant, the road
winds and a substantial grade change exists on the north side of the street.
The residential neighborhood on the north side of the street overlooks these sites
and is most impacted by these uses. Particular issues of noise, light nuisance,
glare and visual impacts are a concern. The scale of the pedestrian space is
less intimate than on High Street to the west, and does not promote a walking
atmosphere. This is partially due to the absence of buildings fronting the north
side of the street. Further, vehicle speeds tend to increase as drivers accelerate
from the signalized intersection at Spring Road and High Street moving east.
Points of access are limited as the number and size of the uses are larger than
that in the High Street core. A landscape buffer has been planted along the
southern side of the street to screen the gravel operation. With the presence of
Resolution No. PC-2024-708
Page 31
Downtown Specific Plan
1-18
the railroad tracks defining the edge of these parcels, the conditions dictate an
environment conducive to industrial use versus commercial, residential or other
downtown-type uses.
Spring Road Vacant Parcels:
These vacant parcels are surrounded by a mix of uses including industrial park,
multi-family residential, single-family residential and commercial service/retail.
Spring Road itself is a primary connection between the Los Angeles Avenue
"downtown" corridor to the High Street "old town" corridor. The intersection of
these two roads is an important gateway into the "old town" High Street core.
The character of uses along Spring Road to this intersection is different than
along the Los Angeles/High Street extension to the east (described above). The
pedestrian scale of the street is reduced because of the single and multi-family
neighborhoods coupled with the retail and service commercial uses at the
corners of High Street and Spring Road. Sidewalks, landscaping and "people"
are more common in this area. These parcels front the rail road right-of-way and
tend to have a stronger connection to the "old town" core, especially since the
Metrolink station is a central focal point along High Street. While these parcels
were originally planned as a part of the Spring Road industrial park, their location
fronting Spring Road promotes the opportunity to reinforce the gateway to
downtown High Street. Future use of these parcels could involve integrating the
adjacent industrial park offices with the residential and commercial
neighborhoods to the west, focusing on the railroad as a linking corridor.
1.5 Relationship to City Plans and Programs
1.5.1 General Plan Consistency
This Specific Plan is authorized by Article 8 of the California Government
Code, Section 65450 et. set. This document meets the requirements as
specified in Section 65451 of that Code. The Specific Plan is consistent
with and furthers the objectives of the City of Moorpark General Plan. It
provides detailed criteria for development of specific sites and public
Streetscape improvements. This Specific Plan has been prepared to
reinforce all elements of the General Plan, and more recent updates
specifically address the Land Use and Circulation Element adopted by the
City Council on May 13, 1992, and the Housing Element adopted in
October 1989. General Plan 2050 and Zoning Code Update adopted in
2023. The following General Plan Land Use, Housing, and Circulation
Element policies have guided the Downtown Specific Plan effort.
Commercial Development-Land Use Element
Goal 8: Provide for new commercial development, which is
compatible with surrounding land uses.
Policy 8.1: New commercial uses shall be compatible in scale and
character with all adjacent commercial uses.
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Downtown Specific Plan
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Policy 8.2: Commercial development shall incorporate design features
such as walls, landscaping and setbacks, and include height
and lighting restrictions so as to minimize adverse impacts
on adjacent uses and enhance the visual characteristics of
the area.
Policy 8.3: Automobile and truck access to commercial properties shall
be located so as to minimize impacts to adjacent uses.
Policy 8.4: Commercial uses shall be well maintained to enhance the
visual characteristics of the area.
Goal 9: Promote the revitalization of the downtown commercial core
(Moorpark Avenue area, Walnut Street, Bard Street,
Magnolia Avenue, and High Street).
Policy 9.1: The visual character of the downtown commercial core shall
be strengthened in order to attract a variety of commercial
uses and to promote the economic viability of downtown
Moorpark.
Policy 9.2: The low-rise scale of the downtown commercial core should
be maintained.
Policy 9.3: The establishment of a community meeting/marketplace in
the downtown core shall be promoted.
Policy 9.4: A comprehensive plan for the downtown commercial core
shall promote new commercial infill areas, park or
recreational opportunities, public parking, and a potential
multimodal transportation center.
Policy 9.5: The civic center shall remain in the downtown area to
encourage the revitalization of downtown.
Policy 9.6: Public spaces and services shall be maintained to create an
aesthetically and functionally welcoming environment.
Policy 9.7: An integrated architectural theme should be used in the
redevelopment of existing or development of new
commercial buildings.
Resolution No. PC-2024-708
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Downtown Specific Plan
1-20
Economic Development and Employment-Land Use Element
Policy 13.3: The city shall encourage the coordinated Revitalization of
obsolete or declining commercial areas particularly focusing
on the downtown area.
Policy 13.4: The City shall work with the business community in a
cooperative manner to encourage desired businesses to
locate and to remain in the City.
Policy 13.5: The City shall work with the business and development
community to encourage an increase in sales tax capture.
Policy 13.6: The City shall establish and implement a business attraction,
promotion, and retention plan.
Community Appearance-Land Use Element
Policy 17.1: New development shall be compatible with the scale and
visual character of the surrounding neighborhood.
Policy 17.2: Identifiable entryways for the overall community, and unique
or principal business/commercial districts of the City (i.e.,
City core and transportation corridors) should been
encouraged.
Policy 17.4: Design concepts should be established for the overall
community and for special treatment areas, such as the
downtown district, which may include guidelines for
architecture, landscape architecture, signage, streetscape,
and infrastructure.
Policy 17.5: New development should incorporate a variety of landscape
architecture themes and techniques to help organize and
delineate land uses and to enhance the overall visual quality
of the City.
Policy 17.10: A design program, which includes specific standards and
detailed design measures, shall be established for the
downtown area.
Policy 18.1: All downtown area revitalization efforts shall preserve, as
appropriate, a historic theme reflective of the community's
origins.
Policy 18.3: The creation of both residential and commercial historic
districts, and the upgrading of historic structures should be
encouraged.
Resolution No. PC-2024-708
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Downtown Specific Plan
1-21
Policy 18.4: Development in the downtown area should incorporate the
careful use of compatible or similar construction materials
and architectural style, so as not to detract from the integrity
of historical features.
Residential Development-Land Use Element
Goal 5: Develop new residential housing, which is compatible with
the character of existing individual neighborhoods and
minimizes land use incompatibility.
Policy 5.1: Multiple-family dwellings shall be developed in close
proximity to employment opportunities, shopping areas,
public parks, and transit lines, with careful consideration of
the proximity to and compatibility with single-family
neighborhoods.
Policy 5.2: Infill development in existing residential neighborhoods shall
be compatible with the scale and character of the
surrounding neighborhood.
Housing Element
Goal 2: To preserve desirable neighborhoods through conservation,
rehabilitation, and renewal of housing.
Goal 5: To provide housing opportunities for all segments of the
population and for a variety of economic levels in proximity
to jobs, schools, and shopping facilities.
Goal 7: To promote upgrading and maintenance of existing housing.
Transit System-Circulation Element
Policy 4.2 Proposed developments shall include transit facilities, such
as bus benches, shelters, pads or turn-outs, where
appropriate, in their improvement plans, or as needed in
proximity to their development.
Bicycle and Pedestrian Facilities-Circulation Element
Policy 5.2: Plans for bicycle and pedestrian facilities shall give priority to
providing continuity and closing gaps in the bikeway and
sidewalk network.
Policy 5.6: Bicycle racks shall be required, and storage facilities shall be
encouraged at new or modified public, commercial, and
industrial building sites.
Resolution No. PC-2024-708
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Downtown Specific Plan
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The Moorpark Downtown Specific Plan is intended to be consistent with
and help implement the Moorpark General Plan, which encourages the
preservation and enhancement of the downtown while maintaining the
City's small town character. Existing General Plan Land Use designations
within the Specific Plan can be referenced in the City General Plan and
Zoning Code.
1.5.2 Consistency with City Zoning Code
The City of Moorpark Municipal Code, Title 17 - Zoning, provides site
specific development and use regulations that govern the size, shape, and
intensity of development in the downtown and the uses to which new
development may be committed. The provisions of the City Zoning Code
apply to the properties in the Specific Plan Area and supplement the
regulations stated in the Specific Plan. The Specific Plan development
standards and design guidelines are consistent with, and further, the City
Zoning Code. In such cases where the Specific Plan development
standards and zoning code standards conflict, the Specific Plan
development standards shall apply.
This Specific Plan involved extensive revisiting of land uses and zoning
within the Specific Plan boundary. The new Specific Plan land use and
zoning maps can be referenced in figures 5 and 6 in Section 2.0. The
most significant changes in land use and zoning involve the creation of the
Old Town Commercial Mixed-Use Low and Mixed-Use Medium Zones,
which isare a mixed- use zones with a special list of allowable uses along
the High Street and Moorpark Avenue corridors.
In many cases the Specific Plan supplements the City Zoning Code. In
such cases the City Zoning Code is referenced for detailed standards.
This is particularly true for sign requirements. Since the City’s Zoning
Code involves comprehensive sign standards, sign Guidelines and
standards are not emphasized in this plan.
1.6 Review Procedures
This section of the Specific Plan describes the City's design review process. As
with any development or renovation proposal in the City, an applicant must follow a
process in order to complete site and building improvements. These procedures
apply to any privately or quasi-publicly held parcel or building within the Specific
Plan area. For definition, the applicable study area that is subject to these review
procedures and subsequent requirements of this Specific Plan is shown in Figure 2.
The City's design review process is handled by the Department of Community
Development. Anyone considering a development project, a remodel, expansion or
change of use within the boundaries of the Specific Plan area should first schedule
an appointment with a member of the Community Development Department to
Resolution No. PC-2024-708
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Downtown Specific Plan
1-23
discuss the Specific Plan land uses, zoning, and design guidelines and standards.
The staff member can help explain the City's development procedures, assessing
whether or not the project needs an administrative, planned development or
conditional use permit. The staff member can also provide an approximate timeline
for processing the project/application and the required permits or approvals.
Application forms and a complete list of application submittal requirements can be
obtained from the staff planner or from the Community Development Department.
Since the downtown is designated a redevelopment area, the applicant may also
benefit from meeting with a staff member from the Redevelopment Agency.
Design review is generally required for all new construction, exterior modifications
and substantial remodels to existing buildings or single and multifamily residences,
parking lots and exterior pedestrian areas. Design review occurs in conjunction
with the respective entitlement process, which is governed by Chapter 17.44 of the
City's Zoning Code. In addition to the City's Zoning Code, projects must comply
with the standards provided in this Specific Plan. The specific provisions of this
code should be discussed with Community Development staff prior to submission of
an application.
The City's design review process begins with submittal of an application to the
Department of Community Development. Community Development staff will review
the submitted application to make sure it is complete, and prepare a written report
assessing the overall design, its consistency with applicable city development
codes and standards, and its consistency with the guidelines and standards of this
Specific Plan. Depending upon the type of application (administrative use, planned
development or conditional use permit) the project will be considered for approval in
a public hearing by either the Director of Community Development, the Planning
Commission or City Council. Regardless of the approval body, such factors will be
considered in the review of any application, such as how the project relates to the
natural features of the site, surrounding development and the desired architectural
character of the immediate neighborhood as prescribed in this Specific Plan. The
review authority will also evaluate the effect the project will have on the visual
character of the community, the quality of the experience for those who will use the
development, and the quality of life in downtown Moorpark. For example, if the
project involves renovation of a landmark building as designated by this Specific
Plan, special design criteria may be required to preserve and enhance the building's
historic architectural value.
For the purposes of clarity, new development is defined as any building application
for a structure(s) on a parcel, which is vacant or partially developed. Site and
building renovations and expansions are those improvements made to existing
structures, parking and landscape areas.
Resolution No. PC-2024-708
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Moorpark Downtown Specific Plan
2-1
2.0 LAND USE AND ZONING
2.1 Planned Land Use and Zoning
As discussed in Section 1.5, Relationship to City Plans and Programs, the City's General
Plan sets forth a number of policies that encourage revitalization of the downtown with
respect to land uses, parking, and business attraction. In order to further this goal, a
Specific Plan Overlay zone has been established which sets forth development
requirements that are different from those of the base zoning within the Downtown Specific
Plan area. The specific land uses and zoning for the Downtown Specific Plan Area are
shown on Figure 5 and 6. The development requirements indicated in Section 2.2 of this
Specific Plan take into account the existing downtown conditions and General Plan policies
to intensify land use, increase aesthetics, as well as plan for a mix of neighborhood
commercial, general commercial, office, single and multi-family residential, institutional and
industrial uses.
2.1.1 Organization of Specific Plan Development Standards and Design
Guidelines
Sections 2.2.1 through 2.2.9 of this Specific Plan address the land use, zoning and
permitted and conditional uses in the Specific Plan. These sections are categorized into
specific site development standards and more general design guidelines. Each
category is discussed with respect to site planning standards, permitted density, design
guidelines, and landscape standards that will guide new development or expansions of
existing development within the downtown. Following the development standards and
design guidelines for each zone (Sections 2.2.1-2.2.9) is a discussion of private
property maintenance, renovation and expansion (Section 2.3). This section is intended
to supplement the various land use standards and guidelines, as well as specify a
program for lot consolidation and building renovation in the Plan area.
The following table is a summary of the development requirements of each of the zones
within the Downtown Specific Plan. Please consult the specific zones for more details
on the additional standards and guidelines for development.
Site Zoning Ordinance Reference for Zones
Development
Standard
R-1 R-2 RPD R-3 C-O C-OT C-1 C-2
CPD
I M-1 MUL MUM
Land Use and
Permitted
Uses
See Chapter 17.20
Development
Requirements See Chapter 17.24 and 17.36
Fences and
Walls See Chapter 17.24
Parking and
Signage See Chapter 17.32 and 17.40
Second
Dwellings
See
Section
17.28.020
G
N/A
Resolution No. PC-2024-708
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I 1--1 I 1-1-11 1-1-
Moorpark Downtown Specific Plan
2-2
2.2 Development Standards and Guidelines for Specific Plan Zones
2.2.1 Single Family Residential-(R-1)
A. Site Development Standards
The table below is to be used as a reference tool. For more specific
requirements please refer to the particular subsections of the Moorpark
Municipal Code.
Site Development Standard Zoning Ordinance Reference
Land Use and Permitted Uses See Chapter 17.20
Development Requirements See Chapter 17.24 and 17.36
Fences and Walls See Chapter 17.24
Parking and Signage See Chapter 17.32 and 17.40
Accessory Dwelling UnitsSecond
Dwellings
See Section 17.28.020.G
1. Land Use and Permitted Uses
Uses in the Single Family Residential designation shall meet the
requirements for the R-1 designation as shown in Chapter 17.20 of the
Moorpark Municipal Code.
2. Development Requirements
Development in the Single Family Residential designation shall meet the
requirements for the R-1 designation as shown in Chapter 17.24 and Chapter
17.36 of the Moorpark Municipal Code.
3. Fences and Walls
Fence design shall be used to reinforce the architectural theme of the house
but shall meet the requirements of Chapter 17.24 of the Moorpark Municipal
Code.
a. Low, painted picket fences or solid stone or brick walls,
a maximum of three (3) feet high, are encouraged around
front yards promoting an
open neighborhood
atmosphere.
b. Tile detailing is
encouraged in such
cases where column
pilasters may be used.
4. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
Resolution No. PC-2024-708
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Moorpark Downtown Specific Plan
2-3
5. Second Dwellings Accessory Dwelling Units (ADUs)
Second dwellings ADUs shall meet the requirements of Section 17.28.020.G
of the Moorpark Municipal Code.
6. Maintenance and Renovation:
Quality maintenance of existing buildings and parcels, combined with gradual
progression in meeting design goals for this land use designation are
encouraged. To this end, the maintenance guidelines and incentives outlined
in section 2.3.1 to 2.3.2 apply to the Single Family Residential designation.
B. Design Guidelines
General Character -1900's California Bungalow and Early American
These design guidelines shall apply to all Single Family Residential areas in the
Specific Plan area. Downtown residential architecture consists primarily of early
1900's California bungalow style, integrated with Early American style structures.
These guidelines apply to new construction as well as replacement and expansion
of existing structures to preserve and strengthen historic neighborhood character.
Modern interpretations of these styles are also acceptable if they maintain
integrated massing and blend with the surrounding neighborhood.
1. Building Form and Massing
All housing constructed within the Single Family Residential areas of the
Specific Plan must be consistent with the Moorpark General Plan.
a. The buildings and building additions should be carefully massed and
articulated to blend with the existing historic neighborhood. Building
additions and expansions should be of similar form and proportionally
massed with the existing structure.
b. The building mass should be softened with architectural features such
as garden walls, porches, balconies, and trellises.
c. The building form should clearly define entries using roof forms, stoops
(elevated porch), and porches.
Resolution No. PC-2024-708
Page 40
---·
-· .... .,. .. -...,J ••-).{)
~;~,
' .,
Example, of the 1900', Califamia Bungalow ,cyk
/.-.
Moorpark Downtown Specific Plan
2-4
d. The building form should de-emphasize garages and garage doors by
locating them behind the main building.
2. Roof Form
Roof forms and details must be consistent with the Early American and
California Bungalow style architecture of the surrounding neighborhood.
Dormers, eaves, exposed rafter tails; exposed roof beams, detailed corbels,
and triangular knee braces are co mmon elements of this style. Appropriate
roof forms include gable, shed, and hip roofs with a low pitch (3:12 -4:12).
a. Mansard roof forms should only be used when and if the building
emulates a traditional style that employs mansard roofs (e.g. Victorian,
Beaux Arts, etc.). The following guidelines should apply to buildings with
such roof form;
1. Dormer windows and other
architectural features should
occupy a minimum of twenty-five
percent (25%) of the roof length.
2. Buildings should be three (3)
stories in height.
3. Roof design should enclose no
more and no less than one (1) floor
of habitable space.
3. Materials
Building materials should reflect quality, durability and consistency, when
possible, with the materials used throughout the surrounding neighborhood.
Appropriate building materials include horizontal and vertical wood siding,
Resolution No. PC-2024-708
Page 41
EXPOSED RAFTER TAILS
Exposed structural elemenrs reinforce early California building styles
~
--------.------
SHED DORMER HIP DORMER GABLE DORMER
Moorpark Downtown Specific Plan
2-5
stucco of varying surfaces and brick and stone occasionally used as accents,
particularly along the building base.
a. Appropriate roofing materials include architectural grade asphalt
shingles, concrete tile or slate, or integrally colored concrete roof tiles.
Shake roofs are not permitted due to their high fire hazard nature.
b. All stucco wall materials should be smooth, unsanded surfaces to
prevent collection of dirt, surface pollutants, and surface paint
deterioration. Textured stucco is not encouraged unless the application is
hand troweled or float finished.
c. Vivid stripes, arches, tile inlay, or similar architectural accents should be
used to reinforce traditional style.
4. Windows
Window proportions and detailing
should reflect the architectural style of
the early 1900's by incorporating key
elements such as recessed windows,
wood framing, detailed or ornamental
molding around openings, multi-paned
windows and window flower boxes.
a. All windows within a building should be related in
operating type, proportion and trim. Unifying
elements such as common sill or header lines are
preferred.
b. Window placement
should consider
privacy of adjacent
residences.
c. Vertical rather than horizontal windows
are consistent with the desired bungalow
and Victorian style architecture and are
encouraged.
d. Painted wood window accents reflects
the Victorian and bungalow style
architecture and is encouraged. Built-up
sills and trim should be used to create
surface relief and texture.
e. Glass should be inset a minimum of
three (3) inches from the exterior wall
Resolution No. PC-2024-708
Page 42
// Roceneda<ehoponong
: . with opet'able window
·,,_ ,4 .. • . : •
. •
·. -~-•
acassad window
1· muntlns
Wood 1tiutter1wl!tt acc«llcotor
Wl$wncbrrt ,.,,...~ ~
Munlinll w11tt _,1 color
.,.
RECESSED WINDOW
SECTIONS
~ Sill rWmdow,ecessed6"
-
I
Shunets
Moorpark Downtown Specific Plan
2-6
surface to add relief, especially in stucco buildings.
f. Silver or gold metal window frames with large, glazed glass panes and
dark tinted or reflective glass are discouraged.
5. Front Doors and Garage Doors
Front doors as well as garage doors are a critical, visual element and should
be carefully selected and detailed.
a. Front doors should be wood with
decorative panels and/or multi-paned
windows.
b. Metal garage doors are
discouraged unless panel detailing is
used.
c. Garage doors should be recessed into the garage wall and multi -
paneled to provide relief. Decorative panels and/or windows are
encouraged. Decorative panels and/or windows are encouraged.
6. Front Porches
Front porches are a key architectural element which help define the home
entry, unify the neighborhood street scene and encourage physical ac tivity
near the street.
a. Elevated porches with gable overhangs are traditional elements of the
bungalow architectural style and are encouraged.
b. Victorian and bungalow style porches should include overhangs, heavy
wood trellis structures or traditional lattice or picket surround courtyards
whenever possible.
Resolution No. PC-2024-708
Page 43
ont entry cxampk Niu fr
Rec med garage do • -••• on wuh decorative windows
Moorpark Downtown Specific Plan
2-7
7. Garbage/Recycling Areas
Storage areas for garbage and recycling bins shall be provided unless
provision for storage is made inside the garage. Storage areas should be
shielded from street view using landscaping or fencing on all sides.
8. Mechanical Equipment
Mechanical equipment, satellite dishes, and utility meters should be screened
from view using landscaping, decorative fencing or roof parapets. Whenever
possible, roof-mounted equipment should not be permitted unless it is
screened from view.
9. Accessory Structures
Trellis, pergolas, gazebos and other outdoor structures are encouraged
provided they meet the requirements of Chapter 17.24 of the Moorpark
Municipal Code. Materials and colors should match or complement those of
the main residence.
10. Energy Efficiency
Structures should be designed to incorporate passive and active solar
features, when possible.
11. Wall Articulation
All building walls should have staggered planes
to create interest. Avoid large blank wall
surfaces. Architectural elements that add scale
or interrupt the wall façade are encouraged,
Resolution No. PC-2024-708
Page 44
Good examples of bungalow porches
Varied Building Anic11latio11
Moorpark Downtown Specific Plan
2-8
such as trellises, bay windows, courtyards, and porches.
C. Landscape Guidelines
New planting within the Single Family Residential zone should be consistent with
the Suggested Plant Palette shown in Table 5 of this Specific Plan Section and
with the City’s Landscape Guidelines. In the event there is a conflict with the
City’s Landscape Guidelines and this specific plan, the City’s Landscape
Guidelines shall be used.
1. Planting
Water is a limited resource in California and drought remains a recurrent
environmental concern which should be addressed within the overall
landscape design. Landscaping materials should be selected with
consideration for water requirements over the lifetime of the plants. The use
of plants with low water requirements, particularly plants that are considered
drought-tolerant and native California plants, and the use of efficient irrigation
systems are strongly recommended.
a. Eighty percent of the selected plant material should be drought tolerant.
b. All planting area watering systems should be properly designed to
conserve water and minimize the amount of runoff.
c. Conservation techniques such as the use of drip irrigation should be
explored and, given the soil constraints, may be the most effective means
of irrigating the residential landscape. Urban runoff from buildings, for
example air conditioning units, may be reclaimed and used for landscape
irrigation purposes.
d. Plants should be arranged in groups and spaced to allow them to
develop in masses. Avoid spacing plants so far apart that individual
Resolution No. PC-2024-708
Page 45
Turrets, "eyebrows." and other
special features are common
with Victorian architecture A variety of elements adds interest to the wall plane
Moorpark Downtown Specific Plan
2-9
shaping is a temptation, unless they are designated as a single specimen
plant.
e. Formal perennial planting may be appropriate at entries or along
walkways.
f. Trees should be used to create an intimate scale, enclose spaces, frame
views, but their placement should respect views from downtown to the
surrounding hillsides. The use of native California trees is encouraged.
g. Landscape structures (decks, trellises, arbors, gazebos, etc.) should be
used to provide entry accents, shade or enhance the building structure.
Colors applied to the structure must be complimentary to the building.
Resolution No. PC-2024-708
Page 46
Moorpark Downtown Specific Plan
2-10
Table 5
NCN = No Common Name
Note California native trees are encouraged. :In the event there is a conflict with the City’s
Landscape Guidelines and this Table the Guidelines will govern.
Resolution No. PC-2024-708
Page 47
DOWNTOWN SPECIFIC PLAN SUGGESTED PLANT PALETI'E
G..ou,,ocoVERS: Baccharis pu/ilaris 'Twin PeakS '
Cerastium tomentosum
Cc»IIIIOH NAME
Coyote Brush
Snow in Summar
BlueFascua
NCN
SHRUBS
and
PERENNIALS:
Trees:
Festuca ovina 'Glauca ·
Gazania ssp.
Hederahelix
Hypericum ca/yr:inum
Juniperus confarta
Lantana montevklensis
Uriope spicata
Lonicera japonica
Pelargonium peltatum 'Ba/can'
Rosmarinus off,cinalis
Trache/ospermum jasminoides
Verbena peruviana ..
Rosessp.
Distictis buccinatoria
Ficus pumila
Hardenberpia violacea
Jasminum polyanthum
Mandevilla "Alice du Pont ·
Passif/ora alatocaeru/aa
Agapanlhus ssp.
Cistusssp.
Comus sericea
Dietesvegeta
Diosma pulchrum
Echium fastuosum
Erigeron karvinskianus
Euryops pentinatus 'Viridis '
/lex ssp.
HemerocaHis hybrids
Hibiscus rosa..sinensis
Hydrangea macrophy/18
Lantana ssp.
Lavandula
Ugustrum ssp.
Lycianlhes rantonnai
Pittosporum tobira
Plumbago auriculata
Raphiolepis indica
Rosassp.
Salvia ssp.
Syringe vulgaris
Tulbaghia violacea
Albizia julibrissin
Citrus
Ficus microcarpa 'Green Gem·
Jacaranda mimosifolia
Lagerstroemia indica
Pnmusssp.
Schinus mo/le
English Ivy
St Johnswort
Shore Juniper
NCN
Creeping Uy Turf
Japanese Honeysuckle
Ivy Geranium
Rosematy
Star Jasmina
NCN
Old-Fashioned Climbing Rose
Blood-rad Trumpet Vine
Creeping Fig
Happy Wanderer
Pink Jasmina
NCN
Passion Vina
Lily of Iha Nila
Rockrosa
Redtwig Dogwood
Fortnight Lily
Breath of Heaven
Pride of Madiera
Santa Barbara Daisy
Euryops Daisy
Holy
Dayfily
Hibiscus
Garden Hydrangea
NCN
Lal/9tlder
Privet
Paraguay Nightshade
NCN
Cape Plumbago
Indian Hawthoma
Rosa
Saga
Lilac
Society Garlic
SHk Tree
Citrus
Laure/Fig
Jacaranda
Crape Myrtia .
Flowering Plum and Charry
California Pepper
Note: AdditioMI plant ,ptcies may be substiruttd for the sptcies lisrtd abotoe, if such sptdes art found
10 be consisttnt with the archiiurural themes tncouraged in the Dolllnrown Sptcific Plan, and will noc
mule in damage 10 inf,astNcturt or become a mainkntlnct p,obkm for the i,..bli, st-ruts and sick-
walk artas .
Moorpark Downtown Specific Plan
2-11
2.2.2 Two-Family Medium Density Residential (R-2)
A. Site Development Standards
The table below is to be used as a reference tool. For more specific
requirements please refer to the particular subsections.
Site Development Standard Zoning Ordinance Reference
Land Use and Permitted Uses See Chapter 17.20
Development Requirements See Chapter 17.24 and 17.36
Fences and Walls See Chapter 17.24
Parking and Signage See Chapter 17.32 and 17.40
1. Land Use and Permitted Uses
Uses in the Two-Family Medium Density Residential designation shall meet
the requirements for the R-2 designation as shown in Chapter 17.20 of the
Moorpark Municipal Code.
2. Development Requirements
Development in the Two-Family Medium Density Residential designation
shall meet the requirements for the R-2 designation as shown in Chapter
17.24 and Chapter 17.36 of the Moorpark Municipal Code.
3. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
4. Maintenance and Renovation
Maintenance and renovation for the Two-Family Medium Density
Residential designation shall comply with the maintenance and renovation
for the Single-Family Residential designation contained in Section 2.2.1.
B. Design Guidelines
Design Guidelines for the Two-Family Medium Density Residential designation
shall be the same as the guide- lines for the Single-Family Residential
designation as contained in Section 2.2.1.
C. Landscape Guidelines
Landscape Guidelines for the Two-Family Medium Density Residential
designation shall be the same as the guidelines for the Single -Family
Residential designation as contained in Section 2.2.1.
Resolution No. PC-2024-708
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I I I
Moorpark Downtown Specific Plan
2-12
2.2.3 Residential Planned Development (RPD)Multifamily Residential (R-3)
A. Site Development Standards
The Residential Planned Development is to provide a flexible regulatory zone to
encourage creative and innovative design. These units should be well
articulated as individual or collective units, and act as a transition between
Single Family Residential and the Old Town CommercialMUM Buildings. The
design of the units shall generally be oriented toward the street with parking to
the rear behind the units.
1. Land Use and Permitted Uses
Development in the Residential Planned Development Multifamily
Residential designation shall meet the requirements for the RPD R-3
designation as shown in Chapter 17.24 and Chapter 17.36 and the use
requirements as shown in Chapter 17.20 of the Moorpark Municipal Code.
2. Development Requirements
The density range in the Residential Planned Development Multifamily
Residential area has been established to encourage lot consolidation and
redevelopment of under- developed or declining properties. Given the close
proximity to public transit and local services, residential density in the
downtown RPD R-3 areas, residential densities associated with RPD R-3
areas may be higher than in other parts of the City. Density bonuses may
be granted by the City Council for a housing development anywhere in
the RPD R -3 areas in accordance with provisions of California
Government Code Section 65915 et seq. and Chapter 17.64 of the
Moorpark Municipal Code. Section 2.3.3 Lot Consolidation and Incentives
allows the increased density under certain standards and conditions.
3. Fences and Walls
Fence design should be used to
reinforce the architectural theme of
the building and shall meet the
requirements of Chapter 17.24 of the
Moorpark Municipal Code.
a. Low, painted picket fences or
solid stone or stucco-face walls
are encouraged around front yards
promoting an open neighborhood
atmosphere.
b. Iron grillwork and tile detailing is
encouraged on stone or stucco
space walls or on corner pilasters.
Resolution No. PC-2024-708
Page 49
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Moorpark Downtown Specific Plan
2-13
4. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
5. Building Maintenance and Renovation
Quality maintenance of existing buildings and parcels, combined with
gradual progression in meeting design goals for this land use designation is
encouraged. To this end, the maintenance guidelines and incentives
outlined in section 2.3.1 to 2.3.3 apply to the Residential Planned
Development Multifamily Residential designation.
B. Design Guidelines
In addition to the Single Family Residential guidelines, the fol lowing design
guidelines apply to the Residential Planned Development Multifamily
Residential areas. All housing constructed within the Residential Planned
Development areas of the Specific Plan must be consistent with the Moorpark
General Plan.
General Character-1900's California Bungalow and Early American
Downtown neighborhood architecture primarily consists of early 1900's
California bungalow style, integrated with Western-Victorian and Early
American style structures. These guidelines and standards apply to new
construction as well as replacement and expansion of existing structures to
preserve and strengthen historic neighborhood character. Modern
interpretations of these styles are also acceptable if they maintain articulated
massing and blend with the surrounding neighborhood.
1. Building Form and Massing
Building form and massing is particularly important for these higher density
buildings. The following guidelines will emphasize varied building forms and
enable renovations or new construction to blend with the surrounding small
lot single family development.
a. Avoid designing buildings longer than 120 feet.
b. Buildings and building additions shall be carefully massed and
articulated to blend with the existing historic Charles Street
neighborhood. Building additions and
expansions should be of similar form and
proportionally massed with the existing
structure.
c. Building mass should soften the structure's
appearance with architectural features such as
garden walls, porches, balconies, and trellises.
Resolution No. PC-2024-708
Page 50
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Moorpark Downtown Specific Plan
2-14
d. The building form should clearly define entries using roof forms,
stoops (elevated porch), and porches.
e. Building form should de-emphasize garages and garage doors by
locating them behind the main building, when feasible. Where garages
are separated from the primary structure, a breeze-way or an overhead
trellis is encouraged to connect structures.
2. Unit Articulation
Unit articulation will help diminish the massive look of large structures, and
blend with the surrounding neighborhood. These guidelines are especially
pertinent to those parcels along Charles Street and Everett Street that may
be affected by the lot consolidation (aka. Spring Road) density incentives..
a. The elevation of buildings backing up to public streets should be
carefully articulated.
b. Variety in roof levels and wall planes should be used to articulate
buildings and reduce the building mass.
c. To reduce the long facades of multi-family buildings they should be
divided into shorter modules a maximum of 30 feet in width. This can be
done with varied setbacks, vertical moldings, texture changes on the
facade, porches, and balconies.
3. Roof Form
Multiple family buildings tend to be larger structures; it is important to
articulate the roof forms to better blend these buildings with the surrounding
smaller single family residential buildings.
Resolution No. PC-2024-708
Page 51
No roof mol.ned air oordllorlal's OJ aniennu
Moorpark Downtown Specific Plan
2-15
a. Breakup roof form with elements such as dormers, eaves, exposed
rafter tails, exposed roof beams, and triangular knee braces.
b. Appropriate roof forms include gable, shed, and hip roofs with a low
pitch (3:12 -4:12).
c. Mansard roof forms should only be used when and if the building
emulates a traditional style that employs mansard roofs (e.g., Victorian,
Beaux Arts, etc.). The following guideline should apply to buildings with
mansard roof forms.
i. Dormer windows and other architectural features should occupy a
minimum of twenty five percent (25%) of the roof length.
ii. Buildings should be three (3) stories in height.
iii. Roof design should enclose no more and no less than one (1) floor
of habitable space.
4. Materials
Building materials should reflect quality, durability and consistency, when
possible, with the materials used throughout the surrounding neighborhood.
a. Appropriate building materials include horizontal and vertical wood
siding, stucco of varying surfaces and brick and stone occasionally used
as accents, particularly along the building base.
b. Appropriate roofing materials include architectural grade asphalt
shingles, standing seam metal roofing, concrete tile or slate, or clay or
integrally colored concrete roof tiles. Shake roofs are not permitted due
to their high fire hazard nature.
c. All stucco wall materials should be smooth, unsanded surfaces to
prevent collection of dirt, surface pollutants, and surface paint
Resolution No. PC-2024-708
Page 52
Projection .Recess Overhang
Building Articulation
Moorpark Downtown Specific Plan
2-16
deterioration. Textured stucco is not encouraged unless the application
is hand troweled or float finished.
d. Vivid stripes, arches, tile inlay, or similar architectural accents should
be used to reinforce traditional style, when appropriate.
5. Windows
Window proportions and detailing on new structures and renovations should
reflect the architectural style of the early 1900's by incorporating key
elements such as recessed windows, wood framing, detailed or ornamental
molding around openings, multi-paned windows and window flower boxes.
On space building additions, windows should complement windows in the
existing structure.
a. All windows within a building
should be related in operating type,
proportion and trim. Unifying
elements such as common sill or
header lines are preferred.
b. Window placement should
consider privacy of adjacent
residences.
c. Glass should be inset a minimum of three (3) inches from the exterior
wall surface to add relief, especially in stucco buildings.
d. Silver or gold metal window frames with large, glazed glass panes and
dark tinted or reflective glass are discouraged.
6. Front Doors and Garage Doors
Front doors as well as garage doors are a critical, visual element and should
be carefully selected and detailed.
Resolution No. PC-2024-708
Page 53
Building materials and quality articulation should help th e high den sity structures blend with
th e surrounding neighborhood
Appropriate Window Orientation
Moorpark Downtown Specific Plan
2-17
a. Front doors should be wood with decorative panels and/or multi-
paned windows. Metal doors are discouraged unless the detailing is
similar to the wood doors.
b. Metal garage doors are discouraged unless panel detailing is used.
c. Garage doors should be recessed into the garage wall and multi -
paneled to provide relief Decorative panels and/or windows are
encouraged.
7. Front Porches
Front porches are a key architectural
element which help define the home
entry, unify the neighborhood street
scene and encourage physical
activity near the street.
a. Elevated porches with gable
overhangs are traditional elements of the bungalow architectural style
and will help the larger structures blend with the surrounding
neighborhood.
b. Early American and Victorian style porches should include large
overhangs, wood post structures with traditional bracketed and tapered
porch columns whenever possible.
Resolution No. PC-2024-708
Page 54
1 a .1 Minimum 6 feet of dear
sitting area
Porch slab/floor should at a minimum, extend 6
inches above the grade adjacent to the porch. (The
porch Ooor should generally be 12 inches above the
lowest point of the street curb .)
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Moorpark Downtown Specific Plan
2-18
8. Garbage/Recycling Areas
Storage areas for garbage and recycling bins shall be provided. Storage
areas shall be shielded from street view using landscaping, walls or fencing
on all sides consistent with City standards.
9. Mechanical Equipment
Mechanical equipment and utility meters shall be screened from view using
landscaping, decorative fencing or roof parapets. Whenever possible, roof-
mounted equipment shall not be permitted unless it is screened from view.
10. Accessory Structures
Trellises, pergolas, gazebos and other outdoor structures are encouraged
provided they meet the requirements of Chapter 17.24 of the Moorpark
Municipal Code. Materials and colors shall match or complement those of
the main structure.
11. Energy Efficiency
Structures should be designed to incorporate passive and active solar
features, when possible.
C. Landscape Guidelines
New planting within the Residential Planned Development Multifamily
Residential zone should be consistent with the Suggested Plant Palette (Table
5) located in Section 2.2.1 C of this Specific Plan and the City’s Landscape
Guidelines. In the event there is a conflict between the City’s Landscape
Guidelines and this specific plan the City’s Landscape Guidelines shall be
used.
1. Planting
Water is a limited resource in California and drought remains a recurrent
environmental concern that should be addressed within the overall
landscape design. Landscaping materials should be selected with
consideration for water requirements over the lifetime of the plants. The use
of plants with low water requirements, particularly plants that are considered
drought-tolerant and native California plants, and the use of efficient
irrigation systems are strongly recommended.
Resolution No. PC-2024-708
Page 55
Simple wood trellis with landscaped posts creates attractive building detail
Moorpark Downtown Specific Plan
2-19
a. Eighty percent of the selected plant material must be drought tolerant.
b. All planting area watering systems should be properly designed to
conserve water and minimize the amount of runoff.
c. Conservation techniques such as the use of drip irrigation should be
explored and, given the soil constraints, may be the most effective
means of irrigating the residential landscape. Urban runoff from
buildings, for example air conditioning units, may be reclaimed and used
for landscape irrigation purposes.
d. Plants should be arranged in groups and spaced to allow them to
develop in masses. Avoid spacing plants so far apart that individual
shaping is a temptation, unless they are designated as a single
specimen plant.
e. Formal perennial planting may be appropriate at entries or along
walkways.
f. Trees should be used to create an intimate scale, enclose spaces,
frame views, but their placement should respect views from downtown to
the surrounding hillsides. The use of native California trees is
encouraged.
g. Landscape structures (decks, trellises, arbors, gazebos, etc.) should
be used to provide entry accents, shade or enhance the building
structure. Colors applied to the structure must be complimentary to the
building. Plastic and metal structures are discouraged.
2.2.4 Commercial Office (C-O)
A. Site Development Standards
The table below is to be used as a reference tool. For more specific
requirements please refer to the particular subsections
Site Development Standard Zoning Ordinance Reference
Land Use and Permitted Uses See Chapter 17.20
Development Requirements See Chapter 17.24 and 17.36
Fences and Walls See Chapter 17.24
Parking See Chapter 17.32
Walls See Chapter 17.24
Signage See Chapter 17.40
Resolution No. PC-2024-708
Page 56
Moorpark Downtown Specific Plan
2-20
1. Land Use and Permitted Uses
Uses in the Commercial Office designation shall meet the requirements for
the C-O designation as shown in Chapter 17.20 of the Moorpark Municipal
Code.
2. Development Requirements
Development in the Commercial Office designation shall meet the
requirements for the C-O designation as shown in Chapter 17.24 and
Chapter 17.36 of the Moorpark Municipal Code with the exception of
building height which shall be 35 feet, maximum and no more than three
stories high. Accessory structures (such as garages and patio covers) shall
be 15 feet, maximum height. Front yard setback shall be a maximum of
twenty (20) feet, an average of ten (10) feet and a minimum of zero (0) for
every three hundred
(300) feet of street frontage. The average setback shall be determined by
totaling the width of the three properties, i.e. the subject property and each
adjacent property and then dividing by three. In no case, shall the width of
the three properties be less than 300 feet. If the width is less than 300 feet
then additional properties shall be used in the calculation to achieve at least
300 feet. The variable front yard setback takes into account the existing
buildings with zero (0) to ten (10) feet setbacks while providing some visual
relief along this reach of Moorpark Avenue.
3. Parking
Parking shall meet the requirements of Chapter 17.32 of the Moorpark
Municipal Code.
4. Building Maintenance and Renovation
Quality maintenance of existing buildings and parcels, combined with
progress in meeting design goals for this land use designation are
encouraged. To this end, the maintenance guidelines and incentives
outlined in section 2.3.1 to 2.3.3 apply to the Office designation.
5. Walls
Walls shall meet the requirements of Chapter 17.24 of
the Moorpark Municipal Code. Decorative masonry
or masonry walls with a stucco finish should be used
to screen service areas, parking, and ground
mounted mechanical equipment. Trash containers
shall be enclosed by a masonry wall consistent with
City standards.
6. Signage
Signage shall meet the requirements of Chapter
17.40 of the Moorpark Municipal Code
Resolution No. PC-2024-708
Page 57
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Moorpark Downtown Specific Plan
2-21
B. Design Guidelines
1. Architectural Character
Early American Commercial Style
The following design guidelines apply to the Commercial Office(C-O) zone
as designated in Figure 6, the Specific Plan Zoning Map.
The properties zoned for Office uses are located adjacent to an existing
single family residential neighborhood. Many of the structures on the east
side of Moorpark Avenue are single family residences with driveways off of
Moorpark Avenue as well as alley access to the rear of the property. Reuse
or conversion of property along Moorpark Avenue and the design of the new
office buildings along Moorpark Avenue should reflect the same
architectural character desired on High Street but targeted to office usage.
Due to the larger front setbacks, exterior and interior courtyards can be
incorporated. Tower-like elements, turrets, loggias should be used to accent
buildings and other architectural features.
2. Building Form and Massing
Moorpark Avenue is an entrance to the downtown High Street area and as
such should provide a transition from the modern day architecture found on
Los Angeles Avenue to
the more historic
architecture of High
Street. Use of
varying stories and
building height can
provide visual interest
and also lessen the
impact of one story
directly above the
ground floor story.
There should be a
minimum five (5) foot
setback for the second
story from the ground
floor wall in order to provide more visual interest and to minimize the
towering effect of a single wall two stories high.
The size and mass of a larger building should
be softened to blend with the surrounding
neighborhoods. A variety in roof levels and
wall planes should be used to reduce the mass
and bulk of the structure.
Resolution No. PC-2024-708
Page 58
Smaller roof areas and overhangs break up the building mass
French doors as storefront entries
Moorpark Downtown Specific Plan
2-22
3. Site Planning
a. Building faces for every three properties or 300 feet should front public
streets with varying front setbacks from zero (0) to twenty (20) feet with
an average of ten (10) feet, whichever is greater.
b. Parking areas should be
located to the rear of buildings
whenever possible with
access from the adjacent
alley, when available.
Reciprocal parking and
access shall be required in
order to reduce the number of
driveways needed along
public streets.
c. Parking lots located near
public streets shall be screened from view with substantial landscaping,
berms, hedges, or low walls.
d. Low walls within and along Moorpark Avenue should be used, where
appropriate, to provide architectural and visual variety and to provide a
physical barrier for pedestrians directing them to a safe crossing. The
walls should be a maximum of three (3) feet high, located in such a
manner so as to provide for landscaping from the back of the curb face
to the wall in some instances, or adjacent to the back of curb in other
instances, and/or combined with seating, trash containers, drinking
fountains, and decorative features. The walls should be of durable
construction material with the wall design consistent with the adjacent
buildings, i.e. use of stucco over block, or brick, or slumpstone block,
punctuated with decorative material such as tile, stone or brick.
4. Entries
a. Entrances to individual office units should be easily
visible from public areas. Avoid long balconies and
corridors for access to units.
b. Stairs, stoops, and porches are
recommended to emphasize the
entries and create attractive semi-
public spaces.
c. Stairway location and form should complement
building form. Prefabricated metal stairs are
discouraged.
Resolution No. PC-2024-708
Page 59
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Moorpark Downtown Specific Plan
2-23
5. Accessory Buildings
Covered parking, patio areas and acce ssory buildings should be
architecturally compatible with the main building and shall meet the
requirements of Chapter 17.24 of the Moorpark Municipal Code.
6. Garbage and Recycling Areas
Areas for garbage and recycling shall be provided in convenient locati ons
enclosed by structures to shield from public views. Materials and detailing
should be consistent with the overall project and consistent with City
standards.
7. Lighting
a. Parking lot and walkway lighting should
provide appropriate levels of light for security
and safety consistent with Section 17.30 of the
Moorpark Municipal Code.
b. Building and parking lot lighting should
consistent with the Early American Commercial
Style architecture.
c. Light poles should be appropriate for the building, complex and site.
Height of light poles shall not exceed the main building height and in all
cases not exceed twenty-five feet (25’).
C. Landscape Guidelines
New planting within this zone should be consistent with the Suggeste d Plant
Palette shown in Table 5 of Section 2.2.1 of this Specific Plan as well as the
City’s adopted Landscape Guidelines. In the event there is a conflict between
the City’s Landscape Guidelines and this specific plan the City’s Guidelines
shall be used. The following landscape guidelines apply to the Office (C-O)
zone.
1. Planting
a. Trees and planting should be used to soften the mass of larger
buildings, shade parking lots, and accent important areas such as
entries plazas, and courtyards.
Resolution No. PC-2024-708
Page 60
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Moorpark Downtown Specific Plan
2-24
b. The use of large specimen trees (24" box material, minimum) as
specified in the suggested plant palette is encouraged. Shrubs should
be a minimum five-gallon, except where standard nursery and
installation practices use one gallon.
c. Top dressings should be a minimum 2" layer composted organic
material to aid in weed control and conservation.
d. Tree well grates should be used in the right-of-way area for the
planting of street trees.
2.2.5 Old Town Commercial (C-OT) and Mixed-Use Medium (MUM)
A. Site Development Standards
The table below is to be used as a reference tool. For more specific
requirements please refer to the particular subsections below.
Site Development Standard Zoning Ordinance Reference
Land Use and Permitted Uses See Chapter 17.20
Development Requirements See Chapter 17.24 and 17.36
Fences and Walls See Chapter 17.24
Parking and Signage See Chapter 17.32 and 17.40
1. Land Use and Permitted Uses
Uses in the Old Town Commercial and Mixed-
Use Medium designations shall meet the
requirements for the C-OT MUM designation as
shown in Chapter 17.20 of the Moorpark
Municipal Code along with the uses identified in
Subsection 5 of this chapter below.
2. Development Requirements
Development in the Old Town Commercial C-OT and MUM designations
shall meet the requirements for the C-OT and MUM designations as shown
in Chapter 17.24 and Chapter 17.36 of the Moorpark Municipal Code with
the exception of building height which shall be 35 feet, maximum in the C-
OT zone and 40 feet, maximum in the MUM zone. Architectural elements
such as towers, chimneys, and parapet walls may have a maximum height
of forty (40) feet. Parapets used as architectural accents may exceed the
maximum height when approved by the Community Development Director.
Additional requirements pertaining to Mixed -Use development are included
in Subsection 5 of this chapter below.
3. Parking and Signage
Resolution No. PC-2024-708
Page 61
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Moorpark Downtown Specific Plan
2-25
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code, unless
otherwise modified by this chapter.
4. Building Maintenance and Renovation
Quality maintenance of existing buildings and parcels combined with
progress in meeting design goals for this land use designation are
encouraged. To this end, the maintenance guidelines and incentives
outlined in Section 2.3.1 to 2.3.3 of this Specific Plan apply to the Old Town
Commercial C-OT and MUM designations.
5. Mixed- Use Development
A mixed commercial-residential use project is a project in which commercial
uses will occupy all or a portion of the street level of a building or group of
buildings, and residential uses will primarily occupy portions or all of the
upper floors of the same building(s). Residential uses may be allowed on
the street level of a mixed-use building so long as they are designed in a
way to be tucked behind commercial uses or otherwise hidden from the
street frontage. The intent of allowing for mixed-use projects in the Old
Town Commercial District C-OT and MUM zones is to provide for a
continuous and activated public/private interface of retail shops and
commercial business establishments at the street level, while providing
opportunities for downtown residential living behind or above the
commercial uses. Given the close proximity to public transit and local
services, residential densities associated with mixed-use projects in
downtown may be higher than in other parts of the City. The following
requirements shall apply to mixed-use projects:
a. The primary use of the street level of a mixed-use building shall be
commercial. Residential uses on the street level of a mixed -use
building shall be secondary to and located behind the commercial
use.
b. The street-facing frontage level of a mixed-use building shall be
utilized for commercial uses and not for parking.
c. The street-facing portion of the ground floor or street level, with the
exception of circulation access, shall be used for retail and other
active commercial uses1. Residential dwellings or portions thereof
may be permitted on the ground floor so long as they are located
1 Active commercial uses are generally open to the public, generate a high volume of customer
foot traffic, provide window displays to promote views into the business, and sell goods that are
typically consumed onsite, carried away by customers or provide services of a personal or
business nature.
Resolution No. PC-2024-708
Page 62
Moorpark Downtown Specific Plan
2-26
Behind commercial storefronts or otherwise designed to be
inconspicuous from the street frontage.
d. All off-street parking spaces required by the residential use shall
be provided on-site to serve the residential units and shall be
specifically designated and reserved for the exclusive use of the
residents. Residential guest parking requirements may be modified or
waived when adequate public parking capacity is found to exist in the
vicinity of the project site.
e. Where a project consists of more than ten (10) units, the project
shall be clustered in two or more buildings to reduce building mass
and create architectural interest.
f. Wall planes for buildings shall have design articulation consistent
with the design standards set for all buildings in the Old Town
Commercial district C-OT and MUM zones.
g. Direct access for parking areas and driveways is discouraged
along High Street. Access for parking and driveways shall be taken
from adjoining alleys or alternative streets when available. If a
parking area or driveway cannot be designed to avoid access from
High Street the driveway and parking area shall not occupy more
than 40% of the lot frontage, leaving the majority of the lot width for
commercial store front development.
h. Driveway access to parking shall be taken as close to a side lot
line as is feasible, rather than from the middle of the lot frontage.
Driveway alignment with existing intersections is encouraged, where
feasible.
i. Additions to existing buildings shall be designed to be integrated
with the existing building when the Community Development Director
has determined that the existing design is in conformance with the
Downtown Specific Plan. The new addition should match the original
in terms of scale, architectural details, window and door styles and
openings, roofline, materials, color and other aspects of design.
j. Where a large addition to an existing structure is develo ped, the
entire building should be renovated to achieve a single, coordinated
appearance.
B. Design Guidelines
1. Architectural Character
Resolution No. PC-2024-708
Page 63
Moorpark Downtown Specific Plan
2-27
High Street was the original "main street" of Moorpark and today is an
eclectic mix of architecture including many architectural styles. The eclectic
nature of the architecture is part of the charm of the historic street and
should be encouraged within the classic 1920's Commercial Style
architecture. Care should be taken in the design of new buildings to make
sure that the architecture proposed is compatible with existing adjacent and
across the street commercial development. It is the City’s desire to create a
prototypical “Main Street USA” that has that small downtown charm and
appeal. While this specific plan had allowed for “western themed”
architecture with liberal use of wood siding and decoration, that architectural
style is not as true to what might have been found in a downtown
constructed in Southern California at the turn of the twentieth century.
Buildings with aSome Spanish Mission or hybrid style of Early American
Commercial are found in many older downtowns in Ventura County. In
many downtowns you can see a mixture of architectural types from Early
American Commercial, Spanish, a hybrid of Early American and Spanish,
and some Western architectural types. On High Street examples of
compatible architecture would be the High Street Arts Center which has a
Spanish, almost Moorish design with its pointed arches, cornices, stucco
and use of color. Similar in style, but with more of a Spanish influence is the
Market at the northeast corner of High Street and Walnut Avenue. This plan
does not require conversion of any of the existing Western themed
buildings, unless a major expansion adds fifty percent (50%) or more to the
existing square footage. In those instances, prior to the issuance of a
Zoning Clearance, the property owner would have to present plans to the
Community Development Director which shows consistency with one or
more of the architectural styles indicated in this Specific Plan. The two
primary styles below are the architecture of preference in the Old Town
CommercialMUM Zone.
a. High Street Spanish Style
This style was not extensively
used along High Street
although it is a common style
in the region. Three existing
buildings that are examples of
such architecture are the High
Street Arts Center, the
Mayflower Market, and the
Secret Garden Restaurant.
While these buildings are not
purely Spanish, they have that character. It is characterized by the use
of arches, patios, porticos, architectural features such as cornices,
decorative plaster and cement ornamentation, and wrought iron.
Plastered or stucco walls punctuated with colorful, sometime ornate
Spanish, Mexican and mosaic tiles are also prevalent in addition to
Resolution No. PC-2024-708
Page 64
Moorpark Downtown Specific Plan
2-28
smooth plastered walls. Interior patios or atriums with fountains and
gardens are often found along with red clay tile flooring within and in
patio areas of the buildings. Often the use of deep opening for windows
and doors are used to accentuate the building façade and to provide
relief from the sun.
b. Early American Commercial Style
Throughout America, a significant number of commercial structures were
built in the 1920's and 30's which
adapted the more ornate styles of
classical, Greek Revival, and
Chicagoan architecture to a more
simplified, plain commercial style.
Such architectural treatments
were done to emulate these
ornate styles in a less expensive
way. This architectural solution
was especially popular in smaller
towns throughout California where
property owners were not wealthy
enough to construct highly ornate buildings, more typically built Early
American Commercial Architecture in larger urban areas. These more
modest structures exhibit only some of the characteristics known to the
more ornate architectural styles, such as parapets with caps and finials,
multi-paned windows, canvas awnings, and decorative base treatm ents.
This architectural style allows for a healthy mix of building details and
can be blended with more traditional eastern elements such as brick and
mortar buildings or wraps and ornate cornice or frieze details.
2. Building Form and Massing
a. Building form and massing should
promote continuity of the street scene. The
size of new structures should be compatible
with adjacent buildings and neighborhoods.
b. To create a less massive building, the
building mass should vary in modules of 50 feet or less. Buildings with
frontage of longer than 50 feet should have vertical architectural features
such as columns or pilasters every 25 to 30 feet.
c. The use of towers and other accent
elements on corner buildings and key
entries is strongly encouraged.
d. Provide convenient pedestrian circulation
and architectural interest. Corner buildings
Resolution No. PC-2024-708
Page 65
. , ......... 1 '""'"" 1 ~ ...... ,.
M inim iz.~ 811ildi11g M ass
THIS NOT THIS
Corner Treatments
Moorpark Downtown Specific Plan
2-29
should incorporate features such as angled corner and walk-through
arcades, interesting signage and store fronts.
e. Special architectural features such as towers, turrets, and loggias
should be used to accent buildings at street corners, at the terminus of a
street, alley, or pedestrian way, and at other highly visible locations.
f. Two to three-story buildings should be located around prominent
intersections and public plazas.
g. "Four-sided architecture”-exterior façade detailing and architectural
treatment on all sides of buildings readily visible to the public should be
used when buildings are not constructed to the side property lines.
h. "Corporate architecture" and generic designs are discouraged. Each
project should be designed to address the downtown goal to create a
pedestrian atmosphere with quality architecture rich in detail.
3. Service Areas
a. Service areas including trash and recycling
containers, mechanical equipment, and
satellite dishes should be located behind
buildings screened by landscaping and
enclosed by masonry walls that are
architecturally compatible with the building design.
b. Parapet walls, or fully enclosing mechanical equipment should be
used to screen public view of roof tops and roof top mounted mechanical
equipment. Placement, material, and color of roof screens shall be
architecturally compatible with the building design.
c. Loading areas and service bays should be located at the rear of
buildings, when possible, screening them from public view.
4. Roof Forms
Inspired by the architectural styles of the early
1900's, new or renovated roof forms should be
compatible with existing roof forms in downtown
Moorpark; predominantly flat roofs with parapets
Resolution No. PC-2024-708
Page 66
* ~
CORNEil TUIUll!T CUTCORNER
~
CORNEil DISPLAY WINDOW
CORNER DETA IL S
A ILS
r-~
Parapet caps and corner deta ils
Moorpark Downtown Specific Plan
2-30
and a few pitched, gable roofs. Continuous or false mansard roofs that are
not compatible with the style of architecture allowed in the Downtown
Specific Plan are discouraged.
a. Parapet wall designs should be used on flat roofs to add architectural
variety. It should have detail articulation and features such as corner
treatments and continuous banding.
b. Parapet walls, whether simple or
ornate, should always include a cap and
corner detail to enhance a building's
identity.
c. Parapets should be integrated into the
building. If the backside of the parapet
is visible, it should be appropriately
detailed. When parapet roofs are used
on long structures with multiple tenants, the building should be designed
with two or more facades and parapet roof forms.
d. Decorative chimney caps or bell tower turrets are encouraged.
e. Varied roof forms within a building
such as tower elements, gabled
roofs, extended eaves with rafters or
corbels, can also be used to add
interest and to create an Early
American style building.
f. Where gabled or pitched
roofs are used, careful
integration with the primary
building and adjacent
buildings should be
considered in design. The
gable end, or in the case of
a multiple pitched roof, the
predominate gable end
should face High Street.
Slopes of pitched roofs
should not exceed 3:12 and
6:12.
Resolution No. PC-2024-708
Page 67
Shed ro<>f lean-to stn,cture allows for colJlinuous building facade
and decorates a simple parapet roof
Moorpark Downtown Specific Plan
2-31
5. Windows and Doors
Entrances to commercial buildings should be
prominently located. Windows and doors
should be carefully detailed. Quality framing,
molding, detailing, and window box
treatments should be used as accents where
possible.
a. Recessed windows and doors create interesting shadows and are
common of Early American Commercial style architecture. Windows
should be recessed from the exterior wall plane a minimum of three
(3) inches. Doors should be recessed from the exterior wall plane a
minimum of six (6) inches.
b. Transom windows located above storefront windows can provide
horizontal consistency and add interior light throughout the
downtown.
c. Consistency between window styles and door frames should be
maintained throughout the structure to unify building facades.
d. To minimize the expansive nature of glazed windows which can
detract from the desired historical character in Old Town, the use of
multi-paned windows and mullions is recommended in window and
door designs.
e. Entrances and doors should be carefully located and detailed
providing a clear sense
of entry. Clearly
detailed and marked
doorways will relate the
building to the street
and help orient
pedestrians.
f. Customized paving materials and accents between the private
sidewalk and the building facade are encouraged. Unique patterns
and materials will personalize businesses and act as a form of
signage, helping pedestrians identify specific businesses.
g. Storefront windows which open up to the sidewalk create an
inviting atmosphere and are encouraged.
Resolution No. PC-2024-708
Page 68
Canopi" fram, wdkleraikd dOOT> Awnings can fra~ an
entTance and .set ,calc
Moorpark Downtown Specific Plan
2-32
h. 50-80% of the ground floor retail areas should be transparent
storefront windows. Second level and third level windows should not
exceed 50% of the total exterior wall surface.
i. To be consistent with the desired early 1900's Early American
Commercial architecture, windows should be vertically rather than
horizontally oriented, unless they are accenting vertically dominated
storefront windows.
6. Arcades, Porches, and Covered Walkways
a. Arcades, covered walkways and porches add pedestrian scale to
building design and to the street. They are encouraged, adding a
practical and attractive architectural element and providing winter
weather protection and shade during hot summer months.
b. Proportion and human scale are important in the design of arches,
columns, and arcades. Arcades should have sufficient wall thickness
emphasizing a sense of strength, balance, and traditional masonry
proportions.
c. The ratio between the top of the arch and the mass it is supporting
should be carefully designed so that sufficient wall surface is present
between the key of the arch and the next architectural element above.
Resolution No. PC-2024-708
Page 69
Vertical, opening w,ndows Ornam,ntal windows, doon and shutten
in a vtTtical alignm,nt
Moorpark Downtown Specific Plan
2-33
d. Columns supporting the arches should be proportionate to the size
of the arch. Neither spindly and undersized columns, nor squat, overly
massive columns are appropriate.
7. Architectural Details
a. Architectural details can be used to enhance a new or existing
structure adding color, shadows, and
interesting architectural forms. Often the
architectural style of the building is depicted
through the simple details.
b. Storefront windows should incorporate a
base rather than extending the glass to the
ground. This protects storefront glass from
skateboards, bikes, etc. and provides a
location for low seat walls, landscaping, or
other architectural features. Built-up
stucco, brick, or wood base is encouraged.
c. Framing and relieved detailing around
windows, pedestrians doors, parapet caps,
and building bases are recommended.
Window boxes, balconies, and balcony type
features or other design details which can
enhance two-story structures are
encouraged.
d. Porch, balcony and overhang treatments
to the building facade provide pedestrian
protection from sun and rain.
e. To create a more comfortable space for
pedestrians, the use of awnings and
canopies are encouraged. Canopies protect people and furniture from
inclement weather and reduce the perceived height of the building
façade to human scale. Awnings also provide a clearly definable place
to introduce color and signage.
g. Exterior walls, especially at ground level, should include elements to
build depth and character to the wall plane. Use of reveal patterns,
material changes, balconies, overhangs, building pop-outs, and
recessed entries is preferred.
Resolution No. PC-2024-708
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Deep overhang allows ample room
for pedestrians
Wood shed roof evokes western theme
and promotes outdoor activity in a
shaded environment
Moorpark Downtown Specific Plan
2-34
h. Tile accents and relief bands are simple ways to add interest and
character to a building facade.
i. When possible, wrought iron or similar
iron grillwork and ornamental fixtures
should be used as building accents,
lighting or signage.
8. Low Walls
a. Low walls are an important unifying element providing continuity to
the street edge and buffering parking and service areas.
b. Walls should have a minimum height of 2.5 feet and maximum 4 feet
height. The finish material and design should be compatible with the
architectural character of adjacent buildings.
c. Community art display panels may be incorporated into wall design
to enhance public pride.
d. For a clean, finished appearance, and to ensure durability and
safety in design, low walls should incorporate a wall cap and pilasters
anchoring entry points.
e. Defining breaks in low walls should be incorporated to allow for
pedestrian circulation.
9. Building Materials
Building materials and finishes should be selected to reinforce the guiding
architectural image (Spanish Mission or Early American) and should be
consistent with the desired architectural character of the individual and
immediately adjacent buildings. The following materials are suggestions for
renovation and new construction to the Old Town Commercial C-OT and
MUM zone street facades and exposed structure sides. Backs of buildings
should use similar materials; however, less expensive and more utilitarian
substitution materials are acceptable provided they are compatible with
the overall
Resolution No. PC-2024-708
Page 71
Pedestrian Street Scene
STREET TREES
AWNINGS
PEDESTRIAN
LIGHTING
SEATING
Covered Sidewalk
PILASTER
WITH CAP
WALL CAP
Garden Walls
Moorpark Downtown Specific Plan
2-35
design. Materials and finishes should be selected for ease of maintenance
and durability. The following materials are encouraged:
a. Roofs (see Roof Section for graphic examples)
1. Exposed wood structural lumbers such as rafter tails, roof beams,
and ornamental corbels
2. Copper accents, gutters, downspouts, and scuppers
3. Concrete or routered wood corbels
4. Dimensional asphalt shingles
5. Standing seam metal roof
6. Fire retardant light weight concrete shingles
b. Building Walls
1. Stone and brick are also acceptable materials (float-finished
surfaces are preferred)
2. Colored or stained concrete block can be used to simulate brick or
adobe
3. Stone or brick wainscoting may be used
4. Ornamental tiles, wood, brick, and glass block can be used as trim
or accents around the base of the building.
5. Heavy timber construction should be used in trellises, roof
overhangs, balconies and other architectural elements.
c. Low Walls and Fences
1. Masonry wall with cap detail
2. Brick or stone wall
3. Wrought iron or similar iron fence
4. Brick or stone masonry wall with wrought iron or similar material
widow's walk or similar riser
DO NOT USE THE FOLLOWING MATERIALS:
Roofs that use:
• Flat or corrugated metal, aluminum or fiberglass roofing material
• Brightly colored glazed roofing tiles
• Flat asphalt or wood shingles
• Crushed rock
• Spray-finished stucco unless it is not dominant on the building
Building Walls that are:
• Reflective or dark glass
• Poor quality synthetic materials resembling brick or masonry
• Corrugated fiberglass
• Coarsely finished or unfinished plywood
• Metal siding
• Unfinished concrete block and split-face block
Resolution No. PC-2024-708
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Moorpark Downtown Specific Plan
2-36
• Shingles or untreated redwood shingles
• T-111 Siding
• Slump stone block
Low Walls and Fences that are:
• Rolled wire, fencing, i.e. chicken wire, pig fencing, etc.
• Chain-link (especially uncoated, uncolored)
• Unfinished materials such as concrete block or plywood
• Vinyl or sheet metal siding
10. Color
Color is an important aspect of the overall building design and street scene
creating variation while maintaining an overall consistency in the downtown
area. Maintaining a balanced color palette using the correct proportions
between lighter "base colors" and brighter "accent colors" on individual
buildings is essential to reinforce character and compatibility between
structures.
a. Base Color
Buildings with large expanses of blank walls should have lighter, subtle
base color. The base color on smaller buildings or those with more
elaborate details can use slightly stronger tones. Good base color
examples include
1. Light gray
2. Cream/ecru
3. White (non-glaring)
4. Pale Flesh
5. Pale Yellow
6. Light Beige
7. Pastel Tones
b. Accent Color
Brighter accent colors should be carefully and minimally used to accent
windows, doors, signs and awnings. Special materials such as glazed
tile can also be used to introduce accent colors on building facades
Good accent color examples include:
1. Forest Green
2. Deep Blue Green
3. Dark Browns
4. Rich Magenta
5. Brick Red
6. Deep Blue
Resolution No. PC-2024-708
Page 73
,,-----BASE COLOR ON FACADE
ACCENT COLOR ON AWNINGS
ACCENT COLOR ON
BUILDING BASE
Moorpark Downtown Specific Plan
2-37
11. Lighting
Lighting shall be in compliance with Chapter 17.30 of the Moorpark
Municipal Code and in compliance with the guidelines indicated below
except that low pressure sodium lighting is not required:
a. Lighting can be used to enhance architectural
details, create shadows, provide security to a building
and indicate whether a business is open or closed.
Lights should be subtle, directional, and not
overpowering or glaring lighting sources should be
integrated into the architectural design. Examples of
well-integrated lights include soffit lighting and accent light fixtures,
which can be a design element unto themselves.
b. Accent lighting should be used to accent landscaping (up -lights or
focused directional lights) or building details such as tower elements and
cupolas.
c. Light fixtures that illuminate large areas (over 200 copy area) should
be avoided.
d. Lighting used to illuminate store signs should be subtle
and non-glaring. Bulbs should not be exposed and should
focus light directly onto the sign or building.
e. Pedestrian level lights add interesting architectural detail
as well as provide security and lighting for pedestrians at
night. These lights should be incorporated into building and
parking lot designs and be well detailed.
f. Lights used nearby or adjacent to High Street should not conflict with
the Early American lampposts that are currently located along the street.
g. Recommended lamp types for lighting signs and buildings should be
warmer incandescent halogen, metal halide, or "daylight" fluorescent
bulbs. Cold (blue-tinted) lamp types are not appropriate. Precise
intensity and types of light should be recommended by a qualified
lighting design professional. Metal-halite bulbs may only be used as
building, accents or to illuminate key building features.
C. Landscape Guidelines
New planting within the Old Town Commercial C-OT and MUM zones
should be consistent with the suggested Plant Palette shown in Table 5 of
Section 2.2.1 of the Specific Plan and the City’s Landscape Guidelines. In
the event there is a
Resolution No. PC-2024-708
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Moorpark Downtown Specific Plan
2-38
conflict between the City’s Landscape Guidelines and this specific plan the
City’s Landscape Guidelines shall be used.
1. Planting
a. Landscaping should be used to soften the impact of large blank
building walls, as well as parking lots. Shrubs and planters can help
screen views to parking lots from the street. Trees can breakup large
expanses of pavement while providing shade for cars and pedestrians.
b. Colorful annual or seasonal accent planting (via pots, planter boxes
and hanging pots) should be used to accent entries and add color and
interest to buildings, or special locations.
c. Decorative vines should be considered for use along fences, garden
walls, property boundaries and perimeter walls, and on blank building
elevations.
d. Free standing earth berms and or earth berms near structures are not
permitted unless it is proven that such landscaping techniques will not
detract from the overall Early American, natural planting theme.
e. Evergreen trees and shrubs should be used whenever a landscape
screen or buffer is required.
2.2.6 Neighborhood Commercial(C-1) Mixed-Use Low (MUL)
A. Site Development Standards
The table below is to be used as a reference tool. For more specific
requirements please refer to the particular subsections
Site Development Standard Zoning Ordinance Reference
Land Use and Permitted Uses See Chapter 17.20
Development Requirements See Chapter 17.24 and 17.36
Fences and Walls See Chapter 17.24
Parking and Signage See Chapter 17.32 and 17.40
1. Land Use and Permitted Uses
Uses in the Neighborhood Commercial Mixed-Use Low designation shall
meet the requirements for the C-1MUL designation as shown in Chapter
17.20 of the Moorpark Municipal Code.
2. Development Requirements
Development in the Neighborhood Commercial Mixed-Use Low designation
shall meet the requirements for the C-1MUL designation as shown in
Chapter 17.24 and Chapter 17.36 of the Moorpark Municipal Code except
that the front yard
Resolution No. PC-2024-708
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Moorpark Downtown Specific Plan
2-39
setback shall be a maximum of twenty (20) feet, an average of ten (10) feet
and a minimum of zero (0) for every three hundred (300) feet of street
frontage. For example, on Moorpark Avenue starting from the corner of
Poindexter Avenue three hundred (300) feet south there are three one
hundred foot wide properties along this reach. The front yard setback could
be met by having all buildings setback ten (10) feet. Alternatively, these
same three properties could meet the front setback requirement by having
one at zero, one at twenty (20) feet, and one at ten (10) feet. The purposed
of this variable front yard setback to allow for some of the existing buildings
to remain while providing some visual relief along this reach of Moorpark
Avenue.
3. Fences and Walls.
Fences and walls shall meet the requirements of Chapter 17.24 of the
Moorpark Municipal Code and as modified below:
a. Garden walls and low fences are an
important unifying element providing
continuity to the street edge and
buffering parking and service areas.
b. The finish materials and design
should be compatible with the
architectural character of adjacent
buildings.
c. For a clean, finished look, durability, and safety, walls should
incorporate a wall cap and pilasters at entry points.
4. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
5. Building Maintenance and Renovation
Quality maintenance of existing buildings and parcels, combined with
progress in meeting design goals for this land use designation are
encouraged. To this end, the maintenance guidelines and incentives
outlined in sections 2.3.1 to 2.3.3 apply to the Neighborhood
CommercialMUL designation.
B. Design Guidelines
1. General Character
This zone is located on the west and east side of Moorpark Avenue
between First and Third Streets and Los Angeles Avenue, consisting
primarily of early 1900's residential bungalows. This zone acts as a
transition and entry to the Early
Resolution No. PC-2024-708
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Wood fence with rouertd post and la11ice gate
Moorpark Downtown Specific Plan
2-40
American architecture of the Old Town Commercial MUM zone to the north.
Because this zone abuts State Highway 23 (Moorpark Avenue), it is
essential that new and refurbished uses provide a transition between the
residential uses to the west and east, and the well-traveled road. These
guidelines are intended to reinforce a pedestrian-friendly atmosphere,
encouraging residents to walk from the surrounding neighborhoods for
shopping.
Separated by the railroad tracks, but in proximity to the High Street area,
this zone serves as a key corridor to downtown and the architectural
character should be compatible with the Old Town Commercial MUM zone.
Thus, for a description of the desired architectural character in the
Neighborhood CommercialMUL zone, refer to the Old Town Commercial
MUM zone (Section 2.2.5). The standards and guidelines described in
Section 2.2.5 will complement the existing bungalow architecture across
Moorpark Avenue, as well as the other surrounding architecture, there by
creating a cohesive neighborhood.
2. Building Form and Massing
a. Building form is an important design element for the Neighborhood
Commercial MUL zone, specifically to ensure compatibility with the
adjacent smaller, single family homes.
b. The size and mass of a larger building should be softene d to blend
with the surrounding neighborhoods. A variety in roof levels and wall
planes should be used to reduce the mass and bulk of the structure.
c. When possible, mass the height of new or replacement structures
away from residential neighborhoods for privacy protection.
d. Consistency of the form and massing of buildings will help establish
continuity along Moorpark Avenue.
The size of new structures should be
compatible with adjacent buildings.
e. Building facades should parallel
Moorpark Avenue rather than set at an
angle.
f. When possible, buildings should
front on to the sidewalk with zero
setback to the street.
g. Two and three-story structures should be designed to avoid windows
and balconies overhanging into or adjacent to the nearby residential
area.
Resolution No. PC-2024-708
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Awning brings large building wall to pedestrian scale
Moorpark Downtown Specific Plan
2-41
C. Landscape Guidelines
New planting within the Neighborhood Commercial MUL zone should be
consistent with the Suggested Plant Palette located in Table 5 of Section
2.2.1 of this Specific Plan and the City’s Landscape Guidelines. In the
event there is a conflict between the City’s Landscape Guidelines and this
specific plan the City’s Landscape Guidelines shall be used.
1. Planting
a. Landscaping should be used to soften the impact of large blank
building walls, as well as parking lots. Shrubs and planters can help
screen views to parking lots from the street. Trees can break up
large expanses of pavement while providing shade for cars and
pedestrians.
b. Both deciduous and evergreen trees should be used to provide a
variety of texture, color and form.
c. Colorful annual or seasonal accent planting (via pots, planter
boxes and hanging pots) should be used to accent entries and add
color and interest to buildings, or special locations.
d. Decorative vines should be considered for use along fences,
garden walls, property •boundaries and perimeter walls, and on blank
building elevations.
e. Freestanding earth berms and/or earth berms near structures are
not permitted unless it is proven that such landscaping techniques
will not detract from the overall Early American, natural planting
theme.
Resolution No. PC-2024-708
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• Buildings at back of sidewalk
• Higher buildings on corners with
apartments above commercial
THIS
• Do not place buildings at odd
angles off of street right-of-way
NOTTHIS
Place buildings to the back of sidewalk
Moorpark Downtown Specific Plan
2-42
f. Vines, espaliers and potted plants are excellent ways to texture
walls, columns and posts, and shall be used wherever possible.
g. Evergreen trees and shrubs should be used whenever a
landscape screen or buffer is required.
h. Nicely detailed gates and iron work can reflect the character of a
business or project. Designs should incorporate artistic details in the
landscape.
i. Relatively short-lived and high maintenance plants shall be limited
to areas receiving regular, skilled maintenance.
2.2.7 Commercial Planned Development (C-2 CPD)
A. Site Development Standards
The table below is to be used as a reference tool. For more specific
requirements please refer to the particular subsections
Site Development Standard Zoning Ordinance Reference
Land Use and Permitted Uses See Chapter 17.20
Development Requirements See Chapter 17.24 and 17.36
Fences and Walls See Chapter 17.24
Parking and Signage See Chapter 17.32 and 17.40
1. Land Use and Permitted Uses
Uses in the Commercial Planned Development designation shall meet the
requirements for the C-2 CPD designation as shown in Chapter 17.20 of the
Moorpark Municipal Code
2. Development Requirements
Development in the Commercial Planned Development designation shall
meet the requirements for the C-2 CPD designation as shown in Chapter
17.24 and Chapter 17.36 of the Moorpark Municipal Code except that the
front yard setbacks shall be established by permit on a case-by-case basis
depending upon location and adjacent and surrounding land uses.
3. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
4. Fences and Walls
Fences and walls shall meet the requirements of Chapter 17.24 of the
Moorpark Municipal Code.
Resolution No. PC-2024-708
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I I I
Moorpark Downtown Specific Plan
2-43
B. Design Guidelines
1. General Character
To support the general character of the different residential and commercial
building forms and architecture in the Commercial Planned Development
designation building forms and massing which relate to the Early American
style architecture should be encouraged.
For the CPD design guidelines, refer to the Institutional design guidelines in
Section 2.2.8 of this Specific Plan.
C. Landscape Guidelines
New planting within the CPD designation should be consistent with the
Suggested Plant Palette located in Table 5 of Section 2.2.1 of this Specific Plan
and the City’s Landscape Guidelines. In the event there is a conflict between
the City’s Landscape Guidelines and this specific plan the City’s Landscape
Guidelines shall be used.
For landscape guidelines in the CPD designation, refer to the Institutional
landscape guidelines Section 2.2.8 of this Specific Plan.
2.2.8 Institutional (I)
A. Site Development Standards
The table below is to be used as a reference tool. For more specific
requirements please refer to the particular subsections
Site Development Standard Zoning Ordinance Reference
Land Use and Permitted Uses See Chapter 17.20
Development Requirements See Chapter 17.24 and 17.36
Fences and Walls See Section 17.24.050
Parking and Signage See Chapter 17.32 and 17.40
1. Land Use and Permitted Uses
Uses in the Institutional designation shall meet the requirements for the I
designation as shown in Chapter 17.20 of the Moorpark Municipal Code
2. Development Requirements
Development in the Institutional designation shall meet the requirements for
the I designation as shown in Chapter 17.24 and Chapter 17.36 of the
Moorpark Municipal Code
3. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
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Moorpark Downtown Specific Plan
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4 Fences and Walls
Fences and walls shall comply with Section 17.24.050 of the Moorpark
Municipal Code.
5. Building Maintenance and Renovation
The public facilities in this designation would continue to be maintained by
the responsible public agency. Future expansions should be consistent with
the design guidelines established within this section.
B. Design Guidelines
1. Architectural Character-
Property designated Institutional is across the street from the Early
American Commercial architecture of the property designated Old Town
Commercial. The existing institutional structures have a California-Spanish
influence; however, the architecture is of no particular significance and
should not be used as an architectural example for additional institutional
buildings. The Early American Commercial architecture that is employed in
the adjacent C-OT MUM designation should be utilized for the design of
future civic buildings and the remodeling the existing buildings.
For a detailed description of the Early American Commercial style refer to
Sections 2.2.4 Office and 2.2.5 Old Town Commercial.
2. Roof Forms
One of the most important factors in
determining a building's overall
character is the roof design. This
includes the shape, form, slope,
material, texture and color of roofs. To
ensure consistent architectural quality
roof masses should be proportionate
with the design and scale of the
building.
a. Varied roof forms
within a building such
as tower elements,
gabled roofs, and
extended eaves, with
rafters or corbels can
also be used to add
interest.
b. Flat roofs with articulated parapets are encouraged.
Resolution No. PC-2024-708
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PARAPET ROOFS
LOW PITCHED
GABLE ROOF
MANSARD ROOF
Varied roof forms
Moorpark Downtown Specific Plan
2-45
c. Continuous mansard roofs are discouraged unless detailed mansard
roof cover treatments are incorporated for visual interest.
d. Deep roof overhangs are encouraged, especially when used in
balconies, colonnades, canopies, verandas or where they are
specifically used to enhance passive solar design.
3. Windows and Doors
a. Entrances to institutional buildings should be prominently located.
Windows and doors should be carefully detailed. Quality framing, large
or deep moldings, detailing, and window box treatment should be used,
where possible, as accents.
b. Windows should be recessed from the exterior wall plane a minimum
of 6 inches to provide greater visual interest.
c. To unify the building façade, windows and door frames should be
consistent throughout the structure.
d. The use of multi-paned windows and mullions are recommended in
window and door designs to minimize the expanses of glazing which
detract from the desired historical character.
e. To help orient pedestrians and relate the building to the street,
buildings and doors should be carefully located and detailed to provide a
clear sense of entry.
f. Windows should be vertically rather than horizontally oriented.
Specially designed horizontal accents are permitted when design
reinforces symmetrical facade composition.
4. Balconies
a. Balconies and covered walkways add pedestrian scale to the building
design and to the street are encouraged.
Resolution No. PC-2024-708
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STOREFRONT WINDOWS AND AWNINGS
CREATE PEDESTRIAN SCALE
TILE AND COLUMN DETAILS
Moorpark Downtown Specific Plan
2-46
b. Balconies should have sufficient post detailing and posts should
emphasize a sense of strength, balance, and traditional base
proportions.
c. The ratio between the top of the post, the base and the canopy it is
supporting should be carefully designed so that sufficient wall surface is
present to the next architectural element above.
d. Spindly and undersized posts, and squat, overly massive posts are
not appropriate.
5. Architectural Details
a. Architectural details should be used to
enhance a new or existing structure adding
color, shadows, and interesting architectural
forms.
b. Framing and relieved detailing around
windows, doors, parapet caps, and building
bases are recommended. Use of window
boxes, balconies, and false balcony features
help enhance two-story structures.
c. To create a more comfortable space for pedestrians, the use of
awnings and canopies is encouraged.
d. Tile accents and brick or detailed wood relief bands are simple ways
to add interest and character to a building facade.
6. Low Walls
a. Low walls are an
important unifying
element providing
continuity to the
street edge and
buffering parking
and service areas.
b. The finish material and design should be compatible with the
architectural character of adjacent buildings.
c. Community art display panels may be incorporated into wall design to
enhance community feeling.
d. For a clean, finished look, durability, and safety, walls should
incorporate a wall cap and pilasters at entry points.
Resolution No. PC-2024-708
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Vtmcal e~nvnts and bu1ld int tailing
bn:alu monocon,
STREET TR££$
PEDESTRIAN
LIG HTING
SEATING
Pedestrian scale s treel scene
Moorpark Downtown Specific Plan
2-47
e. Breaks in walls should be incorporated to allow for pedestrian
circulation.
7. Building Materials
Building materials and finishes should be selected to reinforce the overall
design intent of the project and to be consistent with the desired
architectural character of the building. The following are suggestions for the
street facades and exposed sides. Backs of buildings should use similar
materials, however, may be less expensive and more utilitarian.
Materials and finished should be selected for ease of maintenance and
durability. The following materials are encouraged:
a. Roofs
1. Exposed wood structural members such as rafter tails, roof beams,
and corbels
2. Copper accents, gutters, downspouts, and scuppers
3. Concrete or stone or wood corbels
4. Unglazed concrete or clay roofing tiles (slate-like/flat)
b. Building Walls
1. Wood siding (horizontal or vertical)
2. Stucco and brick/stone
3. Stone or brick wainscoting
4. Ornamental tiles, wood, bricks, and glass block can be used as
trim or accents around the base of the building.
c. Low Walls and Fences
1. Finished solid wood fence
2. Stuccoed brick/stone wall with cap detail
3. Wrought iron or similar material fence
4. Masonry wall with wrought iron on top
DO NOT USE THE FOLLOWING MATERIALS
Roofs which use:
• Brightly colored glazed roofing tiles
• Wood shingles and shakes
• Metal roofing
Building Walls that are:
• Solid brick
• Wood or simulated shingles or shakes
• Reflective or dark glass
Resolution No. PC-2024-708
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Moorpark Downtown Specific Plan
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• Synthetic materials made of poor quality and resemblance to brick
masonry
• Corrugated fiberglass
• Coarsely finished or unfinished plywood
• Metal siding
• Unfinished concrete block and split-face block
• T-111 Siding
• Slump stone block
Low Walls and Fences that are:
• Rolled wire, fencing, i.e. chicken wire, pig fencing, etc
• Chain link
• Unfinished materials such as concrete block or plywood
• Vinyl or sheet metal siding
8. Color
Color is an important aspect of the overall building design creating variation
while maintaining an overall consistency within the Civic Center area. It is
very important to keep a balanced color palette using the correct proportions
between the lighter "base colors" and the brighter "accent colors" on each
building.
a. Base Color
Buildings with large expanses of blank walls should have lighter, subtle
base color. The base color on smaller buildings or those with more
elaborate details can use slightly stronger tones. Base color examples:
1. Light gray
2. Cream
3. White
4. Pale Flesh
5. Pale Yellow
6. Light Beige
b. Accent Color
Brighter accent color should be used minimally to accent windows,
doors, and awnings. Special materials such as glazed tile can also be
used to introduce accent colors on building facades. Accent color
examples:
1. Forest Green
2. Deep Blue Green
3. Brick Red
4. Deep Blue
5. Dark Browns
Resolution No. PC-2024-708
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9. Lighting
Lighting can be used to enhance architectural details creating shadows as
well as provide security to a building. Low pressure sodium lighting shall
not be required.
a. Lights should be subtle, directional,
and not over powering or glaring.
Lighting sources should be integrated
into the architectural design.
Examples of well-integrated lights
include soffit lighting and accent light
fixtures which are a design element
unto themselves.
b. Accent lighting should be used to
accent landscaping or building details
such as tower elements-and
ornamental windows. It should be low
key to reduce sky glow and or glare.
c. Light fixtures that illuminate large areas should be avoided. Lighting
used to illuminate store signs should be subtle and non -glaring. Bulbs
should not be exposed and should focus light directly on to the sign or
building.
d. Pedestrian lights add interesting architectural detail as well as provide
security and lighting for pedestrians at night. These lights should be
incorporated into the building and parking lot designs and be well
detailed.
e. Recommended lamp types for lighting signs and buildings should be
warmer incandescent halogen, metal halide, or "daylight" fluorescent
bulbs. Cold (blue-tinted) lamp types are not appropriate precise intensity
and types of light should be recommended by a qualified design
professional.
C. Landscape Guidelines
New planting within this zone should be consistent with the suggested plant
palette located in Table 5 Section 2.2.1 of this Specific Plan and the City’s
Landscape Guidelines. In the event there is a conflict between the City’s
Landscape Guidelines and this specific plan the City’s Landscape
Guidelines shall be used.
Resolution No. PC-2024-708
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Site lighting strengthens image
Moorpark Downtown Specific Plan
2-50
In addition to the standards in the Single-Family Residential section of the
Specific Plan and requirements of the Moorpark Zoning Code, the following
landscape guidelines shall apply to the Institutional zone.
1. Planting
a. Trees and planting should be used to soften the mass of larger
buildings, shade parking lots, and accent important areas such as
entries, plazas, and courtyards.
b. The site area devoted to landscaping should be greater than 10%
of the overall lot area.
c. The use of large specimen trees (24" box material, minimum) as
specified in the suggested plant palette is encouraged. Shrubs shall
be a minimum five-gallon, except where standard nursery and
installation practices use one gallon.
d. Top dressings should be a minimum 2" layer composted organic
material to aid in weed control and conservation.
2.2.9 Industrial Park/Light Industrial (M-1)
A. Site Development Standards
The table below is to be used as a reference tool. For more specific
requirements please refer to the particular subsections
Site Development Standard Zoning Ordinance Reference
Land Use and Permitted Uses See Chapter 17.20
Development Requirements See Chapter 17.24 and 17.36
Fences and Walls See Section 17.24.050
Parking and Signage See Chapter 17.32 and 17.40
1. Land Use
Uses in the Industrial Park/Light Industrial designation shall meet the
requirements for the M-1I designation as shown in Chapter 17.20 of
the Moorpark Municipal Code.
2. Development Requirements
Development in the Industrial Park/Light Industrial designation shall
meet the requirements for the M-1 designation as shown in Chapter
17.24 and Chapter 17.36 of the Moorpark Municipal Code
3. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32
and Chapter 17.40, respectively, of the Moorpark Municipal Code.
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Moorpark Downtown Specific Plan
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4 Fences and Walls
Fences and walls shall comply with Section 17.24.050 of the
Moorpark Municipal Code.
5. Building Maintenance and Renovation
Quality maintenance of existing buildings and parcels, combined with
progress in meeting design goals for this land use designation are
encouraged. To this end, the maintenance guidelines and incentives
as well as the building restoration guidelines outlined in sections
2.3.1 to 2.3.3 apply to the Industrial Park designation.
B. Design Guidelines
The Industrial Park zones are located along the railroad tracks adjacent to
the Early American Commercial style of the Old Town Commercial MUM
properties. Because of this proximity, the architectural character should be
consistent with the Early American Commercial style of High Street.
General Architectural Character
Early American Commercial Style
1. Roof Forms
a. Varied roof forms accenting a building
such as tower elements, dormers,
cupolas, gabled roofs, clerestories,
extended eaves with rafters can be used
to add interest to large agrarian
structures.
b. Weather vanes are indications of
farmland structures and provide vertical
landmarks to downtown.
c. Single pitch, basic roof structures are
also appropriate to the agrarian style.
2. Windows and Doors
a. Consistency between windows and door frames should be
maintained throughout the structure to unify the building.
b. The use of either very large repeated, or very small multi-paned
windows and mullions are recommended in window and door designs
to minimize the expanses of glazing which detract from the desired
agrarian character.
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Agrarian Architecture
Moorpark Downtown Specific Plan
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c. To create a more comfortable space for pedestrians, the use of
awnings and canopies are encouraged. Canopies protect people
and furniture from inclement weather while bringing the building
façade to human scale. Awnings also provide a place to introduce
color and signage.
3. Low Walls
a. Low walls are an important unifying element providing continuity to
the street edge and buffering parking and service areas.
b. Walls should have a minimum height of 2.5 feet and maximum 4
feet. The finish material and design should be compatible with the
architectural character of adjacent buildings.
c. For a clean, finished look, durability, and safety, walls should
incorporate the wall cap and pilasters at entry points.
d. Breaks in walls should be incorporated to allow for pedestrian
circulation.
4. Building Materials
Building materials and finishes
should be selected to reinforce
the overall design intent and to
be consistent with the desired
architectural character of the
building. Below are
suggestions for the street
facades and exposed sides of
buildings. Backs of buildings
should use similar materials,
however, maybe less expensive
and more utilitarian. Buildings in this zone will be primarily utilitarian in
function, thus can use less expensive materials, provided the building
design and material selection meet the intent of these guidelines.
Resolution No. PC-2024-708
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Repeated window patterns reinforce character
Vertical board and baton siding is appropriate
Moorpark Downtown Specific Plan
2-53
a. Materials and finishes should be selected for ease of maintenance
and durability. The following materials are encouraged:
b. Roofs (see Roof Section for graphic examples)
1. Dimensional asphalt shingles
2. Standing seam metal roof
3. Light Weight Concrete shingled roofs
4. Aluminum, galvanized or corrugated tin accents, gutters,
downspouts, and scuppers
c. Building Walls
1. Horizontal lap siding, board and batten siding, and barn siding
are the most appropriate material to be used on a main surface of
the building.
2. Metal siding
3. Stucco, adobe, and brick are also acceptable materials
4. Colored concrete block used to simulate brick
5. Stone or brick wainscoting maybe used on buildings
6. Heavy timber construction used in trellises, roof overhangs,
balconies, and other architectural elements
d. Low Walls and Fences
1. Finished solid wood fence
2. Masonry wall with cap detail
3. Brick wall
4. Wrought iron or similar material fence
5. Brick or stone masonry wall with wrought iron accent
DO NOT USE THE FOLLOWING MATERIALS:
Roofs that use:
• Brightly colored glazed roofing tiles
• Slate or concrete tile
Building Walls that are:
• Reflective or dark glass
• Synthetic materials made of poor quality and resemblance to brick or
masonry
• Corrugated fiberglass
• Coarsely finished or unfinished plywood
• Unfinished concrete block and split-face block
• Shingles
• T-111 Siding
• Slump stone block
Resolution No. PC-2024-708
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Moorpark Downtown Specific Plan
2-54
Low Walls and Fences
• Rolled wire, fencing, i.e. chicken wire, pig fencing, etc.
• Chain-link
• Unfinished materials such as concrete block or plywood
• Vinyl or sheet metal siding
5. Color
Color is an important aspect of the overall building design and street
scene creating variation while maintaining an overall consistency with
the surrounding neighborhood. It is very important to keep a balanced
color palette using the correct proportions between the lighter "base
colors" and the brighter "accent colors" on each building.
a. Base Color
Buildings with large expanses of blank walls should have lighter,
subtle base color. The base color on smaller buildings or those with
more elaborate details can use slightly stronger tones. Whenever
possible, color should include natural, earth tones or subtle, gray blue
colors.
b. Accent Color
Brighter accent color should be used minimally to accent windows,
doors, and awnings.
6. Lighting
Lighting can be used to
enhance architectural details
creating shadows as well as
provide security to a building
and indicate whether a
business is open. Lights should
be subtle, directional, and not
overpowering or glaring.
Lighting sources should be
integrated into the architectural
design. Examples of well
integrated lights include soffit lighting and accent light fixtures which are
a design element unto themselves. Low pressure sodium lighting shall
not be required.
a. Accent lighting should be used to accent landscaping or building
details such as tower elements and cupolas.
b. Light fixtures that illuminate large areas should be avoided.
Lighting used to illuminate store signs should be subtle and non-
Resolution No. PC-2024-708
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Wall mounted and free-standing lighting should
complement the building
Moorpark Downtown Specific Plan
2-55
glaring. Bulbs should not be exposed and should focus light directly
onto the sign or building.
c. Pedestrian lights add interesting architectural detail as well as
provide security and lighting for pedestrians at night. These lights
should be incorporated into the building and parking lot designs and
be well detailed.
d. Recommended lamp types for lighting signs and buildings should
be warmer incandescent halogen, metal halide, or "daylight"
fluorescent bulbs Cold (blue-tinted) lamp types are not appropriate.
Precise intensity and types of light should be recommended by a
qualified design professional.
C. Landscape Guidelines
New planting within the Industrial Park zone should be consistent with the
Suggested Plant Palette located in Table 5 of Section 2.2.1 of this Specific
Plan and the City’s Landscape Guidelines. In the event there is a conflict
between the City’s Landscape Guidelines and this specific plan the City’s
Landscape Guidelines shall be used.
1. Landscaping should be used to soften the
impact of large blank building walls, as well
as parking lots.
2. Shrubs and planters can help screen the
views of the parking lot from the street.
3. Trees can break up the expanses of
pavement while providing shade for cars and
pedestrians.
4. Colorful accent planting should be used to
accent entries and add color and interest to
buildings.
Resolution No. PC-2024-708
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Landscaping can sotften
parking lots
Berming with edge treatments can be an appropriate image
Moorpark Downtown Specific Plan
2-56
2.3 Private Property Maintenance, Expansion, and Renovation
2.3.1 Private Property Maintenance Guidelines
All buildings, public sidewalks, and spaces need to be well maintained to
present a clean, well-kept appearance in the downtown. Keeping the area
free from trash, debris, removing graffiti, repairing cracked sidewalks, and
general cleaning of building facades goes a long way to beautify downt own
Moorpark.
Property owners of buildings which do not currently meet design guideline
criteria should be encouraged to beautify by making simple changes such
as repainting, adding new signage and lighting, installing awnings, and
removal of unsafe and unsightly building features. To that end, the City has
provided a series of photosimulations prepared by an architect who depicts
examples of how existing building facades can be improved to increase the
quality of the architecture and make the buildings an d the area a more
desirable place to visit. These photosimulations are shown as an Appendix
to the Specific Plan as Commercial Photosimulations. This type of work is
recommended as a first tier facade improvement program.
Sections 2.3.1 and 2.3.3 contain development standards and/or guidelines
related to site up keep, land use and renovation. These standards and
guidelines are intended to supplement the City's existing Municipal Code
Title 8, Health and Safety, Chapter 17.08.48 Property Maintenance.
However, listed below are some voluntary building and site maintenance
measures encouraged for all districts.
1. Regularly clean and maintain painted and stained surfaces.
2. Treat metal windows and doors for rust protection or finish in a
permanent, opaque color.
3. Business owners should sweep up trash and debris daily around their
buildings.
4. Storefront repairs such as old cracked window mullions, cracks in
stucco, chipped paint, broken windows, damaged signs, etc should
be repaired.
5. Owners of vacant lots should cut weeds and eliminate trash on a
regular basis.
6. Vacant lots should be screened at the street frontage with low walls
and landscaping.
7. Immediate removal of graffiti.
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2.3.2 Legal Non-Conforming Uses, Expansions, and Renovations
Chapter 17.52 of the City's Zoning Ordinance (Non -conforming Uses) allow
for the continued operation of uses that current do not conform to the
established zone or specific plan. With the approval of an Administrative
Permit, the Community Development Director could grant moderate
expansions of non-conforming buildings and uses as long as the
supplemental findings for non-conforming uses are met.
Moderate expansions are defined as floor area or use area increases of less
than fifty percent (50%) of the total existing floor/use area. Land use
intensification is defined as additional activity or services offered by a
business which increase the degree of non -conformity from the zone in
which the use is located.
When the Director can make all of the following findings, in addition to any
findings required by the Zoning Ordinance, moderate expansions of non-
conforming buildings and uses can occur:
1. The property and its associated improvements have historically been
maintained in a clean and well-kept manner, and/or the nature of the
proposed expansion will result in related site and bui lding
improvements which will improve the overall appearance and
compatibility of the use with adjacent and surrounding land uses; and
2. The proposed expansion incorporates design measures such as
façade improvements, shielding of future and existing exterior
lighting, and conforming signs, or has proposed operational
measures such as hours of operation, limitations on outdoor use
areas adjacent to sensitive land uses; and
3. The location, orientation, height, and mass of the expansion will not
significantly affect privacy for nearby residences or inhibit business
operations of surrounding commercial uses; and
4. The location, orientation, height, and mass of expansion areas will
conform to the design guidelines established for the land use district
in which the use is located; and
5. The expansion of the building or use is in conformance with the goals
and policies of the Downtown Specific Plan.
The Community Development Director may add conditions to the permit to
assure compliance with the above noted findings.
2.3.3 Lot Consolidation and Incentives
The maximum density in the High to Very High Density Residential areas
can only be achieved when lot consolidation occurs. On the Specific Plan
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Moorpark Downtown Specific Plan
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Zoning Map, Figure 6, those areas are zoned RPD 7 – 14 and RPD 15-25 dwelling units per
acre. Lot consolidation allows for greater flexibility in site design, potential for reduction in
the number of driveways serving the consolidated property and opportunities to more quickly
improve a neighborhood. Density bonuses which are granted must be consistent with the
requirements of Chapter 17.64 of the Moorpark Municipal Code and the California
Government Code 65915 et seq.
Maximum Density Bonus Incentive
Zoning Designation Without Lot Consolidation With Lot Consolidation
RPD 7 -14 7 du /ac 14 du /ac
RPD 15-25 15 du /ac 25 du /ac
Resolution No. PC-2024-708
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Moorpark Downtown Specific Plan
3-1
3.0 Circulation, Overall Site Development and Beautification
3.1 Existing Conditions
The major street circulation routes in the plan area are High Street, Spring
Road, Los Angeles Avenue, and Moorpark Avenue. Large trucks have been
restricted from High Street and must use Los Angeles Avenue and Moorpark
Avenue (State Highway 118 and Highway 23) although vehicular traffic is
quite heavy through the High Street corridor. Automobile traffic is expected to
decrease once Spring Road is open from Charles Street to Walnut Canyon
Road.
Sidewalks adjacent to commercial uses on the north side of High Street are
15 feet wide; a good width for a pedestrian-oriented downtown. Sidewalks on
Spring Road and Moorpark Avenue, exist but are 4.5 to 5 feet in width in
many areas and directly adjacent to the curb in many areas. People living in
the nearby residential areas utilize these sidewalks to access the commercial
uses on High Street and Moorpark Avenue.
East/west connections for pedestrians that run parallel to Moorpark Avenue
are the internal streets in the residential sections of the plan area.
Landscaping along High Street and Charles Street is well defined and mature,
while along Moorpark Avenue very little landscaping exists and is frequently
interrupted by the diversity of the land uses, noncontiguous building setbacks,
and clutter from utility lines and signage poles.
3.2 Circulation System Hierarchy
As shown on the Circulation Element Map Spring Road and Moorpark
Avenue (Highway 23) are the major north/south roads which link northern
portions of the City to Los Angeles Avenue. Heavy Truck traffic is
experienced on Highway 23 traveling to and from the City of Fillmore to the
northeast. Once Spring Road has been completed from Charles Street to
Walnut Canyon Road, much of the pass through automobile traffic now using
Walnut Canyon/Moorpark Avenue should be diverted. It is anticipated that
High Street will then carry primarily local traffic in the AM and PM hours in
addition to the east/west traffic from the SR 118. Once traffic signals at
Casey Road/Walnut Canyon Road, High Street/Moorpark Avenue and
Poindexter Avenue/Moorpark Avenue are synchronized, traffic flow along this
reach should improve.
3.3 Overall Site Development and Beautification
There are two components to overall design; first is the design of the
amenities along the streets and second is how the site design relates to the
street. Streets are truly the public's domain, places where everyone goes and
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Moorpark Downtown Specific Plan
3-2
where the image of a place is shaped: places where the vitality of a town or
an area is measured largely by the composition and life on its streets. Streets
provide an intrinsic opportunity to shape and add character to our
communities. By embracing the street as an important public place, we
create an environment rather than simply a means to get from point A to point
B.
In downtown Moorpark two primary streets play a major role in creating the
ambiance and character of the area; High Street and Moorpark Avenue. In
order to properly establish a long-term vision, revitalization of the downtown
"streetscape" is necessary to establish a blue -print for renovation and new
growth. By painting a picture for these two key downtown streets, the City
can target a vision for realizing the community's desires for beautifying these
important public travel ways in the downtown. Transitional beautification
enhancements into the downtown should be considered for Spring Road
north of Los Angeles Avenue and Moorpark Avenue near Los Angeles
Avenue to provide a sense of entry or gateway to the downtown area.
Site development will take time, money, effort, and partnerships between
public and private interests in order to realize its goals. The general goals are
3.3.1 General Goals
a) Retain, expand and attract selected business opportunities in the
downtown and provide amenities to attract shoppers and visitors.
b) Create public plazas and open spaces that serve as focal points and
landmarks for community events.
c) Provide standards and guidelines for the location, amount, type and
quality of new development in downtown.
d) Promote downtown as a special place for cultural and civic events,
dining, entertainment, and shopping.
e) Focus city and Redevelopment Agency investment and public
improvement on the downtown core, giving it the highest priority.
f) Make provisions for entry statements along key corridors to the
downtown, i.e. at Moorpark Avenue near Los Angeles Avenue at
Moorpark Avenue and High Street, and Moorpark Avenue and Spring
Road.
g) Encourage property owners and business owners to help maintain and
improve the appearance of the downtown by upgrading and renovating
building facades, screening unsightly mechanical equipment,
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Moorpark Downtown Specific Plan
3-3
improving the appearance of their storefront sidewalks, cleaning up
vacant lots, participating in an active merchants association,
developing a downtown icon or logo, and a cooperative plan for
compliance and safety in the downtown.
h) Encourage outdoor seating for food service establishments allowing
appropriately permitted encroachments on the public sidewalks to
accommodate such activities.
3.3.2 Building Renovation and New Development Goals
a) New development and expansions of existing buildings downtown shall
be consistent with the design standards and guidelines described in
the downtown Specific Plan and with the requirements of the zone in
which it is located. Infill projects are encouraged to help create the
intensity of development traditionally associated with historic
downtowns.
b) New buildings and remodels of existing buildings shall be consistent
with the development standards and guidelines in the Specific Plan
and the City’s Zoning Ordinance.
c) Buildings which have historic or architectural significance should be
preserved, and to the extent possible restored to highlight their
traditional materials and architecture.
3.3.3 Land Use Goals
a) Seek proposals for the development of a retail development, consistent
with the specific plan development standards and guidelines, fo r the
property the Moorpark Redevelopment Agency owns along the south
side of High Street.
b) Encourage continued investment in the neighborhoods surrounding the
downtown so these neighborhoods continue to improve and remain
viable.
c) Maintain coordination with the VCTC, Union Pacific, and Metrolink to
ensure that vacant and under-used sites along the tracks are
maintained and developed with compatible uses that are integrated
into the downtown.
d) Encourage evening and weekend activities in the downtown, especially
those that support one another such as dining, strolling, art galleries,
crafts, etc.
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Moorpark Downtown Specific Plan
3-4
e) Actively pursue the relocation of the Post Office in the downtown area
to bring more daily use of the downtown area.
f) Continue to maintain a civic presence in downtown through the
expansion of the Civic Center area to provide for an enlarged City Hall
and Library.
3.3.4 Circulation and Parking Goals
a) Enhance pedestrian, bicycle, and automobile circulation facilities.
b) Pursue directional signage and landscaping in parking lots to help
direct traffic and soften the effect of traffic in parking areas.
c) Encourage facilities that provide for increased pedestrian traffic
downtown such as building awnings, gazebos, informational kiosks or
directional signs, public restrooms, clearly defined crosswalks and
pedestrian ways.
d) Preserve on-street parking and locate off-street parking in places that
are easy to recognize and access, but are well screened from public
sidewalks.
e) Provide more a greater distribution of on-site parking lots to better
serve the businesses along High Street.
3.3.5 Activities, Events and Promotions Goals
a) Create a logo theme in order to establish a downtown identity and
develop a program of frequent activities tied to that theme.
b) Once the concentration of commercial uses
increases, investigate the re-establishment of a
Downtown Merchants Association or possibly
creation of a business improvement district.
c) The City, Redevelopment Agency, and
Downtown Merchants Association should
sponsor and encourage festivals, events, and
other activities in the downtown.
d) Encourage citywide and regional promotions of
the downtown as a district of the City.
e) Consider working with Caltrans, to pursue historic or downtown
signage on Highway 23 and Highway 118 to increase regional
Resolution No. PC-2024-708
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Co11struction of a public kiosk along Higl,
Strttl could display an11ou11ctmtt11s to
ci~ic fwrctio,is and a citywidt! di~c,ory
Moorpark Downtown Specific Plan
3-5
attraction and tourism.
There are a number of beautification elements for areas within the public
right-of-way. Construction of a public kiosk along the south side of High
Street could be done on property owned by the Redevelopment Agency.
Others can be simply implemented by the City as funding is secured. Use
of bollards, low garden walls, courtyards and the like are just a few
concepts private property owners could implement with the future
development of their property. Other elements of the streetscape
beautification plan are described on the following pages.
3.3.6 Public Pathways and Plazas
Opportunities exist to connect the
downtown through public sidewalk
and pathways to private plazas and
public gathering spaces. Re-use of
the existing gazebo on the south
side of High Street is encouraged, or
if possible, reconstruction of a larger
bandstand structure could provide a
functional alternative for public
performances.
Pedestrian and bicycle connections should be encouraged through the
use of public sidewalks, private/public paseos, or coves through new
buildings to key landmarks such as the church at the corner of Walnut and
Charles Streets, and the civic center. The corner of High Street and
Moorpark Avenue which is owned by the Redevelopment Agency has the
potential to become a pocket park or open space focal point with the
opportunity for locating public art within this space.
Public Plazas/Parks
Small plaza areas integrated into the design of the development on the
south side of High Street along with strategically located public pocket
parks and greens act as an attraction, drawing the public to use these
area. Providing public and private open space in the form of plaza and
pocket parks also allows for retail commercial to take advantage of this
attraction by locating uses such as restaurant and art studios adjacent to
them.
Opportunities exist for the City to acquire strategically located lots for a
park or public facility. The City is implementing a public pocket park at
Magnolia Avenue and Charles Street. This area is protected and will be
increased by the vacation of a portion of Magnolia Avenue. A much
needed small play area will be provided for the Charles Street
Resolution No. PC-2024-708
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Moorpark Downtown Specific Plan
3-6
neighborhood. Opportunities also exist to provide a landscaped open
space area at Charles Street and Spring Road with the realignment of
Spring Road by the developer of the Specific Plan to the north.
Figure 12
This parcel will provide a nice landscape buffer along Spring Road.
Resolution No. PC-2024-708
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3.3.7 Street Trees
Street trees should be planted a minimum of 30 feet on center to act as
traffic calming devices. Trees should not be planted any closer than ten
feet from any driveway. Tree installation shall include 24-inch box size
species and they should be staked per City standards. Consideration
should be given to using decorative tree grates where planting area is
limited and access for the disabled is required. The general tree character
shall be compatible with the mature California Peppers on High Street,
providing a large canopy of shade for pedestrians as well as substantial
greenery to establish rural character. The following species shall be
planted unless other wise specified by the City. On Moorpark Avenue tree
planting is currently subject to Caltrans approval.
Street Botanical Name Common Name
High Street Schinus molle California Pepper
Moorpark Avenue Prunus blireiana Flowering Plum
Pistacia chinensis Chinese Pistache
Lagerstroemia indica Crape Myrtle
Geijera Parviflora Rutaceae Australian Willow, Wilga
Magnolia Court Magnoliagrandiflora“MajesticBeauty’ Southern Magnolia
(medium size)
Walnut Street Pistacia chinensis Chinese Pistache
Bard Street Pyrus calleryana ‘Bradford’ Bradford Pear
3.3.8 Medians
With driveway consolidation along Moorpark Avenue and greater use of
the existing alley on the east side, opportunities exist in the future for
installation of raised and planted medians on Moorpark Avenue. Medians
would control vehicle-turning movements and serve to slow traffic and
thus reduce noise. The medians will introduce color and greenery and
also provide a place for directional signage to parking lots, announcing
key intersections, and other downtown features. Installation of a median
is subject to Caltrans approval.
3.3.9 Lighting
The City of Moorpark has installed decorative theme lights along High
Street to enhance the character of the street both with the fixture and with
the quality of the lighting. Ultimately, these fixtures should be continued
along Moorpark Avenue to the civic center, and south to the gateway
feature, which will designate the beginning of the downtown core.
Consideration should be given to using these light fixtures as a des ign
element on Magnolia Avenue, Bard and Walnut Streets between High
Street and Charles Street to significantly reinforce the small town scale of
downtown. The globes are mounted onto concrete fluted poles, which
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Moorpark Downtown Specific Plan
3-8
should be fitted with bracket hangers to accommodate a custom banner
with a selected downtown logo, and to advertise festivities and events in
the future.
In addition to the decorative street lighting, there should be provisions for
lighting flag poles, directional signage, and entrance signage. Lighted
bollards should be used in areas such as a public plaza. Bollard style
lighting should be similar to the light poles and fixtures and in keeping with
the Early American heritage.
3.3.10 Street Furnishings
A six-foot bench and trash receptacle should be
placed every 200 feet, on average, along High
Street and should be clustered at transit stops and
public plazas. Decorative planter pots should be
placed adjacent to light posts and/or benches with a
maximum distance of 50 feet between pots. As the
existing benches, trash receptacles and planter
boxes need replacing, they should be replaced with
benches similar to the Victorian wrought iron and
wood bench that now exists, or an appropriate
alternate approved by the City of Moorpark
Community Development Department. Bike racks,
lockers, newspaper racks, etc., should also be carefully located along the
street. Drinking fountains should be located in public gathering areas.
Bollards should be used to define public plazas and walkways. Properly
placed, bollards can delineate between vehicle and pedestrian zones,
creating a safe walking environment.
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Moorpark Downtown Specific Plan
3-9
3.3.11 Landscaping
In addition to the street trees and median planting, streetscape planting is
an inexpensive and quick way to beautify a street. Planting along
Moorpark Avenue and High Street should consist of planter pots, flower
boxes on or adjacent to the buildings, parking lot shrub and hedge
screens, plaza landscaping, and building setback landscaping. All
planting done within the downtown core should be consistent with the
suggested plant palette shown in Table 5 in Section 2.2.1. The intent of
the plant palette is to complement the historic architecture with plants that
emulate those used in gardens in that era. Substituted plants should be
used with the approval of the City of Moorpark Community Development
Department.
3.4 Roadway Improvements
In addition to streetscape beautification, a number of roadway improvements
are suggested. No significant realignment of either Moorpark Avenue or High
Street will be required to implement the improvements. Realignment of the
intersection of Moorpark Avenue at Poindexter Avenue and First Street is
needed to create a four way intersection. This would alleviate the current
circuitous route through that intersection for east and west bound traffic on
Poindexter Avenue. Additionally there will be a need to consolidate
driveways and share parking in order to minimize traffic conflicts along
Moorpark Avenue. More effective use of the alley for parking and access for
the east side of Moorpark Avenue will also aid in reducing traffic conflicts.
3.4.1 Traffic Calming
High Street: To assist in attracting customers to the downtown, the traffic
speed on High Street needs to be reduced. There are a number of ways
in which this might occur through the use of traffic calming methods or
devices including, but not limited to blulb-out or curb extensions, gateway
features, raised intersections, and road narrowing through striping for
diagonal on-street parking. The City should explore all methods of traffic
calming in order to reduce traffic speed, increase safety and make High
Street more pedestrian friendly.
Bard Street: A pedestrian activated stop light could be considered at the
intersection of High and Bard Streets to facilitate pedestrian crossing of
High Street. This would provide a safe point of pedestrian and bicycle
crossing and would slow traffic on High Street. It would also have the
added benefit of increasing merchant visibility as traffic slows or sto ps for
crossing pedestrians. Alternatively, consideration should also be given to
the use of a “landscaped bulb out” on the curbing at the corner at High
Street and Bard Street with the use of a stop sign.
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3.4.2 Programmed Roadway Improvements
Decorative themed lights have been installed by the City. The decorative
light theme should be considered along Spring Road and Moorpark
Avenue to enhance the ambience and provide for a greater sense of entry
into the High Street area. Improvement to the intersection of Moorpark
Avenue at Poindexter Avenue and First Street should be explored to make
this a four way intersection. Consideration should also be given to a cul-
de-sac at Everett Street and Walnut Canyon, with a street connection to
Wicks Road.
3.4.3 Re-striping of High Street
In most small downtown areas that were constructed at in the in the early
1900’s on-street parking was diagonal to the curb face. Consideration
should be given to re-striping High Street for diagonal parking. Allowance
for left turn, right turn and through lanes at the intersections of Walnut and
Bard Streets and Spring Road and Moorpark Avenue would have to be
made. At these intersections on-street parking may need to be prohibited
or restricted in order to accommodate traffic flow and turning movements
in peak hours.
3.4.4 Vacation of a Portion of Magnolia Street
Recently the new Fire Station was completed at the northwest corner of
Magnolia Street and High Street. In the process of acquiring the site for
the Fire Station the Redevelopment Agency acquired the residential lot at
the southwest corner of Magnolia Street and Charles Street. This vacant
lot is available for conversion to a pocket park and since the portion of
Magnolia Street adjacent to this lot is not needed for circulati on. The
vacation of that portion of the street has occurred and will be added to the
park. Providing a park at this location will serve the residents north of
High Street providing easy access by pedestrians.
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Magnolia Plaw can provide an important public gathering place and promote retail activity
Moorpark Downtown Specific Plan
3-11
3.4.5 Realignment of Poindexter Avenue and First Street Intersection
Presently the intersection of Poindexter Avenue and First Street at
Moorpark Avenue are off-set causing delays in traffic flow and making
pedestrian access circuitous. This intersection should be realigned so that
it provides a four way configuration. This realignment would provide more
efficient traffic flow, easier signalization, increase the ease of use for
pedestrians, and increase pedestrian and traffic safety.
3.5 Pedestrian/Bicycle Circulation
Opportunities are available as development occurs to provide a continuous
bikeway system through the downtown area connecting the rest of the City.
Once the system is connected to the rest of the City, it will make bicycle travel
a more attractive means of transportation throu ghout the City. When
complete, the bikeway system will provide safe and convenient Class II bike
routes, both within and outside the area. These connections will provide an
essential critical link to regional commuter bike traffic.
The bikeway plan is fairly simple and envisions development of Class II-A and
B bike lanes along Poindexter Avenue entering the Plan area from the west,
connecting to Moorpark Avenue north to High Street, then east along High
Street and Los Angeles Avenue to Princeton Avenue. There may be a need
to modify the bike lanes to accommodate angle parking for vehicles along
High Street. Class II bikeways will also be designated along Spring Road
from the south entering the Plan area at Los Angeles/New Los Angeles
Avenue and will extend north of Charles Street. Other important connections
will be provided on the local streets from Moorpark Avenue to Third Street,
and east and then south to the Flory School.
Figure 15
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Under Caltrans Bikeway Planning and Design Standards, bikeways are
defined in three classes as shown in Figure 15.
Bikeways are defined by these categories:
Class I bike paths: Bike paths provided within a completely
separated right-of-way for the exclusive use of
bicycles and pedestrians, with cross-flow of
motorists minimized minimum eight feet wide.
Class II-A bike lanes: Provides a striped lane for one-way bike travel
on a street or highway. Class IIA bike lanes
are located between the parking stalls and the
traffic lanes, minimum five feet wide.
Class II-B bike lanes: The same as Class IIA, except the bike lane is
located in areas where there is no on street
parking and is adjacent to the curb. Minimum
width four feet where there is no gutter.
Class III bike routes: Bike routes provided within the street right-of-
way designated by signs or permanent
markings. Re-striping of bike lanes will
connect to existing and planned bike lanes
outside of the Specific Plan area. High Street
is being reclassified as a Class II bike route to
better facilitate pedestrian and bicycle access
to the downtown core.
3.5.1 Bicycle Racks and Bench/Rest Stops
While no specific locations have
been designated in the plan,
bicycle racks and bench/rest stops
should be placed on both
Moorpark Avenue and High Street
in order to increase ridership.
Bench/rest stops can consist of a simple bench, seating
area, and canopy trees for shade. Bicycle racks can be
simply bolted to an existing sidewalk, a plaza, or a
paving space in key areas such as downtown.
3.5.2 Pedestrian Walkways
Currently, the existing sidewalk and crosswalk connections from the civic
center to downtown, as well as along Moorpark Avenue north to the
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Moorpark Downtown Specific Plan
3-13
Metrolink parking lot are interrupted and not well defined. Opportunities
exist for bulbouts, neckdowns and defined pedestrian crosswalks in
various locations, that will make pedestrians feel safer and promote
walking convenience.
3.6 Public Transit
3.6.1 Bus Transit
The City currently has a public transportation system which serves the
needs of persons living and/or working in the community. Improved public
transit to the downtown will increase pedestrian circulation and decrease
vehicular trips both through and to the area. Bus connections to Amtrak
and the Metrolink station could be used by commuters as well as visitors
to the downtown.
3.6.2 Rail Service
Amtrak and Metrolink currently serve Moorpark both for regional trips as
well as intra-state service. The rail stop is located off of High Street and
Moorpark Avenue. As this service increases there is sufficient land south
of the railroad tracks to provide both short-term and long-term parking.
Ingress and egress to this south parking area should be examined in light
of any realignment of the Poindexter Avenue/First Street and Moorpark
Avenue intersection. Alternative for safer and more convenient access
should be explored.
Ongoing coordination with both VCTC and Union Pacific will be necessary
to ensure the safe crossing, at grade at the Metrolink station continues, as
well as appropriate buffers be accommodated along the rail lines and the
City-owned parcels. Further, in order for the City to pursue development
of the High Street property, an agreement that allows vehicle access and
parking on a portion of the VCTC right-of-way is necessary. Preliminary
discussions with VCTC staff have indicated their willingness to support
this use provided setbacks, fencing and buffer criteria can be met. Written
correspondence from VCTC staff indicating their support for this use can
be found in the Appendix to this Plan.
3.7 Gateways and Signage
3.7.1 Designated Gateway Locations
To facilitate circulation into the downtown and recognize the downtown as
a special place in the City, entry monuments should be constructed at the
following gateway locations and coordinated with CalTrans or private land
owners as appropriate. These entry monuments should be subtle, classy
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Moorpark Downtown Specific Plan
3-14
structures that reflect the character of the downtown. Signage should
reflect a downtown logo and directional arrows to key stopping points and
uses. Signs should be lighted, landscaped, and placed prominently at the
back of the sidewalk or as possibly an over-the-street structure. The
following gateway locations are suggested:
• High Street and Moorpark Avenue
• High Street and Spring Road
• Moorpark Avenue and Los Angeles Avenue (approximate
location)
3.8 Parking
Parking in the downtown specific plan area is divided into separate areas, i.e.
High Street and Moorpark Avenue. Parking requirements for Moorpark
Avenue shall be consistent with the parking requirements of the City’s Zoning
Ordinance. Special consideration should be given to the High Street area
parking requirements due to the nature of the area, its state of development
and its prominence in the community. While parking should still be
convenient, consideration should be given to High Street as a shopping
center or district and allow on-street parking to be counted toward the current
Zoning Ordinance standard. Off-street parking, both private and public,
should be placed behind buildings whenever possible. Parking lots can be
created behind proposed and existing buildings and reciprocal access and
Resolution No. PC-2024-708
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parking agreements shall be utilized to maximize shared parking and
consolidating access. The City’s parking ordinance should provide a parking
incentive, through the reduction of the required parking standard, to attract
businesses to locate along High Street. Care should be taken to require
reciprocal access in order to minimize driveway cuts along High Street,
provide convenient vehicular access from property to property and to
maximize on-street parking. On High Street the City’s parking ordinance
should allow for a limited number of parking spaces per property to be
reserved or designated for those uses on that property when the property
owner provides parking above the prescribed standard . Reserved parking
should have a time limitation so that the spaces become available for evening
or non-peak use. Directional parking signs should also be utilized to guide
customers to parking areas.
3.8.1 Parking Conditions on High Street and Surrounding Streets
A parking survey was performed for the High Street, Walnut Street area
taking count of on-street and off-street parking that has been provided.
On-street parking was based upon actual counts of the existing parking on
Walnut Street and an estimate of 105 angle parking spaces that would be
striped on High Street. Building square footages were estimated for all
existing commercial buildings not including the theater. The total square
footage of the existing commercial building is 108,300 squa re feet,
requiring 361 parking spaces based upon a ratio of one space for each
300 square feet of building square footage. Approximately 105 diagonal
on-street parking spaces can be provided on High Street with an
additional 32 parking spaces on Walnut Street for a total of 137 spaces.
Based upon an actual count of the existing off -street parking, there are a
total of 143 parking spaces. Parking for the theater is currently
accommodated on the land owned by the Redevelopment Agency, but this
is only a temporary measure. Future parking for the theater is anticipated
to be in the area of the Civic Center on the west side of Moorpark Avenue,
a short distance from the theater.
3.8.2 Parking Conditions on Moorpark Avenue
Development along the east side of Moorpark Avenue south of First Street
is still primarily in existing single family homes. There are a few
commercial developments that have occurred, all of which meet the
current parking requirements of the Zoning Ordinance. Development on
the west side of Moorpark Avenue is primarily commercial and has
existing parking or sufficient areas of land to meet the current parking
requirements of the Zoning Ordinance. On street parking on Moorpark
Avenue is not permitted nor anticipated in the future.
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Moorpark Downtown Specific Plan
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3.8.3 Parking Recommendations
Parking along the reach of High Street and its surrounding streets will be
sufficient to meet current and future demand if the following
recommendations are implemented:
a) Development of the Redevelopment Agency owned property
must be at a parking ratio consistent with the Zoning Ordinance.
b) Parking for the theater must be accommodated in the plans for
the future Civic Center.
c) Reciprocal access and parking agreements shall be required for
all new development. When parking is provided above the
required standard, those spares would not be subject to the
reciprocal requirement. Additional driveways should be
minimized and shared driveway access required where
physically feasible.
d) Parking areas should be located behind the buildings whenever
physically possible.
e) Limited term parking along High Street.
Parking along Moorpark Avenue will be sufficient to meet current and
future demand if the following recommendations are implemented:
a) Development of all property must be at a parking ratio consistent with
the Zoning Ordinance.
b) Properties on the east side of Moorpark Avenue shall utilize the alley
for ingress and egress to its parking areas.
c) Reciprocal access and parking agreements must be required for all
new development. Additional driveways should be minimized and
reciprocal driveway access required where physically feasible.
d) Parking areas should be located behind the buildings whenever
physically possible.
3.8.4 Parking Management Plan
As the High Street and surrounding area builds out, parking demand may
increase and parking management may be necessary. The following
recommendations should be implemented in anticipation of future need:
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Moorpark Downtown Specific Plan
3-17
a) Annually adjust the in-lieu parking fee based upon the
construction cost index.
b) Periodically review parking restrictions to make sure that long
term parking is limited and there is an adequate number of
parking space turnover.
c) Work with the downtown merchants to conduct a program so
that employees do not park in street curb spaces.
d) Negotiate with VCTC for the sale of the existing Metrolink
parking lot and the adjacent vacant land so that additional
parking can be made available to the High Street and
surrounding area. Utilize the parking in-lieu fee to pay back the
cost of acquisition.
e) Work with the VCTC to relocate Metrolink and Amtrak parking to
the south side of the railroad tracks so that parking lots on High
Street are available for customers of the High Street merchants.
f) Provide signage to publicly owned, leased, or used lots.
g) Provide pedestrian amenities, access and directional signs to
public lots.
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Downtown Specific Plan
4-1
4.0 Public Utilities, Infrastructure, Services and Safety
Public services and utility service infrastructure are the framework for all well
planned communities. Combined with the roadway system, public facilities such as
water, sewer, storm drainage, and utilities provide the essential service for the
orderly growth of a community. Public services such as fire and police protection,
schools, and libraries, need to keep pace with the growth of a community to keep it a
safe and desirable place to live, work and visit.
4.1 Water Service
The City of Moorpark obtains its domestic water from both State water and local
ground water sources. The Calleguas Municipal Water District is the purveyor of
State Water for the Ventura County Water Works District 1. Water Works District 1
manages and provides water service to the City of Moorpark and its outlying
unincorporated areas.
Water Works District 1 is guided in its management of water resources by the 1992
Water System Master Plan (specific to the District 1 area) and the 1995 update of
the Urban Water Management Plan (prepared by the District for the State
Department of Water Resources). In addition to these district documents, the
Ventura County Water Management Plan (adopted in November of 1994) provides a
comprehensive approach to water management and policies for multiple water
districts and communities in the Ventura County area.
While water resources are fully available at a local level to service the project area,
water is still considered a limited resource in California. For this reason, it is still
important to utilize reasonable water conservation methods.
The planting guidelines contained in the different district design guidelines of the
Specific Plan should be implemented as a means of meeting water conservation
goals. These measures include drought tolerant planting and proper irrigation
system design Local and State codes will augment the Specific Plan guidelines at
time of construction permits, by requiring additional water conservation methods
such as low flow showerheads and water closets.
4.2 Sewer Service
The City obtains its wastewater treatment service through the Ventura County W ater
Works District l. In 1996 the District adopted a Sewer Master Plan to guide growth
and development for their service area That Master Plan calls for the future
expansion of the wastewater treatment plant from its current 3 million gallons per
day capacity, to 5 million gallons per day. Although there are no specific threshold
triggers for the expansion of the treatment plant, as with any limited resource or
capacity related service, it is important to exercise efficiency in water use and
discharge. The same water conservation methods discussed in section 4.1 will aid
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Downtown Specific Plan
4-2
in reducing waste water discharge, thereby prolonging the need to increase capacity
at the sewer treatment plant.
4.3 Drainage
The City of Moorpark completed the Downtown Drainage Master Plan in 1987 In
April of 1995, a Citywide Master Plan was adopted, updating and expanding the
storm drainage System for the whole City. In May 1997, the Ventura County Flood
Control District released the Draft Gabbert and Walnut Canyon Channels Flood
Control Deficiency Study Report, which identifies needed flood control improvements
for the Gabbert Canyon and Walnut Canyon watersheds. The downtown area has
undergone a number of storm drainage infrastructure upgrades over the past few
years. Additional detention facilities are planned north of the downtown area and
channel improvements and detention basins are also planned west of the downtown.
The storm drainage system servicing the majority of the residential and commercial
areas within the downtown Specific Plan area, is fully in place. Storm water from the
northeastern portion of the plan area (Spring Road and further east) is collected at
Spring Road and designed to discharge at the Arroyo Simi to the south. The
northwestern portion of the plan area is designed to be collected at High Street and
then routed west to a concrete box drain/culvert in Walnut Canyon.
Future private site development within the Specific Plan area would be designed to
discharge to an approved storm drain system as determined appropriate at the time
of individual permit entitlement. Individual projects must comply with Regional Water
Quality Control Board (NPDES) Standards for discharge and pollutant runoff
mitigation as well. All public right-of way projects would need to be designed
compatibly with existing and planned drainage systems and infrastructure.
4.4 Solid Waste and Recycling
Ventura County is divided into four wasteshed areas for purposes of solid wa ste
management and distribution: the western, eastern, northern and central
wastesheds.
The City of Moorpark's downtown area is located in the eastern wasteshed of
Ventura County and the Simi Valley landfill is used for disposal of solid waste
generated within the project area.
The Simi Valley landfill is owned and operated by Waste Management Inc (WMI).
The landfill is located north of the 118 freeway between Alamos Canyon and Madera
Road, in the City of Simi Valley. Based on current permits, the landfill has available
capacity in excess of 5 million tons. The average daily disposal rate is
approximately 2,000-3,000 tons, while the landfill's permit would allow a maximum
daily tonnage of 3,000 tons. Current permits for the landfill would expire in the year
2004, with the ability to extend that permit to 2009 if fill capacity remains available.
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Downtown Specific Plan
4-3
The main businesses providing waste hauling services in the Specific Plan area are
GI Industries and Moorpark Rubbish Disposal. In addition to standard hauling
services, curbside recycling service is available to Moorpark residences for
household generated containers and green waste. These recycling efforts will
remain in place and will continue as measures that aid in meeting County and State
solid waste reduction mandates.
New development and redevelopment in the Specific Plan area should be
conditioned to reduce solid waste generation as follows:
1 Comply with the provisions of the City of Moorpark's curbside recycling program.
2 Where possible in new or redeveloped projects, separate recycling container
space should be provided in service areas in addition to trash containers.
3 All refuse generated during construction should be separated, and when possible
recyclable materials (such as concrete, asphalt and steel) should be diverted
from the landfill.
4.5 Fire, Police, Protection and Enforcement
4.5.1 Fire
The City of Moorpark contracts with the Ventura County Fire Protection District
for fire protection services. Station No.42 is located at 782 Moorpark Avenue,
across from the City Hall, Library, and Senior Center. A second station (No.40)
is located on Cedar Springs Road outside of the Specific Plan area. Response
time for a fire service call to the downtown area averages 6 minutes or less.
Water and fire protection infrastructure is adequately intact to service the
downtown area as it exists. New development would need to install
supplemental fire protection infrastructure specific to a project's needs, as build -
out occurs.
4.5.2 Police
The City of Moorpark police services are contracted from the Ventura County
Sheriffs Department. The Sheriff Substation is located at 2101 East Olsen Road
in the City of Thousand Oaks. Serving the immediate customer support needs
for the downtown area is the Police Resource Center located at 23 West Los
Angeles Avenue in the Town Center. Response time for non-emergency calls
averages 7-8 minutes.
Typical response calls by the Sheriffs Department to the downtown area are
related to loitering, vehicle burglary, and alcohol related incidents. Calls for
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Downtown Specific Plan
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response to graffiti are sporadic, experiencing approximately 25 incidents
reported in March and April of 1997. While the Sheriff’s office statistics may not
paint a picture of a serious crime problem in the downtown area, a perceived
problem with safety or visible traces of vandalism are deterrents to would be
downtown patrons This was evidenced by the results of the resident survey
where by citizens are concerned with potential crime in downtown.
One of the purposes behind the Vision Plan presented in Chapter 3.0 Circulation
and Beautification (Streetscape Beautification) is to focus on improving the
appearance of public places. With such improvements, the intent is to increase
civic pride and safety in the downtown, and consequently attract new business
and patrons.
Examples of design measures incorporated into this Plan that may help alleviate
the perceived crime and safety problems in the downtown area are: a) improved
lighting for better night time visibility and reduced cases of vandalism, b) creation
of public gathering places for downtown patrons, other than private property/curb
loitering, c) use of construction materials for low walls and building exterior s,
which are designed for durability and safety, d) landscaping improvements to
strengthen the visual character of the community and to emphasize the presence
of community pride, e) increased business activity that fosters pedestrian activity,
f) stronger connections and possible relocation of civic uses to downtown, g)
image building and promotional programs supported and organized by the
community.
4.6 Public Utilities
The following utility purveyors provide service to the Moorpark Specific Plan area:
• Electrical service • Southern California Edison Company
• Gas Service • Southern California Gas Company
• Phone Service • Pacific Bell
• Cable TV • TCI
The majority of these services to the downtown area are provided through
underground service rather than above ground service poles. The City's Public
Works Department will continue to oversee public infrastructure projects, which
include undergrounding.
4.7 Other Public Services
Public services are an important element to a safe and enjoyable community
environment. Maintaining appropriate levels of public service in the area of civic
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facilities, parks, public safety, schools and libraries is critical in generating and
maintaining a positive image and attracting patrons and tourists to the downtown
area.
4.7.1 City Hall
City Hall is located within the Civic Center cluster of buildings at 799 Moorpark
Avenue. City Hall houses the following City Departments: City Manager's Office,
Administrative Services, Community Development, Community Services, and
Public Works. The City Council Chambers is adjoining the Senior Center, also
located at the City Hall site. The City Building and Safety Department (which
includes Engineering services) is located at 18 West High Street . The location of
these central civic facilities is important to the balance of uses downtown, and
should be retained.
4.7.2 Library
The Moorpark County Library serves the City of Moorpark and is located at 699
Moorpark Avenue, adjacent to the Senior Center and City Hall. The Library is
approximately 7,700 square feet (having just undergone a 2,717 square foot
expansion completed in June of 1996). The book collection is currently 37,000 in
number, with room to expand. Other available materials and services include
magazines, audio tapes, a reference section, a computerized catalog/index
system, and text-only Internet connection.
4.7.3 Senior Center
The Senior Center is located near City Hall at 799 Moorpark Avenue and is
currently 2,100 square feet in size. Attached to the center are two meeting
rooms that are used as Council Chambers. The Senior Center is staffed by one
full time and two part time employees, along with volunteers who keep the center
open Monday-Friday from 8:OO AM - 4:OO PM. The Center provides a range of
activities and services for the senior population, including daily lunches, a Meals -
on-Wheels program, a wide scope of social services, and educational and craft
classes. The Senior Center hopes to construct an approximate 1,500 square
foot expansion to their facility, at this same location, in the near future.
Expansion of this important facility supports the goals for more quasi -public uses
in downtown. Efforts to encourage this expansion should be pursued by the City.
4.7.4 Post Office
The U S Post Office is located at 215 West Los Angeles Avenue. The Post
Office had been previously located on High Street, but outgrew their facilities.
There has been discussion in the past about moving the Post Office back to High
Street or to a site east of Spring Road and south of the railroad tracks. The Post
Office is a high traffic use that brings users into the downtown core. In the
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context of the downtown Specific Plan, there could be a significant benefit in
locating the Post Office closer to the City Hall center and High Street.
4.7.5 Chamber of Commerce
The Chamber of Commerce is located within the "Town Center" commercial
complex at 225 West Los Angeles Avenue. The Chamber provides a range of
services to a broad group of retail and service related businesses, as well as
tourists and other community visitors. Like the post office, the Chamber of
Commerce Offices were located in the downtown along Moorpark Avenue.
Relocating the Chamber of Commerce closer to High Street would have positive
benefits relating to visitor information availability and business representation in
the downtown.
4.7.6 Satellite Utility Company Offices
While there are no separate satellite offices representing the utility companies in
the downtown, the Chamber of Commerce accepts payments for the Edison,
Gas, Cable and ATT Long Distance Companies. Utility payment services are a
beneficial presence in the downtown, allowing people to combine errands with
shopping and other service activity. Expanding satellite payment services (waste
disposal and electric company billing as examples) could have beneficial results
for increasing downtown activity, and is encouraged.
4.7.7 Medical Facilities
There are no Hospital or Urgent Care facilities located within the City of
Moorpark. However, there are numerous private medical offices located in the
City. Both the Simi Valley Hospital and the Los Robles Hospital in the City of
Thousand Oaks are located approximately 8 miles away. Ambulance service is
provided by American Medical Response, located on Moorpark Avenue, who
provide support emergency response and transportation to each of the hospitals.
Fire Station No.42, on Moorpark Avenue, has one engine and staffs three
EMTDs (Emergency Medical Technicians certified in Defibrillation) who respond
to all calls and are capable of providing basic life support services. The Plan
encourages additional medical offices in and near the downtown core to increase
downtown activity and support the demand for more senior housing in walking
distance to the High Street Corridor.
4.7.8 School Facilities
The City of Moorpark is within the Moorpark Unified School District. The schools
with the Moorpark Unified School District, which serve the residential districts
within the downtown Specific Plan area are listed below.
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School Grades 1996-97 Enrollment
Campus Canyon K-3 679
Peach Hill K-3 751
Mountain Meadows K-2 723
Arroyo West 3-5 768
Flory School 4-5 581
Chaparral Middle School 6-8 693
Mesa Verde Middle School 6-8 920
Moorpark High School 9-12 1683
Community High School 9-12 (continuation) 105
The District's Administrative Offices are located at 30 Flory Avenue. Bus service
is available to students throughout the district. The schools servicing the
downtown area are described as not being at their capacity. A new elementary
school is under construction off of Casey Road, northwest of the Downtown
Specific Plan Area.
4.7.9 Parks
The City of Moorpark has 13 public parks that are maintained by the City's
Community Services Department. Twelve of these are considered Neighborhood
Parks and one is a Community Park.
The Arroyo Vista Community Park and Recreational Center are located at 4550
Tierra Rejada Road. This park is planned ultimately to be 69 acres in size, and is
partially developed at this time with Community Service staff offices, community
rooms, gymnasium, covered picnic areas, tot play areas, multi-use outdoor rink,
four soccer fields, two softball fields and one football field.
There are no Neighborhood Parks located within the Specific Plan boundary.
The closest Neighborhood Park would be Poindexter Park, located at 500
Poindexter Avenue, just west of the Specific Plan boundary near Chaparral
Middle School. This 7-1/2 acre park opened in the fall of 1996 a nd has two Little
League size playing fields, outdoor pavilion areas, and children's play equipment.
Although not considered a Neighborhood scale park, there is a small City
maintained "pocket" park located at the City Hall complex on Moorpark Avenue.
This park has picnic benches and children's play areas. The Vision Plan within
the Specific Plan (Chapter 3.0 - Circulation and Street Beautification) proposes
the creation of a number of public green areas and park-like plazas to augment
existing open space and park opportunities in the downtown.
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5.0 Implementation and Administration of the Specific Plan
This chapter is intended to provide a menu of options for City Council and agency
staff to consider implementing over time. These are recommendations only and
future decision makers may choose to implement these ideas in whole or in part.
One of the most frequently raised questions is how the City of Moorpark plans to
implement the ideas and programs outlined in this Specific Plan. Implementation
involves securing the necessary capital resources to fund public improvements,
agency coordination involving areas in the Specific Plan where jurisdictions are
affected by specific actions (Caltrans, VCTC), enforcement of standards and
guidelines to ensure new development or renovated structures meet the intent of the
Plan, and identifying action steps and programs to fulfill the Plan's many concepts.
The following discussion addresses options for these important components.
The objective of this implementation plan is to clearly describe the potential steps to
pursue the Specific Plan programs. This section contains the following information:
1. Summary description of known potential funding sources.
2. A description of recommended public projects and programs.
3. Opinions of probable cost for each identified improvement.
Both general and detailed descriptions of identified, potential funding sources are
described in Section 5.1 below. These sources are certainly not all encompassing,
but layout multiple alternative financing programs that the City may pursue to
implement the Plan.
In addition to the possible available funding sources, this implementation plan sets
forth a number of recommended implementation programs that may target
revitalization of the Downtown. These programs are intended to characterize, in a
specific way, how the City may want to continue to invest public monies, staff time,
and develop private partnerships to fulfill the goals of this Specific Plan. These
programs recommended for consideration have been divided into economic
development programs as well as promotions and special events programs.
The Specific Plan public streetscape implementation recommendations have been
divided into four public improvement projects (High Street Corridor, Moorpark
Avenue Corridor, Railroad Depot Plaza, and Magnolia Plaza). For simplicity, public
improvement projects have been summarized into table format, shown in Table 12
entitled "Implementation Program". These tables also detail specific improvements
recommended for consideration in the downtown and the probable costs associated
with those improvements.
The implementation recommendations and recommended programs are intended to
identify options for consideration by the City and the Redevelopment Agency to
achieve the visual presentation in the Specific Plan.
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5.1 Discussion of Potential Funding Sources
The Downtown Specific Plan contains comprehensive recommendations for both
physical improvements and programs. As such, a variety of funding sources will be
required to implement many of these recommendations. In some cases,
public/private partnerships will need to be formed to implement desired programs.
The following describes the various funding mechanisms that are available at the
local, state and federal level that may be pursued by the City and/or adjoining
agencies to implement the planned public improvements.
5.1.1 Local Funding Sources
General Fund Monies (CIP)
This is the most accessible and flexible funding source available to local
agencies. Local revenues are collected in the City General Fund from property
tax, sales tax, and transient occupancy tax and expended on projects and
programs as defined in the City's adopted budget. Projects and programs that
may be funded by this source of money generally include those items which
cannot be paid for by other funding sources and which provide a direct
community-wide benefit for the residences or businesses in town. However,
since this funding source is the City's primary operating capital and highly
competitive, it should be looked at as a secondary source to fund most projects.
Redevelopment Area Tax Increment Financing
The Downtown Specific Plan area lies within a City Redevelopment Area, thus, is
eligible for expenditure of bond proceeds levied against the potential increased
tax increment for the area. The City Redevelopment Agency has invested up
wards of $3 million in downtown improvements in recent years. Most of these
monies have been expended to upgrade infrastructure facilities (storm drains,
new curb and gutter), and streets (widening, bulbouts, sidewalks, lane and
parking space striping). In addition to the infrastructure "fixes" to downtown,
funds have been used to install new, decorative style lampposts on High Street,
some street furniture (benches, trash receptacles and planters), street trees and
landscaping. To date, the City Redevelopment Agency has completed one bond
issuance totaling $10 million. Another bond issuance is not likely in the short
term. Approximately $1 million in bond proceeds remains that must be spent on
public improvements in the Redevelopment Area. These remaining funds should
be carefully used to implement some of the higher priority programs identified in
this Specific Plan.
Gas Tax Revenue
The City receives State Gas Tax revenue which can be used for transportation
planning and capital improvements for roadways. Gas tax is based on the
percentage of total value of gas sold within the City.
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Property and Business Improvement Districts
A property and business improvement district (PBID) is a newly established
benefit assessment district that can be formed based upon state legislation
known as AB3754. PBID districts are geographically defined business areas in
which private property owners band together to gain legal standing and generate
sufficient revenue to realize common goals for improving the service and facilities
of an area. All types of businesses and some residential zones can be included
within this district including commercial, professional office, finance institutions,
and high density residential. The PBID can perform a number of activities
designed to supplement existing City services; such as marketing district
businesses and activities, promotion of public events, street and sidewalk
cleaning, graffiti removal, promotion of tourism, sanitation, retail retention and
recruitment. Physical improvements such as benches, kiosks, pedestrian
shelters, signs, lighting, restrooms, trash receptacles, planting area, fountains,
plazas, etc., are often also funded by a PBID. This is a potential funding source
that may be appropriately utilized along the High Street Corridor. Establishing a
PBID in this area may be difficult until more properties develop and downtown
business sales improve, and should be reconsidered as a likely future source of
revenue.
Municipal Bond Financing
Federal and State laws allow cities to issue bonds with intere st payment to
investors that are exempt from Federal and State income, thus allowing cities to
sell the bonds at below market interest rates. Cities in turn can utilize funds for
certain projects that serve a public purpose. Provided the public purpose is well
defined, such bonds give cities a powerful vehicle for financing capital
improvements. Bond payments for improvements within the Specific Plan area
would be secured by the formation of an assessment district. An assessment
district such as a landscape, lighting, or street improvement can be formed to
fund public improvements that will benefit a localized area. The City floats bonds
to pay for such improvements, and the debt is paid by assessing property owners
who will be served by this improvement. The individual property owner portion of
the debt is based on the owner's proportion of benefit. Any method that
reasonably measures these benefits can be used to spread the debt among
property owners. One drawback of municipal bond financing is that it requ ires
approval of two-thirds of the voters in a local election. Also, since the project is
within the City's Redevelopment area, additional property obligations are not
warranted.
Landscape and Lighting District
The City of Moorpark has a number of existing landscape and lighting districts.
These districts were established to maintain landscape and lighting in sub -areas
of the city, the maintenance cost being paid for by assessments on property
owners within each district. The City has previously established a citywide
lighting and landscaping district based on land use type, to supplement
maintenance costs. However, creation of new districts is highly unlikely since the
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passage of proposition 218, which requires a 2/3 -majority voter/landowner
approval for formation. Today, the existing residential neighborhoods
surrounding the downtown are generally comprised of low to moderately priced
homes. It is unlikely that these owners would be willing to support additional tax
assessments.
City Housing Rehabilitation Program
As a recommendation of the earlier 1989 Downtown Study, the City has
implemented a Housing Rehabilitation Program that targets rehabilitation of
substandard housing in the redevelopment area. Originally established using
CDBG Small Cities Set Aside Funds, this 2 1/2 year standing program is
administered wholly by the City and has been successful to date, with 40 -45
projects either completed or in progress. The program originated with a
maximum offering to eligible participants of up to a $5,000.00 grant and a
$10,000.00 low interest deferred loan. Due to strong activity, the grant award
was removed from the program, but the $15,000.00 loan cap retained. Operation
and monitoring of the program is staff intensive due to complex bidding
procedures and contractor coordination requirements. However, modifications to
the program at these early stages in its inception may cause the program to
suffer, and are not recommended.
Development Impact Fees
While most of the Specific Plan area is built out, some of the planned
improvements could be necessary because of the pressures for either new
development or recent growth in the surrounding area. Therefore, it could be
logical to attach an appropriate portion of th e financial responsibility of these
improvements to new development. A mechanism commonly utilized for funding
various roadway improvements is development impact fees. Impact fees
collected through this mechanism are based on the proportion of impact relat ive
to the improvements necessary, providing a clear connection or "nexus" between
development and particular improvement. Since most of the project area is built
out, development impact fees will not likely be one of the primary mechanisms for
paying for improvements. The only likely parcels to be developed and
conditioned or assessed with impact fees to improve the downtown are the City -
owned parcels on High Street, the various undeveloped parcels on High Street
and the vacant land on the east side of Spring Road.
Vehicle Registration Surcharge Fee (AB 2766)
Available to cities, counties, and transit operators, this competitive fund is
administered by the Ventura County Air Quality Management District (VCAQMD),
requires no City fund match and can be used for any public improvement that
demonstrates reductions in emissions including commuter and recreational
bicycle use.
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Bicycle License Fees
At the discretion of local jurisdictions, bicycle license fees and/or additional fees
(i.e. special tax, user fee, etc.) on the sale of bicycle equipment can be used to
help pay for local improvements to the bicycle system. At the very least these
programs can be used to fund a bicycle engraving and registration program
which can greatly add to the ability to recover stolen bicycles.
Rule 20A Funds
While most of the utility lines downtown have been placed underground, a few
unsightly lines exist along Moorpark Avenue that should be placed underground.
The Public Utilities Commission required utility companies to create a fund in
each jurisdiction for the purpose of underground the utility lines. Each city adopts
a priority list of projects for the use of these funds. The City should review its
current list to ensure that the downtown is a priorit y area for future
undergrounding of utilities. It may take several years for the fund to accumulate
sufficient monies to allow for pole undergrounding. However, the City may
borrow funds from the account for up to five years against future expected
monies. If the City chooses to borrow monies from this fund, no other
underground projects can be funded during the same time period. The City may
also choose to augment Rule 20A funds with other sources, if deemed
appropriate.
5.1.2 State Funding Sources
Proposition C Local Return Funds
May be used for public transit projects as well as a broader category of public
transit, bikeways, street and road improvements that benefit transit and
congestion management activities. Proposition C funds cannot be traded.
Transportation Demand Agency (TDA) Funds
The State Transportation Agency sets a side approximately 2% of all TDA funds
for bike improvement projects. In some cases additional funding maybe set
aside through this funding course on a case by case basis, depending upon the
effectiveness of the bikeway system that is planned. Allocation of these funds
requires a competitive forum applicable to all local agencies. This State source
of funding could be applied to bikeway projects within the downtown area.
Flexible Congestion Relief (FCR) Program
Available to cities, counties, transit operators, and Cal Trans, FCR funds can be
used to fund both commuter and recreational bikeway projects.
State and Local Transportation Partnership Program (SLPP)
These monies are available to any road project being resurfaced using local
funds that includes bike lanes. The City is required to front the expenditures, and
then can be reimbursed through this Caltrans-administered program. Since
Class II bike lanes and Class III bike routes are planned for portions of the
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Specific Plan area, these funds may be available to supplement project
improvements.
Bicycle Lane Account (BLA) Program
This program makes monies available for planning, design, and construction of
bike lanes statewide, this Caltrans-administered program requires a 10% City
fund match and the City having an adopted Bikeway Plan. The City does not
currently have a comprehensive Bikeway Plan. However, if pursued, these funds
may be attainable to fund improvements in the downtown.
Petroleum Violation Escrow Account (PEVA)
This program is funded by fines levied against petroleum producers in the State,
and is available to local jurisdictions for projects which demonstrate energy
conservation such as bicycle and pedestrian facilities. Project funding must be
approved by Caltrans or by special legislation for allocation to local agencies,
and is subject to review by the California Energy Commission and U.S.
Department of Energy.
Environmental Enhancement Measures (EEM) Fund
EEM monies are another State funding source and are affiliated with the State
Highway Account Fund. The EEM funds are set aside for environmental
enhancement and are available through a competitive process to various local
agencies throughout the State. Projects that are eligible are those which contain
environmental elements which will serve to beautify, or environmentally enhance
a roadway. Such elements may be landscaping for heat reduction and traffic
calming, rubberized asphalt for noise reduction and drainage and runoff systems
to help meet NPDES standards, some of these planned improvements could
apply to State Route 23 or Moorpark Avenue as a regional arterial through the
downtown.
5.1.3 Federal Funding Sources
As of the writing of this Specific Plan, a number of Federal funding sources were
identified. The availability and legislative policy framework for identified sources
is subject to modification over time.
Inter-modal Surface Transportation Efficiency Act (ISTEA)
This Federal legislation provides California with approximately 200 million dollars
over a six-year period for transportation enhancement activities from the ISTEA
Act of 1991. Although the ISTEA program itself will be sunsetting in 1998, this
Federal funding program provides money for transportation enhancement activity
such as bike lanes, landscaping, beautification, safety, and assistance in
alternative transportation beautification activities. Improvements such as street
trees, sidewalks, pedestrian crossing, bike lanes, median landscaping, street
repair, intersection signalization, and transit improvements all may be eligible for
funding. Caltrans is the agency responsible for allocating funds in California
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through this Act. This next calendar year, the Federal Government is revamping
the ISTEA program. Called the NEXTEA program, increased funding levels are
targeted especially for alternative transportation improvements (bike lanes, public
transit, pedestrian enhancement, etc)
ISTEA (NEXTEA) Funding Programs
These programs, which will be reauthorized (and possibly reconfigured) in 1997,
currently include:
• Surface Transportation Improvement Program (STIP): This
competitive program is administered locally by the Ventura County
Transportation Commission and approved by Caltrans and the FHWA.
Funds are available to local jurisdictions for bikeway improvements
and require a 20% City fund match, or no match if the project improve s
safety.
• Congestion Management and Air Quality Program (CMAQ): For
non-attainment regions, this program is available for local bikeway
projects that serve a primarily transportation purpose.
• Transportation Enhancement Activities (TEA): This competitive
program is available to local jurisdictions for projects which enhance
the transportation environment, including bikeway and streetscape
projects. The program is administered locally by the Ventura County
Transportation Commission and is approved statewide b y the
California Transportation Commission (CTC). The program requires a
20% City fund matches.
• Bridge Replacement and Rehabilitation Program (HBRR): This
program is available to local jurisdictions to assist in the reconstruction
of bridges (including bicycle and pedestrian components), and must be
approved by the Caltrans Division of Structures and Office of Local
Programs. Since no bridges exist in the downtown, this program is
probably not available to the City of Moorpark.
• National Highway System Available to local jurisdictions for bikeway
projects that provide a high degree of safety, this program is
administered by Caltrans and requires a 20% City fund match.
• Scenic Bikeways Program This Caltrans administered project will be
available when TEA funding expires. Since Downtown Moorpark is
located in rural Ventura County and State Route 23 is considered a
regional commute pattern, it is likely that program criteria could be met
and these funds available for project improvements.
• Office of Traffic Safety Administered by the State Office of Traffic
Safety, this program is available to local jurisdictions for safety
program implementation and training, and for identification of highway
hazards. The program requires a 25% City funds match.
• US Department of Agricultural Forest Service Fund The USDA
Forest Service provides funds for a variety of urban and community
forest programs. In addition, the Forest Service provides information
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on selecting, planting and maintaining trees in stressful urban
environments. Because the project involves some landscaping,
funding for tree purchase and planting within the downtown may be
made available from this program, particularly for installation along
Moorpark Avenue.
5.2 Recommended Implementation Programs
This Specific Plan should be viewed as an economic development strategy for
downtown Moorpark. Every implementation program is intended to directly or
indirectly benefit the downtown. Below are the various implementation programs
recommended in this Plan that will spur the downtown business environment. These
programs should be implemented on an as-needed basis, as determined by City
efforts and policy. For simplicity, these programs have been divided into two
categories: A. Economic Development, and B. Promotions and Special Events.
5.2.1 Economic Development Recommended Programs
A. Hire an economic development specialist to support the RDA . The
purpose of this new position will be to design, oversee and target potential
business to the City, with a specific action to attract users identified in this Plan to
the downtown.
Program l. Work with the Redevelopment Agency and City Council to determine
project general fund and RDA funding limits to target the City's ability to hire a
new full or part-time position. This position should be funded to assist and
supplement the redevelopment manager's responsibilities. Should permanent
funding not be available, possibilities for a contract position, dedicating half -time
for existing staff or partnering with a local non-profit for services, should be
pursued.
B. Implement and monitor the Redevelopment Agency's downtown
Business Retention and Attraction Program. If the program remains current
and operational, there is up to $25,000 in loan funds available, amortized at 3% -
first participant at the time of Plan Preparation is the Red River Restaurant on
High Street.
Program 1. Advertise and promote this new program to downtown merchants/
landowners.
Program 2. Monitor this low interest loan program for faca de/storefront and
interior restoration over a five-year period. If activity is low, evaluate whether
additional monetary incentives are needed to prompt participation, or if loan
requirements (security, amortization period, etc.) need reevaluation.
Program 3. Initiate a grant program for downtown businesses and property
owners for painting, awnings, signs and window displays.
Program 4. Set-up a low interest loan program, similar to the business retention
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and attraction program for seismic upgrades/retro fits (although few exist in the
downtown).
Program 5. Formalize a program to streamline the permit process and/or reduce
permit fees when a new business meets the preferred land use type and goals of
this Specific Plan. Components of an ideal incentive program may include:
• Credit toward application and permit fees of up to the cost of redesigning
the building.
• Waiver of fees related to a building renovation project that does not result
in any increase in FAR (including sewer, water, utility fees, etc.) if they
exist.
• Waiver of construction permit and planning fees for replacement buildings
that are in full compliance with the Downtown Specific Plan.
• Waiver of sewer and water charges during the construction period, limited
to a maximum of 6 months, and not to exceed 6 months of occupied use.
• Simplified process for demolition of non-historic or non-compliance
buildings with the intent/design guidelines of the Downtown Specific Plan.
• Differentiation between Level A and B building renovation improvements:
Level A: Cosmetic plant-ons, facade upgrades
Level B: Full structural remodel
Program 6. Formalize a "fee write-down" program for new businesses that meet
the preferred land use type and goals of this Specific Plan. This program should
grant new business owners a reduction in permitting fees based upon a
quantified percentage (10%-20%) of the businesses 5-year projected revenue
stream (combination of property tax sales tax, job generation and transit
occupancy tax). The projected revenues would be calculated through a simple
checklist and permit fees offset by the percentage of revenue anticipated.
C. Solicit new "anchors" to the downtown.
Program 1. Write and issue an RFP for developer participation/sale or lease of
the City-owned railroad depot property on High Street, with the preferred uses
and urban form combining private businesses with public spaces. Preferred uses
include retail commercial, specialty retail, restaurant/dining, transit -dependent,
entertainment (i.e. performing arts or classic movie house), and/or civic (post
office or civic offices), etc.
Program 2. Devise a sales program for the property, including preparation of a
sales brochure on the property and placing the site on the market.
Program 3. Pursue relocating other civic uses to the High Street site (i.e. post
office, library, civic offices) and evaluate the possibility of a developer partnership
in trade for a guaranteed lease.
Program 4. Should developer interest in the High Street City-owned property be
low, or the VCTC decides that use of the right-of-way is not preferred,
consideration should be given to the following:
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1. Investigate with the banking community the lending feasibility should a
developer wish to build-out the property (80-90% coverage) and provide
parking off-site. This alternative would require City cooperation to allocate
off-site parking to the property.
2. Prepare financial projections for reuse of the site should the VCTC ROW not
be obtained, including the following reuse options:
• Maintain/expand existing lease holds assuming an aggressive solicitation
program, and build-out of the property based upon existing legal right.
• Conventional development of the property outside the right-of-way,
assuming on-site parking provided at City ordinance requirements (and
lender satisfaction). This option would likely have the site built-out with
structures anchoring the ends and a parking lot in the center, facing High
St (+/-35% single story site coverage is estimated).
• Develop the site as a parking lot and park, and increase the downtown
FAR's accordingly to absorb the unrealized development potential.
• Develop the site into a series of "pavilions", a marketplace or mercantile.
This alternative would involve strategic and carefully designed and
managed semi-permanent structures that could be housed with a range of
uses such as; crafts, foods, bath and home, quick print, bookstore, etc.
This option would require the City soliciting pre-leases to determine the
market and potential lease rates. The intent of this alternative is to
provide uses consistent with the community voiced desires for the
downtown, but that would not require substantial City investment in
construction.
Program 2. Provide a subsidy to attract the preferred uses listed above and/or
earmark staff time to develop an incentive based program to entice preferred
users.
Program 3. Pursue formal approval from the VCTC for use of the right -of-way for
parking and landscaping per the Vision Plan diagram.
Program 4. Work with the land owner of the seven-acre Spring Road property to
entice the preferred uses as defined by this Plan. Provisions should be made to
streamline the Planned Development permit process that incorporate the
elements of this Specific Plan, waiver or reduction of processing/permitting fees,
or relax certain development standards if the overall design of the proje ct meets
or exceeds the design objectives of his Specific Plan. Incentives that involve the
reduction of fees or the relaxation of development standards will need to be
considered carefully so that other public objectives are not compromised.
Resolution No. PC-2024-708
Page 129
Downtown Specific Plan
5-11
D. Support continued participation in the City Housing Rehabilitation
Program.
Program l. Continue to devote 50% to 100% of a full time equivalent staff
member to management of this program.
Program 2. Within a 5-year period, evaluate the annual participatio n levels of
targeted housing in the downtown, and determine if staffing support is sufficient
to meet program goals.
Program 3. Upon successful operation of the program for a five-year period,
reinitiate the $5,000 grant offering to program participants.
E. Improve public streetscape and other public spaces to help draw people
downtown.
One of the primary goals of this Specific Plan is to attract people to the downtown
local businesses. To accomplish this, one major goal is to improve the public
spaces, namely the streets, the Depot Plaza, the civic facilities and the key
gateways into the historic core. Increasing the public spaces provides for new
opportunities, such as outdoor dining, picnicking, holding small gatherings/
concerts/performances and other special events. The following programs should
be pursued either as a whole or incrementally to invest in the success of these
important public spaces.
Program 1. Implement streetscape improvements on High Street (crosswalks,
bike lane striping, landscaping, furniture, brick banding, gateway signage, etc.).
Program 2. Work with the RDA to solicit a developer to "partner" the
improvements to the Depot Plaza.
Program 3. Implement streetscape improvements along Moorpark Avenue
(medians, crosswalks, gateway signage, street trees, transit stops, etc.).
Program 4. Conversion of Magnolia Street to a public plaza to be closely
coordinated with adjacent landowners and phased with future development of the
vacant/underdeveloped properties at the corner of High Street and Magnolia Ave.
Program 5. Consider purchase of the parcels at the corner or Moorpark Avenue
and Third Street for community center complex, public spaces or civic uses.
Program 6. Work with the VCTC and Union Pacific to increase
visibility/awareness of the Metrolink station and parking lot, through directional
signage and promotional programs.
Program 7. Work with Cal Trans to construct freeway signage announcing
downtown at the identified locations specified in this Specific Plan.
Program 8. Consider reestablishing the "friendly police presence" on High Street
through either one of the following:
• Relocation of the volunteer police resource center (that originally located
at the High Street/Moorpark Avenue intersection) to High Street.
• Develop an image building program to promote "safe shopping" in the
downtown.
• Locate an agricultural employment kiosk to display employment
opportunities in a central, accessible location (Possibly bilingual).
Resolution No. PC-2024-708
Page 130
Downtown Specific Plan
5-12
• Appoint a "local safety advisory committee" of local
residents/merchants/property owners to address safety issues.
• Designate a (part or full-time) uniformed police/security officer specifically
to cover the downtown "beat".
• Develop a cultural arts program, possibly with local you th or school district
participation aimed at integrating community based public art into the
downtown.
• Develop an apprenticeship program with local youth participation that
could offer employment opportunities in civic or special public projects.
F. Continue to provide ample parking and access.
Program 1. Construct downtown entry statements at the three identified locations
specified in this Specific Plan.
Program 2. Construct downtown parking lot directional signage as identified in
the Specific Plan Vision Plans.
Program 3. Continue to work with the VCTC to advertise use of the Metrolink and
plentiful parking availability.
Program 4. Encourage new development to design sites with parking lots behind
buildings and easily identified signage to clearly mark public and private parking
spaces.
Program 6. As properties develop, the demand for sufficient parking will increase.
The City Department of Community Development should re-evaluate the parking
supply downtown every 5 years. If the parking needs are not being satisfied, the
City should implement the parking management provisions as recommended in
Section 3 8 of this Specific Plan.
Program 7. As ridership increases or decreases, the City should work with the
VCTC to consider reuse of the Metrolink parking lot on the south side of the
railroad tracks. Should peak use not demand all parking spaces provided, partial
reuse of this central facility is encouraged.
5.2.2 Promotions and Special Events Recommended Programs
The downtown must develop an identity as a place recognized by the community
for being special. In order to succeed, it must be clearly distinct from the other
existing and proposed commercial areas of the City. A combination of the
programs identified in this Implementation Plan should be pursued to promote
the long-term vitality of the downtown. However, this process must also build on
the attractive features of the High Street core, including its historical character.
The design guidelines of this Plan emphasize Moorpark's historic purpose as a
rural, agricultural and early American center, balancing its evolution into the
bedroom community that it is today. Using its past as an attraction, the
downtown must be come the venue for an expanding list of seasonal and other
special events. To accomplish this, the City and its residents must invest in not
only physical improvements to the downtown, but in promotional
campaigns/efforts that reinforce the special character of the downtown. The
Resolution No. PC-2024-708
Page 131
Downtown Specific Plan
5-13
following programs are recommended to enhance the downtown image and
environment:
Program 1. Invest in downtown promotion and planning through either initiating,
promoting or influencing one or a combination of the following:
• Assist and/or fund a portion of the Chamber of Commerce annual budget
to promote the downtown image and community events.
• Charge the existing Downtown Merchants Association with local
promotion, focused on fundraising efforts to rebuild the downtown image.
• Develop a community-supported logo for downtown, and consider "Shop
Moorpark", "Moorpark Beautiful", banner and flag programs, and other
local themes/awards programs to recognize downtown efforts and eve nts.
• Hire part-time staff or a consulting firm (advertising) to coordinate
downtown promotions and special events and develop a regular event
schedule. This could be done as a pilot project for a 5-year period,
hopefully resulting in success for downtown merchants/landowners who
then could consider organizing into a formal "Business Improvement
District" (BID or PBID).
• Establish a downtown BIA (merging the existing Merchant's Association)
as a consortium of downtown businesses whose mission is to promote the
downtown as a place for business and community activities. The roles of
this association will be to guide the efforts of this Plan through a
cooperative partnership between the City, Redevelopment Agency and
downtown business, and to act as the lead in sponsoring downtown
activities.
Program 2. Consider developing a public display of the City's agricultural
heritage.
Program 3. Consider setting aside "seed" monies for establishing a historical
museum, walking tour or brochure on the City's past.
5.3 Public Streetscape Improvements
The following tables outline in detail the various public streetscape improvements
envisioned in the Vision Plans, Figures 8 through 11. These improvements can be
phased as the City obtains funding, or as individual parcel development occurs that
may influence or participate in the planned improvement. Such elements as entry
monument signage, banner signs, street furniture and street trees may be
constructed or installed initially in stages, since such improvements do not re quire
substantial road resurfacing, traffic controls and significant capital investment. Other
suggested improvements such as Moorpark Avenue median construction, decorative
bulbouts and crosswalks, sidewalk banding, etc. will demand a greater degree of
merchant participation and capital cost, thus should be planned for accordingly.
Plaza improvements could be developed independently by the City, but should be
phased to correspond with future development of vacant/underdeveloped parcels so
that landowner/developer participation is achieved.
Resolution No. PC-2024-708
Page 132
5-14
Table 12
Downtown Specific Plan
Resolution No. PC-2024-708
Page 133
MOORPAR K
Pre llm tn •
Apnl 10 1H7
Note : The oQo,,,.lng colt tslimalt 111orprelln1r1,1ry 1>udge1 purpous 011 The cost rteme clo no1 inclitlt
g,eneral co110,1>0M,, trarrk: s nauauon, Otall\a~• . .subsurtac• urns. and co,t eKalat10n . TII Hllmat• oa no1
baaed on cons1nic1K>n doc menta or GetaNtd ctea lgn plans llul on achematoc i,la~s.
r,toor ;,,Hk Avenue UNIT OUC.NIT 1TY UNIT COST EXTENSION
OEMOLJTION
Mol> uon
T,al c: con1ro1 p11n
r,.u1c con1ro1
Sa,,,.cul concrete sid,walk lor tree gnites
sa .... cut asphah roadway lot cn:,s:swalli
Sawcut asphah roadway lor med n
Sawcul co11c111, ror cc,ss,ble r;imps
Remove concrete sidewalk r0r lltt grates
, move a hall road.,. ay lo r c rouw • le
Remove spna11 !l)&dway tot med ia n
J:lemove concrete for acceuJblo ramps (225 sll ramp)
CONSTRUCTION • ,
AssemC>I• 13"1JS II CfOHW ■lks
An-ow striplir1g {ac oy pa nt)
Blk, Ian e go 1Iqi lng (ac rytfc pa., t)
8 ke na stqiln g (ac llqi•lnt)
Crouwanc adobe e pavrng materia l
Crosswalk con c r••• b1 11drnS1
Crosswal scriping t■c,y lic pa11Rt)
Median ,.-,1ng (tcryr pa t)
Media l\ cult>ing
~edla11 nose tealured c:onc,.,e p vll\g
P1r .. ,1 partii ng Slnpr19 (acryllc Pld'II)
Roadway cold m ling
Roadway ruuriac g fasph11t pa~ Ing)
Roadway slripong (•t.rylic: P•lr111
T rH_gratu
SITE EU ;ME.NTS
Gatew•y sign
PLANTING
Mad111n SllrutlsJ grounocover
Median ttee, (15 gal)
Slree_! l!!.!•._ .. 11.r-••~ t1S i•'I
Son prepara Ion a d line g,.dillg
lmpon s• 1011_,oil l or al grad -,g a, as
Mulch j 2' layer on 11 s,lanting ■rus)
90 dar meinten ~nce period
l rnga uo n (p ping. be_ads)
Controller w hh • nc IOS u,.
RP..devlee ~ith enclo ure
Ml!ler oo up
Toc a I
I 5% Conlln9 e 11cy
Q rand Tota l
Is
Is
sl .,
$1
..
e1 ..
n
sl ,
I
II
II
al
If
sy
&I
II
••
., ..
••
SI
cy
cy
st
SI ..
118
800
1,150
1,6 20
4CO
,275
7,020
6.03!
3,925
17
16
28
2. 00
5,830
1,150
.,so
t ,HO
1,620
83S
50
8 , 22
78 ,500
960
5 1
5,200
17
:>I
S.200
21
21
5.200
6 ,475
1
$1.75
u .oo
S2 00
S1.7S
$5 .00
$0.75
S0 .75
S5 .00
SU BTO TAL
$1 ,0 00 .00
~00 .00
S.100 .00
so .,o ..
$11.00
$5 00
S t.0O
S0 .40
s ,2 .00
u .,o
S1 .00
$7 ,o
S0 .3S
SO .•O
~!!00.00
SUBTOTAL
112 .000.00
SUBTOTA l
51.25
s ,oo .oo
SI00 .00
S0 .07
$30.00
147 ,00
10 .10
S2 .25
$4,500.00
Sl ,500.00
SUBTOTAL
S29 . 00.00
$3.SOO .OO
S ,. 8 ,000.00
S1 ,'100 .00
$2 ,300 .00
Sl.240 .00
sno .oo
$8 ,375.00
$5,215' 00
$'1,526.25
$19,125.00
$112,001 .25
S17,000 .00
$4 ,800 ,QO
$8 ,400 .00
$1 .12 0 00
$64 ,130,00
$5 ,150.00
$ ,lS0.00
S864 .00
S19,'140 .00
s •. , .. 2 .,0
$S0 .00
,es.•u oo
S27 ,47S.OO
$384 .00
130 ,eoo.oo
S250.970 .50
s,2.000 .00
$12 000 .00
$6 ,500 00
$1 ,700 00
$5 ,100 00
S364 00
S630 .00
$987 .00
s,,o .oo
$1",568 .75
s•,soo .oo
$3,500.00
not Inc dad
Downtown Specific Plan
5-15
Resolution No. PC-2024-708
Page 134
MOORP·ARK
Prellmlnar Stat•m•nt of Probable ·Cost
April 10 1997
Note : The lollowmg cost 8$1ma1, ror oreHminary budget purposn only. The cost items do not · cl ch
1111nera1 cond lions. 11atflc: slQnalli:ation . drainage. subsurface illrr\$. aod cost ei.cata1ion . Th nllmate II not
based on eo nstrucllon oocuments or dalalltd csuign p n s bu1 on sc JT1at1e plans .
HHJh S tr.-cl UNIT QUANITITV UNIT CO S T EXT F N S ION
DEMOUtrOH
Mobi ·utiOn
T ra.l i0 c: onln::>I p
Traffic_ control
Sawc:ut concrete sldewa lor adObe-like banding
Sawcul asphalt roadway fo bulb-outs
Sawcut asphalt roadway lo crosswalk
Sawcut conc,ete or comerp nter
Sawc11t concreta _,or ac~assi,fe ramps
Remove conc,ate sidewalk lor adobe-like banding
Remove adpha for bu uts
R mov, spha ro~way ,orcrosswa
Remove cone 10 for come-I' planter
RerT)Ove concrete for. accessible ramps (225 sll ramp)
COHSTRUCTION
A!s.e.:!"l?le runps fro sld-.~a to crosswall(s
Anew striping (ac,yhc p~ln1)
B e ne logo striping (acrylic paint)
8ik _~ n..e striping (ac,ytic_ painl}
Bulb.out adobe e paving
. ·•·-.
8ul~~~J ~oncrete w/ iiforc ng artd _driveway
Bul_!):out culb and gutter
Crosswalk adobe• e paving rnat1n«I
Cross walk concre1e band11g _
Crosswalk concrete b
Cro~swalk striping (ac,ytic:_ p_~l!'t)
Paralle l pa rn9 stnping (acrylie paint)
Roadway cold g
Roadway reS\lr1acing {asphalt pa~~g)
Roamvay stnping (acrylic: painl)
Sid w&I< adobe e bandin_g ·-
Benche_s (6' ca,:nt,ridge L. nshead}
8ika rac .~~-
Gateway monument sign (in median)
Pa r1( 1ng -~i"!P.!O,Y . Slgl\ (In median)
Flagpoles wllh Uags In comer p ter
Publi~.~rt (in !T'9dian)
Drtv•~P mailbox .
Wrought Iron lenc !iJ (4' tall) .
Trash re-captacle (Cambi.dga Lio shud)
Aocyolno re_cep1acle (C.mblldgo L110nst1ead)
-
Is
IS
If
If
If
rt
If
sf
st
sf
sf
sl
ea
a
ea
If
sf
sl
If
sf
sf
sf
II
11
5Y
sf
If
If
.•
e
ea
Ba
oa
a
ea
It
ea
aa
·--··-
7,871
770
3_(270
70
450
7 ,871
4.050
7 ,280
350 :
1,200 '
13
18
12
• ·-···---· ~ .•. 2~·.
540
200
770
3,830
730
S40
730
1,150
10,600
95 .~00
230
7,8!1 ..
St.75
$2 .00
$2 .00
$1 ,75
$1 .75
$5 .00
$0.75
S0 .75
$5 .00
ss .09_
SUBTOTAL
S1 .000 .00
$300.00
$300.00
$0 .~
$5.50
$4 ,00
s1~.oo
Sf 1 .oo
$5 .00
SS .00
$1.00 ..
$1 .00
$7 .50
$0 .35
S0 .40
SS .50
SUBTOTAL
.. . :,,.._.J;...,,.. .. ,, ; ... ••.•
5 ,soo .oo
2 S625 .00
2 s12 .000 .00
2 $350 ,0Q
2 $3 ,000.00
2
170 $25.00
$900 .00
$900 .00
SUBTOTAL
S4Q_.ooo.oo
$.4 ,000.00
.. $18 ,0~0.00
$13 .. ?74 .25
St.s~o.oo
$6 ,540 .00
$122.50
S787 50
$39,35-S.00
$3,037.50
SS .~60 -~0
$1 ,750.00
$6.000.00
S 140,3$6. 75
$13 .~00.00
$4 ,800 .00
S3 .600 .00
$880 .00
S2 .970.00
$800 .00
$10,780 .00
$42 ,130.00
S:3 ,650.00
$2,700 00
S730 .00
$1,150.00
sn.soo .oo
$33,390 .00
$92 .00
$43 ,290 .50
$243,4e2,50
.; .... ),.
S•.000.00
S1 ,250 00
$24.000.00
$700.00
$6,000 .00
not Included
no ncluaad
$4,250 ,00
S900 00
$900 .00
S42,00o.oo
Downtown Specific Plan
5-16
Resolution No. PC-2024-708
Page 135
PLANTING
&Jlb-outshn1Yi?/~011er
I Buft><lUt trees (15 gal)
Bulb-out trees near Magnoia a (24" box)
.. Shnbs i1 circular comer, planter
.Accerrt grounct::0\/er by gate.way sigl
.Accent grounct::0\/er on comer
µuge t,e.es in blJlx.>u.t .tff crosswal< (24" txi.x} ...
.Soil preparation an<:I fine~
lrrpo,t 6" top soil for al planti,g areas
M.Jlch (2'' layer on all plantilg areas)
90 day rraintenarlC:e. peric>d ..
Irrigation (Wing, hea.d:!i)... .. .
c.ontroller with enclosure
AP devic~ with .encf9sure
~er hook .. up
1 s04. Contlrlgency ;
Grand Total .
s 4,050
ea 3
ea 4
s 350
s 120
s 420
ea 4 :
s ... 14,141
cy 58
cy 58
sf 14,141
sf 14,141
ea 1
ea 1
Is 1
$12!5. $5,06250
$100.00 $300.00
$300.00 $1,200.00
$1 .25 .. ~-50
$1.25 . $150.00
$1.25 $525.00
...... _$3Cx.l.cx.>. .. : $1,200,00
... ' _$0,_()7-_ . ... " $989.87
~.oo .. $1,740.00
$47.00 $2,726.00
$0.10 $1,414.10
"
$2.25 . $31.~17.25 .
$4,500.00 $4,500.00
$3,500.00 ,$3,?<X),CX>
....... , ..... ~ .. ~~
................................. --~4~1 -'~~J.'.47
... $72,208'.72
$553,600.19
Downtown Specific Plan
5-17
Resolution No. PC-2024-708
Page 136
MOORPARK
Prelfmfn• Sta•ment of Probable Co•t
Apnl 10 1991
Note: Th to ow ng cost e11tima1e ls for pre m a,y budget purposes only. he cost items do not •nc lude
ge,,er.JI cond1t10n1 . traH,c signaiza llon, dra.,age . subsutface • ems. and coat esc:■ 1100 . T is aal!tnate IS not
based on cons rucoon doc umenIs or data Had dHign plan but on 1c hema1c plans.
MobilizatlOll
Oemolilaon of eir.isling concre1e. curt and asp alt paving
Removal of eXJsti 9 concre1a . cult> a d .isp a~ pav fng
CONSTRUCTION
Site preparation
Adobe il<e brick pav ing
Circ r concrete _acc~n•
R ised planter atwalls (18' high)
T ree Grau
SITE' e..EMENTS'
Benches (6' • camcridge Uonsh.ead}
18 11Ce racks
Boards
Drin ing Founta in
Hangtng banners
KioSI<
Pla n 1ar pois (sq ara Caml>noge L10n ead}
Tra r, container (Carmr1dge l10nshead)
Aecyc 'ng container (Cambndge L nshead)
PL.ANTING
Shl\Jbs/flowers in plan!trpots
_S rvbs/ groundcover in raiH~. plante,s .
T in planters (15 gal)
T~es ~ grate~ (15 gal)
So~ prap,,ation and fin• grad g
I oit 6' top solftoratl plantr,9 areas
Mulch (2' layer on a ll p n g antas)
90 Clay malnlenance penod
lmgatJO (piping , heads)
CQntn>ller with enclo re
RP device with enclosure
Meter hook up
..
s
sf
st
$I
s1
ea
ea
••
ea
•
oa
88
••
8cl
sl
sl
••
ea
5f
cy
cy
sr
$I
e
ea
Is
12 ,580
12 ,580
12 . 80
255
230
12
7
I
5
9
1
8
3
3
7 2
500
5
12 _
572
2
2
572
872
1
$2.00
$4 .00
SUBTOTAL
$5.50
ss .oo __
$50.00
$600.00
$800.00
$625.00
S660.00
$3 ,500.00 •
S◄00 .00
S8 ,000.00
S .ooo 00
$900.00
$900.00
SUBTOT AL
$2 ,7S
$1 .2S
s,oo.oo
$100.00
S0 .07
$30.00
S47 oo
$0.10
$2 2S
$◄,500 .00
$3,500 .00
$17 ,300 00
$25 ,160 .00
$50,320 .00
$92 780.00
$69,190.00
$1 ,275 .00
11 ,500 .00
$7 ,200__.00
SU.165.00
$5,600 .00
$625.00
$3.300.00
$3,500 .00
S-3 .600 .00
$8,000.00
$8,000 .00
$2,700.00
$2,700 .00
$198.00
S625 .00
$500.00
$1 ,200.00
$40.04
$60.00
$~4.00
$57.20
$1 .9152 .00
$4,500.00
$3,500.00
no, lnclUdecS
15% Contingency
Grand Total ,
$34,905 .94
S26~ 612 .U
Downtown Specific Plan
5-18
Resolution No. PC-2024-708
Page 137
MOORPARK
PreHmtna $tatement of Probabl• Coat
April 10 1997
Nole : The lollowing cost estimate i1 for prali ·nary budget purposes only. Th cost ems cso nol lncluCSe
general eondl110ns . traffic s,gt1a .utlon, drainage, subsurlace erns. a nd cos t asca lion . T
based on cons1ruction docu~nts or de1.alfed i:18$ gn plin$ bu! on schematc plans .
estimate 1$ no1
Moblll?atlon
CONSTRUCTION
Sile pntparation
Adobe•typ• brick paving
Concrete or brick paths
Aesuoom .....
SITE .ELEMENTS
Benches (6' Cambridge llonshead>
Bil<a racks
Bandstand
Trash container (ca.mbndge Lionshead)
~.!cycling c9nli!ln•~ (Cambridge Lio~~•~~)
Planter pots (SQuare C3mbr1dge llonsnead)
Orin ing fountain -
!PLANTING ·
Sl'INbSlflow~rs 1!:!. ranter pot~.
Trees (1 S gaJ)
Sod
Shrubs/ groundcov er
Large _ t _lll~S bY. .. bar.i_dstand (!!~· bo,c)
24" bolC tree
Seit p"'paration and t,n gradfflg
Import 6" top soil for al gradi\g are•s
M_ulch c,2· layer on an planting areas)
90 day_ mei~!.~&.nC..!. pe_!kXI ..
Irrigation (pipi\g, neads)
Controtter wlll enclOsure
RP device w•h nclosu19
_Me1er hook ~p
Total
15% Contlng•nc;y
Gnnd Total
IS
sl
sf
88
ea
ea
ea
ea
ea
ea
$1
sf
s1
ea
ea
ea
sf
cy
cy
sf
sf
ea
. ea
Is
SUBTOTAL
7,600 $10.00
6 ,600 S5 .00
SUBTOTAL
24 S800.00
2 S625.O0
$35,000.00
4 $900.00
4 $900.00_
,o $1 ,000.00
1 $3,500._00
SUBTOTAL
90 $2 .75
20 S100 .00
12 ,000 S0 .75
3,500 $1 .25
2 $500.00
6 $300 .00
12.020 $0 .07
49 $30.00
49 $47 .00
12 ,020 $0.10
12,320 S2 .25
S4 ,S00 .0q_
$3,500.00
$19,650.00
su eso.oo
$76,000.00
S33,00.0 :00
not ilctuded
S109 ,000 .00
s,9.200.00
$1,250.00
$35 ,000.00
$3,600.00
$3,600.00
$10,000.00
$3,500.00
S76 150 .00
$247 ,50
S2,000 .00
S9,009 ,00
$4,375.00
Sf ,000.00
S1 ,800.00
$~41 .-40
S1 ,470 .00
$2,303.00
S1 ,202.00
$27,720.00
$4 ,500.00
~,500.00
no! ind1ded
S264, 75 8.90
$39,713.84
$304 ,412.H
Downtown Specific Plan
5-19
Resolution No. PC-2024-708
Page 138
.M08BPABK . '.'1 ;t ... , '--·._ • ',.:.;, {;:. :: _,_ ,, ~
P.-a·,,~·rrli#~bt~me ,l;,--P~ba ble ··c~if>it_: •. • .. ,
April 10 1997
Note: The fonowing cost estim:lte is for prelirrinary budget pu,poses only. The cost items do not inch.Jde
genera l conditions, traffic signalization , dranage , subsurface items , and cost escalation . This estirrate is not
based on construction documents or detailed design plans but on schematic plans.
Avenue $452,342.73
i High Street $553,600.191
I
Mag,oia C.ourt $267,612.181
H!!i! Street Plaza $304,472.741
Grand Total for all puhlic i111provcmcnts $1.578,027.84
Downtown Specific Plan
5-20
5.4 Specific Plan Administration, Adoption and Amendments
This section of the Downtown Specific Plan describes the process, procedures and
criteria for administration, adoption and amendments to the Downtown Specific Plan.
5.4.1 Specific Plan Administration
The Moorpark Community Development Department is responsible for the
administration, implementation, and enforcement of this Specific Plan. The
Community Development Director is responsible for making the determination of
whether an amendment to the Specific Plan text or maps is needed. Amendment
procedures are described below.
5.4.2 Specific Plan Adoption
The Specific Plan was adopted by City Council Resolution. Adoption of this
Specific Plan involved City Council approval of a General Plan Amendment (text
and map). Upon adoption, the Specific Plan, Mitigated Negative Declaration and
Mitigation Monitoring Plan established the land use and zoning for the downtown.
An ordinance amendment was prepared to supplement the City Zoning Code.
This ordinance set forth text and map zoning amendments for establishing new
zones, specific site development standards and allowable uses for the
downtown. The City Council adopted this enabling ordinance as a part of the
City Zoning Code. In the event that any regulation, condition, program, or portion
of this Specific Plan is held invalid or unconstitutional by a California or Federal
Court of competent jurisdiction, such portions shall be deemed separate, distinct,
and independent provisions, and the invalidity of such provisions shall not affect
the validity of the remaining portions of the Specific Plan.
5.4.3 Specific Plan Amendments
Over time, sections of the Downtown Specific Plan may need to be revised, as
economic conditions or City needs indicate. Proposals to amend the Downtown
Specific Plan must be accompanied by detailed information to document the
change requested. The request should include revised Specific Plan text and
revised Land Use and Zoning diagrams, where relevant, depicting the
amendment desired. The applicant should indicate the economic, social or
technical issues that generate the need to amend the Specific Plan. When
applicable, any proposal to amend the Specific Plan must be accompanied by
studies that analyze the amendments potential effects. City staff is responsible
for review of all submitted information in support of the amendment request, and
will determine whether the proposed amendment is both consistent with the
General Plan and can be supported by the conclusions of the supplemental
studies, if needed. Both the Planning Commission and City Council must hold
public hearings on the Specific Plan amendment, in accordance with Section
65453 of the State Government Code. Amendments to any new land use, zone,
Resolution No. PC-2024-708
Page 139
Downtown Specific Plan
5-21
site development standards or allowable uses as prescribed by the Specific Plan
enabling ordinance (which has been adopted by City Municipal Code) shall be
adopted by ordinance. All other amendments shall be adopted by City Council
Resolution. Adoption of any proposed amendment to this Plan shall include the
determination of the following findings:
A. Changes that have occurred in the community since the approval of the
original Specific Plan which warrant approving the proposed amendment.
B. The proposed amendment is consistent with the City of Moorpark General
Plan.
C. The proposed amendment will result in a benefit to the area within this
Specific Plan.
D. The proposed amendment will not result in any unmitigated impact to
adjacent properties.
E. The proposed amendment will enable efficient and less costly delivery of
necessary services and/or public facilities to the population within the area of
this Specific Plan.
Amendments to the Specific Plan are subject to additional CEQA review.
Resolution No. PC-2024-708
Page 140
000234
EXHIBIT 2
NORTH SIDE OF HIGH STREET BETWEEN MOORPARK AVENUE AND WALNUT STREET
Resolution No. PC-2024-708
Page 141
2 of 12
000235
EASTSIDE OF MOORPARK AVENUE, NORTH OF HIGH STREET
Resolution No. PC-2024-708
Page 142
awning to match front
brick par-apet cap
built-out "pilaster tops •
accent lines
optional upper parapet
awning & pilasters
as on front
transom windows
darker brick
3 of 12
000235
NORTH SIDE OF HIGH STREET BETWEEN WALNUT STREET AND BARD STREET
Resolution No. PC-2024-708
Page 143
S19n r~sed Recessed paf'W)fl patc~s
Rod.r,od o,-Rmtod .. ""1!1 ""°"' 1ea,s,
E,i""'911Ched-••q>0,ed
-
Pi1Htfll ott-nslont
FrMstandlngJl!lttt$
Newpfosi.l
NORTH SIDE OF HIGH STREET BETWEEN BARD STREET AND MAGNOLIA STREET
000237 4 of 12
Resolution No. PC-2024-708
Page 144
NORTH SIDE OF HIGH STREET AT SPRING ROAD
5 of 12
000238
Resolution No. PC-2024-708
Page 145
~
gable roof extension
~b81181tiles
arr:a<fe extension-
l81Yft s-
colur bay
SOUTHSIDE OF HIGH STREET, WEST OF SPRING ROAD
6 of 12
000239
Resolution No. PC-2024-708
Page 146
iccent form t o tv rn corner shed patapst cap
1ev1JaJs to articulate wait
pal,e.d column,
Planters
,a1ud accents wt mol ding
r«iied rool hy
toWSr sef back
for entry effect
and $hared
foC/J$ wJtb $torei
to the ea$t
t1elll$ fronting court
roof, anl'c11t1ted for rhythm
deep
piU1tten
rotfup glau doo" for retail or reo.taur,nt
WESTSIDE OF MOORPARK AVENUE AT POINDEXTER AVENUE
7 of 12
000240
Resolution No. PC-2024-708
Page 147
SOUTHWEST CORNER OF MOORPARK AVENUE AND POINDEXTER AVENUE
8 of 12
000241
Resolution No. PC-2024-708
Page 148
• 'bin.s tµ~ fta~
1q or groc ries di
WESTSIDE OF MOORPARK AVENUE BETWEEN SECOND STREET AND THIRD STREET
000242 9 of 12
Resolution No. PC-2024-708
Page 149
WESTSIDE OF MOORPARK AVENUE AT LASSEN AVENUE
10 of 12
000243
Resolution No. PC-2024-708
Page 150
barrel tile roof ends
side roof extending backl I r recessed tiles
low mass retained
r recessed parapet extension ...
sign program L -spoked semicTrcular canopy
EASTSIDE OF MOORPARK AVENUE, NORTH OF FIRST STREET
11 of 12
000244
Resolution No. PC-2024-708
Page 151
new gab le s new rail
....!f han ced co lumn s Bf d r ails w oughou f
en hanced stair
left side only
corner mass
Style: neu tral, relating to original modernism and to old packinghouse across street
~----
EASTSIDE OF MOORPARK AVENUE, SOUTH OF FIRST STREET
12 of 12
000245
Resolution No. PC-2024-708
Page 152
applicant's design, with modifications
to screeds window size, etc. freestanding letters