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HomeMy WebLinkAboutAGENDA REPORT 1989 1018 CC REG ITEM 11C ITEMII .C . MOORPARK 0201 . ELOISE BROWN oPpK C"�,A STEVEN KUENY Mayor dtop City Manager BERNARDO M. PEREZ a �. CHERYL J. KANE Mayor Pro Tem � �,+ City Attorney CLINT HARPER, Ph. D. -�� ��,�� PATRICK RICHARDS, A.I.C.P. Councilmember 9- Director of PAUL LAWRASON Community Development Councilmember '�o �`' R. DENNIS DELZEIT SCOTT MONTGOMERY City Engineer Councilmember JOHN V. GILLESPIE RICHARD T. HARE MEMOR ANDUM Chief of Police City Treasurer TO: The Honorable City Council FROM: Patrick J. Richards, Director of Community Development DATE: October 12, 1989 (CC meeting of 10/18/89) SUBJECT: HILLSIDE PERFORMANCE STANDARDS -- DRAFT Backgound Recently the Planning Commission requested direction from the City Council regarding their review of the draft Hillside Performance Standards. The Council considered the Commission's request at their meeting of October 4, 1989. At that meeting the Council created a technical committee made up of two members each of the Council (Harper and Lawrason) and Planning Commission (Wozniak and Scullin). This committee was to meet and report back with their recommendations to the Council at the October 18, 1989 meeting. The Committee met October 10, 1989 and discussed the Hillside Performance Standards. Discussion As the Committee met, the first topic of discussion was what approach should the City take towards hillside protection. There was some philosophical comments made regarding development on the ridgelines vs. slopes and canyon areas. Generally, the Committee prefered no direct development on the very tops of certain ridgelines within the City. The Committee began their discussions with the premise that the community desired the hillside areas to be protected and that there was an urgency to develop regulations as soon as possible. The Committee was concerned with the various legal questions addressed by the City Attorney and noted that those would need. resolution before proceeding towards any approval. The Committee in general accepted the draft in its present form as a starting point. There was no interest to make major wholesale changes or reject the current draft. However, the draft does need adjustments in a number of areas (exceptions, viewshed protection and grading standards) . 799 Moorpark Avenue Moorpark, California 93021 (805) 529-6864 IIT;.,SDO/CH.RONI P.T.R:DST:PP:DR:FM: :CN;iDR:t.:.rT TO: The Honorable City Council FROM: Patrick J. Richards, Director of Community Development DATE: October 12, 1989 (CC meeting of 10/18/89) SUBJECT: HILLSIDE PERFORMANCE STANDARDS - DRAFT Page -2- Recommendations of the Committee at this time include the following: 1. That there be no development on top of those ridgelines designated by this ordinance as protected; and 2. Allow cluster type development to preserve as much of the hillside area as possible; and 3. Identify major and minor ridgelines for protection; and 4. Create regulations which will minimise grading as much as possible. It was the Committee's desire to continue meeting on this matter in the future. Staff Recommendation 1. That the City Council discuss the Committees recommendations and direct the Committee to continue meeting on this subject until a draft is created which will meet their approval for recommendation. 2. That the Committee be given a date certain to return this matter to the City Council. Attachment: Hillside Performance Standards - Draft MOORPARK, CALIFORNIA City Council Meeting of__.LQ72z1L___ -198. ACTION: 9/&45." ByCI* Cjer4 HILSDO/CHRONI PJR:DST:PP:DR:FM: :CM:DR:crl 00001 ARTICLE _ 30 00002 00003 HILLSIDE PERFORMANCE STANDARDS - DRAFT 00004 00005 00006 Sec. 8148-0 PURPOSE - It is the City of Moorpark's position that the 00007 hillsides constitute a significant natural topographical feature of the 00008 community which provides aesthetic relief to the viewscape from virtually 00009 every location in the City. The purpose of these Performance Standards are, 00010 therefore, to implement those provisions of the General Plan of the City of 00011 Moorpark as they relate to the preservation of hillside and ridgeline areas, 00012 residential housing in hillside areas, the maintenance of open space, the 00013 retention of scenic and recreational resources of the City and to enhance the 00014 public health, safety and welfare by regulating development in hillside 00015 areas. 00016 00017 Sec. 8148-2 APPLICABILITY - Except as exempted in Section 8148-4 these 00018 Performance Standards shall apply to any parcel or any portion of a parcel of 00019 land in any land use zone which is located outside of the valley floor 00020 boundary line as noted on the Development Map of the Valley Floor attached 00021 hereto, and made a part hereof by this reference as Exhibit A. principally 00022 and conditionally permitted uses in the underlying zone are likewise 00023 principally and conditionally permitted under these Performance Standards 00024 subject to the Findings (Section 8148-5) and the application of Development 00025 Standards (Section 8148-10) contained herein. 00026 00027 Sec. 8148-3 VARIANCE FROM PERFORMANCE STANDARDS - Variance from the terms 00028 of this ordinance shall be granted either pursuant to the procedures of 00029 Section 8163-2 of this Chapter or as part of a Planned Development Permit, 00030 Conditional Use Permit, Specific Plan, or other entitlement, provided that 00031 the findings required below are made prior to approval of the project. Any 00032 variance granted shall be subject to the findings required by Section 00033 8163-2. 00034 00035 Sec. 8148-4 EXCEPTIONS - These Performance Standards shall not apply to 00036 those specific developments or applications involving one or more of the 00037 following circumstances: 00038 00039 (a) Any approved permit, including, but not limited to, a Specific Plan, 00040 Planned Development Permit, Vesting Tentative Map, Tentative Map, 00041 Parcel Map, Conditional Use Permit, Encroachment Permit or other• 00042 entitlement valid as of the date of adoption of these Standards. 00043 This shall include any such above-defined entitlement for which a 00044 minor modification is approved. However, prior to the Director of 00045 Community Development approving or conditionally approving the 00046 minor modification, he shall submit the application to the Planning 00047 Commission for a determination of whether the application meets the 00048 required permit findings as identified in Section 8163-3. If the 00049 Commission so determines, this exception shall apply to any such 00050 subsequently approved minor modification, unless the Director of 00051 Community Development, or the Planning Commission on appeal, or the 00052 City Council on further appeal find any modification to the 00053 above-defined entitlements to be a Major Modification of such a 00054 magnitude as to alter the original intent of the project approval. 00055 HILSDDAA/CHRONI Rev.9/6/89 Page 2 00056 (b) Any reapplication for a previously approved Planned Development 00057 Permit, Tentative Map or any other entitlement valid as of the date 00058 of enactment of these Performance Standards, where the failure of 00059 the project to proceed under the original entitlement is solely 00060 caused by the failure to obtain necessary building permit 00061 allocations in spite of having filed good faith application(s), and 00062 that such reapplication does not contain any modification to the 00063 original entitlement of such a magnitude as to alter the original. 00064 intent of the project approval. 00065 00066 (c) Construction of a residential dwelling unit, or additions thereto, 00067 and accessory building(s) on a residentially-zoned parcel legally 00068 subdivided prior to the date of adoption of these Performance 00069 Standards, which does not involve grading for structures on visually 00070 prominent ridgelines or on land with a slope in excess of twenty 00071 (20) percent, or grading in excess of 1,000 cubic yards. 00072 00073 (d) Any parcel having only isolated land forms with slopes of ten (10) 00074 percent or greater which have a horizontal run of less than 100 feet 00075 and a vertical rise of less than 30 feet. 00076 00077 (e) Grading for agricultural purposes, pursuant to a grading permit 00078 approved by the Planning Commission following a duly noticed public 00079 hearing. 00080 00081 (f) Lot line adjustments, lot mergers or condominium conversions 00082 involving existing structures, approved pursuant to local ordinance. 00083 00084 (g) Fire breaks and fire roads required by the Ventura County Fire 00085 Department. 00086 00087 (h) Recreation trails for pedestrian or equestrian purposes constructed 00088 by or pursuant to the requirements of the City of Moorpark. 00089 00090 (i) The construction of public works improvements, including, but not 00091 limited to drainage channels, retention basins, water tanks and 00092 pumping stations, provided that such facilities shall be landscaped 00093 and bermed so as to minimize their visibility from view points from 00094 the valley floor as defined in Section 8148-16(c)(2) herein. 00095 00096 (j) Public, quasi-public or non-profit facilities of a recreational or 00097 educational nature, including, but not limited to planetariums, 00098 observatories and libraries, provided that such facilities shall not 00099 be visible from viewpoints from the valley floor as defined in 00100 Section 8148-16(c)(2) herein. 00101 00102 (k) The replacement or reconstruction of commercial, industrial or 00103 residential structures existing prior to the enactment of these 00104 performance standards which destroyed or damaged by fire or 00105 earthquake or other natural disaster. 00106 00107 Sec. 8148-5 FINDINGS - These findings constitute a further definition and 00108 implementation of those policies of the General Plan of the City of Moorpark 00109 which relate to the preservation of hillside areas, the preservation of open 00110 space and the protection of life and property in hillside areas subject to 00111 various natural and man-made hazards. In approving or conditionally 00112 HILSDDAA/CHRONI Rev.9/6/89 Page 3 00113 approving any application for development subject to these Performance 00114 Standards, the Director of Community Development, the Planning Commission, or 00115 the City Council shall determine that al.l the following hillside development 00116 findings have been attained by the proposal. In denying any application for 00117 development subject to these Performance Standards, the Director of Community 00118 Development, the Planning Commission, or the City Council on appeal, shall 00119 state which of the following hillside development findings, if any, have not 00120 been attained. The manner in which these Findings are listed is not to be 00121 construed as giving one Finding priority over the other. 00122 00123 (a) General Findings 00124 00125 (1) That the natural topographic features of the hills located in 00126 and surrounding the City of Moorpark have been respected and 00127 protected. 00128 00129 (2) That all development in this project has been kept from natural 00130 slope areas of twenty (20) percent or greater except as 00131 specifically authorized pursuant to Section 8148-3, 8248-4, and 00132 Section 8148-11(a) . 00133 00134 (3) That all commercial and industrial development has been kept 00135 from natural slope areas of twenty (20) percent or greater, 00136 except as approved by a Specific Plan. 00137 00138 (4) That the overall density or intensity of land usage in all land 00139 use zones generally decreases as slope increases. 00140 00141 (5) That the view of the hills from the valley floor as well as the 00142 viewshed from the hills has been respected and maintained as 00143 defined in Section 8148-16(c) and Section 8148-15. 00144 00145 (b) Development and Design Findings 00146 00147 (l.) That grading has been kept to an absolute minimum in order to 00148 maintain the natural character of the hillsides and that 00149 unavoidable grading complements natural land forms. 00150 00151 (2) That mass grading of large pads and excessive terracing has 00152 been avoided in residential land use zones and minimized in 00153 commercial and industrial use zones. 00154 00155 (3) That significant natural landmarks and other outstanding 00156 features have been retained in their natural state. 00157 00158 (4) That proposed residential development plans have utilized 00159 varying setbacks and heights for buildings, building 00160 techniques, building forms, materials, and colors which ensure 00161 the compatibility of structures with the surrounding terrain 00162 and that proposed commercial and industrial development plans 00163 have utilized varying setbacks and heights for buildings, 00164 building techniques, building forms, materials and colors which 00165 ensure the compatibility of structures with the surrounding 00166 terrain. 00167 HILSDDAA/CHRONI Rev.9/6/89 Page 4 • 00168 (5) That street and circulation design respects the natural 00169 contours of the land, minimizes grading requirements and 00170 minimizes the percentage of land devoted to streets. 00171 00172 (6) That altered slopes will be re-landscaped with plants which are 00173 compatible with the project's soils, terrain and micro-climate, 00174 and which reduce the risk of fire, consistent with requirements 00175 for water conservation. 00176 00177 (7) That the project's design and construction complies with the 00178 Development Standards in Section 8148-11 through 8148-19. 00179 00180 (8) That land graded for road right-of-way purposes through slopes 00181 not otherwise permitted to be graded hereunder does not include 00182 or permit construction of an increased number of building pads 00183 other than those permitted by the zoning for that parcel. Such 00184 road grading shall not increase an existing or proposed 00185 building pad site. 00186 00187 Sec. 8148-6 SLOPE CALCULATION PROCEDURE 00188 00189 (a) Slope Calculations- For the purpose of these Performance Standards, 00190 the following methods will be used to determine the slope of any 00191 land, and the square footage or acreage within any slope category on 00192 land subject to these Performance Standards. 00193 00194 (1) Definition of Slope - Slope is here defined as the relationship 00195 between the change in elevation (rise) of the land and the 00196 horizontal distance (run) over which that change in elevation 00197 occurs. The percent of any given slope is determined by 00198 dividing the rise by the run on the natural slope of land, 00199 multiplied by 100. See figure below. 00200 00201 (2) Slope Map Required - For the purpose of determining the amount 00202 and location of land falling into each slope category, the 00203 applicant shall submit to the Department of Community 00204 Development at the time of application a base topographical map 00205 of the subject site prepared and signed by a registered civil. 00206 engineer or licensed land surveyor, Such a map shall have a 00207 scale of not less than one (1) inch to two hundred (200) feet 00208 and a contour interval of not more than two (2) feet provided 00209 that the contour interval may be ten (10) feet when the slope 00210 is more than twenty (20) percent. This base topographical map 00211 shall include all adjoining properties within 150 feet of the 00212 site boundaries. Slope bands in the range of zero (0) to ten 00213 (10) percent, ten (10) to fifteen (15) percent, and fifteen 00214 (15) to twenty (20) percent shall be identified on the required 00215 slope map. 00216 00217 A tabulation of the land area in each slope category shall be 00218 specified in acres on the slope map. The exact method for. 00219 computing the percent slope and area by percent slope category 00220 should be sufficiently described and presented so that review 00221 can readily be made. 00222 HILSDDAA/CHRONI Rev.9/6/89 `' Page 5 • 00223 MEASUREMENT OF SLOPE 00224 00225 00226 -----------a'° - -------- 0_ --•---- SLOPE- RUN X 100 -860-- 50- 22 22 •:sPE. To D0 X 100 -VQ^ 22 VERTICAL -830 CHANGE IN -- _ ELEVATION 1 (f"s" -820- 100. ELEVATION IN FEET HORIZONTAL DISTANCE BETWEEN CONTOURS(RUN, • • • HILSDDAA/CHRONI Rev.9/6/£ Page 6 00229 (3) Slope Mapping Method 00230 00231 (i) The percent slope of any particular piece of land 00232 shall be plotted on the map described in Section 00233 8148-6(a)(2) by dividing the vertical rise between 00234 the contours employed by the horizontal distance 00235 between the same contours, multiplied by 100. The 00236 minimum contour interval employed shall be two (2) 00237 feet and the maximum contour interval employed ten 00238 (10) feet with the ten (10) foot interval being 00239 preferred. 00240 00241 (ii) In preparing a slope map, isolated slope areas (i.e. , 00242 surrounded by a flatter or steeper slope category) 00243 with a horizontal run of less than one hundred (100) 00244 feet and a vertical rise of less than thirty (30) 00245 feet shall be disregarded and the area thereof 00246 classified as being within the adjacent category. If 00247 the isolated slope area is adjacent to two or more 00248 slope categories, the isolated slope area shall be 00249 classified with the steepest adjacent slope category. 00250 00251 (iii) In preparing a slope map, those portions of ravines, 00252 ridges, and terraces of less than one hundred and 00253 fifty (150) feet in width at their widest 00254 measurement which are in an area generally sloping at 00255 twenty (20) percent slope or greater shall be 00256 regarded as being of twenty (20) percent slope or 00257 greater, and shall be included as part of the 00258 bordering twenty (20) percent slope or greater band. 00259 00260 Sec. 8148-7 CALCULATION OF TOTAL ALLOWABLE DWELLING UNITS 00261 00262 (a) Land Areas Included in Calculations - The total allowable 00263 residential dwelling units shall be calculated based on the total. 00264 land area within each slope category pursuant to Section 8148-6(a) . 00265 Except for the exclusions specified in Section 8148-7(c), all land 00266 areas, including open space, park and recreation areas developed by 00267 the applicant and designed principally for use by the occupants of 00268 the proposal, lands dedicated to the City of Moorpark, dedicated or 00269 otherwise reserved natural areas within the site and lands within 00270 the proposed development required for new or expanded public 00271 right-of-way for roadways may be included in calculations of total. 00272 allowable dwelling units, if the land area is designated for 00273 residential development on the General Plan. Such areas shall be 00274 calculated as open space (1 unit per 40 acres) if they are 00275 designated as Open Space on the General Plan. 00276 00277 (b) Land Areas Included in Calculations but Unbuildable - Isolated land 00278 areas shall be considered unbuildable but may be included in 00279 calculations of allowable numbers of dwelling units (gross density) 00280 for the entire site being considered if: 00281 HILSDDAA/CHRONI Rev.9/6/89 Page 7 00282 (1) The provisions of Section 8148-6(a)(3)(ii), Section 00283 8148-6(a)(3)(iii) or Section 8148-7(c) do not apply. 00284 00285 (2) A future public roadway must be constructed which traverses 00286 natural slopes in excess of twenty (20) percent for more than 00287 one hundred (100) feet per dwelling unit requiring such access. 00288 00289 (c) Exception - Lands meeting any or all of the following criteria shall. 00290 not be included in the calculation of total allowable dwelling 00291 units: 00292 00293 (1) All land areas, regardless of slope, which will be subject to 00294 inundation during a one hundred (100) year storm after 00295 development has occurred. 00296 00297 (2) All land which is in a geologic hazard area as defined in the 00298 Safety Element of the General Plan of the City of Moorpark and 00299 for which no feasible mitigation measures are proposed 00300 consistent with these Performance Standards. 00301 00302 (3) All land which will lie within the easement or right-of-way 00303 boundaries of an open flood control channel after development 00304 has occurred. 00305 00306 (d) Residential Dwelling Unit Calculations 00307 00308 Using the Slope Map described in Section 8148-6(a), the maximum 00309 allowable number of units shall be calculated as follows: 00310 00311 00312 Slope Category Dwelling Units Per Acre 00313 00314 0-10 Percent Underlying General Plan 00315 designation at target density or 00316 a maximum of 4 units per acre, 00317 whichever is less. 00318 00319 10-15 Percent 1 Unit per 1/2 acre (2 units per 00320 acre) or target density, which 00321 ever is less. 00322 00323 15-20 Percent 1.6 Units per 2.5 acres ( .64 00324 units per acre) 00325 00326 20 + Percent 1 Unit per 40 acre ( .025 unit 00327 per acre) 00328 00329 Areas General Planned 1 Unit per 40 acres ( .025 unit 00330 as Open Space and per acre; applies in all slope 00331 Agriculture 40 acres/ categories) 00332 Dwelling Unit (OS-2 and 00333 AG-2) 00334 00335 00336 HILSDDAA/CHRONI Rev.9/6/89 Page 8 00337 (e) Transfer of Dwelling Unit Allocations - Within a Tentative Map, 00338 Planned Development Permit, Vested Tentative Map or any other 00339 applicable entitlement, dwelling unit allocations within the 00340 applicable slope category may be utilized pursuant to Section 00341 8148-7(d) or may be transferred to other slope categories of less 00342 than twenty (20) percent. Residential sites shall only be developed 00343 with single-family, detached units with a maximum density of four 00344 (4) units per acre, except for the following: 00345 00346 (1) Housing projects for senior citizens; or 00347 00348 (2) Residential project located on a parcel not visible from 00349 viewpoints from the valley floor as defined by Section 00350 8148-16(c)(2), and containing at least twenty-five (25) percent 00351 of the units which are affordable for low income and very low 00352 income households, as defined by the income limits based upon 00353 figures published by the U.S. Dept. of Housing and Urban 00354 Development and which does not exceed a maximum density of 00355 seven (7) units per gross acre, including density bonus and 00356 density transfer. 00357 00358 In no event shall these above exceptions exceed the twenty (20) 00359 percent slope restrictions. 00360 00361 Sec. 8148-8 COMMERCIAL AND INDUSTRIAL DEVELOPMENT POTENTIAL - Development 00362 of parcels within a commercial or industrial land use zone shall comply with 00363 all of the provisions of the underlying base and overlay zone and all. 00364 provisions of the Hillside Performance Standards, provided that development 00365 is limited to slopes of twenty(20) percent or less, unless otherwise approved 00366 by a Specific Plan. 00367 00368 Sec. 8148-9 SUBDIVISIONS OF LAND - In order to avoid the creation of 00369 undeveloped parcels of land, any subdivision of land proposed in areas 00370 falling wholly or partially under the provisions of these Performance 00371 Standards shall not be divided in such a fashion as to preclude the 00372 reasonable use of any resulting parcel(s) . 00373 00374 (a) Developable land may not be divided from land substantially 00375 undevelopable under the provisions of these Performance Standards 00376 unless: 00377 00378 (1) The undevelopable parcel(s) is to be held in common by the 00379 owner(s) of the resulting developable parcels(s) : or, 00380 00381 (2) The undevelopable parcel(s) is conveyed to and accepted by an 00382 appropriate public agency or other party (e.g. , homeowners' 00383 association) to be used for other than residential purposes, 00384 such as, but not limited to, parks, flood control facilities, 00385 campgrounds, agriculture or other uses consistent with the Open 00386 Space Element of the City of Moorpark General Plan; and, 00387 HILSDDAA/CHRONI Rev.9/6/89 Page 9 00388 (3) An open space easement over the undevelopable parcel(s) 00389 specifying the allowable non-residential, or, alternatively, 00390 the prescribed uses, is dedicated to the City of Moorpark or 00391 another appropriate public agency. Such an open space easement 00392 shall be conveyed subject to the provisions of Government Code 00393 Section 51070 et seq. 00394 00395 (b) If a parcel of land is proposed for division into two or more 00396 parcels, but with no Planned Development Permit for the whole 00397 original parcel, each parcel shall have a proportionate share of the 00398 total developable land or the total dwelling units allowable under 00399 the provisions of these Performance Standards unless either Section 00400 8148-9(a)(1) or 8148-9(a)(2) are applicable. 00401 00402 (Example: If four lots are to be created from 40 acres, each 00403 approximately ten acres in size, each lot must have twenty five 00404 (25) percent of the developable land and/or twenty five (25) 00405 percent of the total units allowable on the original parcel. ) 00406 00407 (c) Any parcel created pursuant to the provisions of these Performance 00408 Standards and entirely in twenty (20) percent or greater slope, or 00409 designated as open space in the City of Moorpark General Plan, shall 00410 be no less than 40 acres in size unless Section 8148-9(a)(1) or 00411 8148-9(a)(2) pertain. 00412 00413 (d) Single parcels of land of record as of the date of adoption of these 00414 Performance Standards in a residential or open space land use zone 00415 on less than 40 acres shall be allowed a minimum of one dwelling 00416 unit notwithstanding Section 8148-6 of these Performance Standards. 00417 00418 (e) Land, otherwise developable under the provisions of these 00419 Performance Standards, is rendered undevelopable when the 00420 development which could be built on that land is transferred 00421 elsewhere on the parcel(s) subject to the same development 00422 application. In such a case, the land rendered undevelopable shall. 00423 be treated in a manner consistent with Section 8148-9(a) . 00424 00425 Sec. 8148-10 DEVELOPMENT STANDARDS - The purpose of this Section is to 00426 further define and describe the meaning of Findings (Section 8148-5, and to 00427 implement the same. The following Development Standards are, therefore, the 00428 minimum criteria by which to evaluate the achievement of the Findings in 00429 Section 8148-5 of these Performance Standards by any proposal, plan or. 00430 similar action subject to the provisions of these Performance Standards. 00431 00432 Sec. 8148-11 GRADING STANDARDS - In addition to Chapter 70 of the Uniform 00433 Building Code, Chapter 7 of the Ventura County Land Development Manual, or 00434 any other applicable grading requirements, the following grading standards 00435 shall apply to all grading of land subject to these regulations. 00436 00437 (a) No manufactured slope shall exceed thirty (30) feet in height, 00438 [except that slopes required for public streets may exceed thirty 00439 (30) feet in height if no feasible alternative consistent with the 00440 Findings (Section 8148-5 exists] . The height of a manufactured 00441 slope shall include the height of any retaining wall constructed as 00442 an integral part of that slope. 00443 HILSDDAA/CHRONI Rev.9/6/89 • Page 10 00444 (b) Where grading is necessary, the principles of contour grading shall.. 00445 be employed. 00446 00447 (1) Manufactured slopes shall be rounded and shaped to simulate the 00448 natural terrain. 00449 00450 (2) The toe and crest of any slope in excess of ten (10) feet 00451 vertical height, excepting the toe of any slope within 00452 twenty-five (25) feet of a structure, shall be rounded with 00453 vertical curves of radii no less than five (5) feet and 00454 designed in proportion to the total height of the slope. 00455 00456 (3) Any manufactured slope bank in excess of thirty (30) feet 00457 vertical shall have variable gradients. 00458 00459 (4) Grading shall follow the natural topographic contours as much 00460 as possible. 00461 00462 (5) Where cut or fill slopes exceed 200 feet in horizontal length, 00463 the horizontal contours of the slope shall be curved in a 00464 continuous, undulating fashion with varying radii to reflect 00465 the natural terrain. 00466 00467 (6) manufactured slopes shall blend with naturally occurring slopes 00468 at a radius compatible with the existing natural terrain. 00469 00470 (7) Grading on naturally occurring slopes of 20 percent grade or 00471 more which have a vertical height of more than thirty (30) feet 00472 and a horizontal run of 100 feet or more shall not occur unless 00473 such grading becomes necessary and is specifically approved by 00474 the Planning Commission or City Council after making the 00475 appropriate Findings. A detailed plan for slope stabilization 00476 shall be submitted by the applicant. 00477 00478 (c) No manufactured slope shall have a slope angle steeper than two (2) 00479 horizontal to one (1) vertical (2: 1) . Shallower slope angles may be 00480 required by the Planning Commission or City Council if detailed 00481 soils and geologic investigations indicate such. 00482 00483 (d) Manufactured slopes should be screened from view under or behind 00484 & buildings or by intervening landscaping or natural topographic 00485 features. 00486 00487 (e) At the time of formal application, a preliminary grading plan shall 00488 be submitted detailing the extent and nature of proposed grading. 00489 Such a plan should include, but not be limited to: 00490 00491 (1) Preliminary cross sections detailing both the original and 00492 proposed ground surfaces with grades, slopes and elevations 00493 noted. 00494 00495 (2) A preliminary soil stabilization report including proposed 00496 final ground cover to reduce erosion, landscaping and erosion 00497 control. 00498 00499 (3) Erosion control measures to prevent soil loss when grading is 00500 in process. 00501 HILSDDAA/CHRONI Rev.9/6/89 Page 11 00502 Sec. 8148-12 DRAINAGE STANDARDS - All proposed drainage facilities shall 00503 respect the natural (before development) hydrologic characteristics of the 00504 subject terrain, preserve major drainage channels in their natural state and 00505 be designed in such a manner as to preserve the public health, safety or 00506 welfare. The provisions of the following standards shall apply to all land 00507 subject to these regulations, and shall be in addition to the provisions of 00508 the adopted version of the Uniform Building Code, Chapter 6 and 7 of the 00509 Ventura County Land Development Manual or any other applicable drainage 00510 requirements. 00511 00512 (a) To the maximum feasible extent, all natural drainage courses serving 00513 major drainage areas and containing significant perennial vegetation 00514 which may constitute a significant wildlife habitat should remain in 00515 their natural state. Alterations to the above drainage courses may 00516 be allowed if the application of this Section will result in 00517 upstream or downstream flooding hazards for which there is no other 00518 feasible means of mitigation consistent with the Findings 00519 (Section8148-05) . 00520 00521 (b) In the event that off-site drainage facilities will be required to 00522 handle increased runoff from any development subject to these 00523 regulations, interim drainage facilities which provide for no 00524 increase in peak runoff from a ten (10) year storm shall be 00525 constructed and maintained until such time as the permanent 00526 facilities are completed. 00527 00528 (c) The overall drainage system shall be completed and made operational 00529 at the earliest possible time during construction or shall. 00530 otherwise be provided for in a manner acceptable to the City of 00531 Moorpark. If a development is to be phased, all downstream 00532 (including interim facilities within the project area or required 00533 interim off-site drainage facilities) elements of the approved 00534 drainage facilities will be completed or otherwise provided for in a 00535 manner acceptable to the City of Moorpark before the completion of 00536 upstream phases. 00537 00538 (d) A drainage plan, including text, maps and diagrams, shall be 00539 submitted to the City as part of any formal application for 00540 development under these regulations. The City engineer in 00541 consultation with the Director of Community Development, or their 00542 designees, shall review these submissions for completeness, adequacy 00543 and conformance with the above and other applicable standards. 00544 00545 Sec. 8148-13 STREET STANDARDS - The design of streets and the circulation 00546 pattern within any proposed project governed by these regulations shall be 00547 such as to minimize grading requirements; shall, to the maximum feasible 00548 extent, complement the natural contours of the land; shall serve to retain 00549 the natural features of the impacted hillsides; shall be designed in such a 00550 manner as to reduce street mileage to a minimum; and shall be as narrow as 00551 traffic generation and public safety will permit. 00552 00553 (a) Local Street Widths - The minimal street width in residential land 00554 use zones for local and cul-de-sac streets (those streets used 00555 primarily to serve abutting property) shall be a minimum of twenty 00556 eight (28) feet from curb facing to curb facing with a five foot 00557 improved shoulder on each side. 00558 HILSDDAA/CHRONI Rev.9/6/89 • Page 12 00559 (1) In order to encourage a rural feeling in residential land use 00560 zones of two units per acre or less, reduced street standards 00561 including, but not limited to reduction in minimum street width 00562 [Section 8148-13(a)] the elimination of sidewalks and formal 00563 parkways will be allowed if the Director of Community 00564 Development, in consultation with the City Engineer; or the 00565 Planning Commission; or the City Council determines that such 00566 will not be detrimental to the public health, safety or welfare 00567 or that adequate alternative pedestrian circulation has been 00568 provided. 00569 00570 (b) Access Roadway Length - Where access to isolated land areas with 00571 less than twenty (20) percent slope can be provided only by 00572 constructing a roadway traversing natural slopes in excess of twenty 00573 (20) percent, such a roadway shall not traverse twenty (20) percent 00574 slopes for more than a cumulative distance of one hundred (100) feet 00575 per dwelling unit requiring such access nor more than two hundred 00576 (200) feet per acre of commercial or industrial land of less than 00577 twenty (20) percent slope and will be allowed if the Director of 00578 Community Development approves. 00579 00580 (c) Special Streets - Special streets, such as one-way streets, split 00581 level streets and dead-end streets shall be acceptable when their 00582 use is justified by detailed engineering studies submitted by the 00583 applicant, approved by the City Engineer in consultation with the 00584 Director of Community Development, or their designees, and are found 00585 to be necessary for the full achievement of the Findings of these 00586 Performance Standards (Section 8148-13(a) . 00587 00588 (1) The maximum centerline gradient for residential streets shall 00589 be no more than ten (10) percent except at intersections or 00590 adjacent areas of transition where the gradient should be less 00591 than two (2) percent. 00592 00593 (d) Applicability of the City of Moorpark Road Standards - In all other 00594 respects, any proposed traffic ways shall comply with the City of 00595 Moorpark Road Standards. Exceptions to the City of Moorpark Road 00596 Standards may be granted under these Performance Standards if the 00597 City Engineer in consultation with the Director of Community 00598 Development, or their designees; or the Planning Commission; or the 00599 City Council determines that the Findings (Section 8148-05) of these 00600 Performance Standards serve to be furthered by such an exception. 00601 00602 Sec. 8148-14 DESIGN STANDARDS - Applicants are encouraged to employ site 00603 planning and architectural techniques which implement the Findings of these 00604 Performance Standards (Section 8148-05) . In general, any proposed land use 00605 must be planned and designed in such a fashion as to complement and preserve 00606 the hillside terrain as well as provide a safe living environment. 00607 00608 (a) Buildings 00609 00610 (1) Those building styles and lot configurations which lend 00611 themselves to hillside development or those which are easily adapted 00612 to meet the special design and terrain requirements presented by 00613 hillside areas are encouraged. The intent is to 00614 HILSDDAA/CHRONI Rev.9/6/89 Page 13 00615 encourage building methods as well as other land development methods in ten 00616 to twenty percent slope areas which minimize terrain disruption and blend 00617 with the natural contours of the subject hillside terrain. The maximum 00618 height of any building constructed on land subject to these Standards shall. 00619 be two (2) stories or thirty-five (35) feet, whichever is less. 00620 00621 (2) Buildings and grading should be planned in such a manner as to 00622 hide necessary grading under or behind buildings. An example of 00623 such a technique would be split level construction. 00624 00625 (b) Horsekeeping - When horsekeeping is proposed in areas subject to the 00626 provisions of this Ordinance, such property should be buffered from 00627 non-horsekeeping property as much as possible through intervening 00628 open space, arterial roads, landscaping, other appropriate design 00629 techniques or lotting patterns which avoid common lot lines between 00630 horsekeeping and non-horsekeeping property. 00631 00632 Sec. 8148-15 VIEWSHED DEVELOPMENT STANDARDS - In order to implement the 00633 Findings of these Performance Standards, views from property subject to these 00634 standards shall be preserved by the application of special design techniques 00635 which will assure the retention or enhancement of the natural viewshed 00636 characteristics of the site. The purpose of this section is to set forth 00637 standards for maintaining such viewshed. 00638 00639 (a) Preservation of Viewshed - Preservation of the natural vista and 00640 panoramic view characteristics of each hillside location shall be 00641 accomplished by respecting the natural contours of the site and 00642 designing in such a manner as to retain such views and panoramas. 00643 To the maximum practical extent all natural contours shall be 00644 retained and dwelling units shall be placed to take advantage of 00645 views. 00646 00647 (b) Orientation of Living Areas- Living areas of dwelling units shall be 00648 oriented toward natural view areas, open vistas or landscaped areas. 00649 00650 (c) Location of Dwellings - Dwelling units shall be located in such a 00651 manner as to avoid interference with the view from other existing or 00652 proposed dwelling units. 00653 00654 (d) Preservation of Valley View - To the maximum extent possible, the 00655 view from the valley floor shall also be preserved and every effort 00656 made to maintain the original perceived view of the site. 00657 00658 Sec. 8148-16 RIDGELINE DEVELOPMENT STANDARDS - In order to implement the 00659 Findings of these Performance Standards, there shall be no development along 00660 visually prominent ridgelines in order to preserve the existing backdrop to 00661 the community and to maintain the open character of the visually prominent 00662 ridgelines surrounding the Moorpark area. The purpose of this Section is to 00663 set forth standards for maintaining such ridgelines and their immediately 00664 adjacent slopes. 00665 00666 (a) Areas To Remain Undeveloped 00667 00668 (1) Structures subject to the provisions of these Performance 00669 Standards shall not be constructed on top of any visually 00670 prominent ridgeline as defined in Section 8148-16(c)(1). 00671 HILSDDAA/CHRONI Rev.9/6/89 Page 14 00672 (2) No point on any structure subject to the provisions of these 00673 Performance Standards shall be closer to a visually prominent 00674 ridgeline than one hundred and fifty (150) feet measured 00675 horizontally on a topographic map or fifty (50) feet measured 00676 vertically on a cross section, whichever is more restrictive, 00677 except that this requirement shall not affect the location of 00678 structures to be placed at or below the lowest visible 00679 elevation of a visually prominent ridgeline. 00680 00681 (b) Transfer of Dwelling Units - Allowed dwelling units may be 00682 transferred to another place on the subject parcel if such dwelling 00683 units could not be constructed due to the provisions of the previous 00684 section. The place to which the subject dwelling units are 00685 transferred must be buildable under the provisions of these 00686 Performance Standards. 00687 00688 (c) Definitions - The terms used in this section shall have the 00689 following meanings: 00690 00691 (1) "Visually prominent ridgeline" shall mean any hill location 00692 visible from the valley floor and subject to the provisions of 00693 these Performance Standards which forms a part of the skyline 00694 visible from the valley floor or any hill location visible from 00695 the valley floor, the ground surface of which is seen as a 00696 distinct edge against a backdrop of land at least three 00697 hundred (300) feet horizontally behind it. 00698 00699 (2) "Visible from viewpoints from the valley floor" shall mean 00700 continuously visible for more than one thousand (1000) feet 00701 along any of the following: 00702 00703 (i) The 23 Freeway from Olsen Road to it's terminus as 00704 of the date of adoption of this article or it's 00705 connection with the 118 Freeway in the future; 00706 00707 (ii) Spring Road from Tierra Rejada Road to Charles 00708 Street; 00709 00710 (iii) Tierra Rejada Road from the Arroyo Simi to the 00711 easterly City limits; 00712 00713 (iv) Walnut Canyon Road from Broadway to Moorpark Avenue; 00714 00715 (v) Poindexter Avenue from Gabbert Road to Moorpark 00716 Avenue; 00717 00718 (vi) Los Angeles Avenue from the westerly City limits to 00719 the easterly City limits; 00720 00721 (vii) New Los Angeles Avenue from Spring Road to the 00722 easterly City limits. 00723 00724 (viii) Campus Park Drive from it's westerly terminus to 00725 the easterly City limits. 00726 HILSDDAA/CHRONI Rev.9/6/89 • Page 15 00727 (d) Maps on File - A map(s) shall be kept on file with the Department of 00728 Community Development outlining visually prominent ridgelines to be 00729 used as a guide in complying with the provisions of this Section. 00730 If there should be a conflict between the written provisions of this 00731 section or a detailed site analysis and the map(s), the written 00732 provisions shall control. 00733 00734 Sec. 8148-17 LANDSCAPING STANDARDS - All hillside property subject to these 00735 Performance Standards shall be landscaped in such a manner to reduce fire 00736 hazard, stabilize cut/fill slopes, reduce erosion, retain moisture and 00737 enhance the natural scenic view of the valley. 00738 00739 (a) Retention of Vegetation - Wherever possible, well adapted drought 00740 resistant natural flora shall be retained. 00741 00742 (b) Major Tree Planting - The planting of major trees in areas to remain 00743 in natural open space should include, but not be limited to, the 00744 following native species: 00745 00746 -Juglans California hindsi (California Black Walnut) 00747 -Platanus racemosa (California Sycamore) 00748 -Quercus agrifolia (California Live Oak) 00749 -Quercus lobata (Valley Oak) 00750 00751 (c) Landscaping in Developed Areas - Landscaping in developed areas such 00752 as in parkways or in group recreation areas should be integrated 00753 with other elements of the proposal and comply with other guidelines 00754 for the preservation of natural topographic features, the view of 00755 ridgelines and the preservation of vistas. 00756 00757 (d) Preliminary Landscape Plan - A preliminary or conceptual landscaping 00758 plan prepared by a registered landscape architect and acceptable to 00759 the Director of Community Development shall be submitted at the time 00760 of application. Such a plan shall outline all proposed planting in 00761 graded and non graded areas, means of irrigation, proposed timing of 00762 landscape installation and the manner in which landscaping will be 00763 maintained. A precise landscape plan shall be submitted prior to 00764 the issuance of a grading permit. 00765 00766 (e) Landscape Maintenance - Plans and proposed programs for the ongoing 00767 maintenance of landscaped areas shall be submitted at the time of 00768 application. Such plans shall include, but not be limited to, 00769 responsible parties or agencies, the nature and extent of each 00770 agency's and party's responsibility and the financial arrangements 00771 designee, shall review these plans for completeness, adequacy and 00772 conformance with applicable standards. The Director of Community 00773 Development, or his/her designee, shall review these plans for 00774 completeness, adequacy and conformance with applicable standards. 00775 The Director of Community Development, or his/her designee, may 00776 waive the above submissions in the event that determination is made 00777 that such submissions are not required due to the scope or scale of 00778 the subject application. 00779 00780 (f) Irrigation lines on all slopes which are to be landscaped shall be 00781 covered with jute so that such lines do not remain visible during 00782 initial growth of ground cover. 00783 HILSDDAA/CHRONI Rev.9/6/89 Page 16 00784 (G) All concrete drainage ditches shall use colored concrete of Omaha 00785 Tan by Davis Concrete or an equivalent. 00786 00787 Sec. 8148-18 UTILITIES AND SEWER FACILITIES 00788 00789 (a) All public or private utilities and facilities proposed in areas 00790 subject to this Ordinance shall be planned and constructed 00791 consistently with the appropriate provisions of this Ordinance. The 00792 Planning Commission or the City Council shall review and comment on 00793 any such proposals prior to construction. 00794 00795 (b) These Standards shall not apply to necessary access roads which 00796 service these facilities or to utilities or facilities which will 00797 not be visible from the valley floor after construction. When 00798 possible the road shall follow the contour of the hills so as not to 00799 be obtrusive. 00800 00801 Sec. 8148-19 PROCEDURES - The intent of this Section is to outline the 00802 general procedures for applying the provisions of these Performance 00803 Standards. 00804 00805 (a) Permits Required - Land subject to the provisions of these 00806 Performance Standards shall comply with the permit requirements of 00807 the underlying base and overlay zones. Additionally, a development 00808 of four or fewer dwelling units or lots located in a residential 00809 land use zone shall obtain a Planned Development Permit if 00810 deviations pursuant to Section 814803 are requested. 00811 00812 (b) Hearings, Permits, Appeals, Revocations and Expirations - Any 00813 application for a permit or other entitlement subject to these 00814 Performance Standards shall also be subject to the relevant 00815 provisions of Article 43, as they relate to hearings, permits, 00816 appeals, revocations, expirations and other applicable procedural. 00817 matters. 00818 00819 (c) Required Technical Reports - In any area proposed for development 00820 which falls under the jurisdiction of these Performance Standards, 00821 certain technical reports shall be required. Such reports will be 00822 used to determine the suitability of the subject site for 00823 development and suggest special construction and design measures 00824 necessary to mitigate identified problems which may endanger the 00825 public health, safety or welfare. These reports shall be submitted 00826 at the time of application. 00827 00828 (1) Soils Engineering Report 00829 00830 (i) A soils engineering report shall be submitted with each 00831 application for development under the requirements of 00832 these Performance Standards. The soils engineering report 00833 shall contain, but not be limited to, data regarding the 00834 nature, distribution and strengths of existing soils, the 00835 potential for liquefication, degree of seismic hazard in 00836 the Safety Element of the City of Moorpark General Plan, 00837 conclusions and recommendations for grading procedures 00838 consistent with Section 8148-11 of these regulations, 00839 design criteria for any identified corrective measures and 00840 opinions and recommendations covering the adequacy of 00841 sites to be developed. 00842 HILSDDAA/CHRONI Rev.9/6/89 Page 17 00843 (ii) The above investigations and report shall be performed by 00844 a professional soils engineer registered with the State of 00845 California who is experienced in the practice of soil 00846 mechanics. The above report shall be reviewed by the City 00847 Engineer in consultation with the Director of Community 00848 Development, or their designees. 00849 00850 (iii) Recommendations included in the report and reviewed 00851 by the City Engineer in consultation with the Director of 00852 Community Development, or their designees, shall be 00853 incorporated into the application and all associated plans 00854 or maps. 00855 00856 (2) Geologic Report 00857 00858 (i) A geology report shall be submitted with each application 00859 for development under the requirements of these 00860 Performance Standards. Such a report shall include, but 00861 not be limited to, the surface and sub-surface geology of 00862 the site, conclusions and recommendations regarding the 00863 effect of geologic conditions on the proposed development, 00864 opinions and recommendations covering the adequacy of 00865 sites to be developed and design criteria to mitigate any 00866 identified geologic hazards consistent with these 00867 Performance Standard. 00868 00869 (ii) The investigation and report shall be completed by a 00870 professional geologist registered with the State of 00871 California who is experienced in the practice of 00872 engineering geology. The above reports shall be reviewed 00873 by the City Engineer in consultation with the Director of 00874 Community Development, or their designees. 00875 00876 (iii) Recommendations included in the report and reviewed 00877 by the City Engineer in consultation with the Director of 00878 Community Development, or their designees, shall be 00879 incorporated into the subject application and all 00880 associated plans and maps. 00881 00882 (3) Hydrologic Report 00883 00884 (i) A hydrology report shall be submitted with each 00885 application for development under the requirements of. 00886 these Performance Standards. Such a report shall include, 00887 but not be limited to, the hydrologic conditions on the 00888 site, the location of any above or below ground springs, 00889 the location of all wells, possible on-site flood 00890 inundation, downstream flood hazards, identification of 00891 natural drainage courses, conclusions and recommendations 00892 regarding the effect of hydrologic conditions on the 00893 proposed development, opinions and recommendations 00894 covering the adequacy of the sites to be developed and 00895 design criteria to mitigate any identified hydrologic 00896 hazards consistent with these regulations. 00897 HILSDDAA/CHRONI Rev.9/6/89 Page 18 00898 (ii) The investigation and report shall be completed by a 00899 registered Civil Engineer experienced in the science of 00900 hydrology and hydrologic investigation. The above report 00901 shall be reviewed by the City Engineer in consultation 00902 with the Director of Community Development, or their 00903 designees. 00904 00905 (iii) Recommendations included in the report and reviewed 00906 by the City Engineer in consultation with the Director of 00907 Community Development, or their designees, shall be 00908 incorporated into the subject application and all 00909 associated plans and maps. 00910 00911 (4) Preliminary Grading Plan - A preliminary grading plan shall be 00912 incorporated in the application pursuant to Section 8148-11. 00913 00914 (5) Preliminary Landscaping Plan - A preliminary landscaping plan shall 00915 be incorporated in the application pursuant to Section 8148-17. 00916 00917 (6) Exceptions - Any or all of the above required reports may be waived 00918 by the Director of Community Development in consultation with the 00919 City Engineer, or their designees, under any of the following 00920 conditions: 00921 00922 (i) The existence of satisfactory reports covering the same 00923 subject matter on the same site, which have been completed 00924 not more than one (l.) year from the date of the latest 00925 application. 00926 00927 (ii) Any or all of the above reports are included as part of an 00928 Environmental Impact Report or Negative Declaration if 00929 either is required, or has been satisfactorily completed 00930 for the proposal, on the site. 00931 00932 (iii) The proposed development comprises four or fewer. 00933 residential structures or lots. 00934 00935 (iv) The proposed development is comprised of one or more 00936 residential structures(s) on a single parcel, wherein the 00937 minimum average amount of land per structure equals five 00938 (5) acres or more, no structure is located on a twenty 00939 (20) percent or greater slope and grading of land is less 00940 than 1,000 cubic yards. 00941 00942 HILSDDAA/CHRONI Rev.9/6/89 .. .. • .•. ••.•••• • • • .'. 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