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HomeMy WebLinkAboutORD 247 1998 1021ORDINANCE NO. 247 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA AMENDING TITLE 17, ZONING, OF THE MUNICIPAL CODE BY ADDING SECTION 17.12.010 TO CREATE A NEW ZONING DESIGNATION ENTITLED "OLD TOWN COMMERCIAL" (C -OT); ADDING SECTION 17.16.050 DEFINING THE "OLD TOWN COMMERCIAL ZONE; AMENDING SECTION 17.20.060 BY REVISING TABLE 17.20.060 TO REFLECT C -OT; DESIGNATING PROPERTIES WITHIN THE DOWNTOWN SPECIFIC PLAN AREA AS SP -D (DOWNTOWN SPECIFIC PLAN) BY AMENDING THE ZONING MAP OF THE CITY OF MOORPARK TO REFLECT THE DOWNTOWN SPECIFIC PLAN ZONING (SP -D); WHEREAS, at a duly noticed Public Hearing on November 5, 1997, continued Public Hearings on January 28, 1998, February 5, 1998, March 11, 1998, April 15, 1998; and, in public meetings on May 20, 1998, June 17, 1998, July 1, 1998 ,August 19, 1998, and October 7, 1998, the City Council of the City of Moorpark considered the application of the City of Moorpark for the Moorpark Downtown Specific Plan 95 -1, General Plan Amendment 97 -1, Zone Change 97 -5, a Mitigated Negative Declaration concerning potential environmental consequences of the specific plan (SCH- 97071033) and a Mitigation Monitoring Program. WHEREAS, the Planning Commission of the City of Moorpark did adopt Resolution No. PC 97 -345 recommending that the City Council adopt General Plan Amendment 97 -1, Zone Change 97 -5, Specific Plan 95 -1, a Mitigation Monitoring Program for the project, and Mitigated Negative Declaration (SCH- 97071033). THE CITY COUNCIL OF THE CITY OF MOORPARK DOES ORDAIN AS FOLLOWS: Section 1. Title 17, Zoning, of the Municipal Code of the City of Moorpark is amended as follows: A. The official zoning map of the City of Moorpark, as referenced in Section 17.04.020, is amended by adding thereto the designation Downtown Specific Plan Overlay (SP -D) and applying said designation to the properties within the Downtown Specific Plan area as shown upon Exhibit A, attached hereto and incorporated herein by reference; B. Section 17.12.010 is amended by adding the zoning designations as follows: "Q. Old Town Commercial (C -OT) zone." "R. Specific Plan — Downtown Overlay (SP -D) zone" Ordinance No. 247 Page 2 C. Section 17.16.050 is amended by adding the definition for the Old Town Commercial District as follows: "E. Old Town Commercial (C -OT) Zone. The purpose of this zone is to provide development standards and uses within the Downtown Specific Plan area, approved in Specific Plan 95 -1, in order to ensure compatibility and coordination of uses within the downtown planning area." D. Section 17.16.080 is amended by adding : "A. Specific Plan — Downtown (SP -D) Overlay Zone. The purpose of this overlay zone is to provide special design standards for the downtown core area." E. Amending Table 17.20.060 within Section 17.20.060 by adding thereto the designation C -OT as an additional column and identifying the uses and approval methodology for such uses as shown on Exhibit B attached hereto and incorporated by reference. F. Adding thereto Chapter 17.72, Downtown Specific Plan Overlay, as shown upon Exhibit C, attached hereto and incorporated by reference. Section 2. Whenever a conflict shall occur between provisions of the Specific Plan and the Zoning Code as to the meaning of terms, uses permitted, standards applicable, or Administration thereof, the Specific Plan shall prevail. Section 3. If any section, sub - section, sentence, clause, phrase, part or portion of this Ordinance is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council declares that it would have adopted this ordinance and each section, sub - section, sentence, clause, phrase, part or portion thereof, irrespective of the fact that any one or more sections, sub - sections, sentences, clauses, phrases, parts or portions be declared invalid or unconstitutional. Section 4. This Ordinance shall become effective thirty (30) days after its passage and adoption. Section 5. The City Clerk shall certify to the passage and adoption of this Ordinance; shall enter the same in the book of original ordinances of said city; shall make a minute of the passage and adoption thereof in the records of the proceedings of the City Council at which same is passed and adopted; and shall within fifteen (15) days after the passage and adoption thereof, cause the same to be published once in the Moorpark Star, a weekly newspaper of general circulation, as defined in Section 6008 of the Government Code, for the City of Moorpark, and which is hereby designated for that purpose. Ordinance No. 247 Page 3 PASSED AND ADOPTED THIS 21sT DAY OX OCTOBER, ATTEST: Deborah S. Traffenst City Clerk 1.., ATTACHMENTS: Hunter( Mayor Exhibit A: Zoning Map Designation " Downtown Specific Plan Overlay" (SP -D) Exhibit B: Zoning Use Table Amendments Table 17.20.060 Exhibit C: Zoning Code Textual Amendment, Chapter 17.72, Downtown Specific Plan Overlay Ordinance No. 247 _ DOWNTOWN SPECIFIC PLAN BOUNDARY ZONING: SPECIFIC PLAN - DOWNTOWN (SP -D) See Specific Plan for Parcel Specific Zoning A04-61-MA E Table 4 1411- A U; USE Li ST FOR OLD TOWN COMMERCIAL (C-0T) ZDW SYM EFOL KEY A Temporary use permit Permitted by tone clearance Planning Commission - approved planned development permit City Council - approved planned development permit d Planning Commission - approved conditional use permit ■ City Council - Conditional Use Permit Administrative Permit USE UST C-OT aid Tow, commomial Alcoholic beverage sales Beer and wine sales in restaurants All other alcohol sales Amusement and recreational facilities (see definitions in Chapter 17.08) Art galleries, museums, and botanical gardens Automobile repair, including component repair Automobile service stations Banks and related financial offices and institutions Barber, hairstylists, manicurists Tanning centers Bars, ta\erns, and nightclubs Care facilities: For 9 or more persons (Day) Churches, synagogues, and other buldings used for religious worship aub projects, temporary outdoor Clubhouses With alcoholic beverages Communications facilities Pado and tale ision broadcasting studoe Crop production Dog and cat grooming Dressmaking and tailor shops Dwelling for supenindendent or owner Dwelling, caretaker Education and training (see schools) . Festivals and similar special events, temporary outdoor Gmernment buildings, excluding correctional institutions Fire stations Ubraries and information center EXHIBIT B Ordinance No. 247 Page 6 Grading not in conjunction with a development project Less than 5,000 cubic yards More than 5,000 cubic yards Health club/gymnasium (see definitions) Health services such as professional offices and outpatient clinics Hotels, motels and hand- breakfast inns Kennels (animal hospitals, boarding and grooming - small animals) Laundry seruce (laundromats) Laundry seruce (light) Manufacturing associated with crafts ad artisans ( incl. assembly, exhibits, demonstration) Manufacturing and repair of photograhic and optical goods Martial arts and dance studios 'Motion picture and N production, and related acti\ities and structures Temporary (maximum 47 days in any 180 -day period Offices: business, professional, and administratke, except health and vetennary Optical Goods l Organizations (professional, religious, political, labor, trade, youth, etc.) Pants — public Parking lots Public utility facilities Offices only Pharmacy, accessory retail, for prescription pharmaceuticals only Photocopy /quick printers Photofinishing (1 -hour photo) Produce stards, retail Repair of personal goods such as jewelry, shoes, and saddlery Restaurants, cafes, and cafeterias Restaurants and cafes outside eating area Retail trade (see de5nitions in ChWer 17.08) includes retail only nurseries and excludes lumber and buildng materials sales yards, Pawnshops, and liquor stores Outdoor sales area Outdoor sales area temporw Ordinance No. 247 Page 7 TITLE 17.72 DOWNTOWN SPECIFIC PLAN OVERLAY ZONE (SP -D) Sections: 17.72.010 17.72.020 17.72.030 17.72.040 17.72.050 17.72.060 17.72.070 17.72.080 17.72.090 17.72.100 17.72.110 17,72.120 17.72.130 17.72.140 17.72.150 Purpose Terms and Definitions General Provisions Review Procedures Design and Landscape Guidelines Single- family Residential (R -1) Two - family Residential (R -2) Residential Planned Development (R -PD) Office (C -O) Old Town Commercial (C -OT) Neighborhood Commercial (C -1) Commercial Planned Development (C -PD) Institutional (1) Industrial Park/Light Industry (M -1) Lot Consolidation Incentive Program 17.72.010 Purpose The development standards and design guidelines for Downtown Moorpark are intended to reinforce building character and establish design criteria for all new buildings, renovated buildings, and remodels. 17.72.020 Terms and Definitions Words and terms used within the Downtown Specific Plan and overlay zone shall have the same meaning and definition as given within the Moorpark Municipal Code, including Chapter 17, Zoning Ordinance and the City General Plan. 17.72.030 General Provisions The provisions of the Downtown Specific Plan Overlay Zone apply to properties in the Downtown Specific Plan area and supplement the other regulations of the Zoning Ordinance. The Specific Plan development standards and design guidelines are consistent with, and further, the City Zoning Ordinance. In such cases where the Specific Plan development standards and zoning code standards conflict, the Specific Plan development standards shall apply. 17.72.040 Review Procedures Design review procedures identified within the Downtown Specific Plan shall apply to any private or quasi - public parcel or building within the specific plan area. Design review is generally required for all new construction, exterior modifications, and substantial remodels to existing buildings, single and multifamily residences, parking lots and exterior pedestrian areas. Design Review Ordinance No. 247 Page 8 occurs in conjunction with the respective entitlement process which is governed by Chapter 17.44 of the City's Zoning Ordinance. In addition to the City's Zoning Ordinance, projects must comply with the standards provided in the Specific Plan. Projects shall comply with the standards set forth in this district, the specific plan and the existing zoning designation. 17.72.050 Design and Landscape Guidelines. The Design Guidelines contained within the Downtown Specific Plan are intended to reinforce building character, and establish design criteria for all new buildings, renovated buildings, and remodels. The guidelines should be used in conjunction with the Downtown Vision Plan (Section 1.1 of the Downtown Specific Plan), and are intended to provide property owners, merchants, and their designers with the basic design criteria. A. Goals of the Development Standards and Design Guidelines The goals of these development standards and design guidelines are as follows: 1. Establish a hierarchy of building types in the downtown area utilizing a landmark building designation to identify special and important places. 2. Provide basic design recommendations for all buildings in the downtown promoting design creativity, and variation while insuring consistency in building scale, proportion, and pedestrian orientation. 3. Establish clear and usable standards, guidelines and criteria. 4. Protect and enhance historical architectural buildings and utilize historical building forms and styles to create future buildings. B. The Design Guidelines and Landscape Guidelines should be considered in conjunction with the Development Standards. 17.72.060 Single Family Residential (R -1) A. Site Development Standards Land Use and Permitted Uses The Single Family Residential designation is intended to accommodate single family home development on varying sized parcels, while preserving hillside landforms and historic weave of the neighborhood character. This land designation allows for second dwelling units when an Administrative Permit has been secured in accordance with Zoning Code Chapter 17.28(G). Secondary dwellings are not encouraged on small to medium sized lots. Land uses shall be permitted as designated in Table 17.20.050 of the Zoning Code. Ordinance No. 247 Page 9 2. Density Existing land use patterns in the Single Density Residential areas of the plan are characterized by both developed and undeveloped parcels that range from 6,000 square feet to greater than 1 acre in size. A number of parcels north of Everett Street and along Valley Road are located in hillside areas with slopes in excess of 20 percent, making them subject to Hillside Management development requirements. The maximum density for the Single Family Residential area is 4 to 6 units per acre. 3. Building` Setbacks Building setbacks in the Single Family Residential zone shall conform to the following standards, with setback intrusions permitted only as described in Section 17.24.060.A of Title 17 of the Moorpark Zoning Code, including setback requirements for detached accessory structures. Section 17.24.070 shall determine the extent of any other miscellaneous setback requirements. YARD SETBACKS Front From main house Minimum 20 feet From front porch Minimum 14 feet Side Interior lot Minimum 5 feet Corner lot street side Minimum 10 feet Rear Minimum 15 feet 4. Height For the primary structure, the maximum height is 25 feet; measured from finish grade to the highest point of a flat or mansard roof, or in the case of pitched or hip roof, to the "averaged midpoint" which is the average of the highest point on the roof with the top of the finished wall height. The maximum height for an accessory structure is 15 feet. The maximum height of a patio cover or second story deck (excluding rail height) shall be 12 feet. Exceptions to building height may only be permitted in accordance with Section 17.24.080 of Title 17 of the Moorpark Municipal Code. 5. Second Dwellings and Building Additions Second dwellings are permitted on lots that are 10,890 square feet (1/4 acre) or larger in size. For lots 10,890 square feet (1/4 acre) to 21,780 square feet (1/2 acre) — a second dwelling unit shall not exceed 800 square feet. These units may be located over garages. Ordinance No. 247 Page 10 All secondary structures and building additions /expansions should complement the existing structure in form, massing, building materials, and architectural character. The maximum size of the second dwelling shall be limited to the following lot size limitations: LOT SIZES SECOND DWELLING FLOOR AREA 1/4 acre - 1/2 acre 800 sq. ft.* (10,890 - 21,780 sq. ft.) * Per City of Moorpark Zoning Code. • The Planning Commission may authorize exceptions to the standards by use permit upon finding that 1) The purpose of this section is served 2) Strict compliance with the size limitations would (a) require significant structural modifications that would not otherwise be required, or (b) adversely affect an historic or architecturally significant building. • Either the primary unit or the second unit must be owner - occupied. • Accessory buildings shall not be located in front setback areas between the main structure and the public street. • The style material and color of accessory buildings visible from public streets shall be the same or substantially consistent with the main structure. • In the case of carport design: - Materials and colors shall be the same as the main building - Where carports back up to public streets or alleys, provide rear carport walls to screen cars - Include facias in carport roof design to screen support beams and trusses - Roof design should be compatible with the main structure 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 of the Downtown Specific Plan apply to the Single Family Residential designation. Ordinance No. 247 Page 11 B. The Design guidelines and Landscape Guidelines contained in the Downtown Specific Plan for this designation should be considered in conjunction with the Vision statement contained in Section 1.1 of the Downtown Specific Plan and the site development standards contained in this chapter. 17.72.070 Two - Family Residential (R -2) A. Site Development Standards Land Use and Permitted Uses The Two - Family Residential designation is intended to accommodate duplex and secondary dwelling units in addition to Single Family Residential development. This land designation allows for second dwelling units in accordance with Chapter 17.20 of the Zoning Code. Land Uses shall be permitted as designated in Table 17.20.050 of the Zoning Code. 2. Density Existing land use patterns in the Two - Family Residential areas of the plan are characterized by mostly developed parcels that range from 6,000 to 8,000 square feet in size. These parcels face onto Flory Avenue and have alley access along their western boundary, adjacent to the Office Zone. The maximum density for the Two - Family Residential area is four to six units to the acre. The minimum site area per dwelling unit is 3,500 square feet. 3. Building Setbacks — Two-Family R-2) Setbacks for the Two - Family Residential designation shall comply with the setbacks for the Single - Family Residential designation contained in Section 17.72.060 A.3. 4. Height Height requirements for the Two - Family Residential designation shall comply with the height requirements for the Single- Family Residential designation contained in Section 17.72.060A.4. 5. Second Dwellings and Building Additions Second dwellings and building additions for the Two - Family Residential designation shall comply with the second dwellings and building additions for the Single - Family Residential designation contained in Section 17.72.060.A.5. 6. Maintenance and Renovation Maintenance and renovation for the Two - Family Residential designation shall comply with the maintenance and renovation for Ordinance No. 247 Page 12 the Single- Family Residential designation contained in Section 17.72.060.A.6. B. The Design guidelines and Landscape Guidelines contained in the Downtown Specific Plan for this designation should be considered in conjunction with the Vision statement contained in Section 1.1 of the Downtown Specific Plan and the site development standards contained in this chapter. 17.72.080 Residential Planned Development — (R -PD) A. Site Development Standards The Residential Planned Development category is intended to provide small lot single - family and attached housing - townhouses / condominiums / apartments. These units should be well articulated as individual or collective units, and act as a transition between Single Family Residential and the Old Town Commercial. Buildings shall be generally oriented toward the street with parking courts located behind. Land Use and Permitted Uses The Residential Planned Development designation is intended to allow for a wide range of residential development products as a primary use, with limited office as a secondary use. The range of residential density that is covered by this Specific Plan designation is inclusive of both the High Density (7 units to the acre) and Very High Density (14 units to the acre) General Plan land use designations. A 15 unit density allocation applies only to the developed property east of Spring Road between High Street and Charles Street. Permitted uses in the R -PD zone are designated in Table 17.020.050 of the City Zoning Code. 2. Density The majority of the existing land use pattern in the Residential Planned Development areas of the plan are characterized by lots that are in the 7,000 to 8,000 square foot range. There are some lots which are 16,000 square feet or greater in size that occur where smaller lots have been combined, or a single cohesive development has occurred (as with the senior housing project at Magnolia and Charles Streets). The density maximums within the Residential Planned Development area have been designed to encourage lot consolidation and redevelopment of underdeveloped or declining properties. The maximum permissible density for the Residential Planned Development area ranges from 7 to 14 units to the acre Ordinance No. 247 Page 13 3 and up to 20 units /acre should low /very low or senior housing be built. (Refer to Section 17.72.150 for explanation and density standards contained within the Lot Consolidation Incentive and the Building Renovation Programs). The Specific Plan RPD District allows a second dwelling on residential zoned lots as permitted by the City Zoning Code Chapter 17.28.020 G.C. Building Setbacks — Residential Planned Development (R -PD) YARD Front Main House Front Porch Side Interior Lot Corner lot street side Rear SETBACKS (from property line) Minimum 20 feet Minimum 14 feet Minimum 10 feet Minimum 20 feet As determined on project by project basis * * Shall be adequate to provide buffering from incompatible adjacent land uses. 4. Heimh t The maximum height is 35 feet; measured from finish grade to the highest point of a flat or mansard roof, or in the case of pitched or hip roof, to the "averaged midpoint" which is the average of the highest point on the roof with the top of the finished wall height. There is a three story maximum on main structures. 5. Accessory Structures and Building Additions Generally, secondary structures and building additions /expansions should compliment the existing structure in form, massing, building materials, and architectural character. However, if the existing structure is already not in keeping with the design characteristics established by this section, compatible materials and architecture may create an even larger design compatibility gap. The programs and standards contained in Section 17.72.160 are designed to encourage and guide building additions and renovations towards agreement with the design characteristics established within the Specific Plan. Ordinance No. 247 Page 14 6. Building 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 2.3.3 of the Downtown Specific Plan apply to the Residential Planned Development designation. B. The Design guidelines and Landscape Guidelines contained in the Downtown Specific Plan for this designation should be considered in conjunction with the Vision statement contained in Section 1.1 of the Downtown Specific Plan and the site development standards contained in this chapter. 17.72.090 Office — (C -0) A. Site Development Standards 1. Land Use and Permitted Uses Existing land uses in this district are a mixture of office complexes, some retail uses and small single and two- family bungalow style residences. There are a number of existing auto retail /service uses along Moorpark Avenue which are existing legal non - conforming uses. These uses may continue as nonconforming uses in accordance with Section 2.3.2 of this Specific Plan. This district is intended to provide opportunity for conversion of existing residences to small professional and commercial offices, while preserving residential scale, and respecting the existing historic character of the neighborhood. Innovative re -use of existing structures is encouraged. All new office construction and remodels should be done so as not to detract from the existing character of the neighborhood, particularly with regard to historic characteristics. Public Institutional uses are intended to be allowable with an Administrative Permit within the Office zone. Additionally, parks are permitted in the Office zone, which would enable park development such as the concept discussed in Section 3.3.6 of this Plan. Land uses in the C -0 zone shall be permitted as designated in Table 17.020.050 and 17.020.060 of the City Zoning Code. 2. Building Setbacks The following table indicates the minimum building setbacks in the Office (C -0) zone. The front and side setbacks are consistent with the R -P -D zone provisions in the Moorpark Zoning Code. Ordinance No. 247 Page 15 (Refer to the City Zoning Code for more detailed descriptions and exceptions). YARD SETBACKS Front From Arterial Streets Minimum 20 feet (Spring Road, Los Angeles Avenue) Average 24 feet Local and Collector Streets (First, Second, Third, Charles, Walnut, Bard, Magnolia Streets, and Moorpark Avenue) Minimum 20 feet Side Interior yard Minimum 5 feet Rear — Adiacent to Residential Zones From property line Minimum 15 feet From alley Minimum 5 feet Rear — Adjacent to Commercial Zones From property line or alley As determined by permit 3. Heigh The maximum height for an office structure shall be 35 feet, and no more than three stories high. The maximum height of accessory structures such as garages shall be 15 feet with the exception that the maximum height of a patio cover shall be 12 feet. 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 the Downtown Specific Plan apply to the Office designation. B. The Design guidelines and Landscape Guidelines contained in the Downtown Specific Plan for this designation should be considered in conjunction with the Vision statement contained in Section 1.1 of the Downtown Specific Plan and the site development standards contained in this chapter. Ordinance No. 247 Page 16 17.72.100 Old Town Commercial (C -OT) A. Site Development Standards 1. Land Use and Permitted Uses This area is characterized by commercial buildings which are rooted in the framework of Moorpark's agricultural business and rural heritage. This district is intended to attract a wide range of specialty retail, service and entertainment uses that will encourage public gathering and pedestrian activity. The introduction of outdoor paseos and courtyards as part of the street experience is encouraged. Refer to Table 4 in Section 2.1 for the permitted uses within the Old Town Commercial zone. 2. Building Setbacks Buildings should be located along the street right -of -way inside property lines. This will create a strong edge for storefronts and public sidewalks. Setbacks from street right -of -ways are permitted only when providing areas for benches, planters, or pedestrian plazas. The following are the setback requirements that apply to new and renovated structures in the C -OT zone. These requirements vary from other commercial zone landscaping and setback requirements. BUILDING SETBACKS Front None Side Parking Lots None Parking Lots From right -of -way to parking lot Minimum 6 feet Notwithstanding the setbacks noted above, new development shall be consistent with Table 17.24.020.B of the City's Zoning Code, which requires a 30 -foot landscape setback from arterials and a 20- foot landscape setback from two -lane local and rural collector roads. 3. Height The maximum building height is 35 feet; measured from finish grade to the highest point of a flat or mansard roof, or in the case of pitched or hip roof, to the "average and midpoint ", which is the average of the highest point on the roof with the top of the finished wall height. Ordinance No. 247 Page 17 • Architectural elements such as towers, chimneys, parapet walls, and flagpoles may have a maximum height of forty (40) feet. • Corner buildings should be a minimum of two (2) stories high. 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 designation. 5. Mixed Use Development A mixed commercial - residential use project is a project in which commercial uses will occupy the entire street level of a building or group of buildings, and residential uses will occupy portions or all of the upper floors of that same building(s). The intent of allowing for mixed -use projects in the Old Town Commercial District is to provide continuous frontage of retail shops and commercial business establishments at the street level, while providing opportunities for downtown residential living. The following requirements shall apply to these mixed -use projects: a. The primary use shall be commercial and the residential use shall be secondary to the commercial use of the property. b. The street level of the commercial structure shall be utilized for commercial uses and not for parking. C. The entire ground floor or street level, with the exception of circulation access, shall be used exclusively for retail and other commercial uses and no dwelling shall be permitted to be located in whole or in part on the ground floor or street level. d. All parking spaces required by the residential use shall be required to be provided on -site. Parking spaces to serve the residential units shall be specifically designated and shall be reserved for the exclusive use of the residents, but not to dominate a street level storefront. 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 Ordinance No. 247 Page 18 for all buildings in the Old Town Commercial district. 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. i. Additions to existing buildings shall be designed to be integrated with the existing building. The new addition should match the original in terms of scales, architectural details, window and door styles and openings, roofline, materials, color and other aspects of design. j. Where a large addition is developed the entire building should be renovated to achieve a single, coordinated appearance. B. The Design Guidelines and Landscape Guidelines contained in the Downtown Specific Plan for this designation should be considered in conjunction with the Vision statement contained in Section 1.1 of the Downtown Specific Plan and the site development standards contained in this chapter. 17.72.110 Neighborhood Commercial (C -1) A. Site Development Standards 1. Land Use and Permitted Uses These development standards and design guidelines apply to the Neighborhood Commercial zone outlined in Figures 5 & 6 within the Specific Plan. This zone is located on the west and east side of Moorpark Avenue, between First and Third Streets. This zone is adjacent to an Office zone, Old Town Commercial, and General Commercial zoning. Due to its proximity to this wide variety of land uses, these design standards and subsequent guidelines strive to blend the building character of the Neighborhood Commercial zone with the surrounding established neighborhoods. Ordinance No. 247 Page 19 This area is characterized by small scale shopping facilities which are intended to provide a range of goods and services that cater to the convenience needs of residents in the immediate neighborhood vicinity. The scale of development and the commercial uses permitted in this district are not intended to be oriented to a community or regional need. Refer to Table 17.20.060 of the City's Zoning Code which contains the permitted uses within the C -1 zone. 2. Building Setbacks The following table indicates the minimum setbacks in the Neighborhood Commercial zone. The front setback is consistent with the Commercial zone landscaping provisions in the Moorpark Zoning Code: the side setback requirements are consistent with the R -1 zone provisions but differ from the commercial zone landscaping provisions in the Moorpark Zoning Code; while the rear setback is unique to the Downtown Specific Plan. (Refer to the City Zoning Code for more detailed descriptions and exceptions). BUILDING SETBACK Front Minimum 20 feet Side Corner lot Minimum 5 feet Side Interior lot adjacent to Residential zone Minimum 5 feet Interior lot As specified by permit Rear - Adjacent to Residential Zones From property line Minimum 15 feet From alley Minimum 3 feet Rear - Adjacent to Commercial Zones From property line or alley As determined by permit 3. Heigh The maximum height for a Neighborhood Commercial structure shall be 35 feet and no more than three stories high. 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 Sections 2.3.1 to 2.3.3 of the Downtown Specific Plan apply to the Neighborhood Commercial designation. Ordinance No. 247 Page 20 B. The Design guidelines and Landscape Guidelines contained in the Downtown Specific Plan for this designation should be considered in conjunction with the Vision statement contained in Section 1.1 of the Downtown Specific Plan and the site development standards contained in this chapter. 17.72.120 Commercial Planned Development (CPD) A. Site Development Standards Land Use and Permitted Uses Existing uses in these areas are the Metrolink rail station, a gas station and various small developed commercial buildings. This district will continue to accommodate this mix of land uses. Permitted uses in the CPD zone can be referenced in the City Zoning Code Table 17.020.060. 2. Building Setbacks The following table indicates the minimum setbacks in the Commercial Planned Development zone. The front and side setbacks are consistent with the R -1 zone provisions in the Moorpark Zoning Code, while the rear is unique to the Downtown Specific Plan. (Refer to the City Zoning Code for more detailed descriptions and exceptions). BUILDING SETBACK Front To be consistent with Table 17.24.020.13 of Title 17 of Municipal Code Side Corner lot Minimum 5 feet Side Interior lot adjacent to Residential zone Minimum 5 feet Interior lot As specified by permit Rear - Adjacent to Residential Zones From property line Minimum 15 feet From alley Minimum 2 feet Rear - Adjacent to Commercial Zones From property line or alley As determined by permit 3. Height The maximum height for a Commercial Planned Development structure shall be 35 feet and no more than three stories high. Ordinance No. 247 Page 21 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 Sections 2.3.1 to 2.3.3 of the Downtown Specific Plan apply to the Neighborhood Commercial designation. B. The Design guidelines and Landscape Guidelines contained in the Downtown Specific Plan for this designation should be considered in conjunction with the Vision statement contained in Section 1.1 of the Downtown Specific Plan and the site development standards contained in this chapter. 17.72.130 Institutional (I) A. Site Development Standards Land Use and Permitted Uses This area provides for the uses in the existing Civic Center, as well as other public facilities which include: government buildings, libraries, fire stations, non - profit status organizations, and community service oriented uses. Permitted uses in the I zone can be referenced in the City Zoning Code Table 17.020.050 and 17.020.060. 2. Building Setbacks The following table indicates the minimum setbacks in the Institutional zone. The front and side setbacks are consistent with the R -I zone provisions in the Moorpark Zoning Code, while the rear is unique to the Downtown Specific Plan. (Refer to the City Zoning Code for more detailed descriptions and exceptions). BUILDING SETBACK Front Minimum 20 feet from Moorpark Avenue. As determined by permit. Side Corner lot Minimum 5 feet Side Interior lot adjacent to Residential zone Minimum 5 feet Interior lot As specified by permit Rear - Adjacent to Residential Zones From property line Minimum 15 feet Rear - Adjacent to Commercial Zones From property line or alley As determined by Permit Ordinance No. 247 Page 22 3. Height The maximum height for an Institutional structure shall be 35 feet and no more than three stories high. 4. Building Maintenance and Renovation The public facilities in this district would continue to be maintained by the City and County. Future expansions should be consistent with the design guidelines established within this section. The location of other public uses within the downtown is encouraged and building maintenance will be provided by individual public agencies and owners. B. The Design guidelines and Landscape Guidelines contained in the Downtown Specific Plan for this designation should be considered in conjunction with the Vision statement contained in Section 1.1 of the Downtown Specific Plan and the site development standards contained in this chapter. 17.72.140 Industrial Park/Light Industrial (M -1) A. Site Development Standards Land Use The existing development in this zone, where it is adjacent to the railroad right -of -way is characterized by a number of small industrial uses housed in a long narrow metal warehouse. Due to the narrow lot dimension and its proximity between existing residential single family homes and the railroad tracks, the lot has limited alternative use potential. Ultimately, improved access could be provided through a connection to the westerly Metrolink parking lot. In addition to the core planning area, light industrial uses are planned for in the area east of Spring Road, between Los Angeles Avenue and the railroad tracks. This area is characterized by an existing mixed light industrial complex fronting High Street east of Chuey's restaurant. This district is intended to accommodate small scale, low traffic demand, clean industrial service oriented uses which are compatible with adjoining commercial and residential areas. Permitted uses in the (M -1) zone as listed in the Moorpark Zoning Code 2. Building Setbacks The following table indicates the minimum setbacks in the M -1 zone. The front and side setbacks are consistent with the R -1 zone provisions in the Moorpark Zoning Ordinance, while the rear is Ordinance No. 247 Page 23 unique to the Downtown Specific Plan. (Refer to the City Zoning Ordinance for more detailed descriptions and exceptions). BUILDING SETBACK Front Consistent with Table 17.24.020.13 of Title 17* Side Corner lot Minimum 5 feet Side Interior lot adjacent to Residential zone Minimum 5 feet Interior lot As specified by permit Rear - Adjacent to Residential Zones From property line Minimum 15 feet From alley Minimum 2 feet Rear - Adjacent to Commercial Zones From property line or alley. As determined by permit * Requires 30 -foot landscaped setback from arterials and a 20- foot landscaped setback from two -lane local and rural collectors. 3. Height The maximum height for an Industrial Park structure shall be 35 feet and no more than three stories high. 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 as well as the building restoration guidelines outlined in Sections 2.3.1 to 2.3.3 of the Downtown Specific Plan apply to the Industrial Park designation. B. The Design guidelines and Landscape Guidelines contained in the Downtown Specific Plan for this designation should be considered in conjunction with the Vision statement contained in Section 1.1 of the Downtown Specific Plan and the site development standards contained in this chapter. 17.72.150 Lot Consolidation Incentive Program In the High to Very High Density Residential areas of the Specific Plan, the density maximums have been designed to encourage lot consolidation and redevelopment of underdeveloped or declining property. The maximum Ordinance No. 247 Page 24 permissible density for the High to Very High Density Residential area ranges from 7 to 14 units to the acre. Where a range for density is indicated (as in RPD 7 -14U) the 14 unit density maximum is only obtainable when certain performance standards are met. The performance standards are tied to desired land use patterns and character for the High Density Residential neighborhoods. The density bonus is intended as an incentive to attain that desired neighborhood characteristic. The potential resulting number of units per lot, in relation to lot size, is illustrated on Table 6 (Density Threshold Comparison by Lot Size). Table 7 outlines the performance standards that are required to achieve the desired maximum permitted density. The lot consolidation program is intended to encourage lot consolidation of multiple parcels and does not promote small duplexes or inappropriately scaled two -story residences. Hence, the performance criteria rewards additional density for the successful consolidation of lots equal to 21,780 square feet at minimum. At such time as renovation occurs, the base zoning of the parcel should be modified to reflect the appropriate earned increase in density (e.g. RPD 7U to RPD 14U). The Department of Community Development will administer this base density tracking. Further, Table 7 requires certain findings be made by the Planning Commission in order to permit the density increase. These findings are described as follows: A. Findings for Increased Density up to 14 units to the acre: 1. The project is consistent with the spirit and intent of the City's General Plan and Specific Plan goals and policies for the downtown. 2. The project is consistent with the combined development standards of the City's Zoning Code and the Downtown Specific Plan. 3. The project has incorporated design measures which render the project compatible with existing and planned surrounding land use and development. 4. The project would not be obnoxious or harmful, or impair the utility of the neighboring property or uses. 5. The project would not be detrimental to the public interest, health, safety, convenience or welfare. 6. The density increase beyond 7 units to the acre is supported by the project through incorporating one or more of the design characteristics listed below which will result in greater community benefit as circumscribed in the Downtown Specific Plan. a. The project has a minimum lot size of 21,780 square feet or greater. b. The project will significantly remodel /renovate an existing residential structure that currently does not meet design standards established by the Specific Plan, and will in turn incorporate physical building and site improvements that Ordinance No. 247 Page 25 are consistent with the design standards for the High to Very High Residential land use designation within the Specific Plan. 7. The project has demonstrated the use of innovative site planning and has designed the multiple units to be compatible with each other, the surrounding single family residential neighborhood, and maintain an overall cohesive appearance. TABLE 6 DENSITY THRESHOLD COMPARISON BY LOT SIZE DENSITY LOT SIZE CONSOLIDATED LOT SIZE PER ACRE RPD -7U 7,000 SF OR 21,780 SF 28,000 SF OR LESS RPD 7 -14U* MORE Same as RPD -7U MAXIMUM NUMBER OF UNITS PERMITTED 7 DU /ACRE 1 28,000 SF net minimum lot size RPD- 14U 12 DU /ACRE 2 6 8 14 DU /ACRE 2 7 9 18DU /ACRE* 3 9 12 project qualifies on criteria associated with * Requires provision of inclusionary low /very low or senior housing within project. TABLE 7 DENSITY BONUS CRITERIA DENSITY DESIGNATION MAXIMUM PERFORMANCE CRITERIA DENSITY RPD -7U 7/ACRE Must meet development specifications of the Zoning Code and Specific Plan RPD 7 -14U* 7/ACRE Same as RPD -7U 12 /ACRE 21,000 SF net minimum lot size 14 /ACRE 28,000 SF net minimum lot size RPD- 14U Same as RPD -7U DENSITY BONUS UP TO 18 /ACRE Consistent with Chapter 17.64 of the Zoning Code, a 25% density bonus may be added to the permitted base density when a project qualifies on criteria associated with low/very low income or senior housing. *Density beyond 7DU /Acre is permitted only when one or more of the performance standards associated with each density cap has been met through project design, and the Planning Commission makes the findings contained in this section before approving a project. Ordinance No. 247 Page 26 STATE OF CALIFORNIA ) COUNTY OF VENTURA ) ss. CITY OF MOORPARK ) I, Deborah S. Traffenstedt, City Clerk of the City of Moorpark, California, do hereby certify under penalty of perjury that the foregoing Ordinance No. 247 was adopted by the City Council of the City of Moorpark at a meeting held on the 21st day of October, 1998, and that the same was adopted by the following vote: AYES: Councilmembers Evans, Teasley, Wozniak and Mayor Hunter NOES: None ABSENT: Councilmember Perez ABSTAIN: None WITNESS my hand and the official seal of said City this 23rd day of October, 1998. Deborah S. Traffenstedt, tiYy Clerk �- -� (seal)