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Moorpark Highlands Specific Plan No. 2
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MOORPARK HIGHLANDS SPECIFIC PLAN NO. 2
MOORPARK, CALIFORNIA
FINAL
SPECIFIC PLAN
PREPARED FOR:
CITY OF MOORPARK
799 MOORPARK AVENUE
MOORPARK, CALIFORNIA 93021
PREPARED BY:
EDAW, INC.
17875 VON KARMAN AVENUE, SUITE 400
IRVINE, CALIFORNIA 92614
June 1999
TABLE OF CONTENTS
LIST OF EXHIBITS ............................................. ............................... iv
LIST OF TABLES .............................................. ............................... vi
1.0 SUMMARY ............................................. ............................... 1
2.0 INTRODUCTION ........................................ ...........:................... 3
2.1 Purpose .......................................... ............................... 3
2.2 Scope of the Specific Plan ............................ ............................... 3
2.2.1 Specific Plan Legal Requirements .............. ............................... 4
2.2.2 Relationship of the Specific Plan to the General Plan .............................. 4
2.3 CEQA Compliance ............... 5
.................. ...............................
2.4 Project Location and Setting .......................... ............................... 5
2.4.1 Existing Conditions .......................... ............................... 5
3.0 GOALS AND OBJECTIVES
3.1 General Goals and Policies .........................................................
3.1.1 Land Use ................................. ...............................
3.1.2 Housing .................................. ...............................
3.1.3 Circulation ............................... ...............................
3.1.4 Conservation/Open Space ................... ...............................
3.1.5 Public Services and Facilities ................................................
4.0 DEVELOPMENT PLAN
4.1 Land Use Plan .................................... ...............................
4.1.1
Land Use Summary ........................ ...............................
4.1.2
Residential Land Uses ...................... ...............................
4.1.3
Open Space Land Uses ...................... ...............................
4.1.4
Park Land Use ............................. ...............................
4.1.5
School Land Use ........................... ...............................
4.1.6
Right -of -Way ............................. ...............................
4.2 Grading
Plan ..................................... ...............................
5.0 TRANSPORTATION /CIRCULATION PLAN
5.1 Vehicular Circulation .............................. ...............................
5.1.1
Future Bypass /Community Arterials ..........................................
5.1.2
Collector Streets ..........................................................
5.1.3
Interior Residential Streets ..................................................
5.2 Alternative Circulation ............................. ...............................
5.2.1
Multi -Use Trail ...........................................................
5.2.2 -
Sidewalks ...............................................................
5.2.3
Natural Trails ............................................................
5.2.4
Bicycle System ...........................................................
5.2.5
Transit System ............................ ...............................
10
10
10
12
12
13
13
14
14
14
17
19
20
20
20
21
29
29
29
34
36
36
38
38
40
41
42
6.0 INFRASTRUCTURE PLAN .............................. ............................... 43
6.1 Storm Drainage ................................... ............................... 43
6.1.1 Drainage System ........................... ............................... 43
6.2 Sanitary Sewer .................................... ............................... 49
6.3 Water Supply ............................. ...............................
6.3.1 Domestic Water System .................... ............................... 51
6.3.2 Reclaimed Water System .................... ............................... 55
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TABLE OF CONTENTS
7.0 COMMUNITY FACILITIES PLAN ....................... ...............................
56
7.1
Public Services ................................... ...............................
56
7.1.1 Schools .................................. ...............................
56
7.1.2 Parks & Recreation ......................... ...............................
57
7.1.3 Fire Protection ............................ ...............................
59
7.1.4 Police Protection ........................... ...............................
60
7.1.5 Solid Waste ............................... ...............................
60
7.2
Public Facilities ................................... ...............................
61
7.2.1 Utilities .................................. ...............................
61
7.2.2 Oil Wells ................................. ...............................
63
8.0 DESIGN GUIDELINES .................................. ...............................
64
8.1
Design Philosophy ................................. ...............................
64
8.2
Purpose of Design Guidelines ........................ ...............................
65
8.3
Community Character .............................. ...............................
67
8.3.1 Landscape Concept ......................... ...............................
67
8.3.2 Irrigation Guidelines ........................ ...............................
73
8.3.3 Sustainable Development Guidelines ........... ...............................
73
8.3.4 Urban Wildland Interface /Fuel Modification Zones .............................
73
8.3.5 Walls and Fences .......................... ...............................
75
8.3.6 Community Entrances ....................... ...............................
78
8.3.7 Site Furnishings ........................... ...............................
78
8.4
Architectural Themes .............................. ...............................
82
8.4.1 Monterey ................................. ...............................
82
8.4.2 Spanish Eclectic ........................... ...............................
82
8.4.3 Mediterranean ............................. ...............................
84
8.4.4 Bungalow ................................ ...............................
84
8.5
Architectural Components ........................... ...............................
87
8.5.1 Overall Massing ........................... ...............................
87
8.5.2 Plate Lines ................................ ...............................
87
8.5.3 View Windows ............................ ...............................
87
8.5.4 Articulation of Elements ..................... ...............................
87
8.5.5 Miscellaneous Design Elements ............... ...............................
89
8.6
Single Family Residential (RPD -SF) Guidelines ......... ...............................
91
8.6.1 Site Planning .............................. ...............................
91
8.6.2 Setbacks ................................. ...............................
91
8.6.3 Floor Plans ............................... ...............................
92
8.6.4 Massing .................................. ...............................
92
8.6.5 Mechanical Equipment ...................... ...............................
92
8.6.6 Open Space and Private Recreation Areas ....... ...............................
92
8.6.7 Views ................................... ...............................
92
8.7
Multi - Family Residential (RPD -MF) Guidelines ......... ...............................
93
8.7.1 Site Planning .............................. ...............................
93
8.7.2 Massing .................................. ...............................
93
8.7.3 Common Open Space and Private Recreation Areas ..............................
94
8.7.4 Parking .................................. ...............................
94
8.8
Grading ......................................... ...............................
95
8.9
Design Review ................................... ...............................
97
8.10
Design Guideline Definitions ........................ ...............................
97
Moorpark Highlands Specific Plan No. 2
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TABLE OF CONTENTS
9.0 DEVELOPMENT REGULATIONS AND STANDARDS ..... ...............................
108
9.1
Purpose and Intent ................................ ...............................
108
9.1.1 Definitions ............................... ...............................
108
9.1.2 General Provisions ........................ ...............................
108
9.1.3 Entitlement Process and Procedures .......... ...............................
110
9.2
Residential Planned Development Regulations ......... ...............................
110
9.2.1 Residential Permitted Uses .................. ...............................
110
9.2.2 Single - Family Residential Site Development Standards ..........................
110
9.2.3 Multi - Family Residential Site Development Standards (Affordable Housing) .........
122
9.3
Open Space Development Regulations ................ ...............................
124
9.3.1 Specific Plan No. 2 Private Open Space (SP2 -POS) Zone Permitted Uses ...........
124
9.3.2 Private Open Space Development Regulations .. ...............................
124
9.3.3 Specific Plan No. 2 Natural Open Space (SP2 -NOS) Zone Development Regulations ..
124
9.4
Public Institutional (I) Zone Development Regulations ... ...............................
125
9.4.1 Specific Plan No. 2 Public/Institutional (SP2 -1) Permitted Uses ...................
125
9.4.2 Public/Institutional Site Development Standards ............. . ..................
125
9.5
Right -of -Way (R/W) Zone Development Regulations .... ...............................
126
9.5.1 Specific Plan No 2 Right -of -Way (SP2 -R/W) Zone Permitted Uses ................
126
9.6
Setbacks for Plugged, Abandoned Oil Wells ........... ...............................
126
9.7
Urban- Wildland Interface .......................... ...............................
126
9.8
Hillside Management .............................. ...............................
126
10.0 IMPLEMENTATION AND ADMINISTRATION .......... ...............................
127
10.1
Purpose and Intent ................................ ...............................
127
10.2
Implementation .................................. ...............................
127
10.2.1 Proposed Phasing ......................... ...............................
127
10.2.2 Infrastructure and Community Facilities Financing ..............................
129
10.2.3 Specific Plan Implementation ................ ...............................
129
10.3
Administration ................................... ...............................
130
10.3.1 Specific Plan Amendment Procedures ......... ...............................
130
10.3.2 Specific Plan Administrative Adjustment Procedures ............................
130
11.0 GENERAL PLAN CONSISTENCY ....................... ...............................
132
11.1
General Plan Consistency .......................... ...............................
132
11.1.1 Land Use Element (Adopted May 13, 1992) .... ...............................
132
11.1.2 Specific Plan Study Area ................... ...............................
136
11.1.3 Appendix A - Specific Plan Development Requirements .........................
138
11.1.4 Circulation Element (Adopted May 13, 1992) ... ...............................
140
11.1.5 Open Space, Conservation, & Recreation Element (Adopted August 1986) ..........
142
11.1.6- Housing Element (Adopted October 1989) ..... ...............................
144
11.1.7 Safety Element (Adopted September 1986) ..... ...............................
146
11.1.8 Noise Element (Revised May 1998) .......... ...............................
147
Moorpark Highlands Specific Plan No. 2
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LIST OF EXHIBITS
1.
Regional Location Map .............................. ...............................
6
2.
Local Vicinity Map ................................. ...............................
7
3.
Aerial Photograph .................................. ...............................
8
4.
Land Use Plan ................................ ...............................
.. 15
5.
Land Use Summary ................................ ...............................
16
6.
Existing Topography ............................... ...............................
22
7.
Proposed Conceptual Grading Plan .................... ...............................
23
8.
Slope Impact Analysis ............................. ...............................
25
9.
Site Sections Key Map .............................. ...............................
26
9A.
Site Sections ...................................... ...............................
27
9B.
Site Sections ...................................... ...............................
28
10.
Circulation Plan ................................... ...............................
30
11 A.
Arterial Street Sections ............................. ...............................
31
11B.
Street Sections .................................... ...............................
32
11 C.
Collector/Local Street Sections ...................... ...............................
35
12.
Trails Plan ....................................... ...............................
37
12A.
Multi -Use Trail Section ............................. ...............................
39
13.
Hydrology Map - Existing Conditions .................. ...............................
44
14.
Hydrology Plan - Post Development Conditions .......... ...............................
45
15.
Proposed Storm Drainage System ..................... ...............................
47
16.
Proposed Sanitary Sewer System ..................... ...............................
50
17.
Proposed Water Supply System ...................... ...............................
53
18.
Open Space/Parks and Recreation Plan ................ ...............................
66
19.
Conceptual Landscape Plan .......................... ...............................
69
20.
Conceptual Entry Features ........................... ...............................
72
21.
Fuel Modification Section ........................... ...............................
76
22.
Walls and Fences .................................. ...............................
77
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LIST OF EXHIBITS
23.
Community Entrance ............................... ...............................
79
24.
Street Section at Entrance ........................... ...............................
80
25.
Site Furnishings .................................... ...............................
81
26.
Monterey Style ................................... ...............................
83
27.
Spanish Eclectic Style .............................. ...............................
85
28.
Mediterranean Style ................................ ...............................
86
29.
Bungalow Style ................................... ...............................
88
30.
Zoning Map ..................................... ...............................
109
31.
Conceptual Plot Plan: 10,000 min ................... ...............................
112
32.
Conceptual Plot Plan: 30,000 min ................... ...............................
113
33.
Conceptual Plot Plan: 6,000 min .................... ...............................
116
34.
Conceptual Plot Plan: 7,000 min ..................... ...............................
117
35.
Conceptual Plot Plan: 8,000 min ..................... ...............................
118
36.
Conceptual Plot Plan: 3,500 s.f . .................... ...............................
121
37.
1992 General Plan - Land Use ...................... ...............................
133
Moorpark Highlands Specific Plan No. 2 v
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LIST OF TABLES
A. Plant List ........................................ ............................... 98
B. Phasing Plan ..................................... ............................... 128
APPENDICES
A. Legal Description
B. Moorpark General Plan - Specific Plan # 2 Requirements
C. Definitions
Moorpark Highlands Specific Plan No. 2 vi
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1.0 SUMMARY
The purpose of this document is to comply with Government Code Section 65451 which defines a
Specific Plan to include "all detailed regulations, conditions, programs, and proposed legislation that
may be necessary or convenient for the systematic implementation" of each of the seven requirements
of the General Plan. Specific Plan No. 2 has been prepared to meet these requirements of the City of
Moorpark General Plan, and provide a cohesive and comprehensive working document which describes
guidelines and standards for implementation of the development.
Specific Plan No. 2 is divided into twelve (12) sequential sections. Section One presents a brief
overview of the specific plan. Section Two is intended to establish the purpose, scope, location and
setting of the specific plan. Section Three provides goals and objectives, while Section Four provides
an extensive description of the development Land Use Plan. Sections Five, Six, and Seven presents
discussions of transportation, infrastructure and community facilities as they relate to the land use plan.
Section Eight establishes design guidelines for the entire Specific Plan No. 2 and for individual project
planning areas. Section Nine presents a detailed description of the development regulations and design
and development standards which are necessary to guide and control new development and carry out the
goals and policies of the Specific Plan and the City's General Plan. Section Ten provides
implementation and administration procedures, while Section Eleven describes the General Plan
consistency of the document. Finally, Appendices have been provided and contain the property legal
description, Specific Plan No. 2 requirements from the Moorpark General Plan, and Definitions.
The Specific Plan No. 2 document has been organized in a manner so as to clearly distinguish between
policy statements, guidelines, and zoning regulations. The sections containing policy statements and
guidelines would be adopted by resolution. As depicted in the Adoption Matrix on the following page,
sections 1.0 through 8.0, 10.0, and 11.0 would be adopted by resolution. The Specific Plan No. 2 zoning
regulations and design standards would be adopted by ordinance. The following page indicates that
section 9.0 would be adopted by ordinance. The Adoption Matrix also shows how Specific Plan No. 2
zoning regulations would become a new chapter within Title 17, Zoning, of the Moorpark Municipal
Code.
This document has been prepared to assist the City of Moorpark in the implementation of a
comprehensive master plan, consistent with all regulatory standards in accordance with the Moorpark
General Plan. Specific Plan No. 2 provides a detailed description of proposed land uses and
infrastructure requirements. Design guidelines have been prepared to assist in creating an architectural
theme and community character symbiotic to the surrounding community. Development regulations
provide criteria for each individual planning area within Specific Plan No. 2.
Moorpark Highlands Specific Plan No. 2
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ADOPTION MATRIX
Specific Plan Section Adopted by Resolution
Specific Plan Section
Adopted by
1.0 SUMMARY
Resolution
2.0 INTRODUCTION
Resolution
3.0 GOALS AND OBJECTIVES
Resolution
4.0 DEVELOPMENT PLAN
Resolution
5.0 TRANSPORTATION /CIRCULATION PLAN
Resolution
6.0 INFRASTRUCTURE PLAN
Resolution
7.0 COMMUNITY FACILITIES PLAN
Resolution
8.0 DESIGN GUIDELINES
Resolution
10.0 IMPLEMENTATION AND ADMINISTRATION
Resolution
11.0 GENERAL PLAN CONSISTENCY
Resolution
Specific Plan Sections Adopted by Ordnance
Specific Plan Section
r*w Ordinance Number
9.0 DEVELOPMENT REGULATIONS AND STANDARDS
17._
9.1 Purpose and Intent
17._.010
9.1.1 Definitions
9.1.2 General Provisions
9.1.3 Entitlement Process and Procedures
17..010C
9.2 Residential Planned Development Regulations
17._.020
9.2.1 Residential Permitted Uses
17.—.020.A
9.2.2 Single - Family Residential Site Development
17.—.020.B
Standards
9.2.3 Multi - Family Residential Site Development
17.—.020.0
Standards (Affordable Housing)
9.3 Open Space Development Regulations
17._.030
9.3.1 Private Open Space (POS) Zone Permitted
17._.030.A
Uses
9.3.2 Private Open Space (POS) Zone Development
17.—.030.B
Regulations
9.3.3 Natural Open Space (NOS) Zone Development
17.—.030.0
Regulations
9.4 Public Institutional (I) Zone Development Regulations
17._
040
9.4.1 Public/Institutional Permitted Uses
17.—.040.A
9.4.2 Public/Institutional Site Development
17.—.040.B
Standards
9.5 Right -of -Way (RN) Zone Development Regulations
17._.050
9.6 Setbacks for Plugged, Abandoned Oil Wells
17._
060
Moorpark Highlands Specific Plan No. 2 2
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2.0 INTRODUCTION
2.1 Purpose
The purpose of the Specific Plan is to meet the requirements of the City of Moorpark General Plan for
the Specific Plan No 2 Property. The Plan is intended to serve the following purposes:
• Promote quality development consistent with the goals of the City of Moorpark General Plan.
• Develop a plan that is economically feasible and capable of being implemented based on
existing and anticipated future economic conditions such that no economic burden to the City
would occur.
• Provide for comprehensive planning which assures the orderly development of the site in
relation to the surrounding community.
• Assure appropriate phasing and financing for community facilities including circulation
improvements, domestic water, urban runoff and flood control facilities, sewage disposal
facilities, educational facilities and parks.
• Preserve and enhance natural open space areas and provide on -site amenities where appropriate.
• Establish development regulations permitting a variety of residential products and affordable
housing opportunities compatible with the surrounding area.
2.2 Scope of the Specific Plan
A Specific Plan is a legal document that provides the City of Moorpark and the landowner with a course
of development based on the concepts and standards outlined in the Plan. The Specific Plan establishes
a pattern and density of land use that is embodied in Section 4.0 of this document. The Specific Plan
process is intended to serve as an alternative planning process that encourages more creative and
imaginative planning of large- scale, mixed -use developments within the framework of a cohesive and
comprehensive regulatory plan. The Specific Plan process provides greater design flexibility than
conventional zoning and land use regulations to encourage a more environmentally sensitive, economic,
and efficient use of the land.
The Specific Plan document for Specific Plan No. 2 has been written consistent with the framework
established by the State of California Government Code as specified in Article 8, Section 65450 et. seq.
The following is a brief analysis of the Specific Plan legal requirements and Specific Plan No. 2 project
consistency with the respective criteria.
According to Section 65451 of the California Government Code, the content of a Specific Plan shall
include the following narrative and graphic descriptions. The text provided in italics is the actual
Government Code requirements. The text below each requirement states where the requirement is met
within the Specific Plan document.
Moorpark Highlands Specific Plan No. 2 3
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2.2.1 Specific Plan Legal Requirements
A Specific Plan shall include a text and a diagram or diagrams which specify all of the
following in detail:
• The distribution, location, and extent of the uses of land, including open space,
within the area covered by the plan.
Section 4.0 of this Specific Plan includes the location of various land uses including
residential, open space /recreation, circulation, and public /institutional.
• The proposed distribution, location, extent, and intensity of major components of
public and private transportation, sewage, water, drainage, solid waste disposal,
energy, and other essential facilities proposed to be located within the area covered
by the plan and needed to support the land uses described in the plan.
Section 5.0 of this Specific Plan addresses these issues by providing a circulation plan
which delineates the arterial and collector streets within Specific Plan No. 2, as well as
the necessary off -site connections. Sections 6.0 and 7.0 of the Specific Plan outline the
essential infrastructure and services for the community.
• Standards and criteria by which development would proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable.
Section 4.0 of the Specific Plan includes the Land Use Plan which addresses the
provisions for the identification and conservation of natural resources of the site.
Section 8.0 Design Guidelines and Section 9.0 Development Regulations address the
development of regulations that define the criteria by which development would
proceed.
• A program of implementation measures including regulations, programs, public
works projects, and financing measures necessary to carry out the preceding
paragraphs.
The Specific Plan includes Implementation Measures, (Sections 5.0, 6.0, 7.0 and 10. 0),
which address phasing, fmancing, permits, maps, plans, and agreements that would
guide the future development.
2.2.2 Relationship of the Specific Plan to the General Plan
The Specific Plan shall include a statement of the relationship of the Specific Plan to the
General Plan.
This document has been written to meet the City of Moorpark's General Plan - Land Use
Element requirements for the development of a Specific Plan for this area, consistent with
Specific Plan No. 2 land use designation.
Section 11.0 of this Specific Plan addresses consistency with the City of Moorpark General
Plan.
Moorpark Highlands Specific Plan No. 2
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2.3 CEQA Compliance
A "Project" Environmental Impact Report (EIR) defined by Section 15161 of the State Califonua
Environmental Quality Act (CEQA) Guidelines has been prepared and addresses the potential impacts
of the development allowed by the Specific Plan. The EIR has been prepared in compliance with the
CEQA Guidelines. In accordance with Section 15182(a) of the State CEQA Guidelines, "where a public
agency has prepared an EIR on a specific plan after January 1, 1980, no EIR or negative declaration need
be prepared for a residential project undertaken pursuant to and in conformity to that specific plan if the
project meets the requirements of [that] section."
A public agency can issue, although not required, a Notice of Exemption for future residential
development requests located within the Specific Plan project area. In accordance with Section 15062(a)
of the State CEQA Guidelines, "when a public agency decides that a project is exempt from CEQA and
the public agency approves or determines to carry out the project, the agency may file a Notice of
Exemption. The notice shall be filed, if at all, after approval of the project. Such notice shall include:
A. A brief description of the project;
B. A finding that the project is exempt, including a citation to the State Guidelines section under
which it is found to be exempt; and
C. A brief statement of reasons to support the fmding.
2.4 Project Location and Setting
Specific Plan No. 2 is located in the northern section of the City of Moorpark, east of Walnut Canyon
Road and west of Happy Camp Canyon Regional Park, north of Charles Street and south of Broadway
Road.
The location of Specific Plan No. 2 in relation to the local and regional setting is displayed in Exhibits
1 and 2, regional and local vicinity maps. Exhibit 3 provides an aerial perspective of the site.
2.4.1 Existing Conditions
The following includes a brief summary of the site's current conditions. A detailed opportunity
and constraints analysis was performed prior to the development of the proposed Land Use Plan
(included in Section 4.0). This analysis included several studies on biological resources,
archaeological/paleontological resources, geotechnical constraints, hydrological and drainage
conditions, tree surveys, slope analysis, circulation layout alternatives and viewshed surveys.
The results of these studies are discussed in detail in the EIR for this Specific Plan. The studies
themselves are included in the Technical Appendices of the EIR.
A. Natural Terrain - The majority of this Specific Plan area is characterized as a gently
sloping plateau separated by several unnamed arroyos which carry drainage from the
north to the south.
B. Views - The predominant views on the site are to the existing developments to the
south, distant hillsides to the north and Happy Camp Canyon Regional Park to the east.
Moorpark Highlands Specific Plan No. 2 S
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Not to Scale
EDAW
5/99
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
OJAI \
FILLMORE \,
Exhibit 1
Regional Location Map
0, Tank7
B%1 856
4
ct:
CASEY ROAD.
j
3)
'199
AJN
LOS G
Not to Scale
EDAW
5199
MOORPARK SPECIFIC PLAN NO. 2 EIR
City of Moorpark, California
Exhibit 2
Local Vicinity Map
DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
Not to Scale
EDAW
Source: Inland Aerial Service
5/99
Exhibit 3
Aerial Photograph
C. Existing Uses - The Specific Plan area is primarily undeveloped and vacant, and is
currently not being used.
D. Current Ownership /Applicant - The site is owned by Fountainwood - Agoura. The
Specific Plan applicant is Morrison - Fountainwood- Agoura.
E. Existing Surrounding Land Uses - Agricultural uses occur north of the site. The
Happy Camp Canyon Regional Park occupies the area to the east and northeast of the
site. The remainder of the surrounding land uses (to the west, south and southeast) are
residential neighborhoods.
Moorpark Highlands Specific Plan No. 2 9
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3.0 GOALS AND OBJECTIVES
Specific Plan No. 2 is a planned community which would provide a variety of residential, recreation, and
open space areas. Specific Plan No. 2 would implement a general architectural theme on a neighborhood-
wide basis. This approach would help create a sense of place and identity for residents and visitors, and
would be accomplished through: 1) innovative community design which enhances existing natural
resources; 2) site planning consistent with orderly development; and 3) governmental review and input.
3.1 General Goals and Policies
The primary objective of Specific Plan No. 2 is to implement the goals and policies of the current
General Plan of the City of Moorpark.
The following goals and policies have been established to guide the development of the site into a
planned development that is harmonious with the natural environment and the surrounding community.
It also conforms with the City's goals, policies, and standards for Land Use, Circulation, Open Space,
Conservation and Recreation, Housing, Safety and Noise Elements. Section 11.0 of this document
compares Specific Plan No. 2 to the City of Moorpark General Plan for consistency between the two
plans.
3.1.1 Land Use
Policies:
A. Goal: Develop a community that is visually attractive and effectively organized.
Develop Specific Plan No. 2 as a master planned community.
2. Create a community which draws character from the existing environment and site
conditions while establishing its own identity.
Cluster development on the site to provide areas where the natural and rural landscape
is conserved.
4. Locate development to take advantage of both long and short range view corridors.
Enhance view corridors into natural open space areas by strategically placing
development to preserve open space corridors into the natural open space areas.
Maintain drainage corridors as open space to enhance the open space atmosphere.
Minimize negative visual impacts by introducing a variety of landscape elements (i.e.,
hardscape materials, trees, shrubs, and plants) through the implementation of the
Landscape Plan.
Moorpark Highlands Specific Plan No. 2 10
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Policies:
Policies:
Policies:
Policies:
B. Goal: Provide a planned community which complements existing development
within the City of Moorpark.
1. Provide a range of housing types within Specific Plan No. 2.
2. Develop community facilities (i.e., public park, and school) as a part of Specific Plan
No. 2 which can be utilized and enjoyed by the entire City.
C. Goal: Cluster development to minimize the potential impact on adjacent
properties and environmental resources.
1. Separate Specific Plan No. 2 development from adjacent residential developments
through the provision of open space buffers.
2. Provide land uses that would be compatible with surrounding on and off -site land use
designations through appropriate land use transitions.
3. Preserve significant natural features of the site.
D. Goal: Develop a land use pattern which meets the needs of future residents for
essential services, living areas, educational facilities, and areas for
pursuit of leisure time activities.
1. Create a series of neighborhoods within Specific Plan No. 2 that will have their own
unique community features, landscape theme, and open space buffers.
2. Create a community open space system that would tie the neighborhoods together,
connect community features, and promote pedestrian and bicycle circulation.
3. Provide viable pedestrian access opportunities to recreation, and educational facilities
from on -site and off -site locations.
E. Goal: Maintain high quality development standards to ensure lasting value for
the residential neighborhoods and activity centers.
1. Adopt development guidelines and regulations on a project -wide basis to provide a
consistent and compatible approach to land development and construction.
2. Establish community design criteria to promote a thematic approach to the
development of a master planned community.
3. Create open space and landscaped areas along the arterial streetscapes.
Moorpark Highlands Specific Plan No. 2 11
C:\OFFICE\WPVIIIZWPDOCS\EDAVi\MOORPARK\SPEC-PLA\SPECIFIC.WPD
Policies:
F. Goal: Provide more open space than is typically available in nearby
developments through designing in concert with the land.
1. Adapt housing types and site layouts to the landform configuration.
2. Cluster development to preserve open space.
3.1.2 Housing
Policies:
A. Goal: Provide a range of housing types to meet the varied housing needs within
the community.
1. Adopt development standards that encourage a variety of housing types.
2. Maintain high quality standards for residential land development to create
neighborhoods with lasting value.
3. Develop neighborhoods with easy access to essential community services.
4. Provide housing units affordable to very low, lower, moderate, and high income
households. Refer to Appendix C for definitions.
3.1.3 Circulation
Policies:
A. Goal: Organize land uses within the planned community to provide convenient
and safe vehicular and pedestrian circulation.
1. Provide a safe and efficient system for people movement to and from the site, as well
as within the site itself.
2. Increase the mobility of residents through development of an adequate and balanced
transportation system that includes vehicular as well as non - vehicular transportation
modes, such as pedestrian and bicycle.
3. Distribute residential traffic between Specific Plan No. 2's main entries.
4. Enhance the visual aspects of Specific Plan No. 2's circulation system for scenic
purposes.
5. Develop on -site circulation corridors in a phased mariner which avoids negative
impacts to existing area roadways.
6. Create an integrated circulation system, which serves residential needs, provides access
to community features and facilities, and discourages non -local traffic intrusion into
residential neighborhoods.
Moorpark Highlands Specific Plan No. 2 12
C.\ OFFICE \WPWIN\WPDOCS\EDA"OORPARK \SPEC -PLA \SPECIFIC. WPD
7. Create a community open space system that connects community features and
encourages pedestrian and bicycle circulation in order to reduce vehicular traffic.
Provide pedestrian and equestrian trail connections consistent with City of Moorpark,
County of Ventura, and regional trails and pathways plans.
3.1.4 Conservation/Open Space
Policies:
A. Goal: Encourage the enhancement of slope areas and .open space within the
Specific Plan area.
Conserve and enhance areas with unique environmental and aesthetic value.
2. Retain natural vegetation as feasible, and revegetate graded areas immediately to
stabilize soils and minimize erosion.
Soften developed edges through the use of contour grading techniques, and selective
use of screening vegetation.
3.1.5 Public Services and Facilities
Policies:
A. Goal: Provide public services and facilities, including water, sewer, storm
drainage, and utilities with the capacities to serve the level of
development proposed. Provide fire and police protection facilities
adequate to create safe neighborhood environments.
Economize on the costs of municipal facilities and services and the extension of these
services by phasing residential development in a manner consistent with availability of
essential services.
2. Provide services that would be compatible with the nature of growth within the City of
Moorpark.
Locate park and recreational facilities to maximize opportunities for joint use with the
neighborhood school.
4. Meet all fire protection requirements of the Ventura County Fire Protection District,
including all requirements for construction within High Fire Hazards areas.
Develop emergency vehicle access to both fuel modification areas and adjacent open
areas.
6. Minimize the economic burden on City and County agencies.
7. Design residential developments to incorporate defensible space concepts.
Moorpark Highlands Specific Plan No. 2 13
C:\OFFICE\WPVZnWPDOCS\EDAW\MOORPARK\SPEC-PLA\SPECIFIC.WPD
4.0 DEVELOPMENT PLAN
4.1 Land Use Plan
4.1.1 Land Use Summary
The Specific Plan No. 2 Land Use Plan (Exhibit 4) has been developed to create a quality
community which would endure long into the future. The Plan incorporates land uses which
relate to modern needs, while retaining assets of the existing environment. The Land Use Plan
(which includes 17 Planning Areas) has been designed to work with the natural landscape,
establishing a sense of harmony with Specific Plan No. 2 surroundings. The Plan would create
a cohesive transition from the existing urban development to the south and the rural
development to the north.
Specific Plan No. 2 has been designed with an overall density of 1.34 dwelling units per acre.
Please refer to the Land Use Summary (Exhibit 5), which identifies the proposed land uses by
acreage and percent of total area. The Specific Plan density is consistent with the surrounding
rural character. The low density would be created by clustering land uses within the flatter
portions of the site, thereby creating substantial amounts of open space which include a
combination of sloping and flat areas and arroyos. Also, by introducing a variety of housing
types and densities along with clustering, significant amounts of natural open space would be
preserved.
The following guiding principles have shaped the Land Use Plan:
• Respect for the significant landforms and mature native trees.
• Preservation of future Bypass Arterial right -of -ways.
• Preservation of the scenic foothill backdrop and southern viewshed.
• Respect for sensitive biological habitat.
• Creation of a cohesive open space system.
• Maintenance of large areas of natural open space in an undeveloped condition.
• Provision of park/recreational and public /institutional (i.e., School) uses
• Location of most visible development approximately 1,000 feet below the major ridge
line, providing a visual boundary to development and preserve the scenic skyline
backdrop.
• Avoidance of the development of habitable structures within geotechnically constrained
areas.
These principles result in a plan where development occurs primarily within the central portion
and gently sloping areas of Specific Plan No. 2, and the more rugged topography, significant
landforms and sensitive biological areas are preserved as natural open space.
Moorpark Highlands Specific Plan No. 2 L4
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DRAFT
MOORPARK SPECIFIC PLAN NO.2
City of Moorpark, California
STATISTICAL SUMMARY
Total Developable Area 445.0 AC
Residential
Land Use Designation
Planning
Area
Land Use
Designation
Density /Range
du/ac
Max. Gross
Density
DU's
% of Total
Area
o of ota
Area
1
RPD - SF
2.5-6.0
6.0 DU /AC
96
16.1
16.0 AC
03.6%
2
RPD - SF
2.5-6.0
4.2 DU /AC
77
12.9
18.3 AC
04.1%
3
RPD - SF
2.5-6.0
3.8 DU /AC
84
14.0
22.0 AC
04.9%
4
RPD - SF
2.5-6.0
3.4 DU /AC
83
13.9
24.4 AC
05.5%
5
RPD - MY
8.0 -15.5
15.3 DU /AC
130
21.7
8.5 AC
01.9%
8
RPD - SF
1.3 -2.5
1.3 DU /AC
37
6.2
28.0 AC
06.3%
9
RPD - SF
1.3 -2.5
2.3 DU /AC
91
15.2
39.7 AC
08.9%
Subtotal
598 1
100% 1
156.9 AC 1
35.3%
Open Space
Planning
Area
Land Use Designation
Area
%-of Total %-o
Area
10
POS
Private Open Space
6.3 AC
1.4%
11
1 POS
Private Open Space
28.4 AC
6.4%
12
NOS
Natural Open Space
16.0 AC
3.6%
13
NOS
Natural Open Space
78.0 AC
17.5%
14
POS
Private Open Space
12.8 AC
2.9%
15
POS
Private Open Space
10.2 AC
2.3%
16 1
POS
Private Open Space
3.3 AC
0.7%
17 1
POS
Private Open Space
14.0 AC
3.1%
Total Open Space
169.0 AC
37.9%
Non - Residential Uses
Planning
Area
Land Use Designation
Area
% of Total
Area
6
P
Park
7.0 AC
1.6%
7
S
School
22.0 AC
4.9%
R/W
Right of Way Reservation 118 & 23
49.7 AC
11.2%
R/W
Roadways
40.4 AC
9.1%
Subtotal
119.1 AC
26.8%
Total Project
445.0 AC
100%
EDAW
5/99
Exhibit 5
Land Use Summary
Additionally, the Land Use Element of the City's General Plan identifies requirements and
limitations for Specific Plan No. 2 (see Appendix B). Under the Proposed Land Uses section
of the Land Use Element, the number of dwelling units to be developed in Specific Plan No. 2
is restricted to a "maximum" density of 475 dwelling units and a "density limit" of 712 dwelling
units. Because the land use plan is proposed to include a total number of dwelling units that
exceed the 475 dwelling unit maximum, the City Council would need to ultimately determine
whether the proposed plan has provided public improvements, public services, and/or financial
contributions that are of substantial public benefit to the community in order for the number of
dwelling units to exceed 475.
The Land Use Plan provides the following public benefits:
• Provision of 11 percent of the total number of dwelling units to be designated as
affordable housing (see Section 4.1.2 of this document);
• Provision of 169 acres of open space which is 58 acres beyond City 25 percent
requirement;
• 49.7 acres of dedicated right -of -way for future Bypass Arterials consistent with the
City's Circulation Element;
• Habitat enhancement within the 94.0 acres of natural open space areas;
• Provision of 22.0 acre school site;
• Provision of multi -use trails;
• Provision of 7.0 acre neighborhood park; and
• Extension of Spring Road to Walnut Canyon Road to enhance City-wide circulation.
Specific Plan No. 2 would have its own unique identity established through the use of
complimentary architecture, landscape design, natural open space, and the presence of a school
and a park site. The planned network of open space corridors and a clearly defined streetscape
program would provide linkages between residential neighborhoods, parks, school, natural open
space areas and off -site amenities.
4.1.2 Residential Land Uses
A. Housing
The residential land use designations are divided into two categories:
RPD -SF - Single Family detached homes are designated in Planning Areas 1 through
4, and 8 and 9. Please refer to Exhibits 4 and 5.
2. RPD -MF - Multi - Family units (i.e., townhomes, condominiums, and apartments) are
designated in Planning Area 5. Please refer to Exhibits 4 and 5.
Moorpark Highlands Specific Plan No. 2 17
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The housing program for Specific Plan No. 2 would provide a broad diversity of
residential product types and pricing, ranging from affordable, very low, low - income
multi - family rental and moderate income for sale single family units to large lot, and
for sale single - family detached homes. This program is intended to respond to a broad
segment of the residential market demand in the Moorpark area, while also assisting
the City meet its regional affordable housing obligations.
Affordable Housing
The Specific Plan No. 2 Land Use Plan designates 468 single - family dwelling units and
130 for -rent multi - family dwelling units for a total of 598 dwelling units. The Land
Use Plan designates 66 of the total 598 dwelling units as "affordable ". Affordable
housing is defined as meeting the needs of the "very low ", "low ", and moderate income
categories within the City of Moorpark (refer to Appendix C for definitions). Of the
66 units of affordable housing provided by Specific Plan No. 2, 50 units will be "for
rent" units located within the 130 unit for rent multi - family Planning Area 5. Twenty -
five (25) of these units will have rents affordable to families earning income of no more
than 60% of the Ventura County median income, and 25 of these units will have rents
affordable to families earning income of no more than 80% of the Ventura County
median income. The remaining 16 affordable units shall be "for sale" single - family
detached courtyard homes with sales prices affordable to families earning no more than
110% of the Ventura County median income. Development of the affordable units will
be done in such a manner which mixes the affordable housing units with the market rate
units. The affordable units shall be offered for rent and for sale in cooperation with any
City of Moorpark Affordable Housing Marketing Plans which the City may offer.
These units would be for rent or and for sale to "low ", "very low ", and "moderate"
income families for a minimum of 30 years from the date the affordable unit receives
a final building inspection. Four floor plans would be offered as follows:
Plan
# of
Units
Sq. Ft. I
Bedrooms
Bathrooms
Maximum
Household Size
Multi - Family "For Rent" Units - Very Low Income
1
2
13
12
880
1,050 1
2
3
1.5
2
4
6
Low Income Units
3
4
13
12
1,050
1,200
3
4
2
2.5
6
8
Single- Family "For Sale" Courtyard Homes - Moderate Income Units
A
B
8
8
1,450
1,620
3
4
2
2.5
6
8
Moorpark Highlands Specific Plan No. 2 18
C:\ OFFICE \WPWIN\WPDOCS\EDAW\MOORPARK \SPEC -PLA \SPECIFIC. WPD
B. Population
It is estimated that Specific Plan No. 2 housing program would result in a total resident
population of 1,639 to 1,872 persons. The population estimate of 1,639 is based on
population factors contained in the Moorpark General Plan Update of 2.74 persons per
household for the year 2010. The population estimate of 1,872 is based on the more
recent Ventura County Association of Government's adopted population factor of 3.13
persons per dwelling unit for the year 2010.
4.1.3 Open Space Land Uses
Specific Plan No. 2 Open Space Plan is guided by the key design principle: conserve and
enhance areas with unique environmental and aesthetic value. To accomplish this, natural
features of the site have been maintained, in an undeveloped condition, as feasible. The open
space configurations also assure the preservation of the most dramatic topography, sensitive
biological areas, and areas with dense vegetation.
Open space is seen as a significant element in the lifestyle for future residents. To support this,
an extensive natural and private open space system is planned. This system would be composed
of 94.0 acres designated for natural open space and 75.0 acres designated for private open
space. The natural open space areas would be part of an overall Habitat Conservation Plan
(HCP). The Environmental Impact Report provides a detailed discussion of the HCP and
implementation mechanisms.
A. Private Open Space
The 75.0 acres private open space would consist of graded and undisturbed open space,
owned and maintained by a master homeowners association. The private open space
areas would be made accessible via a multi -use trail system, following existing roads
or pathways where feasible. These areas could contain some drainage improvements,
in addition to the trails.
Where a residential neighborhood adjoins private open space, and a potential wildfire
hazard exists, fuel modification improvements would be incorporated along the
development interface in accordance with the requirements specified in this document
and subject to the requirements of the Ventura County Fire Protection District. These
areas would be owned and maintained by a Master Homeowners Association.
Treatments of these areas would include the reduction of hazardous fuel volume,
planting of approved low -fuel volume ground covers /shrubs, limited irrigation of areas
adjacent to permitted structures, and other techniques as approved by the Ventura
County Fire Protection District, with ultimate enforcement by the local fire inspector.
Fuel modification areas are shown conceptually within the Planning Areas, outside of
the limits of grading on Exhibit 19. Within the fuel modification areas, brush clearance
would be permitted; however, mass grading would not be permitted. Fuel modification
zones would be a minimum of 100 feet in width. Fuel modification is further discussed
in Section 8.3.4, and a cross- section of the conceptual Fuel Modification Zone is shown
on Exhibit 21.
Moorpark Highlands Specific Plan No. 2 19
C:\OFFICE\WPVIIN\WPDOCS\FDAW\MOORPARK\SPEC-PLA\SPECIFIC.WPD
B. Natural Open Space
The 94.0 acre natural open space preserve areas would be reserved for visual open
space and designated as a habitat conservation area. These areas would remain
ungraded, with the exception of roadways and infrastructure improvements necessary
for the construction of Spring Road. No more than 6 percent or 6.6 acres of the total
natural open space area would be impacted by identified infrastructure improvements
necessary for the construction of Spring Road. These impacted areas would be re-
contoured and re- vegetated to the standards as defined in .the Design Guidelines,
Section 8. The Project Applicant would dedicate /transfer the land and/or grant a
conservation easement in perpetuity over the 94- acre mitigation area referred to within
the HCP as (Management Area 1) to the City of Moorpark or some other governmental
or conservation entity, approved by the City of Moorpark.
4.1.4 Park Land Use
The 7.0 -acre park site planned for Specific Plan No. 2 would allow a variety of recreational
opportunities to meet the needs of future residents. The park site is proposed as a public park
to be owned and maintained by the City of Moorpark. The park site is located adjacent to the
proposed intermediate school to allow for joint use of facilities. The size and the configuration
of the park site allows for a variety of potential active play facilities such as multi- activity play
fields and dual -use courts.
4.1.5 School Land Use
The Land Use Plan includes a School land use designation for a 22.0 -acre site, based on the
recommendation of the Moorpark Unified School District that an intermediate school site be
included within Specific Plan No. 2. The Land Use Element requires the Specific Plan No. 2
land use plan to include a minimum of 7 acres of land designated as Public Institutional. As
defined in the Land Use Element of the General Plan, a Public Institutional land use designation
identifies public facilities, including government buildings, libraries, fire stations, non - profit
organization buildings, and community service centers, but excludes jail facilities. The 22.0 -
acre school site is proposed to fulfill the Public Institutional land use requirement for Specific
Plan No. 2.
4.1.6 Right -of -Way
A. Arterial/Collector
The Specific Plan designates 40.4 acres of the site for arterial and collector roadways.
Arterial roadways with a right -of -way of 104 feet would include a 14 -foot median, four
travel lanes, bike and emergency lanes and landscape parkways on each side, buffering
sidewalks and/or equestrian trail. Please refer to Section 5. 1.1 for a detailed discussion
and graphic sections of the arterial right -of -ways. The Spring Road arterial through the
HCP area would have a reduced right -of -way of 94 feet and would include a 10 -foot
median, four travel lanes, one Class I bike lane (east side of road) one Class 11 bike and
emergency parking lanes. The Class I bike lane would occur within a 10 -foot easement
along the east side of the roadway. A 5 -foot sidewalk would be provided on the west
side of the roadway. Collector roadways would include two travel lanes, two parking
lanes, sidewalks, and a landscape /parkway setback on each side. The paved
improvements within the designated right -of -ways may be adjusted at the discretion of
the Public Works Department and Community Development Department.
Moorpark Highlands Specific Plan No. 2 20
C:\OFFICENWPVIIN\WPDOCS\EDAW\MOORPARK\SPEC-PLA\SPECIFIC.WPD
B. Bypass Arterial Reservation
The Bypass Arterial Reservation consists of 49.7 acres designated for the potential
future development of SR 118 and SR 23, which would allow for a 200 - foot -wide
corridor on both routes with 138 -154 feet for lanes, medians, and shoulders, and the
balance for slope. The 200 - foot -wide corridor design meets or exceeds the values in the
Caltrans Highway Design Manual, Figure 307.4, for a six -lane freeway. Final layout
and design would ultimately be determined by Caltrans. Ultimate ownership of the
Bypass Arterial Reservation would be determined by the City.
4.2 Grading Plan
Specific Plan No. 2 is characterized as a gently sloping plateau bisected by north to south trending
drainage features. The existing topography of the site ranges between 0 and 30+ percent as illustrated
in Exhibit 6. Steeper slopes are found in the southern portion of the site and in the arroyos. A slope map
was prepared and an assessment performed during the opportunity and constraints analysis on Specific
Plan No. 2. The results of this analysis conclude that approximately 200 of the site's 445 acres contain
slope areas exceeding a 20 percent gradient.
The Conceptual Grading Plan is shown as Exhibit 7, and delineates the existing and proposed contours.
The Conceptual Grading Plan takes into consideration the recommendations of the geotechnical reports
for this site including those for soil expansion, slope stability and seismic activity. The proposed grading
would be balanced on -site.
The design of this plan proposes to utilize grading techniques that: 1) stress the preservation of
significant topographic features, 2) selectively place development, 3) encourage variations in slope
gradients and transitional slopes and implement the sculpture -like shaping of manufactured slopes in a
manner that replicates the slopes and characteristics of natural landforms. Additionally, the proposed
grading plan incorporates the following design elements:
• Variation to slope gradients, utilizing compound slopes and state of the art grading techniques
(an example of this technique would be slope transitions varying from 4:1 to 2:1 punctuated by
slopes of varying steepness);
• Variation to pad sizes and shapes that correspond to variable topography;
• The artful utilization of contour and daylight grading to achieve a subtle transition between
natural landforms and manufactured slopes;
• Use of drainage and landscape elements such as clustering of trees and shrubs typical of
concentration found in nature, incorporation of rock elements, and the use of coloring which
blends with the surrounding area to reduce visibility of culverts and downdrains.
Grading and landform alterations within Specific Plan No. 2 are intended to minimize the amount of
landform alteration. Hillside development would enhance the most visually significant slope banks and
ridge lines where feasible and retain their natural appearance. Manufactured slopes would be recontoured
to reflect the natural topographic character, retaining the visual integrity of the site under developed
conditions. The Conceptual Grading Plan is designed to minimize grading in the 20 percent or greater
slope areas, and to achieve consistency where feasible with the City's Hillside Management Ordinance.
Moorpark Highlands Specific Plan No. 2 21
C:\OFFICE\WPVJMWPDOCS\EDAW\MOORPARK\SPEC-PLA\SPECIFIC.WPD
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DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
EDAW Exhibit 6
Source: Ramseyer and Associates, Inc.
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EDAW
Source: Ramseyer and Associates, Inc.
5/99
DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
Exhibit 7
Proposed Conceptual'
Grading Plan
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DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
Exhibit 7
Proposed Conceptual'
Grading Plan
Exhibit 8 depicts a slope impact analysis revealing the areas exceeding 20 percent slope and illustrates
a proposal for grading which respects where feasible, the guidelines of the City's Hillside Management
Ordinance. As stated previously, approximately 200 acres of the site exceed 20 percent slope. Of these
200 acres, approximately 105.8 acres would be graded (see Exhibit 8). Specific Plan No. 2 would require
grading of 62.4 acres to allow for the development of residential uses. All external slopes within the
Specific Plan exceed 2:1, except along the proposed major north/south arterial. In an effort to minimize
grading impacts to the private open space areas along this arterial, 2:1 slopes have been utilized.
Additionally, the overall Specific Plan No. 2 design utilizes "contour" or " landform" grading techniques
which eliminate abrupt contrasts between native and modified landforms. This type of grading provides
gradual transitions to native slopes and creates undulating topography.
The transitions between the private open space and proposed development pads are further delineated
in the site sections (Exhibits 9A and 913). The locations of sections A -A through D -D within the site are
shown in Exhibit 9. Sections A -A and C -C reveal that the site layout retains and utilizes natural contours
of the site to the maximum extent feasible. The existing elevations of these sections (A -A and C -C) have
been minimally altered to create the residential development pads. The residential pads are broken up
by private open space areas. The street and circulation design also respect the natural contours to the
extent feasible and the percentage of land devoted to streets has been minimized. Section B -B depicts
the existing and proposed grades of Spring Road, the school site and north/south collector as it intersects
with "C" Street. Section D -D depicts a north -south section through the site, cutting through "C" Street,
the school and park site, SR -118 reservation and the HCP area.
In summary, Specific Plan No. 2 grading plan would utilize contour grading techniques. The shaping and
grading of the terrain would be tailored to maximize the general character of the site by providing a
variety of slope gradients, along with buildable areas suitable for streets, homes, neighborhood park and
public /institutional site. Innovative design solutions would be encouraged in slope areas through
architectural and site design concepts, building site location, grading and construction techniques.
Grading guidelines are incorporated into Section 8.0 Design Guidelines of this document.
Moorpark Highlands Specific Plan No. 2 24
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DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
EXISTING GRADE I
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SLOPE ARTERIAL 1 STREET i STREET +- STREET
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Not to Scale
EDAW SECTION C -C
Source: Rarnaeyer and Associates, Inc.
5/99
[ STREET' RESIDENTIAL PAD:
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OPT I RESERVATION
SPACE V (ROUTE 13)
Exhibit 9A
Site Sections
(Existing /Proposed Grades)
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- -- ,5
DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
EXISTING GRADE I
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SLOPE ARTERIAL 1 STREET i STREET +- STREET
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EDAW SECTION C -C
Source: Rarnaeyer and Associates, Inc.
5/99
[ STREET' RESIDENTIAL PAD:
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Exhibit 9A
Site Sections
(Existing /Proposed Grades)
DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California j
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Source: Ramseyer and Associates, Inc.
5/99
Exhibit 9B
Site Sections
(Existing /Proposed Grades)
5.0 TRANSPORTATION /CIRCULATION PLAN
The Vehicular Circulation and Alternative Circulation subsections, within this Transportation/
Circulation section, describe how the circulation systems for Specific Plan No. 2 would be provided. The
responsibility for construction, the funding mechanism (for both construction and on -going
maintenance), the administrating agency ultimately responsible for governing each circulation system,
and the phasing of the construction/installation are defined. A detailed discussion of Specific Plan No.
2 impacts on the transportation and circulation system and measures to mitigate the impacts are provided-
in the EIR. Mitigation measures are also included in the Mitigation Monitoring Program bound
separately.
5.1 Vehicular Circulation
5.1.1 Future Bypass /Community Arterials
A. Description
On -Site Improvements
The 200 - foot -wide corridors for the future extensions of SR 118 and SR 23 have been
reserved allowing for lanes, medians, and shoulders, and the balance for slope.
Alternative alignments for future extensions of SR 118 and SR 23 are analyzed in the
EIR for Specific Plan No. 2.
The principal thoroughfare which traverses Specific Plan No. 2 in a north/south
direction is referred to herein as a major arterial and is called Spring Road. The
extension of Spring Road begins at Charles Street on the south and terminates at
Walnut Carryon Road. A cross - section of this road is shown on Exhibit 11 A and 11B.
A second arterial level roadway is proposed beginning at Spring Road (south of the
proposed neighborhood park) and traversing Specific Plan No. 2 in an east -west
direction. This arterial provides access to the neighborhood collectors and consistent
with the general purpose of `C' Street shown in the Moorpark Circulation Plan.
The arterials would consist of a right -of -way of 104 feet, with the exception of a
portion of Spring Road which transitions to a 94 -foot right -of -way, while extending
through the Habitat Conservation Plan (HCP) Area within the southern portion of the
site. An equestrian trail is currently proposed adjacent to the east/west arterial and a
portion of the north/south arterial. The 104 -foot roadway cross - section would include
a 14 -foot median, four travel lanes, one Class I bike lane, one Class II bike and
emergency parking lanes, and 5 -foot detached sidewalks on both sides of the roadway.
The Class I bike lane would occur on the east side of Spring Road from Charles Street
to "C" Street, and on the south side of "C" Street from Spring Road to the property
boundary. Class II bike lanes would occur on the west side of Spring Road from
Charles Street to Walnut Canyon Road, and on the north side of "C" Street from Spring
Road to the property boundary. The 94 -foot roadway cross - section would include a 10-
foot median, four travel lanes, one Class I bike lane (east side of road), one Class II
bike and emergency parking lanes. The Class I bike lane would occur within a 10 -foot
easement along the east side of the roadway. A 5 -foot sidewalk would be provided on
the west side of the roadway. As stated above, the proposed cross - sections of the
Arterial with the 104- and 94 -foot right -of -ways are shown on Exhibit 1 I and I IB,
respectively. The location of final improvements will be subject to the approval of the
Public Works Department and Community Development Department.
Moorpark Highlands Specific Plan No. 2 29
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DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
Transitional
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Lane Lane Median Lane Lane
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Emergency Lane
,ARTERIAL ROADWAY
Note: 1. Spring Road: Condition occurs from Charles Street to "C" Street
2. "C" Street: Condition occurs from Spring Road to Property Boundary
EDAW Exhibit 1 I A
Arterial Street Sections
5/99
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DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
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Exhibit I IB
5/99
Street Sections
The arterials proposed within Specific Plan No. 2 would exceed the City's minimum
standards for the Four -Lane Arterial and Rural Collector roadway classifications in the
General Plan Circulation Element. The major north/south arterial is planned as a four -
lane parkway with a center median which would be 14 feet wide. This arterial would
serve as a major design theme parkway; it would connect neighborhoods and open
space/recreational areas both on -site and off -site. The parkway would be user friendly
with walkways, bike lanes, and planting areas at the street edge. A 12 -foot multi -use
equestrian/hiking trail is located along a portion of the Spring Road extension.
The north/south arterial is also planned with respect to the existing topographic
features of the site while utilizing design criteria that meet Caltrans standards for
arterial design speed and safety. The roadway would be designed to accommodate 45
mile per hour speeds, with a minimum curve radius of 800 feet and 7 percent maximum
grade, consistent with Caltrans arterial roadway design standards.
Traffic signals along the arterials are not proposed nor are they required for this
development based upon the traffic study prepared by Austin -Foust Associates.
2. Off -Site Improvements
Spring Road is to be improved to a 104 -foot right -of -way (including sidewalks and
Class II Bikeways) as it extends to the south and northwest beyond the Specific Plan
No. 2 boundaries. Widening of Spring Road would be required from the Specific Plan
No. 2 boundary to High Street. This widening would result in the acquisition of a
vacant lot at the western corner of Spring Road and Charles Street. Additionally,
Spring Road would need to be improved from the westerly Specific Plan No. 2
boundary to the Walnut Canyon Road connection. This would require acquisition of
vacant land between the westerly Specific Plan boundary and the connection point to
Walnut Canyon Road.
B. Governance
The governance of and responsibility to maintain the circulation system, which includes
the identified roadways within the Specific Plan No. 2, as well as those portions
identified in item 2 above, that extend beyond the Specific Plan boundary (as discussed
in subsections 5.1.1, 5.1.2, and 5.1.3), would belong to the appropriate agency as
described herein. Since the Specific Plan No. 2 circulation system would be public, the
ultimate acceptance of responsibility would be with the City of Moorpark and be in
accord with all applicable laws. Private access drives described in subsection 5.1.3
would be owned and maintained by individual homeowners (i.e., flag lots) or the
homeowners association. The Ventura County Waterworks District No. 1 would accept
and maintain the new private street to be provided from the Spring Road extension to
its district office.
C. Financing
The Project Applicant would be responsible for fmancing and construction of the
circulation system improvements necessary to support development proposed within
Specific Plan No. 2 (as discussed in subsections 5.1.1, 5.1.3. and 5.1.3). As a condition
of recordation of a Tentative Tract Map, the Project Applicant would be required to
provide the City of Moorpark with acceptable assurances that both on -site and off -site
Moorpark Highlands Specific Plan No. 2 33
C:\OFFICENWPVIII-T\WPDOCSEDAW\MOOR.PARK\SPEC-PLA\SPECIFIC.WPD
improvements would be completed. The terms of such agreement would be contained
in an Improvement Agreement, consistent with Government Code Section 66462(a).
D. Phasing
The Community Arterials contained within each of the Specific Plan No. 2 phases
would be constructed prior to the first building occupancy approval within the
corresponding phase. Collector and Interior Streets would be constructed prior to the
issuance of a building permit for permanent structure which would be serviced or
accessed by such roadways. The phasing of off -site improvements described in
subsections 5.1.1 and 5.1.3 would be contained in an Improvement Agreement,
consistent with Government Code Section 66462(a).
5.1.2 Collector Streets
A. Description
On -Site Improvements
Neighborhood collectors would provide residential access to individual Planning Areas
and parcels throughout Specific Plan No. 2.
a. Collector Streets would include an 60 -foot right -of -way with two travel lanes,
two parking lanes, 5 -foot sidewalks on both sides, and a minimum 15 feet of
landscape parkway /setback on each side. The 15 -foot landscape
parkway /setback on each side includes 10 feet of landscape parkway on each
side which occurs outside of the 60 -foot right -of -way. This cross - section is
shown on Exhibit 11 C.
Specific Plan No. 2 includes one segment of collector roadway in excess of the
60 -foot right -of -way. This segment includes an 80 -foot right -of -way and is
located along the joint school park frontage from C Street to the southerly
boundary of the park. Please refer to Exhibit 10. The paved improvements
within the designated right -of -way will be subject to the approval of the Public
Works Department and the Community Development Department.
The City's Circulation Element standards for Local Collectors include a two -
lane roadway with a typical right -of -way width of 60 feet and a curb -to -curb
pavement width of 40 feet. The proposed 60 -foot right -of -way Collector
Streets, with a pavement width of 40 feet (including two travel lanes and two
Class II bike and emergency parking lanes), exceeds the minimum standards
for the City's Local Collectors.
Traffic signals along the collector streets are not proposed for this
development based upon the traffic study prepared by Austin Foust
Associates. Signals would be required for cumulative traffic projections, as
addressed in the Specific Plan No. 2 Environmental Impact Report, and a fair -
share contribution to fund installation of signals is a mitigation requirement.
Please refer to the mitigation measures of the Specific Plan (bound separately)
for a list of required "fair share" contributions to cover traffic signals and/or
improvements identified by the EIR.
2. Off -Site Improvements
Specific Plan No. 2 does not require off -site improvements for neighborhood collector
streets.
Moorpark Highlands Specific Plan No. 2 34
C:\ OFFICE \WPVVIN\VVPDOCS\EDAVV\MOORPARK \SPEC -PLA \SPECIFIC. WPD
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COLLECTOR STREETS
Note: Modified Collector has 80' R/W Refer to Exhibit 10.
DRAFT
MOORPARK SPECIFIC PLAN NO.2
City of Moorpark, California
_ Screen Fence
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RESIDENTIAL STREETS AND CUL -DE -SACS
WITH PARKWAY
EDAW
Exhibit 11 C
Collector /Local Street Sections
5/99
5.1.3 Interior Residential Streets
A. Description
On -Site Improvements
An interior residential street system would provide direct access to residential units, as
well as providing residents with access to the overall street system.
a. Residential Streets and Cull -de -Sacs would consist of a 36 -foot curb -to -curb
paving with 5 -foot sidewalks adjacent to the curbs and two travel lanes within
a 56 -foot right -of -way (see Exhibit 11C). Parking would be allowed on
Residential streets and cul -de -sacs.
The City's standards for Residential Streets include a roadway with a typical
right -of -way width of 56 feet and a curb -to -curb pavement width of 36 feet.
Typical cul -de -sac right -of -way width is 52 feet and curb -to -curb pavement
width of 32 feet. The planned residential streets would exceed the City
standards. Cul -de -sacs would also exceed City standards.
b. Private Drive access including up to 24 feet of paving would be constructed
to meet or exceed the requirements of Title 17, Zoning, of the Moorpark
Municipal Code. There would be no sidewalks and curbs would be optional.
Parking would not be permitted. Drainage and erosion would be addressed
through lined roadside ditches provided on each side of the drives, where curbs
are not utilized, in conformance with City requirements. Private drives are
currently envisioned to provide access to flag lots and storm drainage facilities
within Specific Plan No. 2. Section 17.32.060.E of Title 17 requires a
minimum access width of 20 feet for flag lots.
2. Off -Site Improvements
Specific Plan No. 2 does not require off -site improvements for residential streets.
Specific Plan No. 2 would include construction of a new private street access from the
Spring Road extension to the Ventura County Waterworks District No. 1 office, located
at 7150 Walnut Canyon Road.
5.2 Alternative Circulation
Facilities to accommodate bicycles, pedestrians, equestrians, and transit are an important part of the
Specific Plan No. 2 circulation system. Exhibit 12 provides an illustration of the location of the proposed
multi -use trail, Class I and II bikeways, and pedestrian pathways system, as it relates to the overall
framework of the community design and open space system, creating an attractive visual environment
for trail enthusiasts.
Moorpark Highlands Specific Plan No. 2 36
C:\ OFFICE \WPV;MWPDOCS\EDAW\MOORPARK \SPEC -PLA \SPECIFIC. WPD
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5.2.1 Multi -Use Trail
A. Description
1. On -Site Improvements
An off - street, 12- foot -wide multi -use trail is planned to connect the Specific Plan open
space areas to potential multi -use trails off -site. The multi -use trail would provide
equestrian, pedestrian and limited bicycle access to the neighborhood park and off -site
recreational amenities. Exhibit 12A provides a cross - section of the multi -use trail.
The multi -use trail would be located along proposed roadways to minimize
environmental impacts due to grading. At the locations where the multi -use trail
extends across arterial or collector roadways, horse crossing signage would be
provided. The multi -use trail improvements are proposed to have a surface consisting
of decomposed granite.
2. Off -Site Improvements
Specific Plan No. 2 does not include off -site improvements to multi -use trails.
B. Governance
The Project Applicant would dedicate the multi -use trail easement to the Master
Homeowners Association, City of Moorpark or another appropriate agency, as
determined by the City, such as but not limited to the Santa Monica Mountains
Conservancy, for governance and maintenance.
C. Financing
The Project Applicant would be responsible for financing and construction of the
Multi-Use Trail, in conjunction with the construction of Spring Road and "C" Street,
prior to dedication of a trail easement.
D. Phasing
Phasing of the Multi -Use Trail would be concurrently with the phased construction of
the Community Arterials.
5.2.2 Sidewalks
A. Description
On -Site Improvements
Sidewalks would be located throughout the development along roadways. The
sidewalks would provide access to the individual residential neighborhoods, the
neighborhood park, and school. These sidewalks would be five (5) foot wide paved,
pathways.
Moorpark Highlands Specific Plan No. 2 38
C:\OFFICE\WPVIIN\WPDOCS\EDAW\MOORPARK\SPEC-PLA\SPECIFIC.WPD
` \M
EDAW
DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
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Pervious Surface Material
Exhibit 12A
5/99
Multi - Use Trail Section
2. Off -Site Improvements
The only off -site improvements to sidewalks would be along Spring Road, as described
in Section 5.1.1, Off -Site Improvements.
B. Governance
The Project Applicant would dedicate the sidewalks along the public residential streets
to the City of Moorpark for governance and maintenance. Sidewalks along planned
arterials and collectors would be owned and maintained by a Master Homeowners
Association.
C. Financing
The Project Applicant would be responsible for financing and construction of the
sidewalks.
D. Phasing
The sidewalks contained within each of the phases would be constructed concurrently
with the phased construction of the Circulation System.
5.2.3 Natural Trails
A. Description
On -Site Improvements
Natural trails would provide access to private open space areas within Specific Plan
No. 2. The trails located within the private open space would be limited to clearing
only, minimizing impacts to the existing terrain. The width of these trails would be a
maximum of three (3) feet and would be comprised of dirt or decomposed granite. Trail
access would be restricted and posted signs and barrier posts would be installed at
entrances to designate the natural trails for hiking/pedestrian use only.
2. Off -Site Improvements
Specific Plan No. 2 does not include off -site improvements to nature trails.
B. Governance
The Project Applicant would dedicate the private open space within which the natural
trails are located to a Master Homeowners Association for governance and
maintenance.
C. Financing
The Project Applicant would be responsible for financing and construction of the trails.
Moorpark Highlands Specific Plan No. 2 40
C:\ OFFICE \WPWIN \WPDOCS\EDAW\MOORPARK \SPEC -PLA \SPECIFIC. WPD
D. Phasing
Construction of the Natural Trails north of "C" Street will commence with the issuance
of the first building permit for residential development north of "C" Street within
adjacent Planning Area phases, and construction of the Natural Trails south of "C"
Street will commence with the issuance of the first building permit for residential
development south of "C" Street within adjacent Planning Area phases.
5.2.4 Bicycle System
A. Description
On -Site Improvements
The major arterials would include a Class I bike lane of 8 feet on one side and a Class
If bike lane of 8 feet on one side. The Class I bike lanes would occur on the east side
of Spring Road from Charles Street to "C" Street, and on the south side of "C" Street
from Spring Road to the property boundary. The Class II bike lanes would occur on
the west side of Spring Road from Charles Street to Walnut Canyon Road, and on the
north side of "C" Street from Spring Road to the property boundary. Collectors would
include a Class H bike lane of 8 feet on each side. Refer to Exhibit 12 for the locations
of these bike lanes.
Figure 3 of the Moorpark Circulation Element provides the City's proposed Bikeway
Element. This element shows a Class II bikeway along the Spring Road extension
through Specific Plan No. 2. The proposed bicycle system for Specific Plan No. 2
(Exhibit 12) provides Class I and Class II bikeways consistent with and in excess of
the City's Circulation Element.
2. Off -Site Improvements
The only off -site bikeway improvements would be along Spring Road, as described in
Section 5.1.1, Off -Site Improvements.
B. Governance
The Project Applicant would dedicate the public streets including the bicycle systems
within the roadway right -of -way to the City of Moorpark for governance and
maintenance.
C. Financing
The Project Applicant would be responsible for financing and construction of the
bicycle system with ultimate ownership determined through dedication to the City of
Moorpark.
D. Phasing
The bicycle system contained within each of the phases would be constructed
concurrently with the phased construction of the Circulation System.
Moorpark Highlands Specific Plan No. 2 41
C:\ OFFICE \WPWII I\WPDOCS\EDAW\MOORPARK \SPEC -PLA \SPECIFIC. WPD
5.2.5 Transit System
A. Description
On -Site Improvements
The arterial and potential collector right -of -ways proposed within Specific Plan No. 2
would allow for the implementation of bus tum -outs. The specific location of bus stops
and the type of stops to be provided would be determined at the time of subdivision
map and Residential Planned Development (RPD) permit approval. Covered bus stop
benches would be required to be provided for each bus stop. No bus stops would be
planned along Spring Road between the right of way reservation area for State Route
118 and Charles Street.
2. Off -Site Improvements
The need for and specific location of off -site bus stops would be determined at the time
of subdivision map and RPD permit approval.
B. Governance
The Project Applicant would be responsible for the construction of the bus turn -out
areas within the right -of -ways. Ultimate ownership of right -of -way would be with the
City of Moorpark. The covered bus stop benches would be constructed within the
sidewalk area that would be owned by the City and maintained by the Master
Homeowners Association.
C. Financing
The Project Applicant would be responsible for financing and construction of the bus
turn-outs and covered bus benches. Ultimate maintenance responsibility would be the
City of Moorpark for the bus turnout areas within the right -of -ways and the Master
Homeowners Association for the bus stop benches.
D. Phasing
The bus turn -outs contained within each of the development phases would be
constructed concurrently with the Circulation System.
Moorpark Highlands Specific Plan No. 2 42
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6.0 INFRASTRUCTURE PLAN
The Infrastructure Plan section, which includes the subsections of Storm Drainage and Sanitary Sewer
and Water, presents the results of a preliminary hydrology /drainage study sewer and water demand
analysis and how the system for Specific Plan No. 2 would be provided. The responsibility for
construction, the funding mechanism (for both construction and on -going maintenance), the
administering agency ultimately responsible for governing each system or service, and the phasing of the
construction/installation are defined. A detailed discussion of impacts on the storm drain, water and
sewer facilities and measures to mitigate the impacts are provided in the EIR. Mitigation measures are
also included in the Mitigation Monitoring Program bound separately.
6.1 Storm Drainage
6.1.1 Drainage System
A. Description
Specific Plan No. 2 lies within two watersheds tributary to the Arroyo Simi: Castro -
Williams watershed and Happy Camp Canyon watershed. Adjacent to Specific Plan
No. 2 lies the easterly portion of the Walnut - Gabbert watershed. The Castro - Williams
watershed drains to the southerly end of Specific Plan No. 2 at two locations: Spring
Road and two detention basins north of existing single - family homes on Charles Street,
straddling the southern boundary of Specific Plan No. 2.
These two existing detention basins connect to each other and are drained by a 60 -inch
Reinforced Concrete Pipe (RCP) through the existing single - family homes. The
Existing Conditions Hydrology Map is shown as Exhibit 13, and the Hydrology Map
for Post Development Conditions is shown on Exhibit 14.
Development of Specific Plan No. 2 would alter the flow patterns and divert some
additional water to the Castro - Williams watershed. Subarea A of the Happy Camp
Canyon watershed is partially diverted as are portions of Subarea B. Portions of the
Castro - Williams watershed tributary to Spring Road are diverted to the two existing
detention basins at the southerly end of Specific Plan No. 2. The purpose of these
diversions is to reduce the developed impacts on existing storm drains while adding
flows to systems that are capable of handling additional detention.
Pursuant to the Federal Clean Water Act, Section 402 (p), and the State General
Construction Activity Storm Water Permit, a NPDES permit would be required for all
subsequent development projects that would disturb more than five acres.
It is premature now for actual NPDES report/data to be prepared for Specific Plan No.
2. However, the NPDES permit process does require that a permit application contain
a project drainage report, along with the submittal of the Storm Water Pollution
Prevention Plan (SWPPP) worksheet. Both the report and the worksheet identify any
watercourses affected by construction activity, and a comprehensive listing of drainage
Best Management Practice (BMP) mitigations that would be provided. BMPs can
include a full spectrum of drainage devices, including earth dikes, drainage swales,
siltation fencing, sand bag and bale barriers, storm drain inlet protection, sediment
traps, desilting basins, etc.
Moorpark Highlands Specific Plan No. 2 43
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Exhibit 13
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The State has identified Hydrologic Units and Watersheds for the Ventura/Los Angeles region.
Each Hydrologic Unit has specific water quality objectives for water bodies in the area. The
objectives include an outline of beneficial uses and specific quality standards that would be
followed. The Specific Plan would conform to all water quality requirements. A more detailed
discussion of potential impacts and mitigation measures would be included in the EIR for
Specific Plan No. 2.
On -Site Improvements
The entire drainage system for Specific Plan No. 2 is shown in Exhibit 15, proposed
Storm Drainage System. There are five existing storm drain systems surrounding
Specific Plan No. 2. There is an existing culvert parallel to Walnut Canyon Road along
the west side of the property boundary and adjacent to the location for the proposed
connection of Spring Road to Walnut Canyon Road. The Specific Plan No. 2
anticipates connection to this pipe and the channel adjacent to the road with two catch
basins and a small drain pipe. There are also storm drains and existing detention basins
on the east side of Specific Plan No. 2, adjacent to the existing residential projects. The
Specific Plan No. 2 does not propose to connect any storm drains directly to these
facilities; however, there is some contribution of storm flows from Specific Plan No.
2. As described above, Subarea A of the Happy Camp Canyon watershed is completely
diverted away from that watershed.
The proposed drainage system to Spring Road is shown as lines A and B in Exhibits
14 and 15. At the southern terminus of line A of the drainage system, to the north of
the Freeway Reservation (SR 118) an energy dissipation outlet and NPDES basin
would be constructed. The primary purpose is for conformance with National Pollutant
Discharge Elimination System ( NPDES) requirements imposed by the Ventura County
Flood Control District ( VCFCD). This basin is planned for bio- remediation and silt
removal for developed storm run -off. Preliminary studies have shown that the existing
VCFCD Castro - Williams detention basins upstream of Tract 2723 are adequate to
contain, with freeboard, the expected run -off from Specific Plan No. 2. The NPDES
basin further increases the capacity of the existing Castro - Williams basins by peak
reduction (detention) and silt removal. The dissipation outlet and NPDES basin would
capture drainage flows prior to their entering the natural drainage within the Habitat
Conservation Plan (HCP) area. A copy of the HCP is contained in Appendix J of EIR.
The existing water course within the HCP would be retained in a natural configuration,
or constructed such that the watercourse would support riparian vegetation. Channels
within the HCP area would be unlined, and debris basins would have natural sediment
bottoms. If a debris basin is required, cleaning due to excess sedimentation would be
accomplished with minimal disturbance to perimeter vegetation, during late Summer
or early Fall. Refer to the EIR for further discussion of the HCP. Mitigation measures
related to drainage and biological resources are included in the EIR and Mitigation
Monitoring Program.
Moorpark Highlands Specific Plan No. 2 46
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As stated previously, there are two existing detention basins that were connected with
the construction of the existing single - family homes along the southern border of
Specific Plan No. 2. The reservoir pools are located within Specific Plan No. 2 while
the dams are straddling the property boundary. Both these debris basins were built by
the Soils Conservation Service and are to remain in place and undisturbed. These
detention basins currently collect the majority of the existing storm flows and are
proposed to collect storm flows from Specific Plan No. 2. Individual storm drain
systems are shown on Exhibit 15 and serve the residential areas throughout Specific
Plan No. 2. Proposed storm drain pipes B, C, D, E and F all drain to the Castro -
Williams watershed. None of the proposed drains within Specific Plan No. 2 are red-
line channels as defined by the Ventura County Flood Control District (VCFCD).
All of the storm drain facilities are RCP unless otherwise noted, with the minimum pipe
size 18- inches. The proposed pipe sizes are estimated for planning purposes only and
are subject to refinement, prior to the issuance of grading permits. All of the storm
drains are located within the proposed public streets or easements to allow for the
maintenance of the completed system.
2. Off -Site Improvements
The development of Specific Plan No. 2 would not require any specific off -site
drainage improvements. However, at the southerly boundary of Specific Plan No. 2
there is an existing 36 -inch Corrugated Steel Pipe (CSP) storm drain at the intersection
of Charles Street and Spring Road. The City's Master Plan of Drainage anticipates that
this CSP would be replaced by the Project Applicant with a RCP, at which point
Specific Plan No. 2 would connect a storm drain.
Off -site drainage tributary to Specific Plan No. 2 is anticipated to be collected by the
proposed storm drain system without the need for storm water acceptance deeds or off -
site construction permission.
B. Governance
The ultimate ownership and maintenance of Storm Drainage facilities would be the
responsibility of the Master Homeowners Association. Please refer to the Mitigation
Monitoring Program (bound separately) for a listing of EIR mitigation measures such
as; prior to issuance of any grading permit, the Project Applicant would submit a
"Notice of Intent" (NOI), along with the required fee to the State Water Resources
Control Board to be covered under the State NPDES General Construction permit and
provide the City with a copy of the written reply containing the discharger's
identification number.
C. Financing
The Project Applicant would be responsible for the financing and construction of the
storm drain facility improvements necessary to support the development proposed.
Moorpark Kghlands Specific Plan No. 2 48
C:\ OFFICE \WPWIMWPDOCS\EDAW\MOORPARK \SPEC -PLA \SPECIFIC. WPD
D. Phasing
The Drainage System that shares the road right -of -way would be built concurrently
with the Circulation System within each respective development phase (see Subsection
10.2.1). Portions of the drainage system that are not built within the road right -of -way
would be built prior to the completion of each development phase, or as otherwise
required by a Tentative Tract Map.
6.2 Sanitary Sewer
A. Description
Sewer service for Specific Plan No. 2 would be provided by Ventura County
Waterworks District No. 1, and the District boundaries encompass 18,550 acres.
Waterworks District No. 1 operates the Moorpark Wastewater Treatment Plant located
at 9550 Los Angeles Avenue, approximately 4 miles west of the City of Moorpark. The
District also maintains a series of trunk and distribution lines to convey sewage to the
plant. The treatment plant has the design capacity of 3.0 million gallons per day (mgd).
The average flow for 1996 was 1.9 mgd, which leaves a remaining capacity of 1.1 mgd.
Waterworks District No. 1 plans to expand the existing treatment plant capacity from
3 million gallons per day to 5.0 million gallons per day. Waterworks District No. 1 is
also currently updating its expansion plans as part of an updated master plan. The
updated master plan addresses all known growth including the proposed Specific Plan
No. 2. The update does not identify a need to expand the Treatment Plant beyond 5.0
mgd even with the current growth forecast.
On -Site Improvements
Development of Specific Plan No. 2 requires connection of on -site sewer lines to the
existing system owned, operated, and maintained by Waterworks District No. 1. There
are existing sewer lines south and west of the project.
Sewer service for Specific Plan No. 2 would be provided through a network of sewer
pipe lines within public roads, or easements offered to Waterworks District No. 1. Due
to street slopes and available fall within the system, no pipe size is anticipated to
exceed 8- inches in diameter for the development of Specific Plan No. 2. The proposed
sanitary sewer system is shown on Exhibit 16.
2. Off -Site Improvements
The proposed Sewer System would require the extension of the 8" sewer mains off -site
to connect with the existing 10 -inch line that is stubbed north in the direction of Spring
Road and Specific Plan No. 2, at the intersection of Los Angeles Avenue/High Street
and Spring Road.
Moorpark Highlands Specific Plan No. 2 49
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This connection point is adequate for the development of the entire Specific Plan No.
2. Evaluation of the sewer system downstream performed by Ramseyer and Associates
shows that the existing facilities would adequately carry the projected site flows. A
more detailed discussion of the sewer demand analysis is provided in the EIR.
B. Governance
The governance of the Sanitary Sewer System within Specific Plan No. 2 would be the
responsibility of the Ventura County Waterworks District No. 1, upon annexation to
the District, prior to the approval of the first final subdivision map. The ultimate
acceptance of responsibility would be according to applicable laws and regulations.
Any changes in responsibility would not require an amendment to this Specific Plan.
C. Financing
The Project Applicant would be responsible to design, construct and dedicate the
Specific Plan No. 2 on -site sewer collection system and a connection to the existing
system. The Project Applicant would be responsible for paying all applicable fees in
accordance with the Waterworks District No. 1 Rules and Regulations. The District
allows sewer connection fees to be paid in two parts: 1) 60 percent prior to issuance of
the sewer "will serve" letter and 2) 40 percent prior to issuance of a certificate of
occupancy clearance by the District.
D. Phasing
That portion of the Sanitary Sewer System required to be constructed in any
Development Phase would be built in construction increments prior to the issuance of
a building permit for a permanent structure requiring the associated Sanitary Sewer
System within such construction increment. Phase I (years 1 -3) would include the
extension of the proposed sewer main off -site to connect with the existing system in
Spring Road. The Project Applicant would complete the extension of sewer
improvements as required for Phase II (years 4 -5) dwelling unit occupancies. Refer to
Subsection 10.2.1 of this Specific Plan.
6.3 Water Supply
6.3.1 Domestic Water System
A. Description
Domestic water for Specific Plan No. 2 area would be provided by Ventura County
Waterworks District No. 1. The District provides water to all of the customers within
the District which includes most of the incorporated area of the City of Moorpark and
unincorporated areas to the north and west of the City. Specific Plan No. 2 would
require annexation into Waterworks District No. 1. The area of the District is 18,550
acres of which 43 percent is within the Moorpark City limits.
Moorpark Highlands Specific Plan No. 2 51
C:\ OFFICE \WPWIN \WPDOCS\EDAW MOORPARK \SPEC- PLA \SPECIFIC.WPD
The District has use of both underground and imported water sources to service the
area. The underground supply comes from seven existing wells. Imported water is
delivered to the area by the Calleguas Municipal Water District (CMWD) through nine
metered locations in the District. Approximately 75 percent of the County Waterworks
District No. 1 water is obtained from the CMWD (Waterworks District No. 1 Water
System Master Plan). The CMWD obtains its water from the Metropolitan Water
District (MWD). CMWD is the wholesale water purveyor to Waterworks District No.
1, which in turn is the retail provider to all water users in the District, including the
Specific Plan area.
On -Site Improvements
The proposed Water Service System is shown on Exhibit 17. The exhibit depicts the
water system within Specific Plan No. 2 as well as the necessary additions and
modifications beyond Specific Plan No. 2 boundaries. Specific Plan No. 2 lies within
three pressure zones (1180, 944, and 757). The Specific Plan No. 2 lies mostly within
the 1180 and 944 zones. The proposed on -site system includes a loop system for each
zone interconnected with the adjacent zones.
There is adequate fire flow within the system. To ensure adequate fire flow pressure,
it is proposed that pressure reducing stations be equipped with bypass valves to allow
back flow for fire from other zones. At the southerly extreme of the 1180 zone, Specific
Plan No. 2 proposes to place two pressure reducing stations to connect to the 944 zone.
The 944 zone would in tam connect to an existing line in Walnut Canyon Road and to
the major transmission line across the southerly third of the proposed site. The largest
share of the site is contained in the 944 zone which falls below the east/west arterial
and above the existing single- family homes south of the site. This system has several
points of connection to the existing system which provides redundancy in case of
failure of any component. Fire flow to this site is accomplished by pressure reduction
from the 1180 zone or bypass valve from the 757 zone, southerly, as well as the
easterly connection. As stated above, only a small portion of the 757 zone is within
Specific Plan No. 2 area and serves fire hydrants and irrigation along the southernmost
part of Spring Road.
All the on -site lines are planned to loop and connect to more than one location to
provide secondary service to every part of the system. All of the on -site lines would be
sized to deliver a fire flow at appropriate quantities and pressures and are generally
expected to be no larger than 8- inches in diameter. Exceptions to this size are the
proposed 12 -inch line through the northerly part of the 1180 zone within Specific Plan
No. 2, and a 12 -inch line within the area where the north/south and east/west arterials
intersect.
Fire storage exists and is adequate for each zone and each zone can draw from adjacent
zones according to the Ventura County Waterworks District No. 1 Master Plan. Prior
to development and as a condition to the issuance of a "will service" letter, Specific
Plan No. 2 would need to be annexed to Waterworks District No. 1.
Moorpark Highlands Specific Plan No. 2 52
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The future pressure needed within the 1180 and 944 zones is accomplished by having
the District's 757 pressure zone connected with a pressure reducing station south of the
development. The 944 pressure zone would have one connection to the existing 16"
water line passing through the southern portion of the site. The 1180 pressure zone
would be connected within Walnut Canyon Road along the proposed new Spring Road
extension to Walnut Canyon. The second connection to the 1180 zone would be to an
existing 14" line northeast of the site. The existing District's pressure reducing station
would be relocated to the south of the proposed point of connection. The existing
booster pump station located at the District office (7150 Walnut Canyon Road) would
be upgraded. An emergency generator would be included as part of the upgrade.
Another potential future source of water would be via a turnout connection to the
planned Santa Clara Valley feeder, a project being planned by the MWD and CMWD.
The wholesale districts are planning an alternate feeder line for water transmission into
Ventura County, in addition to the existing feeder line which enters the County in Simi
Valley. The proposed Santa Clara feeder, currently under study, is a 96 -inch line to be
extended down the Santa Clara Valley from the Castaic Lake area.
B. Governance
The governance of Water Service System within Specific Plan No. 2 would be the
responsibility of the Ventura County Waterworks District No. 1. The Project Applicant
would be responsible to obtain and dedicate the required easements. The ultimate
acceptance of the responsibility would be according to applicable laws and regulations.
C. Financing
The Project Applicant would design, construct, and dedicate all on -site and off -site
improvements to connect to the existing Waterworks District No. 1 system. Upon
approval of a reimbursement agreement by the Board, the Project Applicant would be
reimbursed for the actual cost of the booster pump station upgrade upon its completion.
The Project Applicant would be responsible for paying all applicable fees in accordance
with the District's Rules and Regulations.
D. Phasing
That portion of the Water Service System required to be constructed in any
Development Phase would be built in construction increments prior to the issuance of
a building permit for a permanent structure requiring the associated Water System
within such construction increment. Phase I (years 1 -3) would include the connection
to the 944 water pressure zone. Phase II (years 4 -5) would include the completion of
all necessary improvements to connect with 1180 Water Pressure Zone. All necessary
water related improvements to connect to the 1180 pressure zone would be completed
in Phase II. Refer to Subsection 10.2.1 of this Specific Plan.
Moorpark Highlands Specific Plan No. 2 54
C:\ OFRCE\WPVvWWPDOCS\EDAW\MOORPARK\SPEC-PLA\SPECIFIC.VvTD
6.3.2 Reclaimed Water System
A. Description
Reclaimed water is potentially available from two sources: 1) Waterworks District No.
1 and 2) the City of Simi Valley. Both operate sewage treatment facilities from which
reclaimed water may be available.
1. On -Site Improvements
It is planned for Specific Plan No. 2 to provide dual lines within the arterials to allow
the use of reclaimed waste water for irrigation purposes (when available to the site),
thereby reducing the use of potable water usage in Specific Plan No. 2. Areas of the
plan that would use reclaimed irrigation include but are not limited to:
• Common areas for multi - family residential projects;
• Major roadways, parkways, and medians;
• Private open space areas; and
• Park and School sites.
2. Off -Site Improvements
Specific Plan No. 2 does not include off -site reclaimed water line extensions.
B. Governance
The governance of the Reclaimed Water Services within Specific Plan No. 2 would be
the responsibility of the Ventura County Waterworks District No. 1. The ultimate
acceptance of responsibility would be according to applicable laws and regulations.
C. Financing
The Project Applicant would be responsible for the financing and construction of the
Reclaimed Water System improvements necessary to support the development
proposed.
D. Phasing
Portions of the Reclaimed Water System that share the road right -of -way improvements
would be built in stages concurrently with the construction of the Circulation System.
Connection to reclaimed water providers would occur at such time when reclaimed
water supplies are identified, and off -site Reclaimed Water System infrastructure is
available.
Moorpark Highlands Specific Plan No. 2 55
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7.0 COMMUNITY FACILITIES PLAN
The Public Services and Public Facilities subsections, within this Community Facilities Plan section,
describe how the community support systems and utilities for Specific Plan No. 2 would be provided.
The responsibility for construction, the funding mechanism (for both construction and on -going
maintenance), the administrating agency ultimately responsible for governing each system or service, and
the phasing of the construction/installation are defined. A detailed discussion of the proposed project's
impacts on public services and public facilities and measures to mitigate the impacts are provided in the
EIR. Mitigation measures are also included in the Mitigation Monitoring Program bound separately.
7.1 Public Services
7.1.1 Schools
A. Description
The Moorpark Unified School District has identified that most of the schools within the
District are presently at capacity, and relocatable classrooms are being used to
adequately house students. The names and locations of all the schools which may serve
the site are listed below:
• Campus Canyon, K -3, at capacity, student enrollment 635, approximately 3.7
miles.
• Mountain Meadows, K -2, at capacity, student enrollment 716, approximately
3.0 miles.
• Flory School, 4 -5, at capacity, student enrollment 625, approximately 2 miles.
• Arroyo West, 3 -5, at capacity, student enrollment 736, approximately 4 miles.
• Chaparral Middle School, 6 -8 at capacity, student enrollment 651,
approximately 2 miles.
• Moorpark High School, 9 -12, capacity for 1,900 students, enrollment 1,524,
approximately 2.0 miles.
(The distance to Specific Plan No. 2 is based from the intersection of Charles Street
and Spring Road.)
The new Walnut Canyon Elementary School on Casey Road is less than one mile from
the planned Spring Road extension and Walnut Canyon Road intersection, and would
also serve the Specific Plan No. 2 site. The grade levels and capacity for the new
Walnut Canyon Elementary School are K -5 and 550 students respectively. It is
estimated that the school will be at capacity with the projected enrollment for the 1999-
2000 school year.
In order to help mitigate existing deficiencies within the Moorpark Unified School
District and to provide for projected student demands at Specific Plan No. 2, a 22.0
acre school site is proposed to allow for future construction of a middle school. The
school site is adjacent to a neighborhood park site to encourage joint use of facilities.
Additionally, the school site is centrally located within the proposed development area
of Specific Plan No. 2, as shown on the Land Use Plan, Exhibit 4.
Moorpark Highlands Specific Plan No. 2 56
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B. Governance
Public education services within the Specific Plan would be provided by the Moorpark
Unified School District. Ultimate acceptance of responsibility would be according to
applicable laws and regulations.
C. Financing
Financing for school facilities would be provided through Moorpark Unified School
District adopted school development fees, which are currently based on habitable
residential square footage. The school development fees are required to be paid prior
to or concurrently with the issuance of a building permit for a residential unit. The
amount of the school development fees and dedication of the school site within the
Specific Plan area could be established pursuant to the terms of a separate agreement
between the Moorpark Unified School District and the Project Applicant.
D. Phasing
The timing of construction of a school within the Specific Plan No. 2 area would be
determined by the Moorpark Unified School District. The decision to construct a new
school within the Specific Plan No. 2 area is expected to be based upon the number of
students actually residing within Specific Plan No. 2 and the number of residential
building permits issued, as well as the capacity situation for other schools in the
District. Any change to the school site location, size, or intended use within Specific
Plan No. 2 should require that a Specific Plan amendment be approved to document the
change to the school site, prior to City approval of any further Residential Planned
Development Permit or tentative subdivision map for the Specific Plan area (reference
mitigation measures bound separately).
7.1.2 Parks & Recreation
A. Description
An important guiding principal of the Land Use Plan is to provide large, contiguous,
useable open space areas and a neighborhood park site. Specific Plan No. 2 includes
169.0 acres of open space and an 7.0 -acre neighborhood park site, as shown on the
Land Use Plan (Exhibit 4). The City has established requirements for public parks in
the City's Subdivision Ordinance, pursuant to Section 66477 of the California
Government Code, commonly known as the Quimby Act. The City of Moorpark
Subdivision Ordinance requires park dedication or payment of an in -lieu fee, based on
5 net acres of park land for each 1,000 persons. The amount of additional population
expected is determined by multiplying the number of new dwelling units proposed by
the number of persons (3.13) anticipated to reside within each new dwelling unit (as
specified in the Subdivision Ordinance). With 468 single- family units and 130 multi-
family units proposed for Specific Plan No. 2, a dedication of approximately 9.3 acres
of parkland would be required. A 7 -acre park site is shown on the land use plan. The
City could elect to accept the proposed 7.0 -acre park site, with the 2.3 acre difference
to be paid through in -lieu fees to meet the total dedication requirement of 9.3 acres. In
addition to the fee to be paid in lieu of land dedication, the subdivider is also required
by the Subdivision Ordinance to pay an amount equal to 20 percent of the in -lieu fee
to provide park infrastructure improvements (curbs, gutters, sidewalks, drainage
Moorpark Highlands Specific Plan No. 2 57
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facilities, fencing, street lighting, stop lights, street signs, matching pavement and street
trees to full City requirements), stub -in of all requested utility line services to the park,
and initial on -site grading that is required to develop the park.
The City of Moorpark Open Space, Conservation, and Recreation (OSCAR) Element
defines a neighborhood park as consisting of from 2.5 to 16 acres, and it encourages
its location adjacent to school sites. Based on other existing neighborhood parks in the
City, the minimum features to be provided in a neighborhood park should include a
baseball diamond, open turf for soccer, touch football, or other field games, tot -lots,
basketball court, covered and uncovered picnic facilities with barbecue features, open
space for informal play, restrooms and parking areas, and may also include tennis
courts. The neighborhood park site within Specific Plan No. 2 is located adjacent to a
planned school site, and is sized and should be graded to accommodate the typical
neighborhood park features.
B. Governance
The proposed park site, Planning Area 6 of Specific Plan No. 2, if developed as a
public park site, would be owned by the City and maintained by either the City or an
Assessment District. If the City accepts an in -lieu park fee or accepts only a portion of
Planning Area 6 for public park purposes, the area not accepted for public park
purposes could be developed as a private recreation area and would then be owned and
maintained by a homeowners association.
C. Financing
The Project Applicant should provide an irrevocable offer of dedication for the park
site on the Final Tract Map, or if the City Council declines to accept the park site, in
lieu fees shall be paid on a prorata prior to recordation of any phase of a Final Tract
Map for the Plan No. 2 area, consistent with provisions of Ordinance 6 of the
Moorpark Municipal Code as amended, and the City's Subdivision Ordinance
requirements and any development agreement between the Project Applicant and the
City.
D. Phasing
If the City accepts dedication of the park site, the timing of construction would be
dependent upon the City's ability to fund full construction costs and maintenance, or
the City could enter into a development agreement with the Project Applicant that
would obligate the Project Applicant to construct the park improvements in conjunction
with a specified phase of development.
Moorpark Highlands Specific Plan No. 2 58
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7.1.3 Fire Protection
A. Description
As with many of the upland areas of Ventura County, the Specific Plan area is
characterized by large undeveloped expanses of hillside landscape, containing natural
and disturbed vegetation, both of which are flammable due to the seasonal nature of the
flora. This, when combined with the County's Mediterranean climate with wet winters
and dry summers, makes the area susceptible to wildfires. Although the County is
subject to a wide range of fire hazards throughout the year, the late summer and autumn
months are typically the most hazardous because the precipitation cycle is the driest at
this time, and the easterly (or Santa Ana) winds prevail during these months as well.
The Ventura County fire hazard zone extends into all areas where native brush can be
found growing in pure natural stands. This is most commonly found on undeveloped
hillside areas. While the majority of the Specific Plan area has been grazed in the past,
which has reduced the amount of flammable material available to fires, much of the
Specific Plan contains steep slopes which constitute a potential fire hazard regardless
of the vegetative cover.
Specific Plan No. 2 is within the Ventura County Fire Protection District, which would
provide service for the project. The City contracts with the District for fire protection
services. The closest fire station (Ventura County Station No. 42) serving the Specific
Plan area is located in the central portion of the City of Moorpark at Charles Street and
Moorpark Avenue (State Route 23) across from the Moorpark City Hall. The station
is approximately 1 mile from the project. Fire prevention measures have been
incorporated in the Design Guidelines. Additionally, fire prevention requirements are
specified in the mitigation measures included in the EIR and Mitigation Monitoring
Program. The mitigation measures would be imposed as conditions of approval for
development projects.
B. Governance
Fire prevention and suppression services would be provided within the Specific Plan
No. 2 area by the Ventura County Fire Protection District. Ultimate acceptance of
responsibility would be according to applicable laws and regulations.
C. Financing
Financing for fire protection facilities would be provided through payment of the
adopted Fire Protection Facilities Fee prior to or concurrently with the issuance of a
building permit for residential and non - residential development. The City collects and
then forwards the fee revenue to the Ventura County Fire Protection District for fire
station construction purposes.
D. Phasing
The Ventura Fire Protection District has identified that a fire station site is not required
within the Specific Plan No. 2 area. The City Council adopted Fire Protection Facilities
Fee would be paid prior to or concurrently with the issuance of a building permit for
residential and non - residential development.
Moorpark Nghlands Specific Plan No. 2 59
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7.1.4 Police Protection
A. Description
Police protection for Specific Plan No. 2 would be provided by the Ventura County
Sheriffs Department, under contract to the City of Moorpark. Specific Plan No. 2
would be served by the Moorpark Station, located at 26 Flory Avenue, and the East
County Station, located at 2101 East Olsen Road in Thousand Oaks. These facilities
are located approximately '/2 mile and 5 miles away respectively. The Moorpark
Station provides traffic and investigative services Administrative support staff are also
located at the Moorpark Station. In addition to patrol services, the East County Station
has a booking and branch jail facility and vehicle maintenance section. It is possible
that Specific Plan No. 2 could generate the need for additional personnel within the
Sheriffs Department. Refer to Police mitigation measures included in the EIR and
Mitigation Monitoring Program. The mitigation measures will be imposed as
conditions of approval for the development projects.
B. Governance
The City of Moorpark contracts with the County of Ventura Sheriffs Department for
the provision of police services, including facilities and staffing.
C. Financing
The City Council adopted Police Facilities Fee would be paid prior to or concurrently
with the issuance of a building permit for residential and non - residential development.
Police staffing is funded by the City, primarily using property tax revenue.
D. Phasing
A sheriffs station is not proposed to be located within the Specific Plan No. 2 area. The
City Council adopted Police Facilities Fee would be paid prior to or concurrently with
the issuance of a building permit for residential and non - residential development.
7.1.5 Solid Waste
A. Description
Ventura County is divided into four wasteshed areas for purposes of solid waste
management and distribution: the western, eastern, northern, and central wastesheds.
The Specific Plan No. 2 area is located in the eastern wasteshed of Ventura County, and
would use the Simi Valley landfill for disposal of non - hazardous solid waste generated
by Specific Plan No. 2.
The Simi Valley landfill is owned and operated by Waste Management Inc. The landfill
is located approximately 6 miles from the Specific Plan area, north of the 118 freeway,
between Alamos Canyon and Madera Road, in the City of Simi Valley. As of late 1991,
the available capacity of the landfill was approximately 12.6 million tons, based on the
approval of a landfill expansion in 1989. The average daily disposal rate is
approximately 750 -800 tons. The landfill has a permit maximum daily tonnage of
3,000 tons. Refer to solid waste reduction mitigation measures included in the EIR and
Mitigation Monitoring Program. The mitigation measures will be imposed as
conditions of approval for the development.
Moorpark Highlands Specific Plan No. 2 60
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B. Governance
The City Municipal Code requires that the collection, transportation and disposal of
solid waste be controlled and regulated by the City, and the City provides for the
weekly collection, transportation and disposal of solid waste generated on private
property in the City. Every commercial and residential occupancy is required to contract
for solid waste collection service, and the City establishes the collection fee by
resolution of the City Council. The City has franchise agreements with residential and
commercial waste haulers, and recycling collection is performed by these waste haulers,
in conformance with the City's recycling program. Solid waste reduction mitigation
measures are identified in the EIR and Mitigation Monitoring Program.
C. Financing
Pursuant to the City Municipal Code, every commercial and residential occupancy is
required to contract for solid waste collection service, and the City has franchise
agreements with residential and commercial waste haulers for the exclusive collection,
transportation, and disposal of solid waste. The City establishes the solid waste
collection fee through the franchise agreements and by resolution of the City Council.
D. Phasing
Solid waste reduction measures shall be incorporated into development consistent with
the mitigation measures included in the EIR and Mitigation Monitoring Program.
7.2 Public Facilities
7.2.1 Utilities
A. Description
The utilities for Specific Plan No. 2 include electric lines, gas lines, phone, and cable
lines. An investigation of facilities was done with each utility purveyor. The purveyors
identified below foresee no problems in providing service to the proposed project. The
Specific Plan area where development is planned is relatively free of any utility
improvements; therefore, a major relocation of existing on -site facilities is not expected
as a consequence of development. The services identified below should all be placed
underground. The following is a brief description of the utilities required for Specific
Plan No. 2.
Electricity
Southern California Edison would provide electricity services to the site. Electricity
would be provided by a 16 KV power line extended from the Moorpark Substation.
Connection to this power line would be approximately 1,000 feet from Specific Plan
No. 2.
Moorpark Highlands Specific Plan No. 2 61
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2. Natural Gas
The Southern California Gas Company would prove gas services to the site. There is
an existing 6 -inch high pressure main in Walnut Canyon Road, served through a
pressure regulating station. Connections would be made to this location.
Telephone
Pacific Bell would provide telephone service to the site. An underground distribution
system serves the area to the east and operates at 50 percent of total capacity. A new
system would need to be constructed to provide service to Specific Plan No. 2.
4. Cable Television
A City approved franchise is required to operate a cable television (TV) system in the
City, and Section 5.06 of the City Municipal Code that any franchise granted be
nonexclusive. If a new cable franchise is proposed for the Specific Plan No. 2 area,
Section 5.06 requires that, in considering an application for a new cable franchise, the
City Council may give due consideration to the quality of the service proposed, income
to the City, experience, character, technical and financial responsibility of the Project
Applicant, and any other considerations deemed pertinent by the Council for
safeguarding the interests of the City and public.
5. Off -Site Utility Improvements
Off -site grading/construction of a separate underground telephone distribution system
is required. Additionally, electric, natural gas, telephone and cable TV off -site lines, as
referenced above, are required to provide service to the Specific Plan No. 2 property.
B. Governance
The governance of utility service within Specific Plan No. 2 would be the responsibility
of the following companies and the City of Moorpark:
Electricity: Southern California Edison
Natural Gas: Southern California Gas Company
Telephone: Pacific Bell
Cable TV: Private franchise authorized by the City of Moorpark
C. Financing
The Project Applicant would be responsible for the financing and construction of the
utilities improvements necessary to support the approved development.
D. Phasing
Utilities would be built concurrently with the project circulation system within the
appropriate development phase. Notwithstanding the previous sentence, the completion
of the utilities in one development phase would typically not be a prerequisite to
beginning construction in another development phase.
Moorpark Highlands Specific Plan No. 2 62
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7.2.2 Oil Wells
A. Description
Within the Specific Plan area, a total of five plugged, abandoned oil wells are located
on site. Of the five plugged, abandoned oil wells located within the northern portion of
the site, only one well produced oil between 1955 and 1976, and that abandoned well
was plugged and abandoned in 1988 under the supervision of the California
Department of Conservation, and is located within Planning Area 9, a 39.7 acre
residential planning area. Setback standards are required by the Department of
Conservation, Division of Oil, Gas, and Geothermal Resources, to be incorporated for
new development to be located in the proximity of previously plugged and abandoned
oil wells that were at one time producing wells (reference Section 9 of this Specific Plan
for setback requirements).
The four remaining known, plugged, and abandoned oil wells have no history of
produced oil and are not subject to the setback requirements; however, the Division of
Oil, Gas, and Geothermal Resources has established requirements that would need to
be complied with if any structure is to be located over or in the proximity of previously
plugged or abandoned wells. Furthermore, if any plugged, abandoned, or unrecorded
wells are damaged or uncovered during excavation or grading, remedial plugging
operations may be required, consistent with the requirements of the Division of Oil,
Gas, and Geothermal Resources. Mitigation measures have been proposed to ensure
that the State requirements are complied with, as identified in the Mitigation
Monitoring Program bound separately. The mitigation measures shall be imposed as
conditions of approval for future subdivision maps and permits for development within
Specific Plan No. 2.
B. Governance
The City of Moorpark would administer the mandated requirements set by the
Department of Conservation and any applicable Moorpark Municipal Code, Specific
Plan, and EIR mitigation measure requirements related to capped, abandoned oil wells.
C. Financing
The Project Applicant shall be financially responsible for ensuring that all abandoned
oil well requirements are met during construction.
D. Phasing
All capped, abandoned oil wells shall be mapped on all grading plans prepared for
Specific Plan No. 2 development, and all subdivision maps and planned development
or conditional use permits shall incorporate required setbacks (reference Section 9 and
the mitigation measures in the Mitigation Monitoring Program bound separately).
Moorpark Highlands Specific Plan No. 2 63
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8.0 DESIGN GUIDELINES
8.1 Design Philosophy
The proposed project for Specific Plan No. 2 is located on 445 acres just north of the Moorpark
downtown area and serves as a transition from the historical roots of Moorpark to the new growth
patterns occurring to the north. The development will encompass a diversity of land uses unified through
thoughtful planning for the future. Specific Plan No. 2 Master Plan has been guided by a number of
principles which are intended to reflect the surrounding community's character and priorities. Design
Guidelines will ensure that Specific Plan No. 2 built environment reflects the vision embodied in the
following concepts:
• Develop a community that is visually attractive, as a result of an open space driven approach
to sensitive areas preservation, capturing the essence of the natural resources of the site.
• Through designing in concert with the land, provide more open space than is typically available
in nearby developments, providing a variety of open space uses (active and passive).
• Design a planned community which complements existing development within the City of
Moorpark, and is also compatible with the surrounding natural environment.
• Establish low densities overall, with clustering of development, to minimize the potential impact
on adjacent properties.
• Recognize the unique nature of Specific Plan No. 2 as a community that meets the needs of
future residents for living areas, educational facilities, and areas for the pursuit of leisure time
activities, within the larger community of Moorpark.
• Develop a high quality, cohesive design concept to create a strong community design image for
Specific Plan No. 2. It is this strong community image that will set this master - planned
community apart from more conventional subdivisions within the area.
• Establish development standards that ensure lasting value for the residential neighborhoods and
activity centers.
• Provide a range of housing types and styles to meet the vaned housing needs within the
community.
• Provide for Private Recreation Facilities in areas designated as RPD -SF with a minimum lot size
below 7,000 square feet.
Specific Plan No. 2 Land Use Plan has been developed with a vision for superior design to create a
community that will endure long into the future. The Master Plan incorporates land uses which relate to
modern needs, while retaining the considerable assets of the existing environment. In pursuit of this
vision, the proposed Specific Plan No. 2 has been designed to correspond with the natural landscape,
establishing a sense of harmony with the project's surroundings. The community will foster a
relationship with the history of the valley, building on its agricultural, ranching, and mission heritage.
Other traditional architectural styles found in the region will be drawn upon to enrich the community
character. This respect for the region will create a feeling of timelessness for the community and a sense
of belonging for area residents.
Moorpark Highlands Specific Plan No. 2 64
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Specific Plan No. 2 will encompass a diversity of land uses, including a range of housing types, a public
school, recreational facilities, a 7.0 -acre neighborhood park and approximately 169.0 acres of open
space.
The entire community will be woven together through a network of open space corridors, trails, and
community roadways providing linkages between community facilities, neighborhoods, the park and
school, private open space, and the adjacent regional open space amenities. The character established
for these facilities will define the overall character of Specific Plan No. 2.
These ideas are illustrated on Exhibit 18 Open Space/Parks and Recreation Plan.
8.2 Purpose of Design Guidelines
Design control will be accomplished through the coordinated application of appropriate planning,
architectural, and landscape elements. The guidelines are founded upon the following goals:
• Establish a high quality appearance for the development.
• Ensure continuity within the overall community elements.
• Direct the quality and compatibility of the homes while allowing variety within the Planning
Areas.
• Enhance the community's overall value.
• Remain flexible to respond to evolving conditions, including changes in lifestyles, buyer tastes,
economic conditions, community desires, and the marketplace.
The Design Guidelines have been prepared specifically to assist and guide the City of Moorpark by
supplying answers to the frequently raised questions that may arise during the planning and construction
phases of residential development. The Design Guidelines address a wide variety of design components
which collectively contribute to the goal of achieving the community character for Specific Plan No. 2.
Each design component establishes a broad framework providing a full range of design opportunities
and creativity. The common thread to each component is the desire to maintain design excellence.
To ensure implementation of the Design Guidelines presented here, proposed improvements to
residential sites shall be reviewed and approved by the approving authority of the City of Moorpark
through a review of future RPD's and/or CUP's. Prior to the filing of future RPD's, a Design Manual
will be presented to the City for review and approval.
Moorpark Highlands Specific Plan No. 2 65
C:\ OFFICE \WPWIN \WPDOCS\EDAV \WOORPARK \SPEC- PLA \SPECIFIC.WPD
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All Specific Plan No. 2 development projects, including but not limited to Residential Planned
Development Permits, and Conditional use Permits, shall be evaluated for consistency with the Specific
Plan No. 2 Design Guidelines. These Design Guidelines do not supersede any Federal, State, or City of
Moorpark statutes and ordinances which shall otherwise pertain to the development of Specific Plan No.
2.
8.3 Community Character
The setting for Specific Plan No. 2 provides a unique opportunity to create an image reflecting the
natural character of the land. This character will be captured through carefully integrating the natural
assets of the landscape; such as the arroyos and the sensitive natural areas, into the community design.
The character of Specific Plan No. 2 will draw from these assets and will also be founded upon the
heritage of the historical aspects of the surrounding region. The theme is meant to be a simple, vet bold
statement.
The community character will be expressed through the combination of thematic elements established
for the open space components of Specific Plan No. 2; the landscape architecture utilized for arterial and
collector pathways, and compatible designs for main community entryways, community walls and
fencing. These components will work in concert to create an overall image for Specific Plan No. 2.
By allowing a range of styles within the overall image, monotony and repetitiveness will be avoided. This
variety will accommodate a multiplicity of lifestyles and market desires, creating a rich fabric to the
community character.
8.3.1 Landscape Concept
Specific Plan No. 2 landscape concept will establish the community theme by unifying the
various elements which comprise this community. The landscape concept includes the use of
drought tolerant and indigenous, naturalized plant material. Theme walls, fences,
monumentation, signage, parkways, and open space areas will begin at Specific Plan No. 2
entries and continue throughout the entire community on the arterial and collector system. This
provides aesthetic continuity throughout Specific Plan No. 2.
The landscape theme for Specific Plan No. 2 has been drawn from the historical aspects of the
surrounding region reminiscent of early California. The landscape theme is also intended to
draw upon the site's natural setting. The street tree themes will provide the basic framework
within the overall community areas. The riparian plant community found in the arroyos will be
utilized or reintroduced to accentuate this unique environment. Other historic and indigenous
plant materials will add richness and variety to the landscape.
Careful attention has been given to the types of plant material to be used within Specific Plan
No. 2. The primary goal is to incorporate species that are already well established in the
Moorpark area, including a variety of traditional trees and shrubs historically found in the area.
In addition, species will be used that have naturalized to this specific region, along with a vast
array of native plant material which has been proven to thrive in this area. By combining these
types of plant materials, as well as by introducing new varieties of plant material used
historically throughout this region, Specific Plan No. 2 will be assimilated into its natural
setting.
Moorpark Highlands Specific Plan No. 2 67
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The proposed plant species have been carefully evaluated with respect to compatibility with
soils, the local micro and macro climates, and their ability to merge into the existing community
and natural environment.
The landscape concept for Specific Plan No. 2 is defined herein by zone and is shown on the
Conceptual Landscape Plan, Exhibit 19. These zones are linked together by landscaped
corridors along primary roadways and in the open space areas. The Master Plant List is shown
at the end of this section as Table A. The proposed plant palette will allow for the creation of
a wide variety of color, texture, size, and plant characteristics. Conceptual landscape treatments
for the various zones within Specific Plan No. 2 are described in greater detail in the following
zone -by -zone definitions.
A. Arterials
The arterials (Spring Road, "C" Street) that traverse the Specific Plan No. 2 site create
an opportunity to design a landscape system unifying the elements of this community.
The arterials are planned as a four -lane parkway with a center median as shown on
Exhibit I IA and 11C. With the exception of the arterial portion extending through the
HCP area, the arterials will serve as a major design theme parkway connecting open
space /recreation areas and defining the overall character of Specific Plan No. 2. The
parkway shall contain walkways and landscaping along the street edge. The roadway
cross section shall have a median, parkway plantings along either side, and a detached
sidewalk on the east and west sides. A Class I bike lane is planned on the east side and
a Class II bike lane is planned on the west side along Spring Road. A separated
equestrian trail is also provided as a part of the multi -use trail adjacent to portions of
the arterial (see Exhibit 12). Where the Multi -Use trail crosses arterial roadways,
signage shall be provided to allow for horse crossing.
The portion of the north/south arterial which extends through the HCP area shall be
designed to reduce impacts to the habitat. The roadway cross - section shall have a
reduced median and parkway. A Class I (east side) and a Class II (west side) bike lanes
are planned to extend through the area.
By incorporating a combination of tall, vertical trees and large, canopy trees in
landscaped areas, a park -like setting will be created. The primary trees planted here will
include Pine, Cedar, and Oaks (reference Table A, plant list).
Strategically placed plant material will be used to frame the views to the adjacent
hillsides and natural arroyos. The arterials will be similar to the more established
parkways, reminiscent of the more intimate California communities of the past.
The tree planting within the arterials will reflect the existing character of the northern
corridor through Moorpark, as well as accentuate it with the use of larger sized trees.
These species will be predominantly evergreen (80 percent) and partially deciduous (20
percent). A random, naturalized pattern is intended to be used along the edges of the
arterial, while the parkways and median plantings will be more formal and organized.
Where arterials directly abut natural open space, plant materials which are compatible
with the existing native vegetation will be utilized. These transition areas will provide
continuity between the proposed development and the existing ecosystem.
Views toward the natural open space areas will be through distinct and randomly
spaced `windows' in the tree groupings along the arterials.
Moorpark Highlands Specific Plan No. 2 68
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B. Collector Roadways
The collectors will embody similar characteristics as the arterial, with slight scale and
material modifications. Functioning as the roadways which direct traffic directly to the
entries of individual residential projects, each collector will take on its own distinct
characteristic. Utilizing a strong street tree theme will create opportunities for each
phase to take on its own design character.
Although the scale of the street trees along the collector road will be smaller than the
arterials, collectors shall still be planted with species with strong canopies. The tree
planting patterns will be more formalized and linear, transitionig to random plantings
in the landscape setback zones (see Exhibit 12B). Major tree species could include
Camphors and Sycamores (reference Table A). Where the Multi -Use trail crosses
collector roadways, horse crossing signage shall be provided.
C. Residential Streets
Residential streets will also strengthen the overall community landscape theme by
incorporating tree species which add color and texture to the street scene. Tree species
could include Chinese Flame Tree, Crape Myrtle and Magnolia (reference Table A).
The actual placement of the trees will be orderly and structured, controlled by setbacks
from street and sidewalk edges, as well as on- center spacing. The final landscape and
irrigation plans shall be approved by the Director of Community.
D. Community Entry Features
Two major entries into the community will be developed along with the arterials. Plan
review of these entries shall occur during RPD -SF Permit Approval. These entries are
located at Charles Street/ Spring Road, and Walnut Canyon Road/ Spring Road. These
areas will provide an introduction to, and the first impression of, Specific Plan No. 2.
Therefore, they shall be an important element of the overall landscape concept. Special
plant material shall be used to denote each of these areas.
The community entries will incorporate the style, color and character of the community
and the themed walls. A graphic depiction of a community entry is provided on Exhibit
20.
Large masses of colorful trees and shrubs will be used as accents to highlight these
special areas along with a strong green backdrop of evergreen trees. The primary plant
material utilized in these locations will include Pine, Oak, Cedar, Purple Orchid Tree,
Weeping Bottle Brush, Crape Myrtle and Evergreen Pear (reference Table A).
E. Neighborhood Entry Features
The intersections of the collectors and the arterials provide an opportunity to integrate
special design features which emphasize, and provide identity for, the neighborhood
structure. Elements at these intersection points will include enhanced paving
treatments, sculptural monumentation elements, integrated signage, special lighting
designs and enhanced landscape treatments.
Moorpark Highlands Specific Plan No. 2 70
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The entry designs will incorporate the style of the overall community themed wall
system. The intersections will also incorporate enhanced landscape materials utilizing
accent plant materials, seasonal flowering shrubs and perennials, and evergreen and
flowering vertical trees.
F. Individual Project Entry Features
The Project Applicant should install Specific Plan No. 2 entry ways to identify and
establish an image for individual projects. These entries should be used to designate
different and definable product types and/or lot size categories and which consists of
at least 25 units.
Individual Specific Plan No. 2 entries should incorporate featured landscape treatments,
enhanced pavement details and Specific Plan No. 2 signage. Also, the use of controlled
uplighting of trees and signs is encouraged. Review of the individual Specific Plan No.
2 entry features shall occur during RPD -SF Permit Approval for the Planning Area
which contains the particular entry feature.
G. Private Open Space Areas
Open space areas will be developed to encourage pedestrian circulation throughout
Specific Plan No. 2. Efforts will be made to preserve the natural character,
incorporating native plant material whenever possible. State -of -the -art revegetation
techniques will be used to restore and enhance the natural habitat for those areas
impacted by grading. Primary plant material used here will include California
Sycamore, Cottonwood, Alder and Oaks (reference Table A).
In those areas where remedial grading is necessary and slope gradients exceed 4:1,
slope stabilization planting techniques and materials will be utilized to ensure proper
erosion control and aesthetics.
Along the North and Northwestern Specific Plan No. 2 boundary, buffer landscape
planting will provide a visual transition from the residential neighborhoods of Specific
Plan No. 2 to the adjacent properties. Pines, Sycamores and Oaks will be the
predominant tree species used in these areas.
H. Park
These active park facilities will play an important role in the overall open space system.
The park facilities will be used by community residents as well as surrounding
neighborhoods. Historical plant material such as Pines, Oaks, and Sycamores will be
used to develop a singular character for the park (reference Table A).
Distinguishing, large- scaled plant material, integrated with the surrounding landscape
character, will create strong community landmarks that develop character overtime as
the plant material matures.
I. Public Institutional (School)
The 22.0 -acre school site is planned to have adjacency to the proposed park site as well
as surrounding residential neighborhoods. It is intended that these facilities will form
a central activity district within the overall community plan.
Moorpark Highlands Specific Plan No. 2 71
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SPRING ROAD
CO-NI,IG \IT1 #--%
FOCAL OAK TREE
MEANDERING
STOE WALL
WITH CO-IINIUNITY'
IDENTIFICATION
RaIL FENCE WITH
LOW PILASTERS i
PEPPER TREE NIASSINGS
TYPICAL ARTERIAL /
COLLECTOR INTERSECTION
3
.r
PEDESTRIAN' GATEWAY
RAIL FENCE WITH
LOW PILASTER
EDAW
5/99
UPGRADED WALL
MOORPARK SPECIFIC PLAN NO. 2 EIR
City of Moorpark, California
LOW STONE WULS
NEIGHBORHOOD ENTRY
LOW EN'TRY NIONUMEN'T
PEPPER TREE MASSINGS
PEDESTRIAN' GATEWAY
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n �2
1 • 1 1 '
EES
:E
TYPICAL ENTRY MONUMENT
Exhibit 20
Conceptual Entry Features
The suggested plant material to be used on the school site will be similar to the park
site, including Sycamores, Pines and Oaks (reference Table A). The actual selection
of plant materials for a school will be determined by the Moorpark Unified School
District.
8.3.2 Irrigation Guidelines
To promote low water use and improve plant survival rates, the following guidelines have been
established to direct irrigation and planting techniques during Specific Plan No. 2
implementation:
• Choose plants adapted to existing on -site climatic conditions.
• Locate plants with similar water requirements together and consider their total
cultivation needs in their placement.
• Use irrigation systems with the latest technology to ensure system efficiency.
• Utilize mulch to retain soil moisture.
• Use permeable paving material such as decomposed granite, where feasible, to allow
the penetration of natural rainfall into the soil (i.e., common areas).
• Limit lawn areas. Place turf areas prudently where needed for sports activities,
exercising, and sitting areas.
• Ensure compliance with the City of Moorpark requirements for low water usage
contained in the City Municipal Code.
• Design grading to minimize runoff.
8.3.3 Sustainable Development Guidelines
The following Specific Plan No. 2 development guidelines will result in an improved landscape
design:
• Utilize contour grading that is sensitive to the existing topography.
• Employ landform grading techniques, blending cuts with existing landforms.
• Protect existing native trees and landscape where possible.
• Revegetate disturbed natural areas.
• Recycle removed vegetation and top soil; use for revegetation and mulching.
• Maintain wildlife corridors wherever possible.
8.3.4 Urban Wildlife Interface / Fuel Modification Zones
To assist in reducing the incidence of destructive fires in the urban- wildland interface areas, the
following guidelines consistent with the Ventura County Fire Protection District's Fire Hazard
Reduction Program, have been established:
Moorpark Highlands Specific Plan No. 2 73
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Maintain no less than 100 feet clearance from all structures using surface
measurements. Within the 100 -foot clearance, mow or cut all brush, flammable
vegetation, or combustible growth identified as a fire hazard to a stubble height not to
exceed three (3) inches. Remove all cuttings from the property.
Implement disking and rototilling methods to remove smaller types of vegetation. Till
or disk the material into the soil in a manner to eliminate possible fire spread.
Single specimens of trees, ornamental shrubbery or ground covers are permissible
provided that they do not form a means of rapidly transmitting fire from the native
growth to any structure. Space such specimens a minimum of 15 feet from other
specimens, structures or surrounding native brush. Maintain all trees and shrubs free
of deadwood and litter, and trim up 2 feet from the ground or 1/3 of the height,
whichever is less.
• Ensure roof surfaces are maintained free of accumulations of leaves, needles, twigs, or
any other combustible materials.
• Provide chimneys with a 10 -foot clearance. Maintain trees so that no portion is closer
than 10 feet.
• Maintain access roads with a minimum 10 -foot clearance on each side of the traveled
section. Trim trees and shrubs protruding over the access roadway to a minimum height
of 13 feet 6 inches for emergency vehicles.
• Remove combustible roadside vegetation for a distance of 10 feet on each side of a
traveled section of a roadway that is improved, designed, or normally used for vehicular
traffic. Stubble height shall not exceed three (3) inches.
• Single specimens of trees, ornamental shrubbery or cultivated ground cover such as
green grass, ivy, succulents, or similar plants used as ground covers are allowed to
remain provided they do not form a means of readily transmitting fire.
• Utilize to the extent feasible fire resistive vegetation with the following characteristics:
- Growth with little or no accumulation of dead vegetation — (either on the
ground or standing upright)
- Non - resinous plants — (willow, poplar or tulip trees)
- Low volume of total vegetation — (for example, a grass area as opposed to a
forest or shrub- covered land)
- Plants with high live fuel moisture — (plants that contain a large amount of
water in comparison to their dry weight)
- Drought tolerant plants — (deeply rooted plants with thick heavy leaves)
- Stands without ladder fuels — (plants without small fine branches and limbs
between the ground and the canopy of overtopping shrubs and trees)
- Plants requiring little maintenance — (slow growing plants which, when
maintained, require little care)
- Plants with woody stems and branches that require prolonged heating to ignite.
Utilize various ground covers and sub - shrubs, shrubs and trees as identified in the
Ventura County Fire Protection District's Fire Hazard Reduction Program within
interface areas.
Moorpark Highlands Specific Plan No. 2 74
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Three planting zones shall be established to ensure the successful integration of Specific Plan
No. 2 with the adjacent natural environment. Each zone shall vary to accommodate the specific
needs of the landscaped areas. The three zones include the Irrigated Zone, the Transition Zone,
and the Native Zone. (See Fuel Modification Cross Section - Exhibit 21).
A. Irrigated Zone - Zone "A" is the "irrigated zone" which will abut structures and
roadways. This zone will allow for traditional planting and irrigation; however, drought
tolerant and xeriscape landscapes will be emphasized.
B. Transition Zone - Zone "B" is the "transition zone." This zone will be a transition area
between the "irrigated zone" and the "native zone." Native plants will be used here.
Permanent irrigation systems will be used only where necessary.
C. Native Zone - The opportunity exists here to restore the ecosystem of native areas.
This is a peripheral design solution; therefore, this zone will be located at the top of
slopes, at the outermost parts of Specific Plan No. 2, and away from buildings and
roadways.
The total fuel modification zone shall be a minimum of 100 feet wide (from the back of the
building site to the outer edge of the zone), and subject to review and approval by the Ventura
County Fire Protection District.
8.3.5 Walls and Fences
In addition to providing screening, sound attenuation, security, and containment, walls and
fences located throughout Specific Plan No. 2 will serve as an important component of the
community theme. The character of the walls and fences will be consistent with the overall
Specific Plan No. 2 design theme. A consistent theme will be carried throughout the wall/fencing
system; however, the materials will change somewhat, depending on the purpose and location
of the wall. All walls shall be designed so as to minimize graffiti. Wall finishes and landscaping
shall be used to deter graffiti. Exhibit 22 provides typicals of walls and fencing proposed within
the Specific Plan.
Community walls shall be located along the arterials only where residential parcels abut the
roadway. These walls will be uniform in character and incorporate a variety of materials and
siting techniques. All walls will be slump stone, pilasters, brick caps with a variety of finishes
(stone/brick veneers).
View walls shall be located adjacent to private open space areas to allow for visual access to
these areas. View walls will be designed to provide enclosure and/or security, yet allow views
to be preserved. These walls will be made of a combination of stucco covered concrete block
and wrought iron.
Equestrian fencing shall also be consistent with the rural nature of Specific Plan No. 2. The
fencing shall be provided where a separate equestrian link is planned adjacent to the arterial
right -of -way. This fencing will either be of wood or composite material with a wood -like finish.
The last type of wall relates to multi - family uses. Where multi - family uses are located along
collectors, walls shall be provided to encompass only the patio areas. This will allow open space
planned around multi - family areas to blend into the streetscape, rather than presenting a
collector with a continuous wall edge. These walls shall be concrete block with a stucco finish.
Moorpark Highlands Specific Plan No. 2 75
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DRAFT
MOORPARK SPECIFIC PLAN NO.2
City of Moorpark, California
100' Clearance Minimum
Tnn — Tnn of (21^--
100' min. brush clearance from building site to
comply with Ventura County Fire Department
fuel modification requirements
Not to Scale
MMUN
Exhibit 21
Fuel Modification Sections
5199
BRICK FACED PILASTER
1`r
SAND FINISHED
N n ^ c ;�,'►L1' +.: I: STUCCO WALL
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�r WITH CONCRETE CAP
LOW PLANTER WALL
TYPICAL ENTRY WALL DESIGN
(BRICK AND STUCCO)
EDAW
CK OR
)NE PILASTER
LS
A the
MOORPARK SPECIFIC PLAN NO. 2 EIR
City of Moorpark, California
LASTER
TYPICAL ENTRY WALL DESIGN
(STONE AND STUCCO)
;AND FINISHED
;TUCCO WALL
KITH CONCRETE CAP
R WALL
THEMATIC LIGIIT FIXTURE
STONE OR BLOCK CAF
STONE BASE
Exhibit 22
Walls and Fences
5/99
STONE BASE
.ICK OR BLOCK CAP
~b�
'�{
TYPICAL ENTRY
WALL DESIGN
STONE BASE
Exhibit 22
Walls and Fences
5/99
8.3.6 Community Entrances
Community entry points provide an introduction to, and first impression of, Specific Plan No.
2. They are also a key element of the overall landscape concept.
As previously discussed, tall, vertical trees, visible from a distance, will identify key areas of
interest throughout Specific Plan No. 2. Large masses of colorful trees and shrubs will be used
as accents to highlight these special areas. The primary plant materi als will include Sycamores,
Cedars, Poplars, and Pines. The location of community entrances and key intersections are
shown on the Master Landscape Design Concept Plan.
The primary community entry is planned at the southernmost entrance to Specific Plan No. 2.
This location is shown on the Master Landscape Design Concept Plan as Community Entry. A
secondary community entry is located at Walnut Canyon Road/ Spring Road intersection.
The design for the primary community entry will reflect the rural theme and transition from the
urban areas to the south and the natural areas to the north. At this entry point, landscape
screening materials will be utilized to minimize the visual impacts of the Spring Road extension
from the adjacent neighborhoods to the east. At the western entry, slopes adjacent to the arterial
shall be contour graded to enhance the existing natural landform nearby. At both entrances,
masses of Oaks, Purple Orchard Trees Cedars, Pines, Weeping Bottle Brush, Crape Myrtle, and
Evergreen Pear will be used to create an informal setting. Community monumentation will
utilize pilasters, walls, and fencing made of materials compatible with those used for the
community fences found on the Community Arterial. Materials shall emphasize natural elements
such as stone and wood. Also, the use of controlled uplighting of landscape features and signage
monumentation shall be encouraged. The plan views for entries are shown on Exhibit 23,
Community Entrance and the Street section of the community entrance is shown on Exhibit 24.
Entrances from Collector Streets will be more understated and modest in design, while still
emphasizing the entry progression from one landscape zone to another. These entry features will
identify and establish an image for individual neighborhoods. Plant materials will be a
combination of evergreen and deciduous grouped plantings, utilizing colorful shrubs and flowers
for accent. Pilasters and wall details will further emphasize entry into residential neighborhoods.
Again the use of controlled uplighting for landscape elements and signage will be encouraged.
8.3.7 Site Furnishings
Site furnishings serve aesthetic as well as functional uses within the community. Elements such
as mail boxes, benches, bus shelters and trash receptacles create opportunities to reinforce a
consistent community-wide design theme. Exhibit 25 provides visual examples of typical site
furnishings. The approved site furnishings shall be designed to fit into and reinforce the theme
of the neighborhood in which they are located. Site furnishings located along arterial roadways
shall maintain a consistent design theme. The approved site furnishings are incorporated into
the adopted Design Manual.
The design of grouped mailboxes should reflect the overall architectural character of Specific
Plan No. 2. Mail boxes shall also meet the requirements of the United States Postal Service.
The final location of bus shelters will be coordinated with the City Engineer and appropriate
transportation officials. Bus shelter structures are appropriate in those areas generating
significant potential passengers such as multi - family developments. Advertising and signage
will not be allowed on any bus facility within Specific Plan No. 2. Bus shelters will provide
shade and protection from the elements, a place to sit, and a trash receptacle. The materials and
design of such structures will be consistent with the City and the community-wide design theme.
Moorpark Highlands Specific Plan No. 2 78
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Proposed R.O.W.
(:�) %7L�
O' 40' 80' VZO'
EDAW
5/99
DRAFT
MOORPARK SPECIFIC PLAN NO.2
City of Moorpark, California
HIGH STREET
LOS AtdfELIES AVENUE
Exhibit 23
Community Entrance
Si
-- _ DRIVEWAY
LIMIT OF
4FeCIFIC
Z
PLAN N° 2
'CHARLES
Proposed R.O.W.
(:�) %7L�
O' 40' 80' VZO'
EDAW
5/99
DRAFT
MOORPARK SPECIFIC PLAN NO.2
City of Moorpark, California
HIGH STREET
LOS AtdfELIES AVENUE
Exhibit 23
Community Entrance
f f �
Community
Entry
Landscape
Walk
EDAW
5/99
DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
Existing Residential
Variable Height Crib Wall
(10' Max. Height)
� � �, � - � Existing Service Path
Existing 2:1 Grade
[T8' 12' 12' 12' 12' 12' J811'16TP
g Left Hand Turn Lane 2 1 3.5' I 6" Vine Planting
L Class II Bike & 104' R.O.W. LWalk
Emergency Lane Emergency Lane Class I Bike Lane
SECTION A -A
Exhibit 24
Street Section at Entrance
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8.4 Architectural Themes
These design guidelines have been developed in order to achieve a high quality, cohesive design theme
for Specific Plan No. 2, while allowing variety in architectural expression. The design theme is
envisioned to create a rich community character, weaving together a number of designs reminiscent of
the architectural styles of Southern California in the early part of this century, while incorporating
modern materials and lifestyles and preferences into the architectural design.
The following sections contain descriptions and illustrations which are expressions of the intended
character and appropriate design responses. Flexibility in interpretation and innovation are encouraged
to create distinct individual neighborhood identities within the common elements of the community
theme; however, quality and cohesive design should be maintained.
8.4.1 Monterey
The Monterey style of architecture is characterized by having two stories with a low- pitched
gabled roof (occasionally hipped) and a second -story balcony which may be cantilevered and
covered by the principal roof.
Ceramic tiles should be used for the roof material. Wall materials are either stucco, brick, or
wood (weatherboard, shingle, or vertical board -and batten).
Buildings in this style emphasize earth tones and simple, rustic detailing. The first and second
stories frequently have different exterior materials, with wood over brick being the most
common pattern. Paired windows and false shutters may be used.
Door and window surrounds may be absent or of simple style. Full length windows may open
onto the balcony form.
Concept diagrams and comparable design styles are illustrated on Exhibit 26.
8.4.2 Spanish Eclectic
The features which characterize Spanish Eclectic architecture include a low- pitched roof, usually
with little or no eave overhang and a red tile roof covering. One or more prominent arches may
be placed above a door or a principal window or beneath a porch roof. The wall material is
usually stucco, and the facade is normally asymmetrical. Several roof tiles are often used;
Mission tiles which are shaped like half - cylinders, and Spanish tiles which have a S- shaped
curve.
Doors usually have elements such as adjacent spiral columns, pilasters, carved stonework, or
patterned tiles. Entrance doors of heavy wood panels which are sometimes arched at the top may
also be used. Doors leading to exterior patios and balconies may be paired and glazed with
multiple panes of rectangular glass.
Windows may be accentuated by the use of one large focal window. These may be triple- arched
or parabolic shape and may contain stained glass. Balconies are often cantilevered and may be
open or roofed with wood or iron railings.
Moorpark Highlands Specific Plan No. 2 82
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CERAMIC TILE ROOF
MOORPARK SPECIFIC PLAN NO. 2
City of Mompark, California
DOOR AND WINDOW SURROUNDS ABSENT
OR OF SIMPLE COLONIAL FORM
LOW - PITCHED GABLE ROOF
SIMPLE POSTS ON BALCONY
FULL - LENGTH WINDOWS
OPENING ONTO BALCONY
FIRST AND SECOND
STORIES OF DIFFERENT
MATERIALS
SECOND -STORY BALCONY, USUALLY
CANTILEVERED AND COVERED BY
PRINCIPAL ROOF
EDAW Exhibit 26
Monterey Style
5/99
Other typical details include: tile- roofed (and otherwise decorated) chimney tops; stucco, brick,
or tile decorative vents; fountains; arcaded walkways (usually leading to a rear garden); and
round or square towers.
Concept diagrams and comparable design styles are illustrated on Exhibit 27.
8.4.3 Mediterranean
This style is related to the traditional Mediterranean style found throughout Southern California
in recent years and is called a "Tuscan" cottage. It is characterized by the following design
elements: one or two story homes, often with stucco walls and tile roofs. However, the "Tuscan"
cottage is more refined in proportion and detail and much more aligned with the Renaissance
period of art and architecture.
Details may include slender columns, semi - circular arches, ornamental moldings, castings,
medallions, and the use of marble and granite. Tile accents may be found on the building facade.
Windows may be omamental/geometric shaped and may be surrounded with wood slab -type
shutters.
Other traits may include ornamental balconies, along with projected walls on brackets. Double
arch arcades may be used to highlight the entryway.
Concept diagrams and comparable design styles are illustrated on Exhibit 28.
8.4.4 Bungalow
The Bungalow style of architecture is an outgrowth of the Craftsman style; it is characterized
by cottage -like dwellings, informal in plan, elevation and detail. It has a human scale and
friendliness to it. Its lines are low and simple. At most, it has two stories, but usually one, and
may have large porches. Single story plate lines are often incorporated such that the second story
plate lines are set back from the first story elevations to effectively break up building mass.
Distinguishing traits may include low shed dormers for additional space and light, tapered porch
posts, a gable roof, bungalow porch stoops and gently pitched, projecting roofs. The overall
massing of each home is organized as a whole unit and does not appear as a mixture of unrelated
forms.
Wall materials may include wood, stucco, block, shingles, brick or stone, using earth colors.
Windows may contain geometric patterns of small -pane window glazing. Mullions may be used
to break up the windows. Doors may contain detailing such as paneling. A variety of roof forms
and materials are often used including rolling profile or flat concrete tiles or S- tiles. The entry
is often articulated as a focal point of the front elevation through the use of roof elements,
columns, porches, pilasters, or windows. Ceramic tile or masonry accents may be used around
window or door openings.
The homes usually have stucco walls and tile roofs resulting from the precedent of Spanish
Colonial architecture. Variations with different siding and roofing materials evolved with the
settlement of the West by groups from the East Coast.
House forms are typically simple rectangular shapes, with an occasional projecting wing in an
asymmetrical position. Roofs usually consist of a low pitch roof form, either hip or gable.
Concept diagrams and comparable design styles are illustrated on Exhibit 29.
Moorpark Highlands Specific Plan No. 2 84
C:\ OFFICE \WPWIN\WPDOCS\EDAW\MOORPARK \SPEC- PLA\SPECIFIC. WPD
LOW - PITCHED ROOF
W 1=7
EAVES USUALLY WITH
LITTLE OR NO OVERHANG
ELABORATED
OFTEN WITH SA
ARCHES ABOVE DOORS, PRINCIPAL WINDOWS,
OR BENEATH PORCH ROOFS
DRAFT
. . . ...........
MOORPARK SPECIFIC PLAN NO. _2
RED TILE ROOF COVERING
WALL SURFACE USUALLY STUCCO
ASYMMETRICAL FACADE
WITH WOOD OR IRON RAILINGS
EDAW
5/99
E,&-nbit 27
Spanish Eclectic Style
CLAY TILE MP ROOF FORMS
ORNAMENTAL BALCONY
WOOD GARAGE DOORS
v ti
STRONG BUILDING BASE �
DEEP RECESS FORMS
EDANV
5199
N 1,\ 310 R? j 1, R, K SiP E", C I F 1 C PL-,N N 0. 2
"TOWER-LIKE ENTRY
Exhibit 28
8.5 Architectural Components
8.5.1 Overall Massing
A. The overall massing of each home should be organized as a whole unit. It should not
appear as a mixture of unrelated forms. Both single- and two -story homes may be
provided. Two -story homes on corner lots are discouraged except where additional
setbacks from the street are provided to the second story.
8.5.2 Plate Lines
A. Single story plate lines should be incorporated along some of the front yards, where
possible, to provide for a reduced scale along the street. A single story plate line should
be encouraged on the rear facade elevation allowing for greater light and air
penetration, where possible.
B. It is recommended that second story plate lines be set back from first story elevations
to effectively break -up building mass and to increase the perceived front yard setback,
where possible.
C. Where more than one architectural style or theme is used in a neighborhood, plate lines
should be kept at the same level to create consistency among the homes.
8.5.3 View Windows
A. Primary second story view windows should be oriented to the front and rear of the
homes to minimize views into adjacent rear and side yards, wherever possible.
8.5.4 Articulation of Elements
A. Articulation of architectural elements should be incorporated into the design of houses
through the treatment of windows, doors, entries, elevations, roofs, and garages.
Windows and Doors
Deep set or pop -out windows and doors along with other architectural projections and
recesses should be used to achieve articulation through shadowing effects. Large flat
wall planes should be avoided.
Use of wood windows is highly encouraged, while the use of painted aluminum should
be minimized. Natural aluminum is not permitted.
2. Rear and Side Elevations
Architectural articulation of the rear and side elevations which are highly visible from
arterials or off -site open space should be treated in a similar manner to the front
elevation.
Moorpark Highlands Specific Plan No. 2 87
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LOW-PITCHED GABLED ROOF (OCCASIONALLY HIPPED)
WITH WIDE, UNENCLOSED EAVE OVERHANG -,
ROOF RAFTERS
USUALLY EXPOSED
PORCHES, EITHER FULL
OR PARTIAL WIDTH, WIT
ROOF SUPPORTED BY
SQUARE COLUMNS
FRONT-GABLED ROOF
CROSS-GABLED ROOF
M, 0 0 R PRi", R K S ElH, r
DECORATIVE (FALSE) BEAMS
OR BRACES UNDER GABLES
COLUMN'S OR COLUMN BASES FREQUENTLY
CONTINUE TO GROUND LEVEL (WITHOUT BREAK
AT LEVEL OF PORCH FLOOR)
SIDE-GABLED ROOF HIPPED ROOF
EXPOSED RAFTER TAILS
EDAW - 1:1:
hy_ll l�)lz 29
51,99
I &=I-. m =.
Roofs
Variation in roof materials should be utilized to create a sense of individuality and
diversity. A wide variety of roof pitches (3.5: to 8:12) and forms are permitted to
encourage individual architectural expression. Use of natural finish roofs is also
permitted. Roof colors should be compatible with others within the Planning Area.
Areas of flat roof for terrace covers and trellises are acceptable if designed as
architectural extensions of the house. Roof materials on such areas should blend in
color with the main roof. Concrete or composition roof tiles will be utilized instead of
wood in all areas.
4. Entries
The entry should be articulated as a focal point of the front elevation through the
appropriate use of roof elements, columns, recesses or pop -outs, windows, or other
architectural features.
5. Garages
Garage doors should be simple in design so as not to distract from the architectural
elevation of the unit. Garage doors should be recessed, where possible, to create depth
and shadow patterns.
When garages are adjacent to one another along interior lot lines, a 3 -foot minimum
difference in setbacks should be provided, wherever possible.
Curvilinear local streets are encouraged with staggered garage setbacks to soften the
streetscape.
The materials, colors, and roof forms of detached garages for single - family homes and
carports for multi - family units should be consistent in design with the adjacent
residential buildings. The integration of carports with patio and project walls is
encouraged to add variety and relief to the streetscape. Carports may be attached to
community theme walls, but roofs should not be visible from arterials. Prefabricated
metal carports are prohibited.
6. Second Stories
Two story units should incorporate second story architectural elements above the
garage such as special window treatments, wherever possible.
8.5.5 Miscellaneous Design Elements
A. The following outlines guidelines for the treatment of miscellaneous design elements.
Gutters
Gutters and down spouts should be concealed unless designed as continuous
architectural features. Copper gutters and downspouts are permitted.
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Exposed gutters, (other than copper) used as an architectural feature, are to be colored
to match the surface to which they are attached. All gutters and downspouts will be
connected to a yard storm drain system.
2. Chimneys
The maximum height to the top of the spark arrestor should be four feet above the
ridgeline. Chimney caps should be painted and designed to complement the major
architectural elements of the house and should screen the spark arrestor.
Skylights /Solar Panels
When skylights are used, they are to be designed as an integral part of the roof.
Skylight glazing should be clear, solar bronze, or white. Reflective glazing is
prohibited. Skylight framing material should be anodized bronze or colored to match
the roof. Natural aluminum framing is prohibited.
Solar panels are not permitted on the front elevation of dwelling units if the panel may
be seen from a public street.
4. Flashing and Sheet Metal
All flashing and sheet metal should be colored to match attached material.
Balconies, Trellises, Patio Covers, Sun Shades, Structures, and Gazebos
All appurtenant structures should be integral to the main structure and designed to be
consistent with the home's architectural character.
Trash Containers
Trash containers should be screened from the view of both neighbors and the street.
Such area cannot be within the front yard setback.
Recycling Bins
Recycling bins should be provided within the garages or pantries of dwelling units, and
shall be consistent with the City of Moorpark Municipal Code requirements as they
may be amended from time to time.
Exterior Lighting
Exterior lighting on any structure should be aimed generally downward and shaded by
opaque receptacles. The light source should not be unreasonably visible from another
home or the common area.
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9. Vents
All vent stacks and pipes should be colored to match the adjacent roof or wall material.
Vent stacks should be grouped on the side or rear of the roofs and should not extend
above the roof ridgehne. Vents are not permitted on the roof on the front of the house.
10. Walls and Fences
Long perimeter walls are to be variegated with areas of visual penetration and
landscaped recesses. View fencing should be provided along areas where public views
orient toward open space.
Where retaining walls are located next to sidewalks and/or bike paths, and there is
potential for seepage, a planting area should be located at the base of the wall. The
planting area should be wide enough to absorb the potential seepage.
8.6 Single Family Residential (RPD -SF) Guidelines
Residential Planned Development (RPD -SF) lots in Planning Areas 1 -4 are medium to large sized with
a minimum lot size of 6,000 square feet in the RPD -SF zone. Residential Planned Development (RPD-
SF) lots in Planning Areas 8 and 9 are estate lots with a minimum lot size of 10,000 square feet in the
RPD -SF zone. Local streets and lots are typically irregular in shape and size.
RPD -SF lots in Planning Area 1 are intended to form more compact neighborhoods where innovative
siting and architectural design solutions are encouraged. These single family detached cluster lots shall
be no less than 3,500 square feet and on -site recreational amenities and common open space shall be
provided for the residents. Zero -lot line, Z -lot and wide and narrow single family detached configurations
are encouraged to provide architectural and street scene diversity while maximizing privacy and yard
areas. Additionally, cluster courtyard homes centered on an auto court with direct access to the residential
streets shall be allowed.
8.6.1 Site Planning
A. A combination of side - entering and front - entering garages is encouraged to promote
variety in street frontage. Driveway location should be varied, and curvilinear streets
should be utilized to emphasize changes in the street scene.
8.6.2 Setbacks
A. Varied front yard setbacks should be used, wherever possible, to provide visual interest
to the street scene.
B. Buildings should be arranged in a staggered and variable setback fashion, wherever
possible, to provide visual interest, allow views between adjacent buildings, and to
avoid a repetitive appearance. Rear setbacks for all structures facing roadways and the
freeway reservations should be perceptively varied.
C. Side yard setbacks should also be varied, where possible. Increased side yard separation
is encouraged to allow pass -though views and create view corridors.
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8.6.3 Floor Plans
A. Floor plans should be altered and reversed to avoid monotonous elevations. The overall
street scene should be arranged to ensure that identical units do not align directly across
the street or adjacent to each other.
8.6.4 Massing
A. Where one -story units occur, they should be situated between two story units, where
possible, to maximize their low mass effect on the street scene. Two -story architectural
elements should be varied between placement in the front of the lot and to the rear of
the lot, as viewed from interior streets and adjacent arterial highways, where possible.
B. The siting and design of structures and landscaping should ensure that they blend into
the terrain and do not dominate the landform as seen from lower elevations.
8.6.5 Mechanical Equipment
A. All mechanical equipment should be ground mounted and screened from view by walls
or fences similar in design to the building architecture or by plant material adequate in
size to provide proper screening.
8.6.6 Open Space and Private Recreation Areas
A. In areas adjacent to natural open space, the location of structures and fencing in rear
yards should be controlled to prevent the location of structures or fences on down
slopes in areas adjacent to natural open space. Landscaping adjacent to natural open
space should sensitively transition from natural to ornamental vegetation. These
requirements should become a part of the covenants, conditions, and restrictions for
these areas.
B. Common open space and recreation areas should be located in Planning Area 1
(reference Exhibit 18). These facilities should be located at visible points of entry to
provide a lower density appearance and to feature open space areas. Potential uses
allowed in these private recreation areas include a cabana structure, restrooms, pool,
spa, play apparatus, benches, barbecue facilities, multi -use lawn area, signage, lighting
and site furnishings. Refer to Sections 9.2.2 and 9.2.3 for further discussion of common
areas.
8.6.7 Views
A. Street views into open space should be maintained, wherever possible, to enhance the
street scene and lower the density character.
B. Development edges between natural open space and improved recreation areas should
maximize view potential and allow easy access between these areas.
C. Specific Plan No. 2 entries should be punctuated by a strong open view of significant
green space, wherever possible, and preferably relate directly to a common recreation
facility.
D. Major slopes located next to recreation areas should be graded to transition gradually
into the landscaped and usable areas to maximize the effectiveness of the adjacent open
space.
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8.7 Multi- Family Residential (RPD -MF) Guidelines
The multi- family residential category is intended to provide for the development of medium density
duplexes, condominiums and apartments within Planning Area 5. Multi - family residential uses will
provide an important balance to the community, allowing affordable housing opportunities.
The design guidelines established for Single - Family Detached generally apply to Multi - Family as well.
In addition, the following guidelines also apply to Multi - Family dwelling units:
8.7.1 Site Planning
A. The following outlines the site planning guidelines for the multi - family residential.
The maximum average number of dwelling units in a multi - family building will be 12.
Also, where two (2) or more units are attached, building footprints should stagger a
minimum of four (4) feet to promote architectural articulation.
2. Solid walls or fences not to exceed six feet in height should be provided along property
lines adjoining single - family detached areas.
Any support buildings within multi - family residential areas such as recreation
buildings, laundry facilities, sales/leasing offices, etc. should be consistent in materials,
form and colors to the architectural character of that neighborhood.
All trash and refuse collection areas should be screened on three sides with a six -foot
masonry wall. The wall should be finished to match the architectural character of the
residential units. Refuse enclosures should have opaque doors to screen the fourth side.
Vines or other planting material attached to the sides of the enclosure are encouraged
to soften the appearance. Adding a code acceptable overhead trellis structure to limit
views from adjacent structures is encouraged.
8.7.2 Massing
A. The following outlines guidelines for the design treatment of building mass and scale.
Building mass and scale are prominent design features of an attached or multi - family
project. Long, unbroken building facades are not permitted. Offsets should be an
integral part of the building design. Building massing that incorporates a combination
of one -story elements and two -story elements with varied floor setbacks and
cantilevered architecture at the second story is encouraged.
Multi- family buildings should be designed as a series of individual homes, rather than
a single building. The individuality of each unit is further enhanced by providing each
unit with its own entry and identity.
Horizontal, vertical and roof planes should be staggered and articulated to create visual
interest. Also, the use of single story elements to reduce the overall mass of the
structure and add variety, especially along the Specific Plan No. 2 perimeter and for the
street end units, is encouraged.
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4. Storage and utility areas should be located out of public view and should be screened
and secured in an aesthetically pleasing manner.
8.7.3 Common Open Space and Private Recreation Areas
A. The following outlines guidelines for the location, design, and treatment of common
open space and private recreation areas.
1. Multi - family structures should be cluster -sited to provide for maximum open space,
when possible. Private outdoor spaces, such as patios or balconies, are encouraged for
each unit in multi - family projects.
2. Common open space should be linked to public open space and/or adjacent to local
streets, wherever possible. Common areas in multi - family projects should be located
to maximize accessibility by residents.
Common open space and recreation areas should be located at visible points of entry
to provide a lower density appearance and to feature open space areas. Potential uses
allowed in these private recreation areas include a cabana structure, restrooms, pool,
spa, play apparatus, benches, barbecue facilities, multi -use lawn area, signage, lighting
and site furnishings.
4. Major slopes located next to recreation areas should be graded to transition gradually
into the landscaped and usable areas to maximize the effectiveness of the adjacent open
space.
8.7.4 Parking
A. The following outlines gwidelimes for the location, design, and treatment of parking
areas.
Off -street parking facilities should be designed so that a car within a facility shall not
have to enter a street to move from one location to any other location within the same
parking facility. Common parking facilities should be constructed in such a manner so
that any vehicle on the property will be able to maneuver so that it may exit from the
property traveling in a forward direction.
2. Curbs or wheel stops should be provided in all parking lot areas abutting a sidewalk,
walkway, street, building, or alley so that car bumpers do not overhang.
Parking areas should be designed so that pedestrians walk parallel to moving cars.
Designs should minimize the need for pedestrians to cross parking aisles. The parking
area should be designed in a manner that links it to the building and street sidewalk
system as an extension of the pedestrian environment. This can be accomplished by
using design features such as walkways with enhanced paving, trellis structures, and/or
landscaping treatment.
4. Guest parking should be located along the through - circulation drives and near unit
entrances, where possible. Parking lots and structures should be located as much as
possible to the rear of buildings.
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5. Parking courts should be treated as "landscape plazas" with attention to hardscape
surfaces, softened edges, shade, and articulated pedestrian/ vehicular circulation.
6. Pedestrian and vehicular entrances should be clearly identified and easily accessible to
minimize pedestrian/vehicle conflict.
Carports and parking structures should be located to minimize visual impact. Open
parking and carports should be clustered in parking courts and along internal private
drives to enhance security. Pedestrian and automobile circulation should be clearly
defined. Special paving at parking court entries and landscape nodes between parking
stalls are encouraged to soften the streetscape.
8.8 Grading
A. The following outlines guidelines for the grading of the Specific Plan No. 2 property.
Grading practices are intended to respect, preserve, or maintain the major natural
features of Specific Plan No. 2 by minimizing grading on slopes, ridges, and canyons.
Contour grading techniques should be utilized, wherever possible.
2. A balance between cut and fill within the total community should be maintained. Any
excess earth should be utilized on site.
All grading and drainage system plans shall be prepared under the direction of a
licensed Civil Engineer.
4. Variation and undulation of the slopes should be utilized where possible to retain the
natural character of the landform.
Manufactured slopes should be treated with special aesthetic techniques to reduce
visual impact. These techniques should include variable gradients, clustered
landscaping, and rounded edges of slopes.
6. Existing dominant landforms should be incorporated into the design of Specific Plan
No. 2 through the use of sensitive grading plans.
7. Manufactured slopes should be contoured to provide a smooth and a gradual transition
to existing landforms to preserve the site's basic form.
Grading should emphasize and accentuate scenic vistas and natural landforms, where
possible.
9. Recontoured slopes adjacent to roadways and development areas should be graded in
such away that a natural undulating appearance is created (varied slopes).
10. Graded soils and exposed slopes should be seeded and planted as soon as the site
grading is complete, utilizing approved landscape materials and procedures.
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11. Drainage courses should be maintained in their natural state, wherever possible. In
areas where site development requires drainage course modification, the disturbed areas
should be restored with native plant life and rocks.
12. Visually prominent slopes and vista points should be preserved to the maximum extent
feasible.
13. Where residential access across drainage courses occurs, it should be accomplished by
a bridge or aesthetically- enhanced culvert accommodating the access way. Natural
materials should be used for slope bank protection where these improvements occur.
14. Storage of construction materials and equipment should be centralized, and is
prohibited within proposed natural open space areas.
15. Creative contour grading techniques should be used in the low density areas where
grading will be visible to public streets.
16. Curvilinear streets are encouraged to follow the existing landform.
17. A manufactured appearance to slopes should be avoided by creating smooth flowing
contours of varying gradients, preferably with slopes of 2:1 to 5:1. Sharp cuts and fills
and long linear slopes that have uniform grades should be avoided, where possible.
18. When a proposed subdivision contains average net lot sizes exceeding 20,000 square
feet, lot grading shall be limited to building pad and related functional yard area which
may not exceed 100% of the size of the pad area. Flat pad grading of the entire lot is
prohibited. The grading plan submitted for project review shall clearly delineate graded
and natural portions of proposed lots.
19. Grading on the perimeter of the site shall not be designed with perimeter downslopes
to property lines unless a homeowners association, slope maintenance district, or
similar entity is established for maintenance of such downslopes. For interior slopes
between lots, manufactured building pads shall be designed with up- slopes to property
lines.
20. Subdivision development plans shall indicate a minimum setback of 15 feet from the
rear dwelling wall or retaining wall to the toe of slope and 20 feet setback from the rear
dwelling wall to the top of a manufactured slope or retaining wall.
21. Manufactured slopes greater than ten (10) feet in height shall be rounded at the top and
at the toe of slope to simulate natural topography. The approving authority may
exempt side slopes from this provision if the height of the slope does not exceed 15
percent of the width of the lot and has a slope of less than ten (10) feet in height.
22. Manufactured slopes in excess of two hundred (200) feet in length and greater than ten
(10) feet in height shall be designed with horizontal curvature that simulates the
horizontal surface vari ations of natural contours.
23. Dwellings proposed on ungraded lots with natural grades of 20 percent and greater
shall follow natural contours, utilizing such techniques as stepped foundations and split
level floor plans.
24. For projects on a hillside area, and where it can be clearly established that reduced
setbacks will enhance preservation of natural terrain and reduced grading, front
setbacks may be reduced by the approving authority to ten (10) feet as applied to the
main portion of the dwelling. Garage setbacks shall normally be twenty (20) feet
except for a side loaded garage where a minimum driveway depth of twenty (20) feet
from the right -of -way edge shall be provided.
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25. Any continuous manufactured slope within a subdivision with a slope steepness of 3:1
or steeper, a vertical height of twenty five (25) feet or greater where so allowed under
this chapter, and which abuts five (5) or more lots, shall require the creation of a
Homeowners Association or other maintenance entity with provision for the collection
of fees or assessments designated specifically to pay costs associated with the
maintenance of all slopes falling under this category. The slope maintenance entity,
rather than individual property owners, will be responsible for maintenance of said
slopes. The Tentative Tract Map shall be designed in such a manner that provides
access to said slopes by assessable easements and which avoids the necessity of gaining
access to the slopes through individual lots. No fences shall be permitted between lots
within the slope easement areas. Slope easement areas may be included as lot area for
purposes of calculating lot size. Habitable structures shall not be permitted within
common slope easement areas.
8.9 Design Review
The Design Review determines consistency with the Specific Plan Design Guidelines shall occur at the
time of the Residential Planned Development (RPD) Permit or Conditional Use Permit (CUP)
application and prior to Zoning Clearance for the building permit application, grading permit approval,
etc. Design Review for Specific Plan No. 2 shall be required for all residential lots.
8.10 Design Guideline Definitions
The Design Guidelines contain some architectural terms that may not be found in everyday use. Though
the following definitions are not all inclusive, the terms are set forth to help clarify some of the intent of
these guidelines.
A. Cantilever - 1. A projecting beam or other structure supported only at one end. 2. A
bracket or block supporting a balcony or cornice.
B. Cornice - A horizontal molded projection that crowns or completes a building or wall.
C. Dormer - A window structure set vertically in a small gable projecting from a sloping
roof. Subunits that resemble miniature houses; they have their own walls, roofs, and
windows. These are added to provide space and ventilation to an attic, thus making it
a functional part of the house.
D. Gable - 1 - The triangular wall section at the ends of a pitched roof, bounded by the
two slopes and the ridge pole. 2. That end of a building having a gable in the roof
section. 3. Any triangular arch section, usually ornamental, as over a door or window.
E. Gabled Roof - A pitched roof that ends in a gable. (The junction of roof and wall
occurs not in a single horizontal plane, but at varying levels and angles from the
horizontal).
F. Mullion - A vertical strip dividing the panes of a window.
G. Parabolic - A plane curve formed by a conic section taken parallel to an element of the
intersected cone.
H. Pilaster - A rectangular column with a capital and base set into a wall as an ornamental
motif.
I. Rafter - One of the sloping beams that support a pitched roof.
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TABLE A
PLANT LIST
PRIMARY TREE SPECIES
1. MAJOR ARTERIALS
BOTANICAL NAME
COMMON NAME
Cedrus deodora
Deodar Cedar
Pinus canariensis
Canary Island Pine
Quercus agrifolia
Coast Live Oak
2. COLLECTORS
BOTANICAL NAME
COMMON NAME
Bauhinia purpurea
Purple Orchid Tree
Cinnamomum camphora
Camphor Tree
Jacaranda mimosifolia
Jacaranda
Plantanus acerfolia
London Plane Tree
Platanus racemosa
California Sycamore
Quercus agrifolia
Coast Live Oak
Ulmus parvifolium
Drake Evergreen Elm
3. RESIDENTIAL STREETS
BOTANICAL NAME
COMMON NAME
Koelreuteria bipinata
Chinese Flame Tree
Lagerstroemia indica
Crape Myrtle
Magnolia grandiflora
Southern Magnolia
4. ENTRY FEATURES AND INTERSECTIONS
BOTANICAL NAME
COMMON NAME
Acacia baileyana
Bailby Acacia
Bauhinia purpurea
Purple Orchid Tree
Callistemon viminalis
Weeping Bottle Brush
Cedrus deodora
Deodar Cedar
Cinnamomum camphora
Camphor Tree
Hymensporum flavwn
Sweet Shade
Lagerstroemia indica
Crape Myrtle
Pinus species
Pines
California Sycamore
Platanus racemosa
Populus candicans
Balm of Gilead
Prunus species
Evergreen Pear
Coast Live Oak
Quercus agrifolia
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5. PRIVATE OPEN SPACE LINKAGESBUFFER PLANTINGS
BOTANICAL NAME COMMON NAME
Acer macrophyllum
Big LeafMaple
Alnus rhombifolia
White Alder
Fraxinus dipetala
Foothis Ash
Heteromeles arbutifolia
Toyon
Pinus species
Pines
Platanus acerifolia
London Plane Tree
Platanus racemosa
California Sycamore
Populus femontii
Fremont Cottonwood
Populus trichoarpa
Black Cottonwood
Primus ilicifolia
Hollyleaf Cherry
Quercus agrifolia
Coast Live Oak
Quercus lobata
Valley Oak
6. PARKS AND RECREATION FACILITIES
BOTANICAL NAME COMMON NAME
Cupaniopsis anacardioides
Carrot Wood
Ficus macrophylla
Morton Bay Fig
Fraxinus v. `rio grande'
Fan-Tex Ash
Jacaranda mimosifolia
Jacaranda
Melaleuca nesophila
Pink Melaleuca
Pius species
pine
Pistachia chinensis
Chinese Pistache
Platanus acerifolia
London Plane Tree
Platanus racemosa
California Sycamore
Podocarpus spp. pyrus kawakamii
Evergreen Pear
Quercus agrifolia
Coast Live Oak
7. SCHOOL
BOTANICAL NAME COMMON NAME
Eucalyptus ficifolia
Red Flowering Gum
Ficus macrophylla
Morton Bay Fig
Fraxinus species v. `rio grande'
Fan-Tex Ash
Magnolia grandiflora
Southern Magnolia
Pistacia chinensis
Chinese Pistache
Platanus acerifolia
London Plane Tree
Platanus racemosa
California Sycamore
Quercus agrifolia
Coast Live Oak
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8. ORNAMENTAL PLANT LIST
SHRUBS
BOTANICAL NAME
COMMON NAME
Abelia grandiflora
Glossy Abelia
Abelia grandifora "Shenvoodii"
Dwarf Abelia
Acacia ongerup
Prostrate Acacia
Aesculus californcca
California buckeye
Agapanthus africanus
Agapanthus
Agave americana
Century plant
Aloe Arborescens
Torch Aloe
Anigozanthos flavidus
Kangaroo Paw
Arbutus unedo
Strawberry tree
Arctostophylos species
Manzanita
Artemisia arborescens
Silver Artemisia
Atriplex species
Saltbush
Baccharis pilularis
"Twin Peaks"
Berberis thunbergii "Atropurpurea"
Red Leaf Japanese Barberry
Bougainvillea species
Bougainvillea
Carpenteria californica
Bush Anemone
Ceanothus species
Wild Lilac
Cercis canadensis
Eastern Redbud
Chaenomeles species
Flowering Quince
Cistus species
Rock Rose
Cotoneaster species
Cotoneaster
Dendromecon rigida
Island Bush Poppy
Dietes species
Moraea
Monkey Flower
Mimulus species
Erigeron karvinskianus
Santa Barbara Daisy
Eriogonum species
Buckwheat
Escallonia
Escallonia fiadesii
Golden Shrub Daisy
Euryops species
Fejoia sellowiana
Pineapple Guava
Felicia species
Aster Bush
Fremontodendron californicum
California Fremontia
(Common Flannel Bush)
Galvezia speciosa
Island Snapdragon
Hemerocallis hybrids
Daylily
Iris species
Ins
Juniperus species
Lagerstroemia Indica `petite'
Juniper
Dwarf Crape Myrtle
Lavandula species
Lavender
Saucer Magnolia
Magnolia Soulangiana
Chinese Magnolia
Magnolia Sinensis
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BOTANICAL NAME COMMON NAME
Mahonia species
Berber's
Myrtus communis
True Myrtle
Nandina species
Heavenly Bamboo
Nerium oleander
Oleander
Photinia fraseri
Fraser's Photinia
Pittosporum tobira
Mock Orange
Pittosporum tobira'variegata'
Varigated Mock Orange
Primus ilicifolia
HollyLeaf Cherry
Raphiolepis species
India Hawthorne
Rhamnus californica
California Coffeeberry
Rhus integrifolia
Lemonade Berry
Rhus ovata
Sugar Bush
Romneya coulter'
Matilija Poppy
Rosa species
Roses
Rosmarinus officinalis
Rosemary
Salvia species
Sages
Santolina chamaecyparissus
Grey Lavender Cotton
Scabiosa cretica
Pincushion Flower
Scabiosa farinosa
Dwarf Pincushion Bush
Trachelospermum Jasminioides
Star Jasmine
Trichostema lanatum
Woolly Blue Curls
Viburnum species
Viburnum
Xylosma congestum
Shiny Xylosma
9. VINES
BOTANICAL NAME COMMON NAME
Bougainvillea species
Bouganvillea
Clematis armandii
Vase Vine
Clytostoma callistegioides
Lavender Trumpet Vine
Ficus pumila
Climbing Fig
Gelsemuim sempervirens
Carolina Jessamine
Hardenbergia violace
False Sarsaparilla
Jasminum polyanthum
Pink Jasmine
Macfadyena unguis -cati
Cat's Claw
Miliettia reticulata
Evergreen Wisteria
Parthenocissus tricuspidata
Boston Ivy
Rosa species
Roses
Wisteria sinensis
Chinese Wisteria
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10. GRASSES
BOTANICAL NAME
COMMON NAME
Buchloe dactyloides
Buffalo Grass
Carax glauca
Blue Sedge
Carax testacea
Orange Sedge
Cyndon "tiffway"
"Hybrid" Bermuda Grass
Elymus arenarius glaucus
Blue Rye
Helictotrichon sempervirens
Blue Oak Grass
Miscanthus sinensis
"Yaku Jima"
Miscanthus sinensis 'variegatus'
Japanese Silver Grass
Muhlenbergia rigens
Deer Grass
11. GROUNDCOVERS
Clustered Field Sedge
BOTANICAL NAME
COMMON NAME
Baccharis pilularis
Twin Peaks
Hypericum calycinum
St. John's Wart
Myoporum parvilfoium
Prostrate Myoporum
Pelergomum peltatum
Ivy Geranium
Rosmarinus officinalis
Rosemary
12. NATIVE PLANT LIST -
PRIVATE OPEN SPACE AND TRANSITION AREAS
WET/MOIST AREAS
BOTANICAL NAME
COMMON NAME
Acer macrophyllum
Big Leaf Maple
Acer nugundo
California Box Elder
Adiantum jordanii
California Maidenhair
Agoseris grandiflora
Mountain Dandelion
Alnus rhombifolia
White Alder
California Amaranth
Amaranthus californicus
Western False Indigo
Amorpha fruticosa
Anemopsis californica
Yerba Mansa
Baccharis emoryi
Emery Baccharis
Baccharis salicifolia
Mulefat
Beardless Wild Rye
Carer paregracilis
Clustered Field Sedge
Carer senta
Rough Sedge
San Diego Sedge
Carer spissa
Castilleja stenantha
Large Flowered Annual Paintbrush
Moorpark Highlands Specific Plan No. 2 102
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BOTANICAL NAME COMMON NAME
Claytonia perfoliata
Miner's Lettuce
Clematis lasiantha
Chaparral Virgin's Bower
Clematis ligusticifolia
Western Virgin's Bower
Cotula coronopifolia
African Brass Buttons
Cyperus eragrostis
Tall Cyperus
Cyperus erythrorhizos
Red Rooted Cyperus
Deschampsia danthomoides
Graceful Hairgrass
Distichlis spicata
Salt Grass
Elocharis macrostachya
Pale Spike Rush
Elocharis montevidensis
Slender Creeping Spike
Rush Elymus triticoides
Epilobium ciliatum
Calif. Cottonweed
Equisetum laevigatum
Smooth Scouring Rush
Equisetum telmateia
Giant Horsetail
Frankenia grandifolia
Alkali Heath
Fraxinus velutina
Arizona Ash
Gnaphalium palustre
Lowland Cudweed
Helianthus annuus
Common Sunflower
Hypericum formosum
St. John's Wort
Jepsonia parryi
Mesa Saxifrage
Juncus balticus
Wire Rush
Juncus bufonius
Toad Rush
Juncus macrophyllus
Long Leaved Rush
Juncus mexicanus
Mexican Rush
Juncus rugulosus
Wrinkled Rush
Juncus textilis
Indian Rush
Juncus xiphoides
his Leaved Rush
Lotus heermannii
Wooly Lotus
Lythnnn californicum
California Loosestrife
Marsilea vestita
Hairy Pepperwort
Melilotus albus
White Sweet Clover
Mimulus cardinalis
Scarlet Monkey Flower
Mimulus guttatus
Common Monkey Flower
Muhlenbergia asperifolia
Scratch Grass
Oenothera hooker*
Hooker's Evening Primrose
Parietaria floridana
Western Pellitory
Platanus racemosa
California Sycamore
Pluchea odorata
Marsh Fleabane
Populus fremontii
Fremont's Cottonwood
Populus trichocarpa
Black Cottonwood
Potamogeton pectinatus
Fennel Pond Weed
Psoralea macrostachya
Leather Root
Psoralea orbicularis
Round Leaved Psoralea
Pteridium aquilinum
Western Bracken
Moorpark Highlands Specific Plan No. 2 103
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BOTANICAL NAME
COMMON NAME
Ranuncuius californicus
California Buttercup
Rhamnus californica
Coffee Beny
Ribes aureum
Golden Currant
lif
Rosa californica
California Wild Rose
Rosa orns
California Blackbeny
Saxifiaga californica
California Saxifrage
Winged Three Square
Solidago californica
California Goldenrod
Stachys albens
White Hedge Nettle
Stachys rigida
Rigid Hedge Nettle
Trifolium obtusifonnn
Creek Clover
Trifolium variegatum
White Tip Clover
Trifolium wormskioldii
Cow Clover
Venegasia carpesioides
Canyon Sunflower
Verbena lasiostachys
Western Verbena
Verbena robusta
Robust Vervain
Veronica anagallis aquatica
Great Water Speedwell
Veronica peregrina
Purslane Speedwell
Vitis girdiana
Desert Grape
Woodwardia fimbriata
Giant Chain Fern
HYDROSEEDING LIST - DRY OPEN AREAS
BOTANICAL NAME
COMMON NAME
Antirrhinum coulterianum
White Snapdragon
Antirrhinum nuttallianum
Nuttall's Snapdragon
Artemisia dracunculus
Tarragon
Camissonia bistorta
Southern Sun Cup
Chaenactis artemisiaefolia
White Pincushion
Chamaesyce serpyllifolia
Thyme Leaved Spurge
Daucus pusillus
Rattlesnake Weed
Diplacus aurantiacus
Orange Bush Monkey Flower
Emmenanthe pendulifera
Epilobium paniuculatum
Parched Fireweed
Euphorbia spathulata
Reticulate Seeded Spurge
Festuca megalura
Foxtail Fescue
Gnaphalium californicum
California Everlasting Lotus
Lotus strigosus
Strigose Lotus
Lupinus concinnus
Bajada Lupine
Cliff Malacothrix
Malacothrix saxatilis
Mentzelia micrantha
Small Flowered Stick Leaf
Monazdella lanceolata
Muhlenbergia microsperma
Annual Muhly
Wouldang Mint
Moorpark Highlands Specific Plan No. 2 l v``
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BOTANICAL NAME COMMON NAME
Papaver califorzicum
Fire Poppy
Penstemon centranthifolius
Scarlet Bugler
Penstemon spectabilis
Royal Penstemon
Phacelia brachyloba
Short Lobed Phacelia
Phacelia grandifloria
Large Flowered Phacelia
Phacelia minor
Wild Canterbury Bell
Phacelia parryi
Parry's Phacelia
Rafinesquia californica
California Chicory
Salvia columbariae
Chia
scoparius
Deerweed
Spartium junceum
Spanish Broom
Whispering Bells
Coyote Bush
13. CHAPARRAL AND SAGE PLANT LIST
BOTANICAL NAME COMMON NAME
Achyrachaena mollis
Blow Wives
Adenostoma fasciculatum
Chamise
Adenostoma sparsifolium
Red Shanks
Adiantum capillus - veneris
Venus Hair Fern
Agropyron parishii
Parish's Wheat Grass
Amorpha californica
Calif. False Indigo
Arctostaphylos glandulosa
Eastwood's Manzanita
Arctostaphylos glauca
Bigberry Manzanita
Aristida adscensionis
Annual Triple Awned
Artemisia
Californica Coastal Sagebrush
Atriplex californica
Californica Saltbush
Baccharis pilularis
Coyote Bush
Bloomeria crocea
Common Golden Stars
Brickellia californica
California Brickellbush
Bromus carinatus
California Brome
Castilleja affmis
Coast Paint Brush
Ceanothus crassifoiius
Hoary Leaved Ceanothus
Ceanothus cuneatus
Buck Brush
Ceanothus leucodemiis
Chaparral Whitethorn
Ceanothus megacarpus
Big Podded Ceanothus
Ceanothus oliganthus
Hairy Ceanothus
Ceanothus spinosus
Green Bark Ceanothus
Ceanothus tomentosus
Wooly Leaved Ceanothus
Ceanothus verrucosus
Warty Stemmed Ceanothus
Centaurium venustum
Canchalagua
Cerocarpus betuloides
Mountain Mahogany
Moorpark Highlands Specific Plan No. 2 105
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BOTANICAL NAME
COMMON NAME
Chenopodium califomicum
California Goosefoot
Clarkia unguiculata
Elegant Clarkia
Croton californicus
California Croton
Cryptantha intermedia
Forget Me Not
Dichelostemma pulchellum
Blue Dicks
Elvmus condensatus
Giant Wild Rye
California Bush Sunflower
Encelia californica
Ericameria palmeri
Palmers Goldenbush
Ericameria parishii
Parish's Goldenbush
Ericameria pinifolia
Pine Goldenbush
Erigeron foliosus
Leafy Daisy
Hairy Yerba Santa
Eriodictyon trichocalyx
Long Stemmed Buckwheat
Eriogonum elongatum
Eriogonum fasciculatum
California Buckwheat
Eriogonu wrightii
m
Wrights Buckwheat
Eriophyllum confertiflorum
Golden Yarrow
Flowering Ash
Fraxinus dipetaia
Gnaphalium bicolor
Bicolored Cudweed
Gnaphalium microcephalum
White Everlasting
Hazardia squarrosa
Sawtoothed Goldenbush
m um
Helianthemu scopari
Common Rock Rose
Slender Sunflower
Helianthus gracilentus
Toyon
Heteromeles arbutifolia
California Black Walnut
Juglans californica
Juniperus californica
California Juniper
Keckiella cordifolia
Heart Leaved Penstemon
Lasthenia californica
Coast Golden Fields
Layia platyglossa
Common Tidy Tips
Leptodactylon californicum
Prickly Phlox
Common Linanthus
Linanthus androsaceus
Ground Pink
Linanthus dianthiflorus
Flax Flowered
Linanthus liniflorus
Linanthus Lonicera subspicata
Southern Honeysuckle
Lupinus agardhianus
South Coast Lupine
Interior Bush Lupine
Lupinus excubitus
Coulter's Lupine
Lupinus sparsiflorus
Arroyo Lupine
Lupinus succulentus
Mesa Mallow
Maiacothamnus fasciculatus
Many Flowered Mallow
Malacothamnus densiflorus
Laurel Sumac
Malosma laurina
Parry's Nolina
Nolina parryi
Notholaena newbenyi
Cotton Fern
Moorpark Highlands Specific Plan No. 2 106
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BOTANICAL NAME COMMON NAME
Opuntia littoralis
Coast Prickly Pear
Opuntia oricola
Pancake Prickly Pear
Paeonia californica
Calif. Peony
Pellaea andromedaefolia
Coffee Fern
Pellaea mucronata
Birds Foot Cliff Brake
Penstemon heterophyllus
Foothill Penstemon
Phacelia cicutaria
Caterpillar Phacelia
Phacelia ramosissima
Bing Phacelia
Phacelia tanacetifolia
Tansy Phacelia
Pholistoma auritum
Blue Fiesta Flower
Pickeringia montana
Chaparral Pea
Pius attenuata
Knobcone Pine
Pityrogramma triangularis
Goldenback Fern
Plagiobothrys nothofulvus
Rust Popcorn Flower
Prunus ilicifolia
Holly Leaved Cherry
Pseudotsuga macrocarpa
Big Cone Spruce
Rhus integrifolia
Lemonade Berry
Rhus ovata
Sugar Bush
Rhus trilobata
Squaw Bush
Ribes malvaceum
Pink Flowered Currant
Salvia apiana
White Sage
Salvia leucophylla
Purple Sage
Salvia mellifera
Black Sage
Sambucus mexicana
Mexican Elderberry
Stephanomeria exigua
Small Wreathplant
Stipa cemua
Nodding Needlegrass
Stipa lepida
Small Flowered Needlegrass
Venegasia carpesioides
Canyon Sunflower
Viguiera laciniata
San Diego Sunflower
Viola pedunculata
Johnny Jump Up
Xylococcus bicolor
Mission Manzanita
Yucca whipplei
Spanish Bayonet
Moorpark Highlands Specific Plan No. 2 107
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9.0 DEVELOPMENT REGULATIONS AND STANDARDS
9.1 Purpose and Intent
The development regulations and standards contained herein have been established to provide criteria
for the development of the planning areas within Specific Plan No. 2. Implementation of the regulations
and standards set forth in this section is intended to ensure that future development is coordinated and
consistent with the goals and policies of Specific Plan No. 2 and the City's General Plan.
The following standards provide for the arrangement, development, and use of residential neighborhoods,
open space areas, the school and park sites designated as public - institutional areas, and the State
highway right -of -way dedication areas. Application of these regulations and standards is intended to
encourage the most appropriate use of the land, create a harmonious relationship among land uses, and
protect the health, safety, and general welfare of the community.
Certain development requirements generally are included as conditions of approval for subdivisions and
development permits, and may not be contained in the Development Regulations and Standards for
Specific Plan 2 or in the City's Municipal Code and Subdivision Ordinance. Such development
requirements include, but are not limited to: On -site lighting standards, fixtures, lumen levels, coverage
mounting and pole height; street lighting standards; front yard landscaping; bus shelters; quantities and
sizing of trees and shrubs; general review /approval of landscaping and irrigation plans; review and
approval of conditions, covenants and restrictions; requirements for homeowner /property associations;
rain gutters; yard drains; trash and recycling enclosures; slough wall for slopes adjacent to street rights -
of -way; and concrete driveways.
9.1.1 Definitions
Words and terms used in the Specific Plan No. 2 Development Regulations and Standards shall
have the same definitions as given in the City of Moorpark Municipal Code, including Title 17,
Zoning.
9.1.2 General Provisions
These Development Regulations and Standards regulate all development within the Specific
Plan No. 2 area. The following general provisions apply to all zone districts within the Specific
Plan area. Exhibit 30 depicts the zoning for the Specific Plan No. 2 property.
A. The City Municipal Code shall regulate development in Specific Plan No. 2, except as
modified by the regulations and standards contained herein. In such cases where the
Specific Plan No. 2 development regulations and standards conflict with those in other
Sections of Title 17 of the City Municipal Code, the Specific Plan No. 2 development
standards shall apply.
B. The establishment and changes of the zone district classification on land in the Specific
Plan No. 2 area shall be as described in this Section and shall be adopted by an
ordinance amending the City zoning map in the manner set forth in Chapter 17.60, Title
17, of the City Municipal Code. The zone districts for Specific Plan No. 2 shall be
consistent with the Specific Plan Land Use Plan, Exhibit 4, and Section 17.16.0703,
Specific Plan (SP) Zone, which requires the use of the SP suffix for property that is
subject to a specific plan.
Moorpark Highlands Specific Plan No. 2 108
C:\ OFFICE \WPWIN\WPDOCS\EDAW\MOORPARK \SPEC -PLA \SPECIFIC. WPD
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TOTENTIAL ARTER ' 11riWENT
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- - -- --- --- -- ------- 1; -a++• --- --
Development -
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Notes:
I. Zoning Map adopted by
Ordinance No.
2. This Exhibit depicts the
density range for each
zoning category but in no
case can the total number
of units exceed 598
(Refer to Exhibit 5)
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Notes:
I. Zoning Map adopted by
Ordinance No.
2. This Exhibit depicts the
density range for each
zoning category but in no
case can the total number
of units exceed 598
(Refer to Exhibit 5)
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C. All land use entitlements and permits issued within the Specific Plan No. 2 area shall
be consistent with Specific Plan No. 2 and the City's General Plan.
D. Because it is infeasible to compose legislative language which encompasses all
conceivable land -use situations, the Director of Community Development shall have
the power to interpret the regulations and standards contained in this Specific Plan,
when such interpretation is necessitated by a lack of specificity in such regulations and
standards.
9.1.3 Entitlement Process and Procedures
Procedures for the processing of land use entitlement for the Specific Plan No. 2 area shall be
the same as defined in Chapter 17.44 of Title 17 of the Moorpark Municipal Code.
9.2 Residential Planned Development Regulations
The purpose of these regulations is to provide assurances that residential development conforms to the
City of Moorpark General Plan requirements for Specific Plan No. 2. These regulations also provide for
a range of single - family detached and multi- family dwelling units with development regulations
specifically applicable to the Specific Plan No. 2 property. Specific Plan No. 2 Development regulations
may be more or less restrictive than the City's current development regulations for each residential
category (see Exhibits 31 through 36 for the proposed single - family development regulations).
9.2.1 Residential Permitted Uses
For the purposes of this Specific Plan, all uses permitted in the Specific Plan No. 2 Residential
Planned Development Single Family (SP2- RPD -SF) and Residential Planned Development
Multi- Family (SP2- RPD -MF) Zones, are as specified in Table 17.20.050 of Title 17 for the
Residential Planned Development (RPD) Zone.
9.2.2 Single- Family Residential Site Development Standards
A. Specific Plan No. 2 Residential Planned Development Single- Family (SP2 -RPD-
SF) 1.3 -2.5 du/ac Zone (See Exhibits 31 and 32 at the end of this Section)
IA. Minimum Lot Area 10,000 square feet
2A. Setbacks from property line.
a. Front Setback minimum for 10,000 square foot lots is thirty (30) feet. The
front setback minimum for 30,000 square foot lots is thirty five (35) feet. The
front setbacks for the proposed single - family dwelling units shall be varied so
as to provide visual diversity. There shall be a minimum of three (3) feet
variation with a maximum variation of five (5) feet for the front setback
between adjacent lots, with no more than two adjacent lots having the same
front setback. Dwelling units constructed with garages having a curved or
swing driveway, with the entrance to the garage facing the side property line,
shall have a minimum front setback of fifteen (15) feet.
Moorpark fghlands Specific Plan No. 2 110
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b. Side yard setback minimum for a single - family dwelling unit on a 10,000 sq.
ft. minimum lot is 10 percent of the lot frontage. However, the setback can be
reduced to seven (7) feet if a twenty (20) foot separation is maintained
between structures. For 30,000 sq. ft. minimum lot the sum of side yards shall
be a minimum of 20 feet with a minimum side yard (1 side) of 12 -foot for RV
access, and a minimum of 20 -foot separation between structures.
C. Rear Setback minimum for a single - family dwelling unit on a 10,000 sq. ft.
minimum lot is thirty (30) feet, and on a 30,000 sq, ft. minimum lot is (50)
feet; for an enclosed patio or open patio cover is ten (10) feet; for a second
story deck or balcony is twenty (20) feet, and for an accessory structure is five
(5) feet.
d. For projects located in Planning Area 8 no habitable structures shall be located
closer than 200 feet from the north/west Specific Plan boundary.
3A. Maximum height shall be thirty -five (3 5) feet for dwelling units, fifteen (15) feet for
accessory structures, and twelve (12) feet for a patio cover and second floor deck or
balcony, not including railing height. No more than three (3) stories shall be permitted.
4A. Fences and walls shall comply with the provisions of the Moorpark Municipal Code,
with the exception that sound attenuation walls shall be constructed to a height as
required by a City approved Noise Study for the Residential Planned Development
Permit.
5A. Parking shall comply with Chapter 17.32 of the City of Moorpark Municipal Code
6A. Signage shall comply with Chapter 17.40 of the City of Moorpark Municipal Code.
7A. Standards relating to animals shall comply with Chapter 17.28.030 of the Moorpark
Municipal Code.
8A. Eaves and window treatments and surrounds. The eaves and window treatments
and surrounds on all sides of a structure shall be consistent with the eaves and window
treatments and surrounds on the front elevation.
9A. Wrap- around front elevation treatment. The architectural style and treatment
included along the front elevation of a single family unit shall continue along each side
elevation until commencement of fencing or other architecturally feasible termination
point as determined by the Residential Planned Development Permit approval body.
10A. Solar Panels. They are not permitted on the front elevation of dwelling units if the
panel may be seen from a public street.
Moorpark Highlands Specific Plan No. 2 HI
C:\ OFFICE \WPWIMWPDOCS\EDAW\MOORPARK \SPEC -PLA \SPECIFIC. WPD
NATURAL AREA
(WHERE LOTS ABUT OPEN SPACE)
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EDAW
5/99
70' -100' TYPICAL
30' MIN. REAR SETBACK
.. P.L. I
CURB
RESIDENCE
DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
MIN. LOT AREA: 10,000 S.F.
10 PERCENT OF
LOT FRONTAGE
(REDUCE TO 7' IF 20' MIN.
BETWEEN STRUCTURES)
- MIN. WRAP- AROUND OF
FRONT ELEVATION
I MATERIALSITREATMENTS
- 30' MIN. FRONT SETBACK
Exhibit 31
Conceptual Plot Plan: 10,000 min.
NATURAL AREA
(WHERE LOTS ABUT
OPEN SPACE)
J
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5/99
50' MIN. REAR SETBACK
SUM OF SIDE YARDS SHALL
20' MIN. WITH 1 SIDE 12' MIN.
20' MIN. BETWEEN STRUCTUI
'PICAL
DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
Exhibit 32
Conceptual Plot Plan: 30,000 min.
B. Specific Plan No. 2 Residential Planned Development Single - Family (SP2 -RPD-
SF) 2.5 -6.0 du/ac Zone (See Exhibits 33, 34, and 35 at the end of this Section)
1B. Minimum Lot Area 6,000 square feet
2B. Setbacks from property line
a. Front Setback minimum is twenty (20) feet. The front setbacks for the
proposed single- family dwelling units shall be varied so as to provide visual
diversity. There shall be a minimum of three (3) feet variation with a
maximum variation of five (5) feet for the front setback between adjacent lots,
with no more than two adjacent lots having the same front setback. Dwelling
units constructed with garages having a curved or swing driveway, with the
entrance to the garage facing the side property line, shall have a minimum
front setback of fifteen (15) feet.
b. Side Setback minimum for a single- family dwelling unit adjacent to a street is
ten (10) feet, with the exception that the minimum side setback adjacent to
Spring Road shall be twenty (20) feet.
C. Side Setback minimum for a single - family dwelling unit on an interior lot,
other than for exceptions listed below, shall be five (5) feet. Side setback
minimum for a second story deck or balcony is ten (10) feet.
d. Side Setback minimum for a two -story single - family dwelling unit on an
interior lot larger than 7,000 square feet, with windows facing the adjacent
property, is seven and one -half (7.5) feet, with not less than fifteen (15) feet
between structures.
Rear Setback minimum for a single - family dwelling unit is twenty (20) feet,
for an enclosed patio or open patio cover is ten (10) feet, for a second story
deck or balcony is twenty (20) feet, and for an accessory structure is five (5)
feet.
f For projects on a hillside area, and where it can be clearly established that
reduced setbacks will enhance preservation of natural terrain and reduced
grading, front setbacks may be reduced by the approving authority to ten (10)
feet as applied to the main portion of the dwelling. Garage setbacks shall
normally be twenty (20) feet except for a side loaded garage where a minimum
driveway depth of twenty (20) feet from the right -of -way edge shall be
provided.
3B. Maximum height shall be thirty -five (3 5) feet for dwelling units, fifteen (15) feet for
accessory structures, and twelve (12) feet for a patio cover and second floor deck or
balcony, not including railing height. No more than three (3) stories shall be permitted.
4B. Fences and walls shall comply with the provisions of the Moorpark Municipal Code,
with the exception that sound attenuation walls shall be constructed to a height as
required by a City approved Noise Study for the Residential Planned Development
Permit.
Moorpark Highlands Specific Plan No. 2 114
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5B. Parking shall comply with Chapter 17.32 of the City of Moorpark Municipal Code.
6B. Signage shall comply with Chapter 17.40 of the City of Moorpark Municipal Code.
7B. Standards relating to animals shall comply with Chapter 17.28.030 of the Moorpark
Municipal Code.
8B. Recreational amenities. Residential Planned Development Permit areas with Single -
family lots that have an average size of less than 7,000 square feet shall include private
recreational amenities such as, but not limited to the following: clubhouse, restrooms,
swimming pool and spa, play apparatus, picnic shelter, barbecue area with seating,
court game facilities (non - lighted), and multi- purpose fields. The types of amenities
shall be reviewed and approved with the required Residential Planned Development
Permit.
9B. Eaves and window treatments and surrounds. The eaves and window treatments
and surrounds on all sides of a structure shall be consistent with the eaves and window
treatments and surrounds on the front elevation.
IOB. Wrap- around front elevation treatment. The architectural style and treatment
included along the front elevation of a single family unit shall continue along each side
elevation until commencement of fencing or other architecturally feasible termination
point as determined by the Residential Planned Development Permit approval body.
11B. Solar Panels. They are not permitted on the front elevation of dwelling units if the
panel may be seen from a public street.
Moorpark Highlands Specific Plan No. 2 115
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NATURAL AREA
(WHERE LOTS ABUT
OPEN SPACE)
T�
0
EDAW
5/99
55'
20' MIN. REAR
SETBACK
RESIDENCE
CURB
MIN. LOT AREA: 6000 S.F.
DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
5' MIN. SIDE SETBACK
T
(10' FROM PUBLIC STREET)
i- MIN. WRAP- AROUND OF
FRONT ELEVATION MATERIALS/
I TREATMENTS
MIN. FRONT SETBACK
Exhibit 33
Conceptual Plot Plan: 6,000 min.
NATURAL AREA
(WHERE LOTS ABUT
OPEN SPACE)
60'
20' MIN. REAR SETB
RESIDENCE
MIN. LOT AREA: 7000 S.F.
EDAW
5199
DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
175'MIN. SIDE SETBACK
(10' FROM PUBLIC STREET)
MIN. WRAP- AROUND OF
FRONT ELEVATION MATERIALS/
TREATMENTS
-1- 20' MIN. FRONT SETBACK
Exhibit 34
Conceptual Plot Plan: 7,000 min.
NATURAL AREA
(WHERE LOTS ABUT
OPEN SPACE)
of
N
r
P.L.
CURB
70'
l
'MIN. REAR SETBACK
DRAFT
MOORPARK SPECIFIC PLAN NO.2
City of Moorpark, California
7.5' MIN. SIDE SETBACK
RESIDENCE i
1--17 10' FROM PUBLIC STREET)
MIN. LOT AREA: 8000 S.F.
EDAW
5/99
MIN. WRAP- AROUND OF
FRONT ELEVATION
MATERIALS / TREATMENTS
1-20' MIN. FRONT SETBACK
Exhibit 35
Conceptual Plot Plan: 8,000 min.
C. Specific Plan No. 2 Residential Planned Development Single- Family (SP2 -RPD-
SF) 6 du/ac Zone (See Exhibit 36 at the end of this Section)
Minimum Lot Area. 3,500 square feet
Setbacks from property line.
a. Front Setback minimum is twenty (20) feet. The front setbacks for the
proposed single- family dwelling units shall be varied so as to provide visual
diversity. There shall be a minimum of three (3) feet variation with a
maximum variation of five (5) feet for the front setback between adjacent lots,
with no more than two adjacent lots having the same front setback. Dwelling
units constructed with garages having a curved or swing driveway, with the
entrance to the garage facing the side property line, shall have a minimum
front setback of fifteen (15) feet.
b. Side Setback minimum for a single - family dwelling unit adjacent to a street is
ten (10) feet, with the exception that the minimum side setback adjacent to
Spring Road shall be twenty (20) feet.
C. Side Setback minimum for a single - family dwelling urut on an interior lot,
other than for exceptions listed below, shall be five (5) feet. Side setback
minimum for a second story deck or balcony is ten (10) feet.
d. Side Setback minimum for a two -story single - family dwelling unit on an
interior lot larger than 7,000 square feet, with windows facing the adjacent
property, is seven and one -half (7.5) feet, with not less than fifteen (15) feet
between structures.
e. Rear Setback minimum for a single- family dwelling unit is twenty (20) feet,
for an enclosed patio or open patio cover is ten (10) feet, for a second story
deck or balcony is twenty (20) feet, and for an accessory structure is five (5)
feet.
Maximum height shall be thirty -five (35) feet for dwelling units, fifteen (15) feet for
accessory structures, and twelve (12) feet for a patio cover and second floor deck or
balcony, not including railing height.
4. Fences and walls shall comply with the provisions of the Moorpark Municipal Code,
with the exception that sound attenuation walls shall be constructed to a height as
required by a City approved Noise Study for the Residential Planned Development
Permit.
Parking shall comply with Chapter 17.32 of the City of Moorpark Municipal Code.
6. Signage shall comply with Chapter 17.40 of the City of Moorpark Municipal Code.
Moorpark Highlands Specific Plan No. 2 II y
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Recreational amenities. Residential Planned Development Permit areas with Single -
family lots that have an average size of less than 7,000 square feet shall include private
recreational amenities such as, but not limited to the following: clubhouse, restrooms,
swimming pool and spa, play apparatus, picnic shelter, barbecue area with seating,
court game facilities (non - lighted), and multi- purpose fields. The types of amenities
shall be reviewed and approved with the required Residential Planned Development
Permit.
8. Eaves and window treatments and surrounds. The eaves and window treatments
and surrounds on all sides of a structure shall be consistent with the eaves and window
treatments and surrounds on the front elevation.
Wrap- around front elevation treatment. The architectural style and treatment
included along the front elevation of a single family unit shall continue along each side
elevation until commencement of fencing or other architecturally feasible termination
point as determined by the Residential Planned Development Permit approval body.
Moorpark Highlands Specific Plan No 2 120
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20' MM
SETE
I
t
f
15'MIN. SIDE SET
RESIDENCE
DRIVEWAY
DRAFT
MOORPARK SPECIFIC PLAN NO. 2
City of Moorpark, California
- 20' MIN. REAR
SETBACK
RESIDENCE '
5' MIN. SIDE SETBACK - 5' MIN. SIDE SETBACK
RESIDENCE
DRIVEWA
20' MIN. FRONT DRIVEWAY
SETBACK (NP•)
20' MIN. REAR I DRIVEWAY
SETBACK _
20' MIN. FRONT
SETBACK
RESIDENCE
RESIDENCE
20' MIN.
f
f 1
5' MIN. SIDE DRIVEWAY DRIVE AISLE
SETBACK (TYP.)
20' MIN. REAR
10' MIN.
SETBACK
P.L.
CURB--
MIN. LOT AREA: 3500 S.F.
EDAW
5/99
5' MIN.
SIDE SETBACK
5' MIN.
SIDE SETBACK
Exhibit 36
Conceptual Plat Plan: 3,500 s.f.
9.2.3 Multi- Family Residential Site Development Standards (Affordable Housing)
A. Specific Plan No. 2 Residential Planned Development Multi- Family (SP2 -RPD-
MF) 8.0 - 15.5 du/ac Zone
Setbacks from property line. The minimum and average landscaped setbacks from
the property lines shall be as identified below and shall be densely planted. Permitted
installations within the required landscaped setbacks include garden walls, entry
statements (decorative block/stucco, boulders, signage, architectural statements),
except for sidewalks, front -to -back driveways, underground utilities, lighting, and
similar fixtures. Buildings, drive aisles, and parking are not permitted within required
landscaped setbacks.
a. Front Setback. Minimum landscaped setback of 20 feet with an average
landscaped setback of twenty -four (24) feet from any primary or secondary
arterial street and twenty (20) feet from any collector, minor or cul -de -sac
street, public or private.
b. Side Setback. Minimum landscaped setback of fifteen (15) feet, adjacent to a
zoning district. The setback requirement adjacent to a roadway is as identified
for the front setback.
Rear Setback. Minimum landscaped setback of fifteen (15) feet, adjacent to
a zoning district. The setback requirement adjacent to a roadway is as
identified for the front setback.
2. Separation between buildings. The minimum required separation between buildings
containing two (2) or more dwelling units shall be twenty (20) feet where doors or
windows face this area. The minimum separation for accessory and other buildings
shall be fifteen (15) feet.
Maximum height shall be thirty-five (3 5) feet for dwelling units, fifteen (15) feet for
accessory structures, and twelve (12) feet for a patio cover. No more than three (3)
stories shall be permitted.
4. Fences and walls shall comply with the provisions of the Moorpark Municipal Code,
with the exception that sound attenuation walls shall be constructed to a height as
required by a City approved Noise Study for the Residential Planned Development
Permit.
5. Parking shall comply with Chapter 17.32 of the City of Moorpark Municipal Code.
6. Signage shall comply with Chapter 17.40 of the City of Moorpark Municipal Code.
7. Open space. In addition to any other open space requirement of Specific Plan No. 2,
a multi - family residential project shall include the following amounts of open space:
a. Private Open Space. The following private open space shall be provided.
Private open space shall be accessible from the dwelling unit served and not
from other units.
Moorpark Highlands Specific Plan No. 2 122
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1) Two, Three, and Four Dwelling Unit Buildings. Each dwelling unit
shall be provided with a usable private open space area in the form of
a courtyard, patio or garden, or combination thereof, with a minimum
area of four hundred fifty (450) square feet and a minimum dimension
of fifteen (15) feet.
2) Other Multi - family Dwelling Units. Ground floor units shall be
provided with a private (walled) patio, balcony or courtyard with a
minimum area of one hundred fifty (150) square feet. Units located
above ground floor units shall be provided one or two balconies with
a combined minimum area of one hundred fifty (150) square feet.
b. Common Usable Open Space. All multi - family developments, with the
exception of duplexes, shall provide not less than thirty (3 0) percent of the net
site area as common useable open space.
1) Common Usable Open Space Standards. Common usable open space
shall meet the following requirements:
• Usable open space areas shall not include rights -of -way,
vehicle parking areas, areas adjacent to or between structures
less than fifteen (15) feet apart, required front setbacks,
private open space areas, or areas with slopes exceeding
fifteen (15) percent;
• Common open space areas shall be planted with turf or
ground cover, or other landscaping material which will
control dust;
• Common open space areas shall be screened from streets and
adjacent sites;
• Common open space areas shall not be obstructed except by
improvements that enhance usability, such as required
recreational amenities, fountains, sunshades, and plantings;
and
• Common open space areas shall not be covered by more than
fifty (50) percent by a building overhang or balcony.
Recreational amenities. RPD -MF Zone projects shall provide recreational amenities
such as, but not limited to, the following: clubhouse, restrooms, swimming pool and
spa, play apparatus, picnic shelter, barbecue area with seating, court game facilities
(non - lighted), and multi - purpose fields. The types of amenities shall be reviewed and
approved with the required Residential Planned Development Permit.
9. Pedestrian circulation. An interior walkway system with a minimum width of four
(4) feet shall be incorporated into the project for the purpose of providing direct access
to and from all individual dwelling units, trash storage areas, parking areas, recreational
areas and other outdoor common spaces.
Moorpark Highlands Specific Plan No. 2 123
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10. On -site storage. Each dwelling unit shall be provided a minimum of four hundred
(400) cubic feet of private, enclosed, lockable storage space within the garage, carport,
or immediately adjacent to the dwelling unit.
11. Laundry facilities. Common laundry facilities of sufficient number and accessibility
consistent with the Uniform Building Code shall be provided or each dwelling unit shall
be plumbed and wired for a washing machine and dryer.
12. Sloar Panels. They are not permitted on the front elevation of dwelling units if the
panel may be seen from a public street.
9.3 Open Space Development Regulations
It is the intent of these regulations to promote the preservation of the natural landforms of Specific Plan
No. 2 area by allowing only limited improvements within private open space areas and prohibiting all
development (including structures and trails) within the natural open space, except that required for
remedial grading and arterial roadway construction.
9.3.1 Specific Plan No. 2 Private Open Space (SP2 -POS) Zone Permitted Uses
For the purposes of this Specific Plan, the following is a listing of the permitted uses allowed
within the Private Open Space Zone.
A. Trails. As shown on Exhibit 12 of Specific Plan No. 2.
B. Signage. Identifying trail use restrictions only,
9.3.2 Private Open Space Development Regulations
A. Structures shall not be allowed in the (SP2 -POS) zone.
B. Fences and walls shall comply with the provisions of the Moorpark Municipal Code,
with the exception that sound attenuation walls shall be constructed to a height as
required by a City approved Noise Study for the Residential Planned Development
Permit.
9.3.3 Specific Plan No. 2 Natural Open Space (SP2 -NOS) Zone Development Regulations
The Natural Open Space Zone areas shall be reserved for visual open space and are planned to
be part of a Habitat Conservation Plan (HCP), as defined in the EIR document, Appendix J.
These areas shall remain ungraded and shall not be developed, with the exception of roadway
and infrastructure improvements necessary for the construction of Spring Road. The Natural
Open Space Zone areas impacted by grading for Spring Road shall be re- contoured and re-
vegetated to the standards as defined in the Design Guidelines, Section 8, of Specific Plan No.
2. Subsequent revegetation and/or maintenance activities within the Natural Open Space areas
shall be limited to those activities, as prescribed in the HCP, Appendix J of the EIR.
Moorpark Highlands Specific Plan No. 2 124
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9.4 Public Institutional (1) Zone Development Regulations
It is the intent of this section to provide standards to direct the development of Public Institutional Uses
within the Specific Plan No. 2 property, consistent with the Specific Plan land use plan designation for
the school and park sites.
9.4.1 Specific Plan No. 2 Public/Institutional (SP2 -I) Permitted Uses
For the purposes of this Specific Plan, all uses permitted in the Specific Plan No. 2 Public
Institutional Zone are as specified in Tables 17.20.050 and 17.20.060 of Title 17 for the
Institutional Zone. A public elementary and secondary school are permitted uses in the Specific
Plan No. 2 Public Institutional Zone that do not require a permit from the City, because such
uses are exempt from the City's zoning regulations.
9.4.2 Public/Institutional Site Development Standards
The following standards shall apply to private development only, and shall not be applicable to
a public school or a public park within the Specific Plan No. 2 area:
A. Landscape coverage shall be a minimum of ten (10) percent of the overall lot area and
a minimum of ten (10) percent of any parking lot; pursuant to Title 17, Section
17.32.100 of the Moorpark Municipal Code.
B. Minimum setbacks from arterial roadways shall be thirty (30) feet, front; and ten
(10) feet, side.
C. Minimum setbacks from collectors and residential streets shall be twenty (20) feet,
front; and ten (10) feet, side.
D. Setbacks from residential zones shall be fifteen (15) feet.
E. Maximum structure height shall be thirty-five (35) feet or forty -five (45) feet with
Planning Commission or City Council Conditional Use Permit approval.
F. Fences and walls shall comply with the provisions of the Moorpark Municipal Code,
with the exception that sound attenuation walls shall be constructed to a height as
required by a City approved Noise Study for a Conditional Use Permit.
G. Parking shall comply with Chapter 17.32 of the City of Moorpark Municipal Code.
H. Signage shall comply with Chapter 17.40 of the City of Moorpark Municipal Code.
Moorpark Highlands Specific Plan No. 2 125
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9.5 Right -of -Way (R/W) Zone Development Regulations
It is the intent of this section to provide standards to direct the development of Right -of -Way Zone uses
within the Specific Plan No. 2 property, consistent with the Specific Plan land use plan designation for
the State Routes 23 and 118 right -of -way reservation.
9.5.1 Specific Plan No. 2 Right -of -Way (SP2 -R/W) Zone Permitted Uses
For the purposes of Specific Plan No. 2, the Right -of -Way Zone has been reserved for future
State Routes 23 and 118 and/or interim bypass arterial roadways, as well as community arterials
and collector streets, and no other uses are permitted within the right -of -way reservation areas.
The Right -of -Way Zone areas impacted by grading for Specific Plan No. 2 development shall
be re- contoured and re- vegetated to the standards as defined in the Design Guidelines, Section
8, of Specific Plan No. 2.
9.6 Setbacks for Plugged, Abandoned Oil Wells
A. Abandoned Once Producing Oil Wells
Abandoned once producing oil well setbacks will be required in addition to compliance
with all procedures as outlined in Construction Project Site Review and Well
Abandonment Procedures document from Department of Conservation Division of 011,
Gas, and Geothermal Resources. The required setbacks are 10 feet from the abandoned
once - producing oil well to the structure and/or property line, limited to any two
adjacent sides of the well, and within 50 feet from the property line and/or structure on
the third side of the well. The fourth side of the well will always have an open access.
B. Abandoned Non - Producing Oil Wells
Structures can be built over abandoned non - producing oil wells; however, the non -
producing well will require to be reabandoned using current standards and shall include
a vent system as described in the Construction Project Site Review and Well
Abandonment Procedures document from the Department of Conservation Division of
Oil, Gas, and Geothermal Resources.
9.7 Urban - Wildland Interface
All buildings and structures shall be constructed in accordance with the City's adopted Building Code
and shall incorporate site planning criteria, landscaping and vegetation management techniques
consistent with Section 8.3.4 of this document and the Ventura County Fire Protection District's Fire
Hazard Reduction Program. The project must incorporate plant materials as discussed in Section 8.3.4
of this Specific Plan.
9.8 Hillside Management
All Specific Plan No. 2 development projects within hillside areas, as defined in Chapter 17.38 of Title
17 of the City Municipal Code, shall comply with all of the procedures, standards, and findings contained
in Chapter 17.3 8, unless the City Council determines that certain procedures, standards, and findings are
not applicable to Specific Plan No. 2 development projects, consistent with the exemptions provisions
contained in Section 17.38.030 of Chapter 17.38.
Moorpark Highlands Specific Plan No. 2 126
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10.0 IMPLEMENTATION AND ADMINISTRATION
10.1 Purpose and Intent
The purpose of this section is to outline the measures including phasing, regulations, and programs
necessary to implement and administer the development proposed by Specific Plan No. 2. It is the intent
of this section to demonstrate that the appropriate phasing, permits, maps, plans, and agreements are in
place to guide the future development of Specific Plan No. 2. This section would serve the following
purposes:
Provide an overall discussion of phasing and fmancing for community facilities including
circulation improvements, domestic water, urban runoff and flood control facilities, sewage
disposal facilities, educational facilities and parks.
Provide for implementation and administration of the Specific Plan to ensure the orderly
development of the property in compliance with the City of Moorpark Municipal Code and
Subdivision Ordinance.
10.2 Implementation
The Implementation subsection includes a description of the proposed Specific Plan No. 2 phasing, as
well as a reference to the financing of necessary future public facility improvements outlined in Sections
5.0 through 7.0 of this document. Additionally, the section is provided to define the relationship between
the Specific Plan and other City Codes and the process for obtaining approval of development projects.
10.2.1 Proposed Phasing
Buildout of Specific Plan No. 2 is proposed to occur over a five -year period in two phases. For
a detailed discussion of the proposed phasing of infrastructure and public facility improvements,
refer to Sections 5.0, 6. 0, and 7.0. While real estate market conditions would ultimately dictate
the pace of development, current market conditions indicate a five -year buildout of Specific Plan
No. 2 is reasonable. Please refer to Table B for anticipated phasing of development.
A. Phase I consists of development in Planning Areas 1,2,3,4,5,6 and 7 consisting of 340
RPD -SF units, 130 RPD -MF units, middle school and 7.0 acre park with related
improvements as follows:
Extension of Spring Road with full improvements from Charles Street approximately
5,000 lineal feet to the intersection with "C" Street. Further extension north of Spring
Road with half street improvements approximately 1,500 lineal feet to the intersection
with Walnut Canyon Road.
2. Connection to the 944 water pressure zone.
Extension of sewer mains off -site to connect with existing system in Spring Road
4. Extension of "C" Street from Spring Road approximately 1,800 lineal feet to within
approximately 600 feet of the eastern boundary.
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TABLE B
PHASING PLAN
PHASE
YEAR
PLANNING
AREA
CATEGORY
DENSITY /GROSS
AREA
DWELLING
UNITS
I
1
1
RPD -SF
16.0 AC
96
I
1
2
RPD -SF
18.3 AC
77
I
1
7
SCHOOL
22.0 AC
N/A
1
2
3
RPD -SF
22.0 AC
84
1
2
4
RPD -SF
24.4 AC
83
1
3
5
RPD -MF
8.5 AC
130
I
1 3
6
PARK
7.0 AC
N/A
II
4
9
RPD -SF
39.1 AC
91
II
5
8
RPD -SF
28.0 AC
37
Source: Morrison - Fountainwood- Agoura
Note: Planning Areas 10 -17 not shown as they contain natural and private open space.
Moorpark Highlands Specific Plan No. 2 128
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5. Construction of Phase I related storm drain improvements and storm retention
improvements as required.
B. Phase U consists of development in Planning Areas 8 and 9 consisting of 128 RPD -SF
units, with related improvements as follows:
1. Construction of all necessary water related improvements to connect to the 1180
pressure zone.
2. Extension of sewer and storm related improvements as required for Phase II dwelling
occupancies.
3. Construction of "B" Street in its entirety.
10.2.2 Infrastructure and Community Facilities Financing
A complete discussion of infrastructure and community facilities financing is provided in
Sections 5.0, 6.0, and 7.0.
10.2.3 Specific Plan Implementation
A. The provisions of the Specific Plan would be implemented through the normal
administrative and development review procedures contained in the City of Moorpark
Subdivision Ordinance and Municipal Code, including Title 17, Zoning .
B. All applicable City standard conditions of approval for development projects would be
imposed on Specific Plan No. 2 development projects.
Moorpark Highlands Specific Plan No. 2 129
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10.3 Administration
This Administration subsection provides a description of the Specific Plan Amendment procedures, and
Specific Plan Administrative Adjustment procedures.
10.3.1 Specific Plan Amendment Procedures
A. In accordance with the California Government Code Sections 65453 through 65454,
a Specific Plan shall be amended in the same manner as a general plan, except that a
Specific Plan may be amended as often as deemed necessary by the legislative body.
B. An amendment to Specific Plan No. 2 shall be processed in the same manner as the
initial adoption of the Specific Plan.
C. A Specific Plan Amendment shall be consistent with the City's General Plan
D. Density Transfers and Planning Area Boundary Adjustments are defined in Section
10.3.2 as a Specific Plan Administrative Adjustment and are not considered a Specific
Plan Amendment.
10.3.2 Specific Plan Administrative Adjustment Procedures
A Specific Plan Administrative Adjustment is a Planning Unit boundary and acreage adjustment
or a density transfer that meets all of the conditions set forth in this section. An application
request for a Specific Plan No. 2 Administrative Adjustment shall be accompanied by an exhibit
showing the location(s) of the planning area(s) that would be affected by the proposed boundary
/ acreage adjustment and/or density change(s), and such application shall also include any other
information as deemed necessary by the Director of Community Development. Administrative
Adjustments for Specific Plan No. 2 may be approved by the City Council in accordance with
the following requirements.
A. Planning Unit Boundary and Acreage Adjustment
Planning Unit boundaries and the gross acreage for each Planning Unit are shown on
Exhibit 4, Land Use Plan. Precise Planning Unit boundaries shall be established by
the recordation of a Final Tract Map. Adjustments to Planning Unit boundaries
depicted on Exhibit 4 may be approved by the City Council in conjunction with
approval of the Tentative Tract Map, subsequent subdivision map, or modification of
a subdivision map. Planning Area boundary and acreage adjustments may be approved
by the City Council, upon a determination that the adjustment meets all of the following
conditions:
An adjustment to a Planning Unit boundary would not exceed 10 percent of the acreage
shown on Exhibit 4, would involve only adjacent Planning Units, would not result in
a change to the total number of Planning Units, and would not result in a net reduction
in the total acreage of Private Open Space or Natural Open Space land uses.
Total dwelling units and overall development area as approved in the Specific Plan
would not be exceeded.
Projected demands on parks, schools, and community facilities would not be
significantly affected.
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4. Grading and landform alteration would not significantly differ from that previously
approved for the Specific Plan.
5. The overall design and visual quality of the planned community would not be
significantly affected.
6. No new significant environmental impacts would result.
B. Density Transfer
Exhibit 5, Land Use Summary, sets forth the land use designation, density range,
maximum gross density, and planned number of total dwelling units for each residential
Planning Unit. The City Council may approve a change in density for a Planning Unit,
in conjunction with approval of a Final Tract Map or a Residential Planned
Development (RPD) Permit or modification of a RPD Permit, upon a determination
that the transfer meets all of the following conditions:
1. An adjustment to a Planning Unit boundary would not exceed 10 percent of the acreage
shown on Exhibit 4, would involve only adjacent Planning Units, would not result in
a change to the total number of Planning Units, and would not result in a net reduction
in the total acreage of Private Open Space or Natural Open Space land uses.
2. Total dwelling units and overall development area, as approved in the Specific Plan,
would not be exceeded.
3. Projected demands on parks, schools, and community facilities would not be
significantly affected.
4. Grading and landform alteration would not significantly differ from that previously
approved for the Specific Plan.
5. The overall design and visual quality of the planned community would not be
significantly affected.
6. No new significant environmental impacts would result.
7. The transfer of dwelling units between Planning Units would not result in a deviation
from the density range per acre for the applicable land use designation and zone
district.
Moorpark Highlands Specific Plan No. 2 131
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11.0 GENERAL PLAN CONSISTENCY
11.1 General Plan Consistency
The Specific Plan is consistent with the General Plan and serves to implement all aspects of the
General Plan relevant to the designated areas. A Specific Plan is a plan adopted either by ordinance
or resolution for a particular area of land. A Specific Plan may contain its own development standards
(zoning), and thus provides greater flexibility in the distribution of the land uses.
Specific Plan No. 2 is intended to be supportive of, and consistent with, the goals and policies of the
Moorpark General Plan. It has been written to implement the Specific Plan designation assigned to
Specific Plan No. 2 area by the General Plan Update of 1992. The italicized text, which follows, is
taken directly from the City of Moorpark Land Use Element. Following the Land Use Element goals
and policies are Specific Plan No. 2 implementation policies which relate to the General Plan. Exhibit
37 depicts land use designations from the City of Moorpark Land Use Element.
11.1.1 Land Use Element (Adopted May 13,1992)
Effectively, the land use element has the broadest scope of the elements required by the state.
Since it regulates how land is to be utilized, it integrates and synthesizes most of the issues
and policies contained in all other plan elements.
The goals and policies of the General Plan function as a hierarchy and provide the basis for
decision making regarding the City's long -term physical development.. the Land Use Element
Goals and Policies focus on the following primary concerns:
• Balanced community growth patterns
• Land use compatibility
• Maintaining suburban rural community character
• Revitalization of the downtown area
• Preservation of important natural features, agricultural areas, and visually
prominent hillside areas.
• Overall intensity and density of residential land uses decreases as distance from
arterials and commercial shopping areas increases.
Growth and Population Goals
1. Attain a balanced City growth pattern which includes a full mix of land uses.
2. Establish a logical Sphere of influence.
Specific Plan No. 2 Property Implementation
1. Specific Plan No. 2 land use plan provides for a balance of land uses throughout the
community by providing residential, institutional, school, open space, and
recreational uses.
2. Specific Plan No. 2 is located within the Moorpark City Urban Limits.
Moorpark Highlands Specific Plan No. 2
132
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MOORPARK SPECIFIC PLAN NO. 2
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Residential Development Goals
3. Provide a variety of housing types and opportunities for all economic segments of
the community.
4. Promote upgrading and maintenance of existing housing.
5. Develop new residential housing which is compatible with the character of existing
individual neighborhoods and minimizes land use incompatibility.
Specific Plan No. 2 Property Implementation
Specific Plan No. 2 would provide a range of housing types to meet the varied housing
needs within the community. The Specific Plan proposes a variation of residential
product types, lot sizes and designs, as well as an affordable housing component.
4. Specific Plan No. 2 site is currently undeveloped.
Specific Plan No. 2 would provide housing opportunities which are compatible with the
rural nature of Moorpark. Community design would ensure that land uses within the
area would be compatible with surrounding on- and off- site land use designations
through the provision of appropriate land use transitions.
Specific Plan Area Goals
6 Encourage the use of Specific Plans in the undeveloped areas of the community.
Specific Plan No. 2 Property Implementation
The area is designated as Specific Plan No. 2 in the Moorpark General Plan Land Use
Element. This Specific Plan document is consistent with Section 5.2 of the Land Use
Element, which indicates the type, location and intensity of uses determined appropriate
for Specific Plan No. 2 area.
Commercial Development Goals
7. Provide for a variety of commercial facilities which serve community residents and
meet regional needs.
8. Provide for new commercial development which is compatible with surrounding land
uses.
9. Promote the revitalization of the downtown commercial core (Moorpark Avenue
area, Walnut Street, Bard Street, Magnolia Avenue, and High Street).
Specific Plan No. 2 Property Implementation
No commercial uses are planned for Specific Plan No. 2. Given the close proximity of
the Specific Plan area to the downtown, and the City's desire to maintain a viable
downtown, community residents would utilize the downtown commercial core areas.
8. No commercial uses are planned for Specific Plan No. 2.
Moorpark Highlands Specific Plan No. 2 134
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9. The development of Specific Plan No. 2 would not negatively affect the downtown area
and may help promote downtown revitalization.
Industrial Development Goals
10. Encourage a diversity of industrial uses which are located and designed in a
compatible manner with surrounding land uses.
Specific Plan No. 2 Property Implementation
10. No industrial uses are planned for Specific Plan No. 2, consistent with Section 5.2 of
the Land Use Element.
Agricultural Goals
IL Identify and encourage the preservation of viable agricultural resources in the City
and its Area of interest.
Specific Plan No. 2 Property Implementation
11. Specific Plan No. 2 does not contain areas designated as prime, statewide importance,
unique, or local importance farmland.
Public Facility and Service Goals
12. Ensure that a full range ofpublic facilities and services are provided to meet the
needs of the community.
Specific Plan No. 2 Property Implementation
12. A full range of public facilities and services would be provided compatible with the
nature of growth within the City of Moorpark. Development would be phased
consistent with the availability of essential services.
Economic Development and Employment Goals
13. Achieve a well - balanced and diversified economy within the City which provides a
variety of economic and employment opportunities.
Specific Plan No. 2 Property Implementation
13. Specific Plan No. 2 is a planned community which would provide a variety of housing
options, educational, recreational, park, and institutional facilities. The community
would contribute to the economic well -being of the City of Moorpark through its
balance of land uses and the taxes that would be generated.
Preservation of Environmental Quality Goals
14. Establish land uses and development intensities which are compatible with scenic
and natural resources and which encourage environmental preservation.
15. Maintain a high quality environment that contributes to and enhances the quality of
life and protects public health, safety and welfare.
Moorpark Highlands Specific Plan No. 2 135
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Specific Plan No. 2 Property Implementation
14. The land use plan for Specific Plan No. 2 Property has been designed with cluster
development which preserves natural features, such as the deep arroyos and steep
hillside areas, and enables the preservation of natural and rural landscape areas.
15. The high quality of the natural and scenic environment would be maintained through
the dedication of private open space preserves and the adoption of appropriate
development standards.
Community Appearance Goals
16 Enhance and maintain the suburban /rural identity of the community.
17. Enhance the physical and visual image of the community.
18. Provide for and promote the revitalization of visually degraded landscaping,
building facades, and deteriorated buildings in the community.
Specific Plan No. 2 Property Implementation
16. Specific Plan No. 2 design intent is to create compatibility with the rural nature of
Moorpark. The overall density of Specific Plan No. 2 would be primarily low density
with clustering of development to encourage harmony with the surrounding area.
Hillside development standards may be adopted to encourage the preservation of
significant hillsides as prominent visual features to the extent feasible.
17. Specific Plan No. 2 would be a master - planned community. It would contain a range
of housing options, recreation facilities, and community services. Community design
criteria would be established, promoting a thematic approach to knit the entire
community together.
18. Specific Plan No. 2 Specific Plan No. 2 is currently undeveloped; it would not involve
revitalization of existing uses and buildings.
11.1.2 Specific Plan Study Area
The City of Moorpark, in its 1992 General Plan Update, designated certain portions of the City
as Specific Plan areas. The site was designated as Specific Plan No. 2. The following is a
discussion of the Moorpark General Plan information pertaining to Specific Plan No. 2.
(Moorpark General Plan - Land Use Element, May 13, 1992, pages 30 -32).
Specific Plan No. 2 consists of approximately 445 acres; it is generally vacant open space
characterized by steep hillside terrain currently designated as open space.
The City identified a number of development issues which are to be addressed during the
Specific Plan process; these include:
Topography -An analysis ofthe existing steep hillsides should be conducted and grading on
steeper slopes should be evaluated in relation to the City's grading policy for slopes greater
than 20 percent.
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Hydrology - An evaluation of existing drainage courses, surface runoff, potential flood
hazards, and other hydrological constraints should be conducted.
Viewshed - The visual importance of hillside horizon lines /prominent ridge lines within
Specific Plan No. 2, which can be seen from surrounding areas, should be evaluated.
Biological Resources - The significance of biological resources which may occur onsite
should be assessed.
Archaeology - Archaeological resources which may exist within the Specific Plan area should
be analyzed.
Public Services /Infrastructure - Provisions for water, sewer gas, and electric service and
other community services, such as fire stations, libraries, and schools should be made during
the Specific Plan process.
Parks -An evaluation of required park land dedication, consistent with the City Municipal
Code and General Plan requirements, should be conducted.
Circulation - Relationships to topography, viewsheds and integration with both the
conceptual future freeway alignments for SR -118 and SR -23 and future Broadway extension,
should be considered in the design of the circulation system, and provisions made for
roadway connections identified in the City's Circulation Plan.
Proposed Land Uses - The number of dwelling units for Specific Plan No. 2 is identified as
475. The number of units may be increased when public improvements, public services and /or
financial contributions which are ofsubstantial public benefit to the community are made.
The maximum number of dwelling units may then be increased to 712.
Specific Plan No. 2 Property Implementation
This Specific Plan addresses all of the items identified in this section of the General Plan Land
Use Element, pages 30 -32.
Specific Plan No. 2 contains a proposal for 598 dwelling units because of the public benefits
which would be realized at completion of this development.
These public benefits include:
• May increase potential for improved economic viability at High Street due to added
adjacent residential customers
• Permanent common open space, more than 25 percent requirement (see following
Section 11.1.3)
• 49.7 acres of dedicated right -of -way for future Bypass Arterials consistent with City's
Circulation Element
• 40.4 acres of roadway connections for City-wide regional circulation
• habitat enhancement within the private open space areas
• provision of 22.0 -acre school site
• provision of 7.0 -acre neighborhood park
• A wealth of housing opportunities ranging from the affordable to the exclusive.
• An expanded tax base.
Moorpark Highlands Specific Plan No. 2 137
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Numerous job opportunities during construction.
Network of hiking, equestrian, and bicycle trails connecting to off -site regional trail
systems.
A vision for hillside development sensitive to landforms based on the merits of an open
space driven design.
11.1.3 Appendix A - Specific Plan Development Requirements
Land Use Plan
The City of Moorpark requires:
That a detailed land use plan be prepared indicating specific land use locations, type,
intensities and other site characteristics and describing residential areas, commercial areas,
recreation area, open space areas (minimum 25 percent), agricultural areas, communal
facilities (including public school facilities), and any other proposed uses consistent with the
standard range and mix of land uses assigned to each Specific Plan area. Specific Plan No.
2 statistical analysis should also be included which tabulates and summarizes land uses,
acreage, and square footage.
Specific Plan No. 2 Specific Plan provides all of the above referenced information. Open space
accounts for 38 percent of the site or 169.0 acres. This information is provided in Section 4.1.3
Open Space Land Uses.
Circulation Plan
The City requires:
Circulation components of land Use Plan (vehicular, pedestrian, bicycle, and equestrian) to
be prepared addressing hierarchy, required improvements and development standards.
This information is provided in Section 5.0 Transportation/Circulation Plan of this document.
Infrastructure Plan
The City requires that:
Infrastructure system plans necessary to support the Land Use Plan be prepared to address
improvement requirements for water facilities, wastewater facilities, drainage facilities, and
other utilities.
These items are addressed in Sections 6.0 - Infrastructure Plan and 7.0 - Community Facilities
Plan of this report.
Community Design
The City requires that:
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A community design plan be prepared to illustrate the techniques proposed to enhance the
overall community character. Community design plan components would include a
conceptual landscape plan, architectural design guidelines (including architectural style,
materials, colors, fencing, and walls, etc.), and a conceptual mass grading plan.
Community design plan components including a conceptual landscape plan are included in
Section 8.0 - Design Guidelines. Architectural design guidelines are also contained in Section
8.0 - Design Guidelines, and the Grading Plan is found in Section 4.2 - Grading Plan.
Implementation Plan
The City requires that:
An implementation plan be prepared which identifies site development standards (including
permitted uses, setbacks, height limitations, etc.), administrative procedures for plan
modifications, and fiscal impact analysis.
These elements are contained in Section 9.0 - Development Regulations and Section 10.0 -
Implementation and Administration.
Phasing Plan
The City requires that:
A phasing plan be prepared which identifies development stages and major infrastructure
improvements required to service the stages of development and landscape improvement
timing.
The phasing plan is included in Section - 10.1.1 Proposed Phasing.
Consistency Analysis
The City requires that:
A determination of consistency analysis between the general plan elements and proposed
development activities be prepared.
Section 11.0 General Plan Consistency addresses this subject.
Conformance With Evaluation Criteria
A. Land Use Considerations
Compatibility of development with surrounding area and land uses.
This is addressed in Section 4.0 - Development Plan.
2. Conformance with all adopted general plan elements.
This is addressed in Section 11.0 - General Plan Consistency.
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3. Relationship of land uses within the Specific Plan area
This is addressed in Section 4.0 - Development Plan.
4. Circulation, utilities, and other infrastructure and public service needs.
This is addressed by Sections 5.0 - Transportation/Circulation, 6.0 - Infrastructure Plan
and 7.0 - Community Facilities.
B. Natural Resource/Topographic Considerations
These topics are addressed by Sections 4.2 - Grading Plan and 7.0 Community
Facilities, as well as by the EIR that accompanies this document.
C. Environmental Considerations
These topics are addressed in the EIR that accompanies this document.
D. Economic Considerations
This topic is addressed in Section 10. 1.2 Proposed Financing Plan.
11.1.4 Circulation Element (Adopted May 13,1992)
The main purpose of this element is to designate a safe and efficient circulation system which
promotes the movement of people and goods in and around the City. The Circulation Element
is also concerned with establishing goals, policies, and implementation measures which would
ensure that all components of the system would meet the future transportation needs of the City.
Items of particular concern to the City of Moorpark include:
• Streets, highways and freeways;
• Truck traffic;
• Public transit;
• Bicycle, pedestrian, and equestrian facilities; and
• Transportation demand management (e.g. car pooling, van pooling)
The Circulation Element addresses the circulation facilities needed to provide adequate roadway
capacity, public transit services and opportunities for other modes of transportation.
General Goal
Provide a transportation system that supports the land use plan in the General Plan
and provides for the safe and efficient movement of people, goods, and services
within, out of and through the City ofMoorpark.
Specific Plan No. 2 Property Implementation
The transportation system for Specific Plan No. 2 Property accommodates the need for
safe and efficient transportation of future residents within the site, as well as for
through traffic traveling from Walnut Canyon to Spring Road.
Moorpark Highlands Specific Plan No. 2 140
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Level of Service Goal
2. Provide a circulation system which supports existing, approved and planned uses
throughout the City, while maintaining a desired level ofservice on all streets and
at all intersections.
Specific Plan No. 2 Property Implementation
The proposed circulation system for Specific Plan No. 2 would support both proposed
and existing uses by providing an extension of Spring Road to connect with Walnut
Canyon. Level of service (LOS) on the proposed system would exceed the City's
standard of LOS C and the project's off -site impacts would be mitigated.
Roadway Standard Goal
3. Adopt and maintain a set of roadway standards and transportation system design
criteria which supports and maintains the desired character of the City ofMoorpark.
Specific Plan No. 2 Property Implementation
3. Specific Plan No. 2 Circulation Plan would be coordinated with the Public Works
Department to assure compatibility with the City of Moorpark roadway standards and
design criteria.
Transit System Goal
4. Provide a public transportation system which serves the needs ofpersons living in
and /or working in the City of Moorpark.
Specific Plan No. 2 Property Implementation
4. Bus stops are proposed to allow linkage of the specific plan area with other parts of
Moorpark and the region.
Bicycle and Pedestrian Facility Goal
S. Provide a city-wide system of safe, efficient and attractive bicycle and pedestrian
routes for commuter, school, and recreational uses.
Specific Plan No. 2 Property Implementation
Specific Plan No. 2 Land Use Plan is designed with a series of planning areas that
would be tied together by a community trails and an open space system which connects
community features and promotes pedestrian and bicycle circulation.
Equestrian Facilities Goal
6. Provide equestrian trails for recreational use.
Specific Plan No. 2 Property Implementation
Moorpark Highlands Specific Plan No. 2 141
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6. Specific Plan No. 2 proposes a 12 -foot wide equestrian trail of decomposed granite to
follow the alignment of the east/west arterial and a portion of the north/south arterial
proposed on the site. This trail would allow for equestrian access from the western
boundary to the eastern boundary of the site.
Transportation Demand Management Goal
7. Develop and encourage a transportation demand management system to assist in
mitigating traffic impacts and in maintaining a desired level of service on the
circulation system.
Specific Plan No. 2 Property Implementation
7. Transportation Demand Management requirements are included in the City of
Moorpark Municipal Code and have been incorporated by reference as Specific Plan
requirements.
11.1.5 Open Space, Conservation, & Recreation Element (Adopted August 1986)
The purpose of theMoorpark Open Space, Conservation, and Recreation (OSCAR) Element
is to maintain the overall quality oflife forMoorparkresidents through rational management
ofnatural resources and open space lands The goals, policies, and implementation programs
for the OSCAR Element provide guidelines to community actions.
Goal I
Preserve and enhance the unique aesthetic and visual qualities ofMoorpark as a City with
scenic topographic features and elements that promote the quality of life that Moorpark
citizens pursue.
Specific Plan No. 2 Property Implementation
The Land Use Plan for Specific Plan No. 2 is designed to preserve over 38 percent of the site
for open space. The Plan proposes to preserve the scenic skyline backdrop by restricting the
most visible development to occur approximately 1,000 feet below the major ridgeline.
Goal 2
Acquire, provide and maintain public park land for both Private and active use that is
equally accessible to the community on a neighborhood and community:
Specific Plan No. 2 Property Implementation
Specific Plan No. 2 land use plan provides for 7.0 acres of public park. The plan also provides
for 75.0 acres of private open space that would be available to the residents of Specific Plan No.
2.
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Goal 3
Ensure the health, safety and general welfare of the public through designating land uses
that would minimize the risk of danger to the public.
Specific Plan No. 2 Property Implementation
Where identified seismic hazards exist, Specific Plan No. 2 Land Use Plan designates these
areas as public /private open space to the extent feasible, with the exception of an incremental
amount of right -of -way.
Goal 4
Preserve and maintain the physical and biological environment from future growth related
degradation. In those areas where degradation is inevitable, ensure the restoration of
affected areas.
Specific Plan No. 2 Property Implementation
Specific Plan No. 2 Land Use Plan preserves the most sensitive biological areas by providing
a 94 -acre HCP area within the southern portion of the site.
Goal S
Enhance and encourage communication channels throughout the community to provide up-
to -date information on environmental issues and opportunities.
Specific Plan No. 2 Property Implementation
The approval process for Specific Plan No. 2 includes the preparation of an Environmental
Impact Report; it would involve extensive public review through the public notice and hearing
process.
Goal 6
Maintain and enhance the open space and designated non - growth areas for conservation,
agriculture, ranching, recreation, leisure and aesthetic purposes.
Specific Plan No. 2 Property Implementation
Specific Plan No. 2 Land Use Plan designates 169.0 acres of land as open space, which would
be tied into surrounding regional open space through a network of multi -use trails.
Goal 7
Protect scenic and recreational resources from adverse impacts resulting from oil
exploration or oil drilling.
Specific Plan No. 2 Property Implementation
Specific Plan No. 2 development regulations do not allow for oil exploration or oil drilling.
Moorpark Highlands Specific Plan No. 2 143
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11.1.6 Housing Element (Adopted October 1989)
State Law Requirements:
The need for housing is one which is shared by all citizens of Moorpark. The fundamental
importance of having an adequate supply of available housing has also been recognized by the
State Legislature. State law is very specific concerning the preparation and content of the
Housing Element. It is the only Element which would be reviewed by the State for completeness
and compliance with the law before it is adopted.
In conformance with State law, the Housing Element contains a Housing Needs Assessment, a
Resources and Constraints Analysis, a Progress Report, and a Housing Plan and Program.
Overall Community Goals
Adequate provision of decent, safe housing for all Moorpark residents without
regard to race, age, sex, marital status, ethnic background or other arbitrary
consideration.
2. Adequate provision of housing allowing maximum choice by type, tenure and
location with particular attention to the provision of housing for the elderly, low and
moderate income families, handicapped, and other households identified as having
special housing needs.
3. Encourage growth within the City through the identification ofsuitable parcels for
residential development, changes in land use patterns and conscientious recycling
ofproperty to the highest and best use.
4. Developing a balanced residential community which is accessible to employment,
transportation, shopping, medical services, governmental agencies and any other
services needed for a well-founded community.
Specific Plan No. 2 Implementation
Specific Plan No. 2 community would provide a range of housing types which would
be available to all Moorpark residents without discrimination.
2. Specific Plan No. 2 community would potentially provide 50 for -rent dwelling units
affordable to very low and low income households, and 16 for -sale dwelling units
affordable to moderate income households.
Specific Plan No. 2 Specific Plan No. 2 has been identified in the General Plan Land
Use Element as suitable for residential development.
4. Specific Plan No. 2 is designed to be a well balanced community containing public
facilities, recreational amenities, and linkages to regional transportation systems.
Housing Improvement and Maintenance Goals
Assure the quality, safety, and habitability of housing within the City ofMoorpark,
and assure the continued high quality and integrity of residential neighborhoods.
Moorpark Highlands Specific Plan No. 2 144
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2. Meet the needs of the current residents of the City of Moorpark by upgrading
affordable, low and moderate income units through improvement of existing housing
units and promoting greater housing affordability.
Specific Plan No. 2 Implementation
Design quality within Specific Plan No. 2 would be assured through carefully crafted
design guidelines intended to guide development. These guidelines would ensure that
the landscape design and building architecture is consistent with selected design themes
for the overall Specific Plan No. 2. The guidelines would direct quality in addition to
style.
2. Specific Plan No. 2 would assist the City of Moorpark in meeting its affordable
housing needs by providing 50 affordable for -rent dwelling units and 16 for -sale
dwelling units.
Housing Production and Assistance Goals, Policies, and Objectives
Assure that housingproduction maintains the integrity of its residential community
and also meets its existing and projected housing needs.
2. Assist in the development of adequate housing to meet the needs of low and moderate
income households.
3. Encourage regional cooperation in the development ofshelters for the homeless.
Specific Plan No. 2 Implementation
Build -out of Specific Plan No. 2 would aid in meeting the needs of Moorpark for
projected housing. It would also help maintain the integrity of the nearby residential
areas because the Land Use Map has been designed with special attention to assuring
compatibility between adjoining uses. Intensities proposed for the site edges are
harmonious with those just outside its boundaries.
2. Specific Plan No. 2 would provide 11 percent of its dwelling units as affordable to very
low and lower income households.
3. This policy is not directly applicable to Specific Plan No. 2.
Removal of Governmental Constraints Goals, Policies, and Objectives
Where appropriate and legally possible, remove unnecessary governmental
constraints to the maintenance, improvement and development of housing.
Specific Plan No. 2 Implementation
This policy is not directly applicable to Specific Plan No. 2.
Promotion of Equal Housing Opportunities Goals, Policies, and Objectives
Promote equal housing opportunities.
Moorpark Highlands Specific Plan No. 2 145
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Specific Plan No. 2 Implementation
Specific Plan No. 2 would make a number of housing options available for rent and/or
purchase without discrimination.
11.1.7 Safety Element (Adopted September 1986)
The Safety Element is required by state law which requires both a safety and a seismic element
to be adopted. The City of Moorpark combined these two elements under the title of Safety
Element.
The City of Moorpark Safety Element was developed for the following purposes:
A. To meet the requirements of State law.
B. To integrate the Seismic Safety and Safety Elements together in one coherent
document.
C. To investigate the various hazards from a regional as well as a local perspective so as
to provide a more integrated picture of the hazardous conditions within Ventura
County.
D. To develop a framework which would permit the investigation of all types of hazards
and the resources they impact.
E. To present the information collected in a form which would allow decision makers and
the public to quickly evaluate the pertinent aspects of a given hazard.
F. To offer a range of response measures from which decision makers may choose as they
attempt to alleviate a given hazard.
G. To provide a framework in which future inventory and analysis can be performed.
The following safety components are addressed in the element: Fault Displacement, Earthquakes
and Ground shaking, Liquefaction, Flooding, Landslide/Mudslide, Expansive Soils, Dam
Inundation, and Fire Hazards.
The Safety Element includes an evaluation of the hazards and a range of response options.
Because the element does not include specific requirements for responses, nor goals and policies
like the other general plan elements, conformance with this element is only addressed in a
general way in this. section.
Flooding potential is evaluated in the Drainage Study conducted as a part of this Specific Plan;
it is covered in the Storm Drainage section of this document. This hazard is also addressed in
the EIR that accompanies this document.
Fire hazards and fuel modification measures are discussed in the Public Services and Design
Guidelines sections of this document.
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A Preliminary Geologic Feasibility Investigation was conducted for Specific Plan No. 2 by
Pacific Soils Engineering. This report evaluated fault displacement, earthquake and ground
shaking, liquefaction, landslide /mudslide potential, and expansive soils. Further studies were
done as a part of the Environmental Impact Report that accompanies this document.
Specific Plan No. 2 development would be designed in accordance with all applicable
government codes relative to flooding, fire, and geologic hazards.
11.1.8 Noise Element (Revised May 1998)
The Noise Element was developed in response to state law requirements which mandate that a
noise element be included as a part of City and County general plans.
The purpose of the Noise Element is to serve as an official guide to the City Council, the
Planning Commission, Ciry departments, individual citizens, businessmen, and private
organizations concerned with noise pollution within the City ofMoorpark.
The Noise Element provides a reference to be used in connection with actions on various
public and private development matters required by law, and is utilized to establish
uniformity ofpolicy and direction within the City concerning actions to minimize or eliminate
excessive noise and for making decisions regarding proposals which may have an impact on
the City's environment.
City ofMoorpark Goals
The goal of the Noise Element is to ensure that the health and well -being of the citizens of
Moorpark are not compromised by exposure to excessive and possibly harmful levels of
noise. This would serve to provide a quality environment in which the citizens ofMoorpark
may live and have assurance of continued health and well - being.
Specific Plan No. 2 Implementation
Specific Plan No. 2 would be developed in conformance with City standards for noise. A noise
study would be conducted as a part of the Environmental Impact Report, and the EIR would
incorporate noise reduction mitigation measures.
Moorpark Policy
Noise barriers or other noise mitigation techniques should be required in new subdivisions
if developed along state highways, city streets, or railroads where a significant impact exists
or is projected at nearby noise - sensitive locations.
Specific Plan No. 2 Implementation
Specific Plan No. 2 would be developed in conformance with City requirements for noise
reduction as indicated above.
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Moorpark Policy 2
Noise barrier construction along state highways should be pursued where a significant
impact exists or is projected at nearby residential zones and other noise sensitive locations.
Specific Plan No. 2 Implementation
The EIR prepared for Specific Plan No. 2 addresses various alternative alignments for future
extensions of SR 118 and SR 23 within the site as well as the potential for noise impacts to
nearby residential zones. Refer to the Environmental Impact Report mitigation requirements.
Moorpark Policy 3
Noise Barriers should be constructed along the Southern Pacific rail line corridor where
residences exist adjacent to the main tracks.
Specific Plan No. 2 Implementation
There are no railroad tracks within or in the vicinity of Specific Plan No. 2 Specific Plan No. 2.
Moorpark Policy 4
The City should consider planning guidelines which include noise control for all new
residential developments and condominium conversion projects.
Specific Plan No. 2 Property Implementation
Specific Plan No. 2 Property would be built in conformance with noise control guidelines and
requirements adopted by the City for new residential developments.
Moorpark Policy S
Future Specific Plan No. 2s within the City should reflect a consciousness on the part of the
City regarding the reduction of unnecessary noise near existing noise- sensitive areas such
as residences, parks, hospitals, libraries, convalescent homes, etc.
Specific Plan No. 2 Property Implementation
Specific Plan No. 2 site is presently vacant, and compatible uses would be placed adjacent to
noise - sensitive uses which adjoin the site. Noise mitigation measures would be undertaken in
conformance with City noise reduction requirements to minimize potential noise impacts to
noise sensitive land uses.
Moorpark Policy 6
The City should develop a policy for noise abatement and control of residential commercial,
and industrial activities within the City such that intrusive noise Is limited to acceptable
standards.
Moorpark Highlands Specific Plan No. 2 148
C:\ OFFICE \WPW N\WPDOCS\EDAW\MOORPARK \SPEC- PLA \SPECIFIC.WPD
Specific Plan No. 2 Property Implementation
The development of Specific Plan No. 2 Property would be in conformance with Citv noise
reduction requirements.
Moorpark Policy 7
The City should encourage the reduction ofnoise throughout Moorpark.
Specific Plan No. 2 Property Implementation
Noise mitigation measures would be undertaken to ensure that acceptable noise levels prevail
in Specific Plan No. 2 community.
Moorpark Highlands Specific Plan No. 2 149
C:\OFnCE\WPVIrN\WPDOCS\EDANV\MOORPARK\SPEC-PLA\SPECIFIC.WPD
Appendix A
Legal Description
DESCRIPTION
Page 1 Order No. 579970 -S BR
Parcel A:
Lot 41, Vallette Tract, in the City of Moorpark, County of Ventura, State of
California, as per Map recorded in Book 3, Page 41 of Maps, in the office of the
County Recorder of said County.
EXCEPT an undivided 515k of all oil, gas and other hydrocarbon substances that
may be produced from a depth below 500 feet from the surface of said land, but
without any right of entry upon the surface of said land for the purpose of
mining, drilling, exploring or extracting such oil, gas and other hydrocarbon
substances or other use of or rights in or to any portion of the surface of said
land and to a depth of 500 feet below the surface thereof, as reserved by Evan
D. Williams, et al., in deed recorded December 15, 1964.
Parcel B:
All of Lot 42 and that portion of Lot 38, Vallette Tract, in the City of
Moorpark, County of Ventura, State of California, as per Map recorded in Book 3,
Page 41 of Maps, in the office of the County Recorder of said County, described
as follows:
Beginning at the Southwest corner of said Lot 38, Vallette Tract, thence along
the Easterly line of Lot 38,
1st:
North
00
04'
West
612.34
feet to a
point; thence,
2nd:
South
380
47'
West
424.09
feet to a point;
thence,
3rd:
South
200
26'
West
265.22
feet, to
a point;
thence,
4th: South 170 43' East to the Southerly line of Lot 38; thence,
5th: East 00 0' to the point of beginning.
EXCEPT an undivided 51 %.of all oil, gas and other hydrocarbon substances that
may be produced from a depth below 500 feet from the surface of said land, but
without any right of entry upon the surface of said land for the purpose of
mining, drilling, exploring or extracting such oil, gas and other hydrocarbon
substances dr other use of or rights in or to any portion of the surface of said
land and to a depth of 500 feet below the surface thereof, as reserved by Evan
D. Williams, et al., in deed recorded December 15, 1964.
Parcel C:
All of Lot 43 and that portion of Lot 39, Vallette Tract, in the City of
Moorpark, County of Ventura, State of California, as per Map recorded in Book 3,
Page 41 of Maps, in the office of the County Recorder of said County, described
as follows:
Beginning at the Northeast corner of said Lot 39, Vallette Tract, thence along
the Easterly line of Lot 39,
1st: South 0° 04' East 411.31 feet to a point; thence,
2nd: North 640 48' West 169.29.feet to a point; thence,
DESCRIPTION
Page 2 Ordc;rNo. 579970 " -S BR
3rd: North 480 17' West 167.61 feet to a point; thence,
4th: North 170 43' West to the Northerly line of Lot 39 thence,
5th: East 00 0' to the point of beginning.
EXCEPT an undivided 51% of all oil, gas and other hydrocarbon substances that
may be produced from a depth below 500 feet from the surface of said land, but
without any right of entry upon the surface of said land for the purpose of
mining, drilling, exploring or extracting such oil, gas and other hydrocarbon
substances or other use of or rights in or to any portion of the surface of said
land and to a depth of 500 feet below the surface thereof, as reserved by Evan
D. Williams, et al., in deed recorded December 15, 1964.
Parcel D:
Lot 44, Vallette Tract, in the City of Moorpark, County of Ventura, State of
California, as per Map recorded in Book 3, Page 41 of Maps, in the office of the
County Recorder of said County.
EXCEPT that portion of said land conveyed to the County of Ventura, in deed
recorded October 14, 1942 in Book 660, Page 522 of Official Records.
EXCEPT an undivided 51% of all oil, gas and other hydrocarbon substances that
may be produced from a depth below 500 feet from the surface of said land, but
without any right of entry upon the surface of said land for the purpose of
mining, drilling, exploring or extracting such oil, gas and other hydrocarbon
substances or other use of or rights in or to any portion of the surface of said
land and to a depth of 500 feet below the surface thereof, as reserved by Evan
D. Williams, et al., in deed recorded December 15, 1964.
Parcel E:
Lot 45, Vallette Trct, in the City of Moorpark, County of Ventura, State of
California, as per Map recorded in Book 3, Page 41 of Maps, in the office of the
County Recorder of said County.
EXCEPT an undivided 51% of all oil, gas and other hydrocarbon substances that
may be produced from a depth below 500 feet from the surface of said land, but
without any right of entry upon the surface of said land for the purpose of
mining, drilling, exploring or extracting such oil, gas and other hydroca -rbon
substances or other use of or rights in or to any portion of the surface of said
land and to a depth of 500 feet below the surface thereof, as reserved by Evan
D. Williams, et al., in deed recorded December 15, 1964.
Parcel F:
Lot 46, Vallette Tract, in the City of Moorpark, County of Ventura, State of
California, as per Map recorded in Book 3, Page 41 of Maps, in the office of the
County Recorder of said County.
EXCEPT an undivided 51% of all oil, gas and other hydrocarbon substances that
may be produced from a depth below 500 feet from the surface of said land, but
without any right of entry upon the surface of said land for the purpose of
DESCRIPTION
Page 3 Order No. 579970 =S BR
mining, drilling, exploring or extracting such oil, gas and other hydrocarbon
substances or other use of or rights in or to any portion of the surface of said
land and to a depth of 500 feet below the surface thereof, as reserved by Evan
D. Williams, et al., in deed recorded December 15, 1964.
Parcel G:
Lots 47 and 48, Vallette Tract, in the City of Moorpark, County of Ventura,
State of California, as per Map recorded in Book 3, Page 41 of Maps, in the
office of the County Recorder of said County.
EXCEPT therefrom any portion of said land lying within Parcel A, as shown on
parcel map filed in Book 14, Page 62 of Parcel Maps, in the office of the County
Recorder of said County.
EXCEPT an undivided 511r of all oil, gas and other hydrocarbon substances that
may be produced from a depth below 500 feet from the surface of said land, but
without any right of entry upon the surface of said land for the purpose of
mining, drilling, exploring or extracting such oil, gas and other hydrocarbon
substances or other use of or rights in or to any portion of the surface of said
land and to a depth of 500 feet below the surface thereof, as reserved by Evan
D. Williams, et al., in deed recorded December 15, 1964.
Parcel H:
A part of Lots "U" and "V" as the same are shown upon that certain map entitled
"Map of a part of Tract 'L' of Rancho Simi, Ventura County, California, shown in
the Townsite of Moorpark and Lands of Madeleine R. Poindexter, a Resubdivision
of Fremont Tract ", in the City of Moorpark, County of Ventura, State of
California, as per Map recorded in Book 5, Page 5 of Maps, in the office of the
County Recorder of said County, described as follows:
Beginning at the point of intersection of the North line of Charles Street, as
the same is shown on that certain map of M. L. Wicks Subdivision, as per Map
recorded in Book 5, Page 37 of Maps, in the office of the _County Recorder -of
U
said County of said County, and the boundary line between said Lots "" and "V"
as delineated upon the map first above described, said point of beginning being
in the West line of and distant North 540.60 feet from the Southwest corner of
that certain parcel of land, as conveyed to L. E. Hines by deed dated February
4, 1904, and recorded in Book 97, Page 390 of Deeds, from said point of
beginning a 3" x 3" redwood post set at the Easterly terminus of the centerline
of said Charles Street bears South 30 feet distant; a 4" x 4" redwood post set
at the center of Section 4, Township 2 North, Range 19 West, Rancho Simi,-bears
South 112.80 feet distant and a point in the centerline of the main tract of the
Southern Pacific Railroad bears South 590.60 feet distant; thence from said
point of beginning, .
1st: North 614.52 feet along the boundary line between said Lots "U" and "V"
to a 4" x 4" redwood post set at the Northwest corner of said lands of L. E.
Hines; thence at right angles,
2nd: East 991 feet to a point distant West 571.88 feet from a 3/4 -inch pipe
set at the Northeast corner of said lands of L. E. Hines; thence,
3rd: North 28° 21' 30" East 1204 feet to a point in the West line of that
DESCRIPTION
Page 4 Order No. 579970 =S BR
certain parcel of land, as conveyed to J. M. Stuart, by deed dated March 31,
1911 and recorded in Book 124, Page 371 of Deeds; from which a point in the
centerline of that certain public road, 40 feet wide, described as first parcel
in the deed to Ventura County, bears South 1788.47 feet; thence,
4th: North 1321.12 feet along the West line of said lands of J. M. Stuart to a
point in the North line of said Lot "V" at the Northwest corner of said lands of
J. M. Stuart from which the Northeast corner of Lot "V" at the Northeast corner
of said lands of J. M. Stuart bears East 1071.84 feet distant; thence at right
angles,
5th: South 890 58' West 1414.38 feet along the North line of said Lot "V" to
the Northeast corner of that certain parcel of land, as conveyed to Moorpark
Water Light and Power Company, by deed dated July 31, 1912, and recorded in Book
136, Page 38 of Deeds, from which an old post marked 1167" on the South face set
at the corner common to Lots "U" and "V" as delineated upon the map first above
described, and at the corner common to Lots 40 and 44 as shown upon the map of
the Vallette Tract, recorded in Book 3, Page 41 of Maps, bears West 148.50 feet
distant; thence at right angles,
6th: South 733.33 feet to the Southeast corner of said lands of Moorpark
Water, Light and Power Company; thence,
7th: South 890 58' West 424.20 feet along the South line of said lands of
Moorpark Water, Light and Power Company; at 148.50 feet a point in the boundary
line between said Lots "U" and "V ", at 297 feet the Southwest corner of said
lands of Moorpark Water, Light and Power Company, and the Southeast corner of
that certain parcel of land 127.20 fee wide by 733.33 feet long, as conveyed to
M. L. Wicks, Jr., et ux., by deed dated December 3, 1912 and recorded in Book
136, Page. 330 of Deeds, at 424.20 feet to a point the East line of and distant
South 199=.23 feet from the Northeast corner of Lot 16, Tract No. 1, as the same
is delineated uon the second above described map at the Southwest corner of said
lands of M. L. Wicks, Jr.- et ux.; thence,
8th: South 605.57 feet along the East line of said Tract No. 1, Wicks
Subdivision, to the Southeast corner of Lot 13 of said Tract No. 1, Wicks
Subdivision; thence at right angles,
9th: West 65 feet to the Northeast corner of Lot 12 of said Tract No. 1;.
thence at right angles,
10th: South 600 feet to the Southeast corner of said Lot 12, Tract No. 1;
thence at right angles,
11th: West 35 feet to the Northeast corner of Lot 11 of said Tract No. 1;
thence at right angles,
12th: South 700 feet; at 500 feet the Northeast corner of Lot 20, as the same
is shown upon that certain map entitled "Moorpark Eastern Addition ", recorded in
Book 5, Page 18 1/2 of Maps; at 700 feet to a point in the North line of Bonnie
View Street, at the Southeast corner of said Lot 20, Moorpark Eastern Addition;
thence at right angles,
13th: East 50 feet to the Easterly terminus of the North line of said Bonnie
View Street; thence at right angles,
DESCRIPTION
Page 5 Order No. 579970 =S BR
14th: South 40 feet to the Easterly terminus of the South line of said Bonnie
View Street at the Northeast corner of Lot No. 19 1/2 of said Moorpark Eastern
Addition and at the Northwest corner of that certain parcel of land, as conveyed
to Moorpark Water, Light and Power Company, by deed dated June 12, 1914, and
recorded in Book 142, Page 480 of Deeds; thence at right angles,
15th: East 50 feet along the Easterly prolongation of the South line of said
Bonnie View Street to the Northeast corner of said lands of Moorpark Water,
Light and Power Company; thence at right angles,
16th: North 150 to a point thence at right angles,
17th: East 125 feet to a point; thence at right angles,
18th: South 325 feet to a point in the North line of said Charles Street;
thence along same,
19th: East 150.10 feet to the point of beginning.
EXCEPT that portion thereof included within the lines of the following described
property:
That portion of Lot "U ", Tract "L", Rancho Simi, in the County of Ventura, State
of California, as per Map recorded in Book 5, Page 5 of Maps, in the office of
the County Recorder of said County, described as follows:
Beginning at a point on the Easterly line of Lot 10, M. L. Wicks Subdivision,
Tract No. 1, as per map recorded in Book 5, Page 37 of Maps, distant along the
Easterly line of Lots 8, 9 and 10 of said Tract No. 1, Bonnie View Street at the
Southeasterly corner of Lot 20, Moorpark Eastern Addition, as per map recorded
in Book 5, Page 18 1/2 of Maps; thence along said Easterly line,.
1st: South 00 18' 14" East 424.34 feet to said Southeasterly corner of Lot 20;
thence along the boundary of said Moorpark Eastern Addition by the following two
courses,
2nd: North 89° 41' 46" East 50 feet to the Easterly terminus of said Northerly
line of Bonnie View Street; thence,
3rd: South 00 181 - 14" East 40 feet to the Easterly terminus of the Southerly
line of said Bonnie View Street; thence along the Easterly prolongation of said
Southerly line,
4th: North 890 41' 46" East 50 feet to the Northeasterly corner of the land
described in the deed to Moorpark Water, Light and Power Company dated June 12,
1914 and recorded in Book 142, Page 480 of Deeds; thence at right angles,
5th: North 00 18' 14" West 15 feet; thence at right angles,
6th: North 890 41' 46" East 125.00 feet to the intersection with a line which
is parallel with and distant Easterly 114.39 feet, measured at right angles from
the Easterly lines and Southerly prolongation thereof, of said Lots 8, 9 and 10;
thence along said parallel line,
DESCRIPTION
Page 6 Order No. 579970 -S BR
7th: North 0 0.18' 14" West 449.34 feet to the intersection with a line which
is parallel with the Easterly prolongation of the North line of Parcel 6 as same
is recorded in Book 4580, Page 591 of Official Records; thence along said
prolongation and said North line,
8th: South 890=14' 46" West 214.39 feet to the point of beginning.
ALSO EXCEPT that portion of said land described in the Partial Reconveyance
recorded April 11, 1968 in Book 3289, Page 374 of Official Records.
EXCEPT an undivided 51% of all oil, gas and other hydrocarbon substances that
may be produced from a depth below 500 feet from the surface of said land, but
without any right of entry upon the surface of said land for the purpose of
mining, drilling, exploring or extracting such oil, gas and other hydrocarbon
substances or other use of or rights in or to any portion of the surface of said
land and to a depth of 500 feet below the surface thereof, as reserved by Evan
D. Williams, et al., in deed recorded December 15, 1964-
Parcel I:
Part of Lot "V" in Tract "L" of the Rancho Simi, in the City of Moorpark, County
of Ventura, State of California, as per Map recorded in Book 5, Page 5 of maps,
in the office of the County Recorder of said County, described as follows:
Beginning at the Northeast corner of Lot 'IV "; thence,
1st: West along the North line.of said Lot 1071.84 feet; thence,
2nd: South 2380.62 feet to the Northeast corner of the land conveyed to L. E.
Hines, by deed recorded in Book 97, Page 390 of Deeds; thence,
3rd: South along the East line of said land of L. E. Hines, 728.97 feet to a
point on the centerline of the strip of land conveyed to Ventura County by deed
recorded in Book 68, Page 316 of Deeds; thence along the centerline of said
road,
4th: North 580 04' East 40.26 feet to the Northerly terminus of the curve in
the Westerly line of the 30 foot strip of land conveyed to Southern Pacific
Railroad Company by deed recorded in Book 77, Page 114 of Deeds; thence
continuing along the centerline of said road,
5th: North 58°
6th: South 47°
7th: North 550
8th: North 400
9th: North 180
10th: North 596
04'
00'
25'
00'
15'
47'
East 20 feet; thence,
East 118.87 feet; thence,
East 181.20 feet; thence,
East 589.20 feet; thence,
West 69.19 feet; thence,
East 170.67 feet; thence,
11th: North 760 30' East 301.16 feet, more or less, to a point in the East line
of said Lot "V ", distant thereon Northerly 711.26 feet from the common quarter
DESCRIPTION
Pale 7 Order No. 579970 =S BR
corner between Sections 3 and 4, Township 2 North, Range 19 West, Rancho Simi
and being the Northea -st corner of the land desc -ribed in deed to Perry L. Wicks,
recorded in Book 145, Page 422 of Deeds; thence,
12th: North 00 04' East to the point of beginning.
EXCEPT the interest in a strip of land, 50 feet wide, conveyed to the County of
Ventura, for road purposes by deed recorded in Book 68, Page 316 of Deeds.
ALSO EXCEPT any portion thereof conveyed to Southern Pacific Railroad Company,
by deed recorded in Book 77, Page 114 of Deeds.
ALSO EXCEPT that portion described in deed to Le Roy S. Goodman and wife,
recorded January 21, 1959 as Document No. 3122, in Book 1694, Page 241 of
Official Records.
ALSO EXCEPT that portion described in deed to William Yrigoyen and wife,
recorded March 16, 1959 as Document No. 10470 in Book 1713, Page 43 of Official
Records.
ALSO EXCEPT that portion thereof included within the lines of the following
described property:
That portion of Lot "V ", Tract "L", Rancho Simi, in the County of Ventura, State
of California, as per Map recorded in Book 5, Page 5 of Maps, in the office of
the County Recorder of said County, described as follows:
Commencing at the Northwesterly corner of the land described in the deed to Le
Roy S. Goodman and wife, recorded January 21, 1959, as Document No. 3122, in
Book 1694, Page 241 of Official Records; thence along the Northerly prolongation
of the Westerly line thereof North 00 17' 36" West 300 feet; thence parallel
with the Northerly line of said last mentioned land and prolongation thereof
North 890 -42' 24" East 300 feet; thence North 770 36' 34" East 216.06 feet to
the intersection with a line which is parallel with and distant Easterly 236.26
feet, measured at right angles, from the Easterly line and prolongation thereof
of said land of Le Roy S. Goodman and being the true point of beginning; thence
parallel with the Easterly prolongation of the Northerly line of said land of Le
Roy S. Goodman,
1st: North 890 42' 24" East 563.70 feet to the Easterly line of said Lot "V ";
thence along said last mentioned Easterly line,
2nd: South 00 17' 10" East 268.97 feet to the Northerly line of Los Angeles
Avenue, being a curve concave Southeasterly having a radius of 1030 feet and a
radial line bears North 1311 49' 28" West; thence,
3rd: Southwesterly along said curve through an angle of 140 04' 06" an arc
distance of 252.90 feet; thence tangent to said curve,
4th: South 620 06' 26" West 356.09 feet to the beginning of a tangent curve
concave Southeasterly having a radius of 730 feet; thence,
5th: Southwesterly along said last mentioned curve through an -angle of 10 03'
4811, an arc distance of 13.55 feet to the intersection with a line which is
parallel with the Easterly line and prolongation thereof of said land of Le Roy
Page 8 DESCRIPTION
Order No. 579970 =S BR
S. Goodman and passes through said true point of beginning; thence along said
last mentioned parallel line;
6th: North 00 17' 36" West 528.92 feet to the true point of beginning.
ALSO EXCEPT those portions of said land described in the Partial Reconveyances
recorded May 10, 1967 in Book 3140, Page 564 of Official Records, April 11, 1968
in Book 3289, Page 374 of Official Records, July 1, 1969 in Book 3512, Page 428
of Official Records, and November 3, 1971 in Book 3881, Page 703 of Official
Records.
ALSO EXCEPT that portion described in the deed to Joe Johnson and wife, recorded
May 10, 1967 as Document No. 19917, in Book 3140, Page 567 of Official Records.
EXCEPT an undivided 51% of all oil, gas and other hydrocarbon substances that
may be produced from a depth below 500 feet from the surface of said land, but
without any right of entry upon the surface of said land for the purpose of
mining, drilling, exploring or extracting such oil, gas and other hydrocarbon
substances or other use of or rights in or to any portion of the surface of said
land and to a depth of 500 feet below the surface thereof, as reserved by Evan
D. Williams, et al., in-deed recorded December 15, 1964.
Parcel J:
Part of Lot "V ", Tract "L", Rancho Simi, in the City of Moorpark, County of
Ventura, State of California, as per Map recorded in Book 5, Page 5 of map, in
the office of the County Recorder of said County, described as follows:
Beginning at a point in the North line of that certain parcel of land conveyed
to L. E. Hines, by deed dated February 4, 1904, - recorded in Book 97, Page 390 of
Deeds, distant East 991 feet from the Northwest-corner of said lands of L. E.
Hines, said corner being marked by a 4" x 4" redwood post; thence,
1st: East 571.88 feet along the said -North line of said lands of L. E. Hines
to a 3/4 -inch iron pipe set at the Northeast corner of said lands of L. E. Hines
and in the West line of lands conveyed to J. M. Stuart, by deed dated March 31,
1911, recorded in Book 124, Page 371 of Deeds; thence,
2nd: North 1059.59 feet along the West line- of.said land of J. M. Stuart to a
point distant South 1321.12 feet from the Northwest corner of said land of J. M.
Stuart in the North line of said Lot "V "; thence,
3rd: South 280 21' 30" West 1204 feet to the point of beginning.
EXCEPT an undivided 5156' of all oil, gas and other hydrocarbon substances that
may be produced from a depth below 500 feet from the surface of said land, but
without any right of entry upon the surface of said land for the purpose of
mining, drilling, exploring or extracting such oil, gas and other hydrocarbon
substances or other use of or rights in or to any portion of the surface of said
land and to a depth of 500 feet below the surface thereof, as reserved by Evan
D. Williams, et al., in deed recorded December 15, 1964.
Parcel K:
Parcel A, in the City of Moorpark, County of Ventura, State of California, as
DESCRIPTION
Page 9 Order No. 579970 -5 BR
shown on a- parcel map filed in Book 14, Page 62 of Parcel Maps, in the office of
the County-Recorder of said County.
EXCEPT an undivided 51% of all oil', gas and other hydrocarbon substances that
may be produced from a depth below 500 feet from the surface of said land, but
without any right of entry upon the surface of said land for the purpose of
mining, drilling, exploring or extracting such oil, gas and other hydrocarbon
substances or other use of or rights in or to any portion of the surface of said
land and to a depth of 500 feet below the surface thereof, as reserved by Evan
D. Williams, et al., in deed recorded December 15, 1964 as Document No. 89876 in
Book 2689, Page 564 of Official Records.
Appendix B
Moorpark General Plan -
Specific Plan #2 Requirements
Parks - An evaluation will be conducted during the development of
this specific -plan to identify required park land dedication
consistent with the City Municipal Code and General Plan
requirements.
Circulation - The specific plan area circulation network will
require consideration for topographical constraints, viewshed
issues, and the adjacent Southern Pacific railroad tracks; shall
provide protection for the conceptual alignment of the future SR-
118 freeway corridor; and shall ensure that roadway rights -of -way
are protected for the planned roadway upgrades, improvements, and
additions as identified in the City's circulation plan.
Proposed Land Uses
The number of dwelling units shall not exceed 415, unless the
specific plan area property owner agrees to provide public
improvements, public services and /or financial contributions that
the City Council determines to be of substantial public benefit to
the community, in which event,.the number of dwelling units shall
not exceed 620. A minimum of 3 acres of land shall be designated
as Public Institutional within this specific plan area. The
appropriate amount of land to be designated as Open Space, Park,
School, or any other appropriate land use designation, will be
determined at the time of specific plan preparation or approval.
Overlay Designation - Agriculture 1 (285 acres)
Specific Plan. 2
Specific Plan 2 consists of 445 acres under single ownership. It
is located northerly of the City, east of Walnut Canyon Road and
west of College Heights Drive. Generally, the majority of this
specific plan area is characterized as a gently sloping plateau
with prominent hillsides in the northern section, and is currently
vacant and used for seasonal grazing.
Opportunities and Constraints
Specific plan area development issues will be addressed during
specific plan preparation and subsequent review, and include:
Topography - Existing steep hillsides within the specific plan area
require a complete evaluation of steep slopes, unstable soils, and
other potential geotechnical constraints during the development/
review of this specific plan. Consistent with City policy, grading
is restricted on slopes greater than 20 percent and development
prohibited in areas where potential hazards cannot be fully
mitigated.
30
� \ \'S ::CT.Nh r' . �.. \ +N. vnSSv\ \ti. •n::i;y:S••S•v. ••xvnv,..w,,•••!: tvnA. ••••• :pv, .ay..`n, Yiwxuv . 4 '.yS'nK'i�:!{{iv'S ?S>hi:!i'.'O. t4v{mv : ^:MS'i;.;�X{{M,,:;r;nv �"{y,H;O:•
Hydrology - An evaluation of existing drainage courses, surface
runoff, potential flood hazards and other hydrological constraints
will be conducted during the development /review of this specific
plan.
Viewshed - The importance and visibility of hillside horizon lines
and prominent ridgelines within this specific plan area from
surrounding areas will be evaluated during the preparation and
review of the specific plan. Clustering of dwelling units should
be considered where appropriate to conserve important visual and
natural resources /hazard areas.
Biological Resources - The significance of biological resources
which may occur onsite (i.e., oak trees, threatened, rare,
endangered plants and animals, etc.) shall be determined during
specific plan preparation and review. The preservation of any
resources determined to be significant shall be encouraged through
habitat preservation, enhancement, or replacement.
Archaeology - The specific plan area will be evaluated to determine
whether archaeological resources occur within the overall plan area
and their potential significance.
Public Services/ Infrastructure - water, sewer, gas and electric
service to the specific plan area will be provided through service
extensions from existing transmission lines in the surrounding
area. An evaluation will be conducted during the development of
this specific plan regarding required land use set - asides and
financing for schools and community services such as fire stations
and libraries.
Parks - An evaluation will be conducted during the development of
this specific plan to identify required park land dedication
consistent with the City Municipal Code and General Plan
requirements.
Circulation - The specific plan area circulation network will
require consideration for topography, viewshed, and for its
integration with both the conceptual future freeway alignments for
SR -118 and SR -23, and the future Broadway extension. The specific
plan shall ensure that roadway right -of -ways are protected for the
planned roadway upgrades, improvements and additions as identified
in the City's circulation plan.
Proposed Land Uses
The number of dwelling units shall not exceed 475, unless the
specific plan area property owner agrees to provide public
improvements, public services and /or financial contributions that
the City Council determines to be of substantial public•benefit to
the community, in which event, the number of dwelling units shall
not exceed 712. A minimum of 7 acres of land shall be designated
31
as Public Institutional within this specific plan area. The
appropriate amount of land to be designated as Open Space, Park,
School, or any other appropriate land use designation, will be
determined at the time of specific plan preparation or approval.
Overlay Designation - Open Space 1 (300 acres)
Rural Low (145 acres)
Specific Plan 3 (Deleted)
Specific Plan 9
Specific Plan 9 consists of approximately 24.8 acres under one
ownership, located in the western section of the City, north of
High Street, west of Walnut.Canyon Road, and south of Casey Road.
This specific plan area consists of the City's former high school
site and contains the playing fields and classroom buildings. The
area formerly a part of the high school site, that was purchased by
the Moorpark Boys and Girls Club, is not part of this specific plan
area.
Opportunities and Constraints
Specific plan area-development issues will be addressed during
specific plan preparation and subsequent review, and include:
Topography = An evaluation of steep slopes, unstable soils and
other geotechnical constraints within the hillside areas of
development will be conducted during the development /review of this
plan. Consistent with City policy, grading is restricted on slopes
greater than 20 percent and development prohibited in areas where
potential hazards - cannot be fully mitigated.
Hydrology - An evaluation of existing drainage courses, surface
runoff, potential flood - hazards and other hydrological constraints
will be conducted during the development /review of this specific
plan.
Viewshed - The importance and visibility of hillside horizon lines
and any prominent ridgelines within this specific plan area from
surrounding areas will be evaluated during the preparation and
review of the specific plan. Clustering of dwelling units should
be considered where appropriate to conserve important visual and
natural resourceslhazard areas.
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Appendix C
Definitions
DEFINITIONS
Affordable For Rent Unit - A dwelling unit built under the provisions of Section 4.1.2 of this document
Affordable Household - A household with a total income which does not exceed 120 percent of the County
Median Household Income.
Affordable Housing - Residential dwelling units defined as such by HUD.
Affordable Housing Payment - A total monthly housing payment which does not exceed 30 percent of the
maximum gross monthly income of an Affordable Household. When computing the housing payment, principal,
interest, and private mortgage insurance on any mortgage loan, as well as any applicable HOA fees, special
assessments, and property taxes may be included.
Affordable Housing Program - The program designed to provide an expanded range of housing opportunities
within Specific Plan No. 2, which opportunities are reserved solely for Affordable Households as more fully
described in Section 4.1.2.
Affordable Housing Status Report - An annual report to be submitted to the AHA or other Enforcing Agency.
Affordable Rental Payment - A monthly rental payment that does not exceed 30 percent of the maximum gross
monthly income of an Affordable Household.
Affordable Rental Unit - A rental unit built as part of the Affordable Housing Program (refer to Section 4.1.2)
which is occupied by or available to a certified Qualifying Affordable Household.
Affordable Residential Units - The Affordable Housing units which are not Ancillary Units.
Applicant - A person or entity formally submitting an application for a permit within the Specific Plan Area.
LowlncomeHouseholds - Those having an income of between 50 percent to 80 percent of the median income
for the County, as established by HUD.
Median Household Income - The median annual income for a household in the County as established by HUD.
Moderate Income Households - Those households having an income of between 80 percent and 120 percent
of the median income for the County, as established by HUD.
Very Lowlncome Households - Those having an income of 50 percent or less of the median household income
for the County, as established by HUD.