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HomeMy WebLinkAboutAG RPTS 1989 0306 PC REGELOISE BROWN Mayor BERNARDO M. PEREZ Mayor Pro Tem CLINT HARPER, Ph. D. Councilmember PAUL LAWRASON Councilmember SCOTT MONTGOMERY Councilmember RICHARD T. HARE City Treasurer MOORPARK A 6 E N D A STEVEN KUENY City Manager CHERYL J. KANE City Attorney PATRICK RICHARDS, A.I.C.P. Director of Community Development R. DENNIS DELZEIT City Engineer JOHN V. GILLESPIE Chief of Police MOORPARK PLANNING COMMISSION MEETING OF: MONDAY, MARCH 6, 19$9 7:00 P,IM, 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL Chairman Douglas Holland Vice Chairman John Wozniak Commissioner William Butcher �— Commissioner William Lanahan Commissioner Glen Schmidt 4. PUBLIC COMMENTS 5. APPROVAL OF MINUTES February 6, 1989, November 30, 1987, November 16, 1987 (November 16, 1987 Residential Development Evaluation Board) 6. CONSENT CALENDAR None. 7. PUBLIC HEARINGS (Old Business) None. 8. PUBLIC HEARINGS (New Business) A. Appeal 89 -1 ERICSSON The applicant is appealing a denial of his request for an encroachment permit to allow a 10 -foot curb cut (second driveway), approximately 28 feet south of the existing driveway, for Lot 22 of Tract 3306 - Glenmoor). Located at 13217 Peach Hill Road, Moorpark. - - -- --------------------------------------------------- Those who wish to address the Moorpark Planning Commission on any item, are required to fill out a Speaker's Card, and present it to the Secretary prior to the item being heard or they may not be heard. 799 Moorpark Avenue Moorpark, California 93021 (805) 529 -6864 s-- PLANNING COMMISSION MEETING OF: March 6, 1989 Page 2 9. PLANNING COMMISSION ACTION ITEMS A. Development Plan Permit No. 310 Minor Modification No. 1 Proposed modification for the construction of a block wall along the front of the building. The building is located between Maureen Lane and Goldman Avenue. B. Planned Development Permit No. 1059 Minor Modification No. 1 The applicant is requesting a minor modification to allow the installation of a soil vapor filter system with an eight square foot fence enclosure along Spring Road. 10. INFORMATION ITEMS A. Schedule for Planning Projects= Development Permits Schedule showing current and recently completed entitlement requests. 11. GENERAL PLAN UPDATE A. General Plan Update - Processing Summa 12. COMMISSION COMMENTS 13. STAFF COMMENTS A. Slope Analysis - Hillside Performance Standards Section 8148 -6 Slope Calculation Procedure - Discussion and information only. Q 14. ADJOURNMENT .:opies of the reports or other written documentation relating to each item of business on the agenda are on file in the office of the City Clerk and are available for public review. Any questions concerning any agenda item may be directed to the Department of Community Development, 799 Moorpark Avenue, Moorpark, California. (805) 529 -6864. --------------------------- --- ----------- ------ --- - - - - -- ---- ------------------------ - - - - -- MOORPARK ELOISE BROWN Mayor BERNARDO M. PEREZ Mayor Pro Tom CLINT HARPER, Ph. D. Councilmember PAUL LAWRASON Councilmember SCOTT MONTGOMERY Councilmember RICHARD T. HARE City Treasurer CITY OF MOORPARK ) COUNTY OF VENTURA ) as. STATE OF CALIFORNIA ) STEVEN KUENY City Manager CHERYLJ.KANE City Attorney PATRICK RICHARDS, A.I.C.P. Director of Community Development R. DENNIS DELZEIT City Engineer JOHN V. GILLESPIE Chief of Police I, Celia LaFleur, Administrative Secretary to the Department of Community Development and Recording secretary to the Planning Commission of the City of Moorpark, County of Ventura, State of California, do hereby certify �. under penalty of perjury, that I posted a copy of the Moorpark Planning Commission Agenda for the meeting of �— ' % %qiieSo(- 6 , 1989 at the following location: Moorpark Community Center 799 Moorpark Avenue Moorpark, California 93021 Said agenda shall remain in place until after the meeting so that it is available for public review for at least 72 hours prior to the meeting, pursuant to Section 54954 et.seq. of the California Government Code. Executed on this l¢e day of 1989 at Moorpark, California. Celia LaFleur Administrative Secretary 799 Moorpark Avenue Moorpark, Califomia 93021 (805) 529 -6864 MOORPARK ' FILE COPY ELOISE BROWN STEVEN KUENY Mayor �`“It. City Manager BERNARDO M. PEREZ 'LIPS � CHERYL J. KANE Mayor Pro Tern City Attorney CLINT HARPER, Ph. D. _�� PATRICK RICHARDS,of A.I.C.P. Councilmemberlege Director el PAUL LAWRASON n"�� Community Development Councilmember Ihe. R. DENNIS DELZEIT SCOTT MONTGOMERY City Engineer Councilmember JOHN V. GILLESPIE RICHARD T. HARE Chief of Police City Treasurer MEMORANDUM TO: The Planning Commission FROM: Patrick J. Richards, Director of Community Development DATE: March 2, 1989 (PC meeting of 3/6/89) SUBJECT: HILLSIDE PERFORMANCE STANDARDS - SLOPE CALCULATION PROCEDURE At the request of the City Engineer' s office this item is brought before you as a discussion only item. On the evening of March 6th there will be exhibits of slope calculations and if you should have any specific concerns regarding slope areas within the city please make a note of such for discussion at your March 6th meeting. Attachment: HILLSIDE PERFORMANCE STANDARDS - DRAFT • 799 Moorpark Avenue Moorpark, California 93021 (805) 529-6864 uricnriruon'r nio.ner.rM.no....,1 r • 00001 ARTICLE 30 00002 00003 HILLSIDE PERFORMANCE STANDARDS - DRAFT 00004 00005 00006 00007 00008 Sec. 8148-0 PURPOSE - It is the City of Moorpark position that the hillsides 00009 constitute a significant natural topographical feature of the community which 00010 provides aesthetic relief to the viewscape from virtually every location in the 00011 City. The purpose of these Performance Standards are, therefore, to implement 00012 those provisions of the General Plan of the City of Moorpark as they relate to the 00013 preservation of hillside and ridgeline areas, residential housing in hillside areas, 00014 the maintenance of open space, the retention of scenic and recreational resources of 00015 the City and to enhance the public health, safety and welfare by regulating 00016 development in hillside areas. 00017 00018 Sec. 8148-2 APPLICABILITY — Except as exempted in Section 8148-4 these 00019 Performance Standards shall apply to any parcel or any portion of a parcel of land 00020 in any land use zone which is located outside of the valley floor boundary line as 00021 noted on the Development Map of the Valley Floor attached hereto, and made a part 00022 hereof by this reference as Exhibits A and B. All principally and conditionally 00023 permitted uses in the underlying zone are likewise principally and conditionally 00024 permitted under these Performance Standards subject to the Findings (Section 00025 8148-5) and the application of Development Standards (Section 8148-10) contained 00026 herein. 00027 00028 Sec. 8148-3 VARIANCE FORM PERFORMANCE STANDARDS - Variance form 00029 the terms of this ordinance shall be granted either pursuant to the procedures of 00030 Section 8163-2 of this Chapter or as part of a Planned Development Permit„ 00031 Conditional Use Permit, Specific Plan, or other entitlement, provided that the 00032 findings required below are made prior to approval of the project. Any variance 00033 granted shall be subject to the findings required by Section 8163-2, including, but 00034 not limited to an express finding that the granting of the variance will serve the 00035 interests of preserving and protecting the public health, safety or welfare. 00036 00037 Sec. 8148-4 EXCEPTIONS - These Performance Standards shall not apply to 00038 those specific developments or applications involving one or more of the following 00039 circumstances: 00040 00041 (a) Any approved permit, including, but not limited to, a Specific Plan, 00042 Planned Development Permit, Vesting Tentative Map, Tentative Map, Parcel 00043 Map, Conditional Use Permit, Encroachment Permit or other entitlement valid 00044 as of the date of adoption of these Standards. This shall include any such 00045 above-defined entitlement for which a minor modification is approved. 00046 However, prior to the Director of Community Development approving or 00047 conditionally approving the minor modification, he shall submit the 00048 application to the Planning Commission for a determination of whether the 00049 application meets the criteria in Section 8163-3. If the Commission so 00050 determines, this exception shall apply to any such subsequently approved HILORD/CHRONI -1- • 00052 minor modification, unless the Director of Community Development, or the 00053 Planning Commission on appeal, or the City Council on further appeal find 00054 any modification to the above-defined entitlements to be a Major 00055 Modification of such a magnitude as to alter the original intent of the 00056 project approval. 00057 00058 (b) Any reapplication for a previoulsy-approved Planned Development Permit, 00059 Tentative Map or any other entitlement valid as of the date of enactment of 00060 these Performance Standards, where the failure of the project to proceed 00061 under the original entitlement is solely caused by the failure to obtain 00062 necessary building permit allocations in spite of having filed good faith 00063 application(s) modification to the original entitlement of such a magnitude 00064 as to alter the original intent of the project approval. 00065 00066 (c) Construction of a residential dwelling unit, or additions thereto, and 00067 accessory building(s) on a legally subdivided, residentially-zoned parcel 00068 as of the date of adoption of these Performance Standards, which does not 00069 involve grading for structures on visually prominent redgelines or on land 00070 with a slope in excess of twenty (20) percent, or grading in excess of 00071 1,000 cubic yards. 00072 00073 (d) Any parcel having only isolated land forms with slopes of ten (10%) percent 00074 or greater which have a horizontal run of less than 100 feet and a vertical 00075 rise of less than 30 feet. 00076 00077 (e) Grading for agricultural purposes, pursuant to a grading permit reviewed 00078 by the Planning Commission following a duly noticed public hearing. 00079 00080 (f) Lot line adjustments, lot mergers or condominium conversions involving 00081 existing structures, issued pursuant to local ordinance. 00082 00083 (g) Fire breaks and fire roads required by the Ventura County Fire Department. 00084 00085 (h) Recreation trails for pedestrian or equestrian purposes constructed by or 00086 pursuant to the requirements of the City of Moorpark. 00087 00088 (i) The construction of public works improvements, including, but not limited 00089 to drainage channels, retention basins, water tanks and pumping stations, 00090 provided that such facilities shall be landscaped and bermed so as to 00091 minimize their visibility from view points form the valley floor as defined 00092 in Section 8148-15(c)(2) herein. 00093 00094 (j) Public, quasi-public or non-profit facilities of a recreational or 00095 educational nature, including, but not limited to planetariums, 00096 observatories and libraries, provided that such facilities shall not be 00097 visible form viewpoints from the valley floor as defined in Section 00098 8148-15(c)(a) herein. 00099 00100 (k) The replacement or reconstruction of commercial, industrial or residential 00101 structures existing prior to the enactment of these performance standards 00102 which destroyed or damaged by fire or earhquake or other natural disaster. 00103 HI LORD/CHRON I -2- 00104 Sec. 8148-5 FINDINGS - These findings constitute a further definition and 00105 implementation of those policies of the General Plan of the City of Moorpark which 00106 relate to the preservation of hillside areas, the preservation of open space and the 00107 protection of life and property in hillside areas subject to various natural and 00108 man-made hazards. In approving or conditionally approving any application for 00109 development subject to these Performance Standards, the Director of Community 00110 Development, the Planning Commission, or the City Council shall affirmatively find 00111 that all the following hillside development policies have been attained by the 00112 proposal. In denying any application for development subject to these Performance 00113 Standards, the Director of Community Development, the Planning Commission, or the 00114 City Council on appeal, shall state which of the following hillside development 00115 policies, if any, have not been attained. The manner in which these Findings are 00116 listed is not to be construed as giving one Finding priority over the other. 00117 00118 (a) General Findings 00119 00120 (1) That the natural topographic features of the hills located in and 00121 surrounding the City of Moorpark have been respected and protected. 00122 00123 (2) That all development in this project has been kept from natural slope 00124 areas of twenty (20) percent or greater except as specifically 00125 authorized pursuant to Section 8148-3 and Section 8148-11(a) 00126 00127 (3) That all commercial and industrial development has been kept from 00128 natural slope areas of twenty (20) percent or greater, except as 00129 approved by a Specific Plan. 00130 00131 (4) That the overall density or intensity of land usage in all land use 00132 zones generally decreases as slope increases. 00133 00134 (5) That the view of the hills from the valley floor as well as the 00135 viewshed from the hills has been respected and maintained as defined 00136 in Section 8148-14(c) and Section 8148-15. 00137 00138 (b) Development and Design Findings 00139 00140 (1) That grading has been kept to an absolute minimum in order to 00141 maintain the natural character of the hillsides and that unavoidable 00142 grading complements natural land forms. 00143 00144 (2) That mass grading of large pads and excessive terracing has been 00145 avoided in residential land use zones and minimized in commercial and 00146 industrial use zones. 00147 00148 (3) The significant natural landmarks and other outstanding features have 00149 been retained in their natural state. 00150 00151 (4) That proposed residential development plans have utilized varying 00152 setbacks and heights for buildings, building techniques, building 00153 forms and materials which ensure the compatibility of structures with HI LORD/CH RONI -3- • 00155 the surrounding terrain and that proposed commercial and industrial 00156 development plans have utilized varying setbacks and heights for 00157 buildings, building techniques, building forms, materials and colors 00158 which ensure the compatibility of structures with the surrounding 00159 terrain. 00160 00161 (5) That street and circulation design respects the natural contours of 00162 the land, minimizes grading requirements and minimizes the percentage 00163 of land devoted to streets. 00164 00165 (6) That altered slopes will be re-landscaped with plants which are 00166 compatible with the project's soils, terrain and micro-climate, and 00167 which reduce the risk of fire, consistent with requirements for water 00168 conservation. 00169 00170 (7) That the project's design and construction complies with the 00171 Development Standards in Section 8148-11 through 8148-19. 00172 00173 (8) That land graded for road right-of-way purposes through slopes not 00174 otherwise permitted to be graded hereunder does not include or permit 00175 construction of an increase number of existing or proposed building 00176 pads other than those permitted within that parcel. Such road 00177 grading shall not increase an existing or proposed building pad site. 00178, , 00179 Sec. 8148-6 SLOPE CALCULATION PROCEDURE 00180 00181 (a) Slope Calculations- For the purpose of these Performance Standards, the 00182 following methods will be used to determine the slope of any land, and the 00183 square footage or acreage within any slope category on land subject to 00184 these Performance Standards. 00185 00186 (1) Definition of Slope - Slope is here defined as the relationship 00187 between the change in elevation (rise) of the land and the horizontal 00188 distance (run) over which that change in elevation occurs. The 00189 percent of any given slope is determined by dividing the rise by the 00190 run on the natural slope of land, multiplied by 100. See figure below. 00191 00192 (2) Slope Map Required - For the purpose of determining the amount and 00193 location of land falling into each slope category, the applicant shall 00194 submit to the Department of Community Development at the time of 00195 application a base topographical map of the subject site prepared and 00196 signed by a registered civil engineer or licensed land surveyor, Such 00197 a map shall have a scale of not less than one (1) inch to two hundred 00198 (200) feet and a contour interval of not more than two (2) feet 00199 provided that the contour interval may be ten (10) feet when the slope 00200 is more than twenty (20) percent. This base topographical map shall 00201 include all adjoining properties within 150 feet of the site 00202 boundaries. Slope bands in the range of zero (0) to ten (10) 00203 percent, ten (10) to fifteen (150 percent, fifteen (150 to include, or 00204 be accompanied by, a tabulation of the land area in each slope H I LORD/CH RO N I -4- • 00206 category specified in acres. The exact method for computing the 00207 percent slope and area by percent slope category should be 00208 sufficiently described and presented so tha review can readily be 00209 made. 00210 00211 00212 MEASUREMENT OF SLOPE 00213 00214 (diagram here) 00215 es9_- / — ______-bra__ ab __------_.__________._A?9.— . FUSE • -860- I SLOPE - RUN% 1O0 % IBB -8so- a • OR]]%SLOPE. , _�O 22 VERTICAL _830 ' • CHANGE IN - I ELEVATIOry • -JIB IRISEI -820 F 100 I ELEVAT ION IN FEET HORIZONTAL DISTANCE BETWEEN CONTOURS IRUNI • HILORD/CHRONI -5' • 00216 (3) Slope Mapping Method 00217 00218 (i) The percent slope of any particular piece of land shall be 00219 plotted on the map described in Section 8148 by dividing the 00220 vertical rise between the contours employed by the 00221 horizontal distance between the same contours, multiplied by 00222 100. The minimum contour interval employed shall be two 00223 (2) feet and the maximum contour interval employed ten (10) 00224 feet with the ten (10) foot interval being preferred. 00225 00226 (ii) In preparing a slope map, isolated slope areas (i.e. , 00227 surrounded by a flatter or steeper slope category) with a 00228 horizontal run of less than one hundred (100) feet and a 00229 vertical rise of less than thirty (30) feet shall be 00230 disregarded and the area thereof classified as being within 00231 the adjacent category. If the isolated slope area is 00232 adjacent to two or more slope categories, the isolated slope 00233 area shall be classified with the steepest adjacent slope 00234 category. 00235 00236 (iii) In preparing a slope map, those portions of ravines, 00237 ridges, and terraces of less than one hundred and fifty 00238 (150) feet in width at their widest measurement which are in 00239 an area generally sloping at twenty (20) percent slope or 00240 greater shall be regarded as being of twenty (20) percent 00241 slope or greater, and shall be included as part of the 00242 bordering twenty (20) percent slope or greater band. 00243 00244 Sec. 8148-7 CALCULATION OF TOTAL ALLOWABLE DWELLING UNITS 00245 00246 (a) Land Areas Included in Calculations - The total allowable residential 00247 dwelling units shall be calculated based on the total land area within each 00248 slope category pursuant to Section 8148-6(a) . Except for the exclusions 00249 specified in Section 8148-7(c), all land areas, including group open space, 00250 park and recreation areas developed by the applicant and designed 00251 principally for use by the occupants of the proposal, lands dedicated to 00252 the City of Moorpark, dedicated or otherwise reserved natural areas within 00253 the site and lands within the proposed development required for new or 00254 expanded public right-of-way for roadways may be included in calculations 00255 of total allowable dwelling units, if the land area is designated for 00256 residential development on the General Plan. Such areas shall be 00257 calculated as open space (1 unit per 40 acres) if they are designated as 00258 Open Space on the General Plan. 00259 00260 (b) Land Areas Included in Calculations but Unbuildable - Isolated land areas 00261 shall be considered unbuildable but may be included in calculations of 00262 allowable numbers of dwelling units (gross density) for the entire site 00263 being considered if: 00264 00265 (1) The provisions of Section 8148-6(a)(3)(ii), Section 8148-6(a)(3) (iii) 00266 or Section 8148-7(c) do not apply. 00267 HILORD/CHRONI -6- • 00268 (2) A future public roadway must be constructed which traverses natural 00269 slopes in excess of twenty (20) percent for more than one hundred 00270 (100) feet per dwelling unit requiring such access. 00271 00272 (c) Exception - Lands meeting any or all of the following criteria shall not be 00273 included in the calculation of total allowable dwelling units: 00274 00275 (1) All land areas, regardless of slope, which will be subject to 00276 inundation during a one hundred (100) year storm after development 00277 has occurred. 00278 00279 (2) All and which is in a geologic hazard area as defined in the Safety 00280 Element of the General Plan of the City of Moorpark Valley and for 00281 which no feasible mitigation measures are proposed consistent with 00282 these Performance Standards. 00283 00284 (3) All land which will lie within the easement or right-of-way boundaries 00285 of an open flood control channel after development has occurred. 00286 00287 (d) Residential Dwelling Unit Calculations 00288 00289 Using the Slope Map described in Section 8148-6(a), the maximum allowable 00290 number of units shall be calculated as follows: 00291 00292 00293 Slope Category Dwelling Units Per Acre 00294 00295 0-10 Percent Underlying General Plan designation at 00296 target density of a maximum of 4 units 00297 per acre, whichever is less. 00298 00299 10-15 Percent 1 Unit per 1/2 acre (2 units per acre) 00300 or target density, which ever is less. 00301 00302 15-20 Percent 1.6 Units per 2.5 acres (.40 units per 00303 acre) 00304 00305 20 + Percent 1 Unit per 40 acre (.025 unit per acre) 00306 00307 Areas General Planned 1 Unit per 40 acres (.025 unit per 00308 as Open Space acre; applies in all slope categories) 00309 00310 00311 (e) Transfer of Dwelling Unit Allocations - Within a Tentative Map, Planned 00312 Development Permit, Vested Tentative Map or any other applicable 00313 entitlement, dwelling unit allocations within the applicable slope category 00314 may be utilized pursuant to Section 8148-7(d) or may be transferred to 00315 other slope categories of less than twenty (20) percent. Residential sites 00316 shall only be developed with single-family, detached units with a maximum 00317 density of four (4) units per acre, except for the following: 00318 HILORD/CHRONI -7- • 00319 (1) housing projects for senior citizens; or 00320 00321 (2) residential project located on a parcel not visible from viewpoints 00322 from the valley floor as defined by Section 8148-16(c) (2), and 00323 containing at least twenty-five (25) percent of the units which are 00324 affordable for low income and very low income households, as defined 00325 by the Housing Element of the City of Moorpark General Plan (which, 00326 as of , or as amended from time to time, was established for a 00327 family of four as an annual income of or less for very low 00328 and or less for low) and which doe not exceed a maximum 00329 density of seven (7) units per gross acre, including density bonus 00330 and density transfer. 00331 00332 In no even shall these above exception exceed the twenty (20) percent 00333 slope restrictions. 00334 00335 Sec. 8148-8 COMMERCIAL AND INDUSTRIAL DEVELOPMENT POTENTIAL - 00336 Development of parcels within a commercial or industrial land use zone shall comply 00337 with all of the provisions of the underlying base and overlay zone and all 00338 provisions of the Hillside Performance Standards, provided that development is 00339 limited to slopes of ten (10) percent or less, unless otherwise approved by a 00340 Specific Plan. 00341 00342 Sec. 8148-9 SUBDIVISIONS OF LAND - In order to avoid the creation of 00343 undeveloped parcels of land, any subdivision of land proposed in areas falling 00344 wholly or partially under the provisions of these Performance Standards shall not be 00345 divided in such a fashion as to preclude the reasonable use of any resulting 00346 parcel(s). 00347 00348 (a) Developable land may not be divided form land substantially undevelopable 00349 under the provisions of these Performance Standards unless: 00350 00351 (1) The undevelopable parcel(s) is to be held in common by the owner(s) 00352 of the resulting developable parcels(s) : or, 00353 00354 (2) The undevelopable parcel(s) is conveyed to and accepted by an 00355 appropriate public agency or other party (e.g., homeowners' 00356 association) to be used for other residential purposes, such as, but 00357 not limited to, parks, flood control facilities, campgrounds, 00358 agriculture or. other uses consistent with the Open Space Element of 00359 the City of Moorpark General Plan; and, 00360 00361 (3) An open space easement over the undevelopable parcel(s) specifying 00362 the allowable non-residential, or, alternatively, the prescribed uses, 00363 is dedicated to the City of Moorpark or another appropriate public 00364 agency. Such an open space easement shall be conveyed subject to 00365 the provisions of Government Code Section 51070 et seq. 00366 00367 (b) If a parcel of land is proposed for division into two or more parcels, but 00368 with no Planned Development Permit for the whole original parcel, each HILORD/CHRONI -8- 00370 parcel shall have a proportionate share of the total developable land or 00371 the total dwelling units allowable under the provisions of these 00372 Performance Standards unless either of Section 8148-9(a)(1) or 8148-9(a)(2) 00373 have been satisfied. 00374 00375 (Example: If four lots are to be created from 40 acres, each 00376 approximately ten acres in size, each lot must have twenty five (25) 00377 percent of the developable land and/or twenty five (25) percent of the 00378 total units allowable on the original parcel. ) 00379 00380 (c) Any parcel created pursuant to the provisions of these Performance 00381 Standards and entirely in twenty (20) percent or greater slope, or 00382 designated as open space in the City of Moorpark General Plan, shall be no 00383 less than 40 acres in size unless Section 8148-9(a)(1) or 8148-9(a) (2) 00384 pertain. 00385 00386 (d) Single parcels of land of record as of the date of adoption of these 00387 Performance Standards in a residential or open space land use zone on less 00388 than 40 acres shall be allowed a minimum of one dwelling unit 00389 notwithstanding Section 8148-6 of these Performance Standards. 00390 00391 (e) Land, otherwise developable under •the provisions of these Performance 00392 Standards, is rendered undevelopable when the development which could be 00393 built on that land is transferred elsewhere on the parcel(s) subject to the 00394 same development application. In such a case, the land rendered 00395 undevelopable shall be treated in a manner consistent with Section 8148-9(a) . 00396 00397 Sec. 8148-10 DEVELOPMENT STANDARDS - The purpose of this Section is to 00398 further define and describe the meaning of Findings (Section 8148-5, and to 00399 implement the same. The following Development Standards are, therefore, the 00400 minimum criteria by which to evaluate the achievement of the Findings (Section 00401 8148-5 of these Performance Standards by any proposal, plan or similar action 00402 subject to the provisions of these Performance Standards. 00403 00404 Sec. 8148-11 GRADING STANDARDS - In addition to Chapter 70 of the Uniform 00405 Building Code, Chapter 7 of the Ventura County Land Development Manual, or any 00406 other applicable grading requirements, the following grading standards shall apply 00407 to all grading of land subject to these regulations. 00408 00409 (a) No manufactured slope shall exceed thirty (30) feet in height, [except that 00410 slopes required for public streets may exceed thirty (30) feet in height if 00411 no feasible alternative consistent with the Findings (Section8148-5 00412 exists) . The height of a manufactured slope shall include the height of 00413 any retaining wall constructed as an integral part of that slope. 00414 00415 (b) Where grading is necessary, the principles of contour grading shall be 00416 employed. 00417 00418 (1) manufactured slopes shall be rounded and shaped to simulate the HI LORD/CHRONI -9- 00420 natural terrain. 00421 00422 (2) The toe and crest of any slope in excess of ten (10) feet vertical 00423 height, excepting the toe of any slope within twenty-five (25) feet of 00424 a structure, shall be rounded with vertical curves of radii no less 00425 than five (5) feet and designed in proportion to the total height of 00426 the slope. 00427 00428 (3) Any manufactured slope bank in excess of thirty (30) feet vertical 00429 shall have variable gradients. 00430 00431 (4) Grading shall follow the natural topographic contours as much as 00432 possible. 00433 00434 (5) Where cut or fill slopes exceed 200 feet in horizontal length, the 00435 horizontal contours of the slope shall be curved in a continuous, 00436 undulating fashion with varying radii to reflect the natural terrain. 00437 00438 (6) manufactured slopes shall blend with naturally occurring slopes at a 00439 radius compatible with the existing natural terrain. 00440 00441 (7) Grading on naturally occurring slopes of 20 percent grade or more 00442 which have a vertical height of more than thirty (30) feet and a 00443 horizontal run of 100 feet or more shall not occur unless such grading 00444 becomes necessary and is specifically approved by the Planning 00445 Commission of City Council after making the appropriate Findings. A 00446 detailed plan for slope stabilization shall be submitted by the applicant. 00447 00448 (c) No manufactured slope shall have a slope angle steeper than two (2) 00449 horizontal to one (1) vertical (2:1) . Shallower slope angles may be 00450 required if detailed soils and geologic investigations indicate such. 00451 00452 (d) Manufactured slope should be screened from view under or behind buildings 00453 or by intervening landscaping or natural topographic features. 00454 00455 (e) At the time of formal application, a preliminary grading plan shall be 00456 submitted detailing the extent and nature of proposed grading. Such a 00457 plan should include, but not be limited to: 00458 00459 (1) Preliminary cross sections detailing both the original and proposed 00460 ground surfaces with grades, slopes and elevations noted. 00461 00462 (2) A preliminary soil stabilization report including proposed final 00463 groundcover to reduce erosion, landscaping and erosion control. 00464 00465 (3) Erosion control measures to prevent soil loss when grading is in 00466 process. 00467 HILORD/CHRONI -10- • 00468 Sec. 8148-12 DRAINAGE STANDARDS - All proposed drainage facilities shall 00469 respect the natural (before development) hydrologic characteristics of the subject 00470 terrain, preserve major drainage channels in their natural state and be designed in 00471 such a manner as to preserve the public health, safety or welfare. The provisions 00472 of the following standards shall apply to all land subject to these regulations, and 00473 shall be in addition to the provisions of the adopted version of the Uniform 00474 Building Code, Chapter 6 and 7 of the Ventura County Land Development Manual or 00475 any other applicable drainage requirements. 00476 00477 (a) To the maximum feasible extent, all natural drainage courses serving major 00478 drainage areas and containing significant perennial vegetation which may 00479 constitute a significant wildlife habitat should remain in their natural 00480 state. Alterations to the above drainage courses may be allowed if the 00481 application of this Section will result in upstream or downstream flooding 00482 hazards for which there is no other feasible means of mitigation consistent 00483 with the Findings (Section8148-05) . 00484 00485 (b) In the event that off-site drainage facilities will be required to handle 00486 increased runoff from any development subject to these regulations, interim 00487 drainage facilities which provide for no increase in peak runoff from a ten 00488 (10) year storm shall be constructed and maintained until such time as the 00489 permanent facilities are completed. 00490 00491 (c) The overall drainage system shall be completed and made operational at the 00492 earliest possible time during construction or shall otherwise be provided 00493 for in a manner acceptable to the City of Moorpark. If a development is to 00494 be phased, all downstream (including interim facilities within the project 00495 area or required interim off-site drainage facilities) elements of the 00496 approved drainage facilities will be completed or otherwise provided for in 00497 a manner acceptable to the City of Moorpark before the completion of 00498 upstream phases. 00499 00500 (d) A drainage plan, including text, maps and diagrams, shall be submitted to 00501 the City as part of any formal application for development under these 00502 regulations. The City engineer in consultation with the Director of 00503 Community Development, or their designees, shall review these submissions 00504 for completeness, adequacy and conformance with the above and other 00505 applicable standards. 00506 00507 Sec. 8148-13 STREET STANDARDS - The design of streets and the circulation 00508 pattern within any proposed project governed by these regulations shall be such as 00509 to minimize grading requirements; shall, to the maximum feasible extent, complement 00510 the natural contours of the land; shall serve to retain the natural features of the 00511 impacted hillsides; shall be designed in such a manner as to reduce street mileage 00512 to a minimum; and shall be as narrow as traffic generation and public safety will 00513 permit. 00514 00515 (a) Local Street Widths - The minimal street width in residential land use 00516 zones for local and cul-de-sac streets (those streets used primarily to 00517 serve abutting property) shall be a minimum of twenty eight (28) feet from 00518 curb facing to curb facing with a five foot improved shoulder on each side. 00519 H ILORD/CHRONI -11- } • 00520 (1) In order to encourage a rural feeling in residential land use zones of 00521 two units per acre or less, reduced street standards including, but 00522 not limited to reduction in minimum street width [Section the 00523 elimination of sidewalks and formal parkways will be allowed if the 00524 Director of Community Development, in consultation with the City 00525 Engineer; or the Planning Commission; or the City Council determines 00526 that such will not be detrimental to the public health, safety or 00527 welfare or that adequate alternative pedestrian circulation has been 00528 provided. 00529 00530 (b) Access Roadway Length - Where access to isolated land areas with less than 00531 twenty (20) percent slope can be provided only by constructing a roadway 00532 traversing natural slopes in excess of twenty (20) percent, such a roadway 00533 shall not traverse twenty (20) percent slopes for more than a cumulative 00534 distance of one hundred (100) feet per dwelling unit requiring such access 00535 nor more than two hundred (200) feet per acre of commercial or industrial 00536 land of less than twenty (20) percent slope and will be allowed if the 00537 Director of Community Development approves. 00538 00539 (c) Special Streets - Special streets, such as one-way streets, split level 00540 streets and dead-end streets shall be acceptable when their use is 00541 justified by detailed engineering studies submitted by the applicant, 00542 approved by the City Engineer in consultation with the Director of 00543 Community Development, or their designees, and are found to be necessary 00544 for the full achievement of the Findings of these Performance Standards 00545 (Section 8148-13(a) . 00546 00547 (1) The maximum centerline gradient for residential streets shall be no 00548 more than ten (10) percent except at intersections or adjacent areas 00549 of transition where the gradient should be less than two (2) percent. 00550 00551 (d) Applicability of the City of Moorpark Road Standards - In all other 00552 respects, any proposed traffic ways shall comply with the City of Moorpark 00553 Road Standards. Exceptions to the City of Moorpark Road Standards may 00554 be granted under these Performance Standards if the City Engineer in 00555 consultation with the Director of Community Development, or their 00556 designees; or the Planning Commission; or the City Council determines that 00557 the Findings (Section 8148-05) of these Performance Standards serve to be 00558 furthered by such an exception. 00559 00560 Sec. 8148-14 DESIGN STANDARDS - Applicants are encouraged to employ site 00561 planning and architectural techniques which implement the Findings of these 00562 Performance Standards (Section 8148-05) . In general, any proposed land use must 00563 be planned and designed in such a fashion as to complement and preserve the 00564 hillside terrain as well as provide a safe living environment. 00565 00566 (a) Buildings 00567 00568 (1) Those building styles and lot configurations which lend themselves to 00569 hillside development or those which are easily adapted to meet the HI LORD/CH RONI -12- • 00571 special design and terrain requirements presented by hillside areas 00572 are encouraged. The intent is to encourage building methods as well 00573 as other land development methods in ten to twenty percent slope 00574 areas which minimize terrain disruption and blend with the natural 00575 contours of the subject hillside terrain. The maximum height of any 00576 building constructed on land subject to these Standards shall be two 00577 (2) stories or thirty-five (35) feet, whichever is less. 00578 00579 (2) Buildings and grading should be planned in such a manner as to hide 00580 necessary grading under or behind buildings. An example of such a 00581 technique would be split level construction. 00582 00583 (b) Horsekeeping - When horsekeeping is proposed in areas subject to the 00584 provisions of this Ordinance, such property should be buffered from 00585 non-horsekeeping property as much as possible through intervening open 00586 space, arterial roads, landscaping, other appropriate design techniques or 00587 lotting patterns which avoid common lot lines between horsekeeping and 00588 non-horsekeeping property. 00589 00590 Sec. 8148-15 VIEWSHED DEVELOPMENT STANDARDS - In order to implement the 00591 Findings of these Performance Standards, view from property subject to these 00592 standards shall be preserved by the application of special design techniques which 00593 will assure the retention or enhancement of the natural viewshed characteristics of 00594 the site. The purpose of this section is to set forth standards for maintaining 00595 such viewshed. 00596 00597 (a) Preservation of Viewshed - Preservation of the natural vista and panoramic 00598 view characteristics of each hillside location shall be accomplished by 00599 respecting the natural contours of the site and designing in such a manner 00600 as to retain such views and panoramas. To the maximum practical extent 00601 all natural contours shall be retained and dwelling units shall be placed 00602 to take advantage of views. 00603 00604 (b) Orientation of Living Areas- Living areas of dwelling units shall be 00605 oriented toward natural view areas, open vistas or landscaped areas. 00606 00607 (c) Location of Dwellings - Dwelling units shall be located in such a manner as 00608 to avoid interference with the view from other existing or proposed 00609 dwelling units. 00610 00611 (d) Preservation of Valley View - To the maximum extent possible, the view 00612 from the valley floor shall also be preserved and every effort made to 00613 maintain the original perceived view of the site. 00614 00615 Section 8148-16 RIDGELINE DEVELOPMENT STANDARDS - In order to implement 00616 the Findings of these Performance Standards, there shall be no development along 00617 visually prominent redgelines in order to preserve the existing backdrop to the 00618 community and to maintain the open character of the visually prominent ridgelines 00619 surrounding the Moorpark area. The purpose of this Section is to set forth 00620 standards for maintaining such ridgelines and their immediately adjacent slopes. 00621 H ILORD/CHRONI -13- 00622 (a) Areas To Remain Undeveloped 00623 00624 (1) Structures subject to the provisions of these Performance Standards 00625 shall not be constructed on top of any visually prominent ridgeline as 00626 defined in Section 8148-16(c) (1). 00627 00628 (2) No point on any structure subject to the provisions of these 00629 Performance Standards shall be closer to a visually prominent 00630 ridgeline than one hundred and fifty (150) feet measured horizontally 00631 on a topographic map or fifty (50) feet measured vertically on a cross 00632 section, whichever is more restrictive, except that this requirement 00633 shall not affect the location of structures to be placed at or below 00634 the lowest visible elevation of a visually prominent ridgeline. 00635 00636 (b) Transfer of Dwelling Units - Allowed dwelling units may be transferred to 00637 another place on the subject parcel if such dwelling units could not be 00638 constructed due to the provisions of the previous section. the place to 00639 which the subject dwelling units are transferred must be buildable under 00640 the provisions of these Performance Standards. 00641 00642 (c) Definitions - The terms used in this section shall have the following 00643 meanings: 00644 00645 (1) "Visually prominent ridgeline" shall mean any hill location visible 00646 from the valley floor and subject to the provisions of these 00647 Performance Standards which forms a part of the skyline visible from 00648 the valley floor or any hill location visible from the valley floor, 00649 the ground surface of which is seen as a distinct edge against a 00650 backdrop of land at least three hundred (300) feet horizontally 00651 behind it. 00652 00653 (2) "Visible from viewpoints from the valey floor" shall mean continuously 00654 visible for more than one thousand (1000) feet along any of the 00655 following: 00656 00657 (i) The 23 Freeway from Olsen Road to it's terminus as of the 00658 date of adoption of this article or it's connection with the 00659 118 Freeway in the future; 00660 00661 (ii) Spring Road from Tierra Rejada Road to Charles Street; 00662 00663 (iii) Tierra Rejada Road from the Arroyo Simi to the easterly 00664 City limits; 00665 00666 (iv) Walnut Canyon Road from Broadway to Mooraprk Avenue; 00667 00668 (v) Poindexter Avenue from Gabbert Road to Moorpark Avenue; 00669 00670 (vi) Los Angeles Avenue from the westerly City limits to the 00671 easterly City limits; 00672 HILORD/CHRONI -14- 00673 (vii) New Los Angeles Avenue from Spring Road to the easterly 00674 City limits. 00675 00676 (viii) Campus Park Drive from it's westerly terminus to the 00677 easterly City limits. 00678 00679 (d) Maps on File - A map(s) shall be kept on file with the he Department of 00680 Community Development outlining visually prominent ridgelines to be used 00681 as a guide in complying with the provisions of this Section. If there 00682 should be a conflict between the written provisions of this section or a 00683 detailed site analysis and the map(s), the written provisions shall control. 00684 00685 Sec. 8148-17 LANDSCAPING STANDARDS - All hillside property subject to these 00686 Performance Standards shall be landscaped in such a manner to reduce fire hazard, 00687 stabilize cut/fill slopes, reduce erosion, retain moisture and enhance the natural 00688 scenic view of the valley. 00689 00690 (a) Retention of Vegetation - Wherever possible, well adapted drought resistant 00691 natural flora shall be retained. 00692 00693 (b) Major Tree Planting - The planting of major trees in areas to remain in 00694 natural open space should include, but not be limited to, the following 00695 native species: 00696 00697 -Juglans California hindsi (California Black Walnut) 00698 -Platanus racemosa (California Sycamore) 00699 -Quercus agrifolia (California Live Oak) 00700 -Quercus lobata (Valley Oak) 00701 00702 (c) Landscaping in Developed Areas - Landscaping in developed areas such as 00703 in parkways or in group recreation areas should be integrated with other 00704 elements of the proposal and comply with other guidelines for the 00705 preservation of natural topographic features, the view of ridgelines and 00706 the preservation of vistas. 00707 00708 (d). Preliminary Landscape Plan - A preliminary or conceptual landscaping plan 00709 prepared by a registered landscape architect and acceptable to the Director 00710 of Community Development shall be submitted at the time of application. 00711 Such a plan shall outline all proposed planting in graded and non graded 00712 areas, means of irrigation, proposed timing of landscape installation and 00713 the manner in which landscaping will be maintained. A precise landscape 00714 plan shall be submitted prior to the issuance of a grading permit. 00715 00716 (e) Landscape Maintenance - Plans and proposed programs for the ongoing 00717 maintenance of landscaped areas shall be submitted at the time of 00718 application. Such plans shall include, but not be limited to, responsible 00719 parties or agencies, the nature and extent of each agency's and party's 00720 responsibility and the financial arrangements designee, shall review these 00721 plans for completeness, adequacy and conformance with applicable HILORD/CHRONI -15- nn,,-) 00723 standards. The Director of Community Development, or his designee, shall 00724 review these plans for completeness, adequacy and conformance with 00725 applicable standards. The Director of Community Development, or his 00726 designee, may waive the above submissions in the event that determination 00727 is made that such submissions are not required due to the scope or scale of 00728 the subject application. 00729 00730 Sec. 8148-18 UTILITIES AND SEWER FACILITIES 00731 00732 (a) All public or private utilities and facilities proposed in areas subject to 00733 this Ordinance shall be planned and constructed consistently with the 00734 appropriate provisions of this Ordinance. The Planning Commission or the 00735 City Council shall review and comment on any such proposals prior to 00736 construction. 00737 00738 (b) These Standards shall not apply to necessary access roads which service 00739 these facilities or to utilities or facilities which will not be visible 00740 from the valley floor after construction. When possible the road shall 00741 follow the contour of the hills so as not to be obtrusive. 00742 00743 Sec. 8148-19 PROCEDURES - The intent of this Section is to outline the general 00744 procedures for applying the provisions of these Performance Standards. 00745 00746 (a) Permits Required - Land subject to the provisions of these Performance 00747 Standards shall comply with the permit requirements of the underlying base 00748 and overlay zones. Additionally, a development of four or fewer dwelling 00749 units or lots located in a residential land use zone shall obtain a Planned 00750 Development Permit if deviations pursuant to Section 814803 are requested. 00751 00752 (b) Hearings, Permits, Appeals, Revocations and Expirations - Any application 00753 for a permit or other entitlement subject to these Performance Standards 00754 shall also be subject to the relevant provisions of Article 43, as they 00755 relate to hearings, permits, appeals, revocations, expirations and other 00756 applicable procedural matters. 00757 00758 (c) Required Technical Reports - In any area proposed for development which 00759 falls under the jurisdiction of these Performance Standards, certain 00760 technical reports shall be required. Such reports will be used to 00761 determine the suitability of the subject site for development and suggest 00762 special construction and design measures necessary to mitigate identified 00763 problems which may endanger the public health, safety or welfare. These 00764 reports shall be submitted at the time of application. 00765 00766 (1) Soils Engineering Report 00767 00768 (i) A soils engineering report shall be submitted with each 00769 application for development under the requirements of these 00770 Performance Standards. The soils engineering report shall 00771 contain, but not be limited to, data regarding the nature, 00772 distribution and strengths of existing soils, the potential H I LORD/CHRONI -16- 00774 for liquefication, degree of seismic hazard in the Safety 00775 Element of the City of Moorpark General Plan, conclusions 00776 and recommendations for grading procedures consistent with 00777 Section 8148-11 of these regulations, design criteria for 00778 any identified corrective measures and opinions and 00779 recommendations covering the adequacy of sites to be 00780 developed. 00781 00782 (ii) The above investigations and report shall be performed by a 00783 professional soils engineer registered with the State of 00784 California who is experienced in the practice of soil 00785 mechanics. The above report shall be reviewed by the City 00786 Engineer in consultation with the Director of Community 00787 Development, or their designees. 00788 00789 (iii) Recommendations included in the report and reviewed 00790 by the City Engineer in consultation with the Director of 00791 Community Development, or their designees, shall be 00792 incorporated into the application and all associated plans 00793 or maps. 00794 00795 (2) Geologic Report 00796 00797 (i) A geology report shall be submitted with each application 00798 for development under the requirements of these Performance 00799 Standards. Such a report shall include, but not be limited 00800 to, the surface and sub-surface geology of the site, 00801 conclusions and recommendations regarding the effect of 00802 geologic conditions on the proposed development, opinions 00803 and recommendations covering the adequacy of sites to be 00804 developed and design criteria to mitigate any identified 00805 geologic hazards consistent with these Performance Standard. 00806 00807 (ii) The investigation and report shall be completed by a 00808 professional geologist registered with the State of 00809 California who is experienced in the practice of engineering 00810 geology. The above reports shall be reviewed by the City 00811 Engineer in consultation with the Director of Community 00812 Development, or their designees. 00813 00814 (iii) Recommendations included in the report and reviewed 00815 by the City Engineer in consultation with the Director of 00816 Community Development, or their designees, shall be 00817 incorporated into the subject application and all associated 00818 plans and maps. 00819 00820 (3) Hydrologic Report 00821 00822 (i) A hydrology report shall be submitted with each application 00823 for development under the requirements of these Performance H ILORD/CHRONI -17- • • 00825 Standards. Such a report shall include, but not be limited 00826 to, the hydrologic conditions on the site, the location of 00827 any above or below ground springs, the location of all 00828 wells, possible on-site flood inundation, downstream flood 00829 hazards, identification of natural drainage courses, 00830 conclusions and recommendations regarding the effect of 00831 hydrologic conditions on the proposed development, opinions 00832 and recommendations covering the adequacy of the sites to 00833 be developed and design criteria to mitigate any identified 00834 hydrologic hazards consistent with these regulations. 00835 00836 (ii) The investigation and report shall be completed by a 00837 registered Civil Engineer experienced in the science of 00838 hydrology and hydrologic investigation. The above report 00839 shall be reviewed by the City Engineer in consultation with 00840 the Director of Community Development, or their designees. 00841 00842 (iii) Recommendations included in the report and reviewed 00843 by the City Engineer in consultation with the Director of 00844 Community Development, or their designees, shall be 00845 incorporated into the subject application and all associated 00846 plans and maps. 00847 00848 (4) Preliminary Grading Plan - A preliminary grading plan shall be incorporated 00849 in the application pursuant to Section 8148-11 . 00850 00851 (5) Preliminary Landscaping Plan - A preliminary landscaping plan shall be 00852 incorporated in the application pursuant to Section 8148-17. 00853 00854 (6) Exceptions - Any or all of the above required reports may be waived by 00855 the Director of Community Development in consultation with the City 00856 Engineer, or their designees, under any of the following conditions: 00857 00858 (i) The existence of satisfactory reports covering the same 00859 subject matter on the same site, which have been completed 00860 not more than one (1) year from the date of the latest 00861 application. 00862 00863 (ii) any or all of the above reports are included as part of an 00864 Environmental Impact Report or Negative Declaration if 00365 either is required, or has been satisfactorily completed for 00866 the proposal, on the site. 00867 00868 (iii) The proposed development comprises four or fewer 00869 residential structures or lots. 00870 00871 (iv) The proposed development is comprised of one or more 00872 residential structures(s) on a single parcel, wherein the 00873 minimum average amount of land per structure equals five 00874 (5) acres or more, no structure is located on a twenty (20) 00875 percent or greater slope and grading of land is less than 00876 1,000 cubic yards. 00877 00878 HI LORD/CHRON I -18-