HomeMy WebLinkAboutRES 1993 293 1010r
RESOLUTION NO. PC -94 -293
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MOORPARK,
CALIFORNIA MAKING A RECOMMENDATION TO THE CITY COUNCIL PERTAINING
TO PROPOSED CHANGES TO THE CITY'S ZONING ORDINANCE - ESTABLISHING
STANDARDS AND PROCEDURES FOR DEVELOPMENT OF HILLSIDE AREAS WITHIN
THE CITY OF MOORPARK
Whereas, at their meeting on August 8, 1994, the Planning
Commission held a public hearing on the issue, reviewed the draft
Ordinance establishing standards and procedures for development of
hillside areas within the City; and
Whereas, at their meeting on September 26, 1994, the
Planning Commission closed the public hearing and instructed staff
to prepare a Resolution to be acted on at the Planning Commission
meeting of October 10, 1994 recommending to the City Council
adoption of the Ordinance with Planning Commission recommended
changes.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. On August 8, 12, and September 26, 1994, the
Planning Commission held public hearings regarding, Changes to the
City's Zoning Ordinance - Establishing Standards and Procedures for
Development of Hillside Areas within the City of Moorpark and
recommends to the City Council the following revisions to the
City's Zoning Ordinance:
PROPOSED ORDINANCE MODIFICATIONS
AN ORDINANCE OF THE CITY OF MOORPARK ADDING ARTICLE 16 TO CHAPTER
1 OF THE 1400RPARK MUNICIPAL CODE (ORDINANCE NO. -- - ZONING
ORDINANCE) ESTABLISHING STANDARDS AND PROCEDURES FOR DEVELOPMENT OF
HILLSIDE AREAS WITHIN THE CITY OF MOORPARK.
Page 1 of 25
CHAPTER 1
ARTICLE 16 - HILLSIDE MANAGEMENT
Section 16.01 Purpose and Intent
The Hillsides within the City constitute a significant natural
topographical feature of the community and provide aesthetic relief
to the viewscape from virtually every location in the City. The
intent and purpose of this article is to implement the goals and
policies of the General Plan and the various elements contained
therein as they relate to development and resource management in
hillside areas within the City of Moorpark. The provisions
contained herein will allow for orderly and sensitive development
of hillside areas in conjunction with the preservation of natural
open space. The following specific goals and policies of this
article reflect those contained in the General Plan and provide the
purpose and intent of this article:
A. To allow for development patterns in hillside areas that
minimize erosion and geologic hazards and that provide
for the protection of the public health, safety and
welfare.
B. To encourage grading techniques that blend with the
(� natural terrain, minimize earth moving activity, minimize
impacts of large cut and fill slopes and provide for the
preservation of unique and significant landforms.
C. To encourage retention of natural drainage patterns and
the preservation of significant riparian areas.
D. To reduce water use in slope replanting and retention by
encouraging grading design that minimizes manufactured
slopes.
E. To allow density transfers, where appropriate, to
facilitate development in more appropriate locations
while retaining significant natural slopes and areas of
environmental sensitivity.
F. To substantially retain the integrity and natural grade
elevations of the significant natural ridgelines and
prominent landforms that, in aggregate, form the City's
skyline backdrop.
Page 2 of 25
G. To the maximum extent possible, preserve the view from
the valley floor and make every effort to maintain the
original view of the site.
Section 16.02 Applicability of this Article
This article establishes specific development standard submittal
requirements, review standards, and processing procedures for
projects within hillside areas, as defined herein. Development
applications proposed on a parcel or parcels that fall within the
definition of a hillside area shall comply with all procedures,
standards, and findings contained in this article.
Specific provisions of this article which address grading and slope
revegetation will apply to all types of development in hillside
areas, including, but not limited to, commercial, industrial and
public, residential, quasi - public, or institutional uses.
Section 16.03 Exemptions
Parcels containing only isolated landform features and drainage
courses that contain slopes greater than twenty (20) percent are
not considered a hillside area and are exempt from this Article if
le— one of the following is met:
A. The features or features contain a vertical height no greater
than fifty (50) feet and a horizontal dimension no greater
than two hundred (200) feet in any direction as measured from
the twenty (20) percent slope line. In the case of multiple
isolated landforms on the same property, said isolated
landforms shall be physically separate topographic features
that are not a component of a significant ridgeline or any
other prominent landform that contains slopes greater than
twenty (20) percent.
B. Properties with minor drainage courses not indicated on the
United States Geological Survey (U.S.G.S.) maps as
intermittent or perennial (blue -line) streams.
C. Previously created manufactured slopes.
D. Any Final, Tentative, or Parcel Map, Residential Planned
Development, Specific Plan, or Conditional Use Permit which
was approved prior to adoption of this article, or any time
extension to a previously approved project, shall be exempt
from the provisions of this article unless the approving
Page 3 of 25
authority finds that the changes to the project constitute a
major modification to the original project approval.
Modifications considered major include, but are not limited
to, the following:
(1). An increase in the number of developable lots.
(2) A reduction in lot size below the minimum lot size
established for the zone or below a size previously
approved by the Planning Commission or City Council.
(3) An increase to the vertical height or horizontal width of
manufactured slopes that alters the plan to a level that
may be inconsistent with what was originally approved.
(4) An increase to building bulk or site /lot coverage that,
alters the plan to a level that may be inconsistent with
what was previously approved.
(5) A combination of minor alterations that represents
substantial, cumulative changes to the project, or other
similar modifications to the previously approved project
that significantly change the design or character of the
project.
E. Construction of a residential dwelling unit, or additions
thereto, and accessory building(s) on a legally subdivided,
residentially zoned parcel as of the date of adoption of this
article.
F. Modification of or addition to an existing single family
dwelling and accessory building including Second Dwelling
Units on an existing parcel created prior to the date of
adoption of this article. This exemption shall not include an
increase in the number of units /lots or changes in use.
G. Construction of additions to commercial /industrial buildings
which will not add more than ten (10) percent in floor area
and an expansion of less than 5,000 square feet, whichever is
less.
I. Grading for agricultural purposes, pursuant to a grading
permit reviewed by the Planning Commission following a duly
noticed public hearing.
J. Lot line adjustments, lot mergers or condominium conversions
involving existing structures, issued pursuant to local
ordinance.
le-
Page 4 of 25
K. Fire breaks and fire roads required by the Ventura County Fire
Department.
L. Recreation trails for pedestrian or equestrian purposes
constructed by or pursuant to the requirements of the City of
Moorpark.
M. The construction of public works improvements, including, but
not limited to drainage channels, retention basins, water
tanks and pumping stations, provided that such facilities are
landscaped and bermed so as to minimize their visibility from
view points from the valley floor as defined in this article.
N. The replacement or reconstruction of structures which are
destroyed or damaged by fire or earthquake or other natural
disaster.
P. Properties having development agreements that exempt them from
the provisions of this article.
Section 16.04 Definitions
Contour Grading - A grading technique which utilizes curvilinear,
horizontal, and vertical undulations in order to simulate the
characteristics of natural topography.
Daylight Grading - A grading technique which designates an existing
natural contour as the transition line between a manufactured pad
for development and the adjacent natural slope face and which
eliminates the need for fill slopes along the exposed edges of the
development pad.
Density Transfer - An increase in density on one portion of
property to a level that may exceed the underlying General Plan
designation of that portion of the property while maintaining a
gross density over the entire property that is consistent with the
underlying General Plan designation.
Hillside Area - Any property containing slope areas of twenty (20)
percent or greater. The steepness of a slope is defined as the
relationship (the ratio) between the changes in elevation (rise)
and the horizontal distance (run) over which that change in
elevation occurs. The percent of steepness of any given slope is
determined by dividing the rise by the run on the natural slope of
land, multiplied by 100.
Page 5 of 25
Horizontal and Vertical Building Envelopes - The maximum width and
height of a structure based on minimum setback requirements and
maximum building height limitations for the zone within which the
project is located. These envelopes may be utilized to evaluate
visual impacts when specific architectural plans are not provided
for subdivision review.
Isolated Landform - A parcel which has an isolated topographical
feature having a slope of greater than twenty (20) percent which
has a horizontal run of less than 200 feet and a vertical rise of
less than 50 feet.
Manufactured Slope - A slope created by grading that consists of
cut and /or fill material.
Mass Grading - A grading technique in which all lots, building pads
and streets are generally graded over the entire area resulting in
the disruption of the majority of the on -site natural grade and
vegetation and, often resulting in, but not required to result in,
a successive pad /terrace configuration.
Open Space - Land that has been left in its natural state and has
not been developed with primary or accessory structures.
Prominent Landform or Ridgeline - A visually prominent landform or
ridgeline means any hill or canyon visible from the major arterial
road system of the valley floor as shown on Exhibit "A "(Note:
ridgelines shown on exhibit are not considered precise location,
which forms a part of the skyline or is seen as a distinct edge
against a backdrop of land at least 500 feet horizontally behind
it.
Slope Face - The slopes located directly below, or leading up to,
the crest of a significant ridgeline or prominent landform.
Slope Steepness - The relationship (the ratio) between the change
in elevation (rise) and the horizontal distance(run) over which
that change in elevation occurs. The percent of steepness of any
given slope is determined by dividing the rise by the run on the
natural slope of land, multiplied by 3.00.
Subdivision Development Plan - Specific development plans for an
unapproved tentative map, including, but not limited to: plot
plans, building elevations, grading plans and landscape plans
applicable to individual lots within a tentative map.
Valley Floor - The Valley Floor is that area of the City as shown
on Exhibit "A" (Note: ridgelines shown on exhibit are not
considered precise location of this Ordinance.
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Page 6 of 25
Section 16.05 Processing Procedures and Submittal Requirements
A. At the time an applicant
Conditional Use Permit,
discretionary approval of a
applicant shall submit the
paragraph C of this section
Development.
applies for a tentative map,
Site Plan review or other
project in a hillside area, the
items and information listed in
to the Department of Community
The list is not all inclusive and additional information or
studies may be required for review of the project pursuant to
the California Environmental Quality Act (CEQA) and other
local, State or Federal laws. The Director of Community
Development may modify, add, or eliminate one or several of
the submittal requirements listed in paragraph C.
B. In the event it is uncertain whether or not a parcel or
parcels of land falls within a hillside area, as defined in
the article, the applicant shall submit a slope map and
related topographic information to determine the applicability
of this article to the project area. This information shall
be submitted at the time of application for the discretionary
project. The decision of the applicability of this article to
a parcel or parcels of land shall be made to the Director of
Community Development prior to the determination of
!� completeness of the application for the discretionary project.
C. Application submittals for development projects in hillside
areas may include, but are not limited to, the requirements
listed below. Additional information or studies may be
required if deemed necessary under California Environmental
Quality Act CEQA) review procedures and other local, state, or
federal laws.
(1) Slope Map and Analysis
The topographic exhibits and analysis shall be prepared as set
forth below and shall include the following items:
Slope Map
The Slope Map shall be prepared by a California registered
Civil Engineer, Land Surveyor, or equivalent. Said Map shall
provide the following information:
(a) The map shall be based on contour intervals no greater
than ten (10) feet except where steep terrain warrants
contour intervals greater than ten (10) feet.
Page 7 of 25
(b) Slope bands in the ranges of 0 -20 percent, 20 -35 percent,
35 to 50 percent, and over 50 percent shall be identified
in clearly distinguishable graphic representations (ie.,
shading, pattern, numerical highlighting within clearly
defined slope category boundaries, etc.) on the slope
map.
(c) individual contours shall be clearly indicated on the
slope map or said map shall be augmented by a clear mylar
overlay, of the same scale as the slope map, which
clearly indicates individual contours. The slope and
topographic overlay maps shall extend off -site a
sufficient distance, as determined by the Director of
Community Development, to incorporate the topography of
all abutting properties as it relates to the proposed
site.
(d) The slope analysis shall specifically identify and
calculate the slope percentages for each individual
topographic feature. Horizontal runs used to calculate
slopes shall be limited to each individual feature.
(e) Total land area within each category shall be indicated
on a table to be provided on a legend on the map.
r- (2) Preliminary Grading Plan
(a) A Preliminary Grading Plan, prepared by a California
registered Civil Engineer, Land Surveyor, or equivalent
shall indicate the height and width of all manufactured
slopes, proposed drainage patterns, methods of storm
water detention /retention, and identification of areas to
remain in a natural state. Off -site contour intervals
shall be shown for adjacent unimproved areas within one
hundred (100) feet of the project's boundaries. When an
adjacent property is improved, the plan shall show: pad
elevations, street grades, wall sections, and any
approved or existing improvements immediately adjacent to
the subject property, shall also be shown.
(b) One (1) colored copy of said preliminary grading plan
showing all cut and fill areas.
(3) Cross Sections /Preliminary Cut and Fill
No less than two (2) cross sections which completely traverse
the property at appropriately spaced intervals in locations
where topographic variation is greater. Said exhibits shall
be prepared by a California registered Civil Engineer, Land
Page 8 of 25
Surveyor, or equivalent . The cross sections shall clearly
t^ depict the vertical variation between natural and finished
grade.
(4) Visual Impact Analysis
The purpose of these exhibits is to replicate how the project
will appear if it were to be constructed as conceptually
proposed. The exhibit shall include, but not be limited to,
panoramic photographs of the project site with an overlay of
scaled rendering (s) of the conceptual project designed to
depict project scaled rendering(s) of the conceptual project
designed to depict project appearance when viewed from the
Valley Floor within the City of Moorpark. In addition to the
Department of Community Development's guidelines for the
preparation of visual studies, specific requirements for the
visual study will be established by the City during
preliminary or formal application review. At the discretion
of the Director of Community Development, a computer generated
view analysis with and without landscaping may be required for
2, 5, and /or 10 year growth period.
(5) Building Envelopes
Horizontal and vertical building envelopes or plot
/' plans /building elevations may be required for subdivisions
where visual impacts are being evaluated.
(6) Pedestrian Circulation /Trails Plan
For projects in which hillside street sections as specified in
Section 16.12 are proposed, the necessity for sidewalks or
alternative pedestrian circulation systems shall be considered
during project review. A pedestrian circulation and trail
plan may be required if alternatives to standard sidewalks are
proposed.
(7) Required Technical Reports
In any area proposed for development which falls under the
jurisdiction of this article, certain technical reports shall
be required. Such reports will be used to determine the
suitability of the subject site for development and suggest
special construction and design measures necessary to mitigate
identified problems which may endanger the public health,
safety or welfare. These reports shall be submitted at the
time that the application is submitted.
(1) Soils Engineering Report
Page 9 of 25
(2)
r'_
(3)
r^
(a) A soils engineering report shall be submitted with
each application for development under the
requirements of this article. The soils
engineering report shall contain, but not be
limited to, data regarding the nature, distribution
and strengths of existing soils, the potential for
liquefaction, degree of seismic hazard, conclusions
and recommendations for grading procedures
consistent with these regulations, design criteria
for any identified corrective measures and opinions
and recommendations covering the adequacy of sites
to be developed.
(b) The above investigations and report shall be
performed by a professional soils engineer
registered with the State of California who is
certified in the practice of soil mechanics.
Geologic Report
(a) A geology report shall be submitted with each
application for development under the
requirements of this article. Such a report
shall include, but not be limited to, the
surface and sub - surface geology of the site,
conclusions and recommendations regarding the
effect of geologic conditions on the proposed
development, opinions and recommendations
covering the adequacy of sites to be developed
and design criteria to mitigate any identified
geologic hazards consistent with this article.
(b) The investigation and report shall be
completed by a professional geologist
registered with the State of California who is
certified in the practice of engineering
geology.
Hydrologic Report
(a) A hydrologic report shall be submitted with
each application for development under the
requirements of this article. Such a report
shall include, but not be limited to, the
hydrologic conditions on the site, the
location of any above or below ground springs,
the location of all wells, possible on -site
flood inundation, downstream flood hazards,
identification of natural drainage courses,
Page 10 of 25
conclusions and recommendations regarding the
effect of hydrologic conditions on the
proposed development, opinions and
recommendations covering the adequacy of the
sites to be developed and design criteria to
mitigate any identified hydrologic hazards
consistent with these regulations. This
report shall also account for runoff and
debris from tributary areas and shall provide
consideration for each lot or dwelling unit
site in a development. Runoff and debris
volumes shall be computed using the County of
Ventura Flood Control District criteria.
(b) The investigation and report shall be
completed by a registered Civil Engineer
certified in the science of hydrology and
hydrologic investigation.
(8) Biological (Flora and Fauna) Analysis
A biological resources report shall map the habitat areas
of the property. Potential presence within the project
area of any sensitive habitat and any unique rare or
endangered plant or animal species shall be determined
and mapped.
(9) Construction Schedule, Parking Plan and Hauling Plan
A construction schedule, construction parking plan and
hauling plan to be used and submitted to the City for
review and approval for importing and exporting material.
(10) Plot Plan
A plot plan showing the location of all proposed and
existing structures. Structures and pad elevations
within 300 feet of the proposed development shall be
included on the plot plan.
D. Standards for Exhibits
Completeness and accuracy of the above specified plans,
studies and other submittal requirements will be determined by
the Director of Community Development, City Engineer, or their
designees in accordance with Section 65944 of the California
Government Code. All studies shall be in conformance with the
current City guidelines for each individual study or report.
Page 11 of 25
Section 16.06 Density Transfers
Permissible densities on steeper portions of a property may be
transferred to portions of the property that require less grading
and are less steeply sloped, less ecologically sensitive, and less
prominent if the proposed transfer complies with the provisions of
this article.
Density Transfer Review Criteria
A transfer of density shall be found suitable for a particular site
only if the proposed density transfer complies with the following
standards:
(1) Design of the density transfer minimizes impacts on
adjacent areas.
(2) The physical location is suitable for a higher density
project. If available, natural physical features shall
be utilized to visually and physically separate higher
density housing from nearby areas that are developed at
lower densities.
(3) On sites where physical separation utilizing natural
features is not feasible, buffering techniques shall be
utilized to ensure that density transfer does not result
in negative impacts upon existing neighborhoods of a
lower density or rural development pattern. Appropriate
buffering techniques may include, but are not be limited
to:
(a) Incorporation of larger lot sizes /patterns which
are consistent with immediately adjacent
neighborhoods.
(b) Utilization of architectural styling, fence
details, landscape and lot patterns, or similar
features that are compatible with those found in
adjacent areas.
(c) Establishment of buffer areas of appropriate size
to ensure that transition of densities is gradual
in order to minimize incompatible mixing of
development types associated with various
intensities of development.
Page 12 of 25
Soction 16.07 Significant Ridgolinos and prominont Landforms
Standards
A. Purpose of Section
To assure that the physical characteristics of the significant
ridgelines and prominent landforms on the perimeter of the City are
retained as a skyline backdrop to the City, and that any
development on physical features encompassing these landforms will
integrate with, rather than significantly modify existing
topography. The goal of this Section is to encourage site planning
techniques that ensure integration of development with physical
features such as natural bowls, broad plateaus, valleys and similar
natural landforms. Implementation of this Section will ensure that
the natural form and elevations of the City's backdrop will be
retained.
B. Requirements
All applications for development proposed in these areas shall be
subject to the standards and procedures set as follows:
(1) Parameters for Requirement of a Visual Impact Stud
A visual impact study will be required for projects located on
the crest or slope face of prominent landforms and ridgelines
that are physical components of the topographic features and
which form an integral part of the City's natural skyline
backdrop. Applicability of this Section may be determined by
the Director of Community Development during preliminary
conceptual review or during application review. In cases of
dispute, the approving authority shall have final decision
making authority on applicability of this Section.
(2) Review Standards
The criteria listed below shall be utilized in evaluating
projects located on the crest of the slope face of significant
ridgelines or prominent landforms forming the City's skyline
backdrop.
(a) All development proposed on prominent landforms or
significant ridgelines, as defined herein, shall be
designed to substantially retain the natural
contour elevations of these features as viewed from
vantage points on the Valley Floor within the City
of Moorpark.
Page 13 of 25
(b) Grading to substantially re -shape prominent
landforms and ridgelines that form a component of
the City's skyline backdrop shall be minimized
wherever possible and shall be subject to the
provisions of Section (c) below.
(c) Dwellings constructed near the crest of the
ridgeline or prominent landforms shall utilize
architectural, grading, and landscape elements that
serve to integrate the structure with the landform
upon which it is constructed. In determining
whether a project complies with this requirement, a
project must be found consistent with the following
criteria:
1. on steep natural grades, foundations and floor
plans should be designed with multi- levels to
change elevations with natural contours.
2. Roof planes should vary rather than be angled
in one direction. The main building mass,
including gabled sections of roof structures,
should face away from lower lying areas.
3. Roof lines should provide architectural relief
in such a way as to complement the natural
contours of the land.
4. Building colors should emphasize blending with
the surrounding natural terrain.
5. Utilize daylight grading techniques, where
appropriate, to reduce disruption of natural
topography and vegetation.
6. Structural setbacks from the edge of natural
slopes should reduce visual prominence of
structures.
7. Berming and tree massing near the landform
crest should be utilized to blend in with the
natural landforms and to screen view of the
structure from lower lying areas.
Page 14 of 25
Section 16.08 Slope Categories
The overall number of units allowed on a property shall be based on
the summation of the total number of units allowed by the General
Plan with density transfers permissible for development in slope
areas which exceed 20 percent.
Where density transfers are not feasible, additional open space may
be dedicated anywhere within the project boundaries to compensate
for the development of steeper slopes as outlined below:
Slope Categories
20 to 358
35 to 508 slope
50 percent or more slope
Open Space_ Dedication
358 open space
50 plus percent open space
Density transfer required, except
as delineated otherwise in Section
19.09
Note: Total open space includes any minimum percentage already
required by the City of Moorpark.
Section 16.09 Slopes Greater than Fifty (50) Percent Standards
No construction or grading shall be permitted in areas containing
slopes of fifty (50) percent or greater except under the following
circumstances:
A. Development is proposed on isolated peninsula shaped fingers
of fifty (50) percent slope within an otherwise developable
area of lessor slopes.
B. The grading involves the filling of small ravines or drainage
courses not shown on the U.S.G.S. maps as intermittent or
perennial streams which contain ancillary slopes of fifty (50)
percent or greater if said ravine or drainage course is not
deemed a significant biological area, (as determined by the
environmental study for the project) and if measures to convey
surface water, are proposed to the satisfaction of the City
Engineer; or
C. The grading involves the construction of roads if the 50
percent slope area is an isolated landform as defined in
Section 16.04, or if no other reasonable alternatives are
Page 15 of 25
available and all hillside street design criteria are met as
specified in Section 16.13.
Section 16.10 Grading Standards
A. Purpose
The standards contained in this Section are established to
ensure that grading techniques are utilized which reduce
erosion potential, minimize visual impacts, promote use of
development patterns and street designs that follow natural
contours, and minimize length and width of manufactured
slopes. These regulations are meant to complement Chapter 70
of the Uniform Building Code.
B. Grading Standards
Except as otherwise permitted pursuant to this article, no
project in a hillside area shall be permitted unless the
project, or the project as modified with conditions, complies
the following standards:
1. The maximum height for manufactured slopes shall be 15
feet except as specified in this article. Any
manufactured slope in excess of fifteen (15) feet
vertical shall have variable gradients.
2. Manufactured fill slopes adjacent to primary and
secondary arterials shall be no steeper than 3:1 within
landscape assessment areas and public right -of -ways, and
shall not exceed 30 feet in height.
3. 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.
The area allowed for building pad and functional yard
area shall be as determined by the City. 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.
4. 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
Page 16 of 25
between lots, manufactured building pads shall be
designed with up- slopes to property lines.
5. 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.
6. 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. At the discretion of the
Director of Community Development, side slopes may be
exempt from this provision if the height of slope does
not exceed 15 percent of the width of the lot and have a
slope of less than ten (10) feet in height.
7. 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 variations of natural contours.
B. 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.
9. For projects on property defined in this article as 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 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.
10. Any continuous manufactured slope within a subdivision
with a slope steepness of 3:1 or steeper, a vertical
height of ten (10) feet or greater where so allowed under
this article, 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
Page 17 of 25
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.
Section 16.11 Landform Grading Standards
A. General
Landform grading, as a
techniques that stress
topographic features, the
variations in slope grad
sculpture -like shaping of
replicates the shapes
landforms.
design concept, utilizes grading
the preservation of significant
selective placement of development,
ients, transitional slopes, and the
manufactured slopes in a manner that
and characteristics of natural
B. Authorization for Landform Grading
The height and slope steepness limitations and other
applicable standards for manufactured slopes may be modified
under the approved landform grading plan, if the proposed
project is found to incorporate the following design elements:
(1) Variation to slope gradients utilizing compound
slopes and state of the art grading techniques with
maximum slope steepness to be determined by the
City Engineer as specified in the Uniform Building
Code. An example of this technique would be slope
transitions varying from 4:1 to 1 :1 punctuated by
slopes of varying steepness.
(2) Variation to pad sizes and shapes that correspond
to variable topography.
(3) The artful utilization of contour and daylight
grading to achieve a subtle transition between
natural landforms and man -made slopes.
(4) Use of drainage and landscape elements such as
clustering of trees and shrubs typical of
concentration found in nature, incorporation of
rock elements into made -made culverts and down
Page 18 of 25
drains. The shall have coloring which blends with
the surrounding area to reduce visibility.
C. Processing Procedures -
Conformance with landform grading provisions shall be
determined during project review. It will be the
responsibility of the applicant to provide the City with
exhibits necessary to establish compliance with mandated
design characteristics of landform grading. No modification
to the grading standards may be granted unless this
determination is made.
Section 16.12 Hillside Street Standards
A. Streets within any project proposed in a hillside area as
defined in this article shall be designed and constructed in
accordance with the standards listed below:
(1) Hillside street standards should reflect a rural, rather
than an urban character. Streets in hillside areas
should, where feasible, be aligned parallel to the
natural contours of the land.
(2) Bridges and oversized culverts, if recommended as a
biological mitigation measure, may be required when
streets cross drainage ways and ravines that serve as
significant wildlife corridors.
(3) Development of streets oriented along the top of a
significant ridgeline shall be prohibited.
(4) If approved by the City Engineer, standard street
sections shall be as follows in hillside areas where
streets are proposed on natural grades of 128 or greater.
Said street plates may include the following:
(a) Four -Lane Arterials in hillside areas: Ventura
County Road Standard Plates B -3A or B.
(b) Rural Collectors in hillside areas: Ventura
County Road Standard Plate B -7.
(c) Local Collectors in hillside areas: Street width
may be reduced as specified in Plate B6B.
Page 19 of 25
(d) Any street with a paved width less than 36 feet
may have parking prohibited on one side.
(e) Any street with a curb to curb width less than 36
feet may have parking prohibited on one side. Any
cul -de -sac with a radius of less than 40 feet may
result in restricted on- street parking as
determined by the City Traffic Engineer.
(5) Split level, one -way streets are encouraged in areas of
steep terrain when deemed acceptable by the City during
project review.
(6) Street grades shall not exceed the following except if
modified by the approving authority and the Fire
Department:
Primary Arterials: 10 percent
Secondary Arterials: 12 percent
Local Streets: 15 percent, except for limited
distance that may exceed 15
percent if approved by the City
Engineer and the Ventura County
Fire Department.
(7) In order to encourage a rural feeling in residentially
zoned parcels of two units per acre or less, the
elimination of sidewalks and formal parkways will be
allowed if the City Engineer determines that this
modification will not be detrimental to the public
health, safety or welfare or that adequate alternative
pedestrian circulation has been provided.
(B) Special Streets - Special streets, such as one -way
streets, split level streets and dead -end streets shall
be acceptable when their use is justified by detailed
engineering studies submitted by the applicant, approved
by the City Engineer in consultation with the Director of
Community Development, or their designees, and are found
to be necessary for the full achievement of the Findings
of this article.
(9) Rolled curbs and gutters are encouraged in order to
enhance the rural lifestyles if their water carrying
capacity is not compromised.
Modifications to these standards may be made by the approving
authority if it can be found that such modifications are consistent
with the Circulation Element of the General Plan and further the
Page 20 of 25
purpose and intent of this article by reducing grading and overall
(� visual impacts while retaining acceptable traffic safety and street
design characteristics, as determine by the City Engineer and the
Director of Community Development.
Section 16.13 Landscape and Erosion Control Standards
The grading plan shall preserve natural terrain and vegetation to
the maximum extent feasible, by utilizing creative design concepts,
as permitted by standards established in this article. However, it
is recognized that grading in some areas may involve considerable
surface disruption and removal of natural vegetation. Where this
occurs, and manufactured slopes are created, the following
standards and submittal requirements shall apply:
A. Submittal Requirements
(1) With Formal Application: Conceptual landscape plans
indicating both temporary and permanent slope plantings
shall be prepared by a California registered landscape
architect and submitted to the Department of Community
Development. Such a plan shall outline all proposed
planting in graded areas, means of irrigation, proposed
timing of landscape installation and the manner in which
landscaping will be maintained. A precise landscape plan
shall be submitted prior to the issuance of a grading
permit.
(2) Prior to Grading Permit Issuance: A manufactured slope
re- vegetation report which analyzes existing soil
conditions, proposed soil amendments, and plant
suitability shall be submitted to the City for review and
approval by the Director of Community Development.
B. Concrete Drainage Ditches
All concrete drainage ditches shall be colored concrete of
Omaha Tan by Davis Concrete or an equivalent color.
Section 16.14 Slope Maintenance Standards
A. Performance Bond
A performance bond for an amount to be established by the
Public Works Department shall be posted with the City in order
Page 21 of 25
to ensure that the ultimate establishment of all re- vegetation
is completed.
B. Erosion Control Standards
Provide erosion control measures meeting the current
specifications of the City Engineering Design Standards and
Uniform Building Code that are in effect on the date when the
formal application for the project is submitted.
Section 16.15 Drainage Standards
All proposed drainage facilities shall respect the natural (before
development), hydrologic characteristics of the subject terrain,
preserve major drainage channels in their natural state, and be
designed in such a manner as to preserve the public health, safety
or welfare. The provisions of the following standards shall apply
to all land subject to these regulations, and shall be in addition
to the provisions of the adopted version of the Uniform Building
Code, the Ventura County Land Development Manual or other
standards the City may adopt in the future.
(a) To the maximum feasible extent, all natural drainage
courses serving major drainage areas and containing
significant perennial vegetation which may constitute a
significant wildlife habitat should remain in their
natural state. Alterations to the above drainage courses
may be allowed if the application of this Section will
result in upstream or downstream flooding hazards for
which there is no other feasible means of mitigation.
(b) In the event that off -site drainage facilities will be
required to handle increased runoff from any development
subject to these regulations, interim drainage facilities
which provide for no increase in peak runoff from a ten
(10) year storm shall be constructed and maintained until
such time as the permanent facilities are completed.
(c) The overall drainage system shall be completed and made
operational at the earliest possible time during
construction or shall otherwise be provided for in a
manner acceptable to the City of Moorpark. If a
development is to be phased, all downstream (including
interim facilities within the project area or required
interim off -site drainage facilities) elements of the
approved drainage facilities shall be completed or
Page 22 of 25
otherwise provided for in a manner acceptable to the City
of Moorpark before the completion of upstream phases.
(d) A drainage plan, including text, maps, and diagrams,
shall be submitted to the City as part of any formal
application for development under these regulations.
The City engineer in consultation with the Director of
Community Development, or their designees, shall review
the submitted information for completeness, adequacy and
conformance with the above and other applicable
standards.
Section 16.16 Hillside Developmant Findings
No project in a hillsid e
Planning Commission or
conform to all of the
forth in this article:
1. That the grading,
article have been
project.
development area shall be approved by the
the City Council unless it is found to
following findings based on standards set
and design standards contained in this
complied with in the overall design of the
2. That the project design and site layout retains and utilizes
natural contours of the site to the maximum extent feasible.
3. That the project design incorporates drought tolerant
landscape materials, water conserving irrigation techniques
and erosion control measures in a manner that eliminates both
short and long term erosion hazards while providing for
aesthetic and effective re- vegetation of these slope areas.
4. That development is cited in a manner that substantially
retains the visual qualities and natural elevations of the
significant ridgelines and prominent landforms forming the
City's skyline backdrop, as defined in this article, and
preserves those portions of the ridgelines visible from the
Valley Floor of the City.
5. That grading has been kept to an absolute minimum in order to
maintain the natural character of the hillsides and that
unavoidable grading complements natural landforms.
6. That significant natural landmarks and other outstanding
features have been retained in their natural state.
Page 23 of 25
That mass grading of large pads and excessive terracing has
been avoided in residential zones and minimized in commercial
and industrial zones.
B. That proposed residential development plans have been utilized
such as varying setbacks and heights for buildings, building
techniques, building forms, and materials which ensure the
compatibility of structures with the surrounding terrain and
that proposed commercial and industrial development plans have
been utilized varying setbacks and heights for buildings,
building techniques, building forms, materials and colors
which ensure the compatibility of structures with the
surrounding terrain.
9. That street and circulation design respects the natural
contours of the land, minimizes grading requirements, and
minimizes the percentage of land devoted to streets.
10. That land graded for road right -of -way purposes through slopes
not otherwise permitted to be graded herein does not include
or permit construction of an increase in the number of
existing or proposed building pads other than those permitted
within that parcel. Such road grading shall not increase an
existing or proposed building pad site.
11. That altered slopes will be re- landscaped with plants which
are compatible with the project's soils, terrain and micro -
climate, which reduce the risk of fire, and which are
consistent with the City's Conservation Ordinance.
12. That any grading on slopes greater than 20 percent is
restricted and encourages the preservation of visual horizon
lines and significant hillsides as prominent visual features.
13. That the overall density and intensity of development
decreases as the slope increases.
Section 16.17 Variances to Hillside Management Ordinance
No variance from the provisions
unless it is approved pursuant to
of Moorpark Zoning Ordinance.
of this article shall be allowed
provisions contained in the City
Page 24 of 25
The action with the foregoing directionwas approved by the
following roll call vote:
Ayes: Commissioner's Torres, Martens, May, Miller and
wesner.
PASSED, APPROVED, AND ADOPTED THIS 10TH DAY OF OCTOBER, 1994.
ATTEST:
Celia La Fleur, Secretary
to the Planning
Commission
Chairman:
Page 25 of 25
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