HomeMy WebLinkAboutRES CC 1985 246 1985 1104 MOUNTAIN MEADOWS REPORT AND PROGRAM APRIL 1985 O
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A Planned Community
Report and Development Program
April 1985
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MOUNTAIN MEADOWS
A Planned Community
Report and Development Program
April 1985
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A DEVELOPMENT BY
URBAN WEST COMMUNITIES - 520 BROADWAY, SUITE 100
SANTA MONICA, CALIFORNIA 90401 (213) 394-3379
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TABLE OF CONTENTS
INTRODUCTION
I APPROVED PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1
II REVISED PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6
III SUMMARY OF THE PROJECT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
A. DEVELOPMENT FORM
B. PLANNING AND DESIGN CONCEPTS
C. OPEN SPACE AND RECREATION
D. CIRCULATION
IV BACKGROUND OF THE PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13
A. HISTORY
B. PREPARATION OF THE PLAN
C. RELATIONSHIP TO THE MOORPARK LAND USE
ELEMENT
V PROJECT DESIGN ELEMENTS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20
A. SUBDIVISION STRUCTURE
B. LAND USE
C. PARKS, RECREATION AND OPEN SPACE
D. LANDSCAPE CONCEPTS
E. CIRCULATION
VI DEVELOPMENT PROGRAM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40
VII SPECIAL REPORTS UPDATE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .47
VIII PRICE/RENT RANGE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .58
IX FISCAL IMPACT ANALYSIS UPDATE . . . . . . . . . . . . . . . . . . . . . . . . .59
LIST OF TABLES Page
1. Approved Residential Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2
2. Revised Master Plan Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22
3. Revised Specific Plan Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
4. Revised Residential Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24
5. Revised Basic Park, Recreation and Open
Space Element . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .28
LIST OF PLANS AND MAPS Page
Approved Plans
Master Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
SpecificPlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4
Phasing Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
Revised Plans and Maps
MasterPlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8
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Specific Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9
Open Space & Recreational Elements . . . . . . . . . . . . . . . . . . . . . . . . . .29
Peach Hill Watercourse Character
Treatment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30
ParkSites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31
Landscape Concept . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34
Landscape Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .35
Typical Neighborhood Recreation Areas and
Transportation Collector Points . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36
Typical Neighborhood Recreation Center . . . . . . . . . . . . . . . . . . . . . . .37
Typical Front Yard Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38
Phasing Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46
Circulation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .51
Sewer System Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .52
Water System Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .54
Storm Drain System Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57
INTRODUCTION
Mountain Meadows is a Master Planned Community by Urban West Commun-
ities on 848.5 acres in the City of Moorpark. The development site is located southwest
of the Moorpark downtown between Peach Hill and Home Acres, with a northern border
delineated by the Arroyo Simi and bounded on the south by the Las Posas Hills. The
approved Master Plan and Specific Plan allow a total of 2,500 homes comprising three
distinct villages. Included within the community are school sites, parks, recreation and
shopping areas.
Mountain Meadows, also known as Planned Community No. 3 (PC-3), was
approved by the County of Ventura in October 1981 (and the City of Moorpark in July
1983). Construction was begun in July 1983 following County and City of Moorpark
approval of three subdivision tract maps for 523 homes on a portion of the site. In Octo-
ber 1984 an additional subdivision tract map for 139 homes was approved by the City.
Since the original PC-3 approval, continuing review and refinement of the
project has led to some proposed revisions. As part of the application to the City for
PC-3 revisions, the purpose of this document is to: describe and summarize the proposed
revisions as well as the overall project; present the revised Master Plan, Specific Plan
and Development Program; and present updated special reports information.
The chapter entitled "Approved Plan" briefly describes the approved plan and
includes the approved Master Plan, Specific Plan and Phasing Plan for reference. The
remaining chapters beginning with the chapter entitled "Revised Plan" describe the plan
as it is proposed to be revised.
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APPROVED
PLAN
I. APPROVED PLAN
The approved Master Plan and Specific Plan for Mountain Meadows allow for a
total of 2,500 dwelling units with areas for schools, parks, and commercial to
be developed on 848.5 acres in three villages.
Each village is designed to contain both single family detached and multiple
family attached dwelling units (see Table 1).
The North Village also contains designations for a Village Park site with a
landscaped natural channel for the Peach Hill Watercourse and, at the north-
erly edge of the project, a Community Park site.
The South Village also contains designations for a Village Park site with a
landscaped natural channel for the Peach Hill Watercourse, an Elementary
School site and a Community Use area, including a Fire Station site.
The West Village also contains designations for a Village Park site with a
landscaped retention basin, a linear park area for the Peach Hill Watercourse
and an Elementary School site.
The Community Focus area contains designations for the High School site and
a Neighborhood Commercial area.
The Master and Specific Plans combine with the Phasing Plan to illustrate the
general order of development of the specific areas within Mountain Meadows.
Copies of the approved Master, Specific and Phasing Plans are included in this
chapter for reference.
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TABLE 1
APPROVED RESIDENTIAL LAND USE
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DWELLING DWELLING
DENSITY NORTH SOUTH WEST UNIT UNIT
CATEGORY RANGE VILLAGE VILLAGE VILLAGE TARGET RANGE
Units % Units % Units % Units %
Density A 0 - 5 265 28% 525 58% 235 36% 1025 41% 900-1300
Density B 5 - 8 380 40% 75 8% 220 34% 675 27% 450-750
N Density C 8 - 15 215 23% 215 24% 120 19% 550 22% 450-650
' Density D 15 - 25 90 9% 90 10% 70 11% 250 10% 175-375
TOTALS 0 - 25 950 905 645 2500
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LOS ANGELES AV
LAND USE KEY
KEY LAND USE ACREAGE
DENSITY-VARIABLE 499.5
ELEMENTARY SCHOOLS 20A
HIGH SCHOOL 500
COMMUNITY USE 4.0 t �.
VILLAGE PARKS 20.0 _
COMMUNITY PARK 69.0 1 ARROYO SIMI -+a-S
P HILL WATERCOURSE LINEAR PARK 1
EACH 1.5
N/A 1 OTHER IMPROVED OPEN SPACES 13.0 ^�
NEIGHBORHOOD COMMERCIAL 7.5
COLLECTOR ROADS
37.0
T ERRA
REJADA ROAD 14.0
AROY ti../ •�,. "a
ARROYO SIMI AND AREAS NORTH 11.5
COLLECTOR POINT-TYPICAL LOCATION WA
TRACT 3274
UNIMPROVED OPEN SPACES _ 92.5 - r /-
TOTAL SITE AREA 8485
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a development
MEADOWS I MASTER KLAN G`� k° �°
300 0 900 EPTat by URBAN WEST
la planned community I° °`2,04 COMMUNITIES
L'S ANGELES AVE
LAND USE KEY RESIDENTIAL USE
KEY LAND USE ACREAGE CATEGORY DENSITY RANGE NORTH VILLAGE SOUTH VILLAGE WEST VILLAGE D.U.TARGET D.U.RANGE
DENSITY A DENSITY A 0-5 U.PA 265 525 _ 235 _ 1025 900-1300
DENSITY 8 4800 DENSITY B 5-e LLPA 380 75 _ 220__ 675 450-750
DENSITY C DENSITY C 8-15 LLPA __ 215 215 120 550 450-650
DENSITYD J _-- - -
DENSRYD LLPA 90 90 70 250 175-325
ELEMENTARY SCHOOLS - 20.0 TOTALS 0-25LLP.A. 950 905 645 2500 1975-3025
HIGH SCHOOL 50.0 -_ _
COMMUNITY USE 4.0
VILLAGE PARKS 20.0 !. ""
COMMUNITY PARK fi9.0
PEACH HILL WATERCOURSE LINEAR PARK 11.5 ARfl0Y0 SIMI '!!
N/A OTHER IMPROVED OPEN SPACES 13.0 - �
NEIGHBORHOOD COMMERCIAL 7.5
SUB-COLLECTOR ROADS 18.5
COLLECTOR ROADS 37.0
TIERRA REJADA ROAD 14.0
ARROYO
ARROYO SIMI AND AREAS NORTH 11.5 - -
COLLECTOR POINT-TYPICAL LOCATION WA
M TRACT3274 '� `• \ `-
UNIMPROVED OPEN SPACES 82.5
TOTAL SITE AREA 1.57
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MEADOWS PHASING PLAN FE��°� 00 EPT.81 by URBAN WEST
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planned community "2.06 COMMUNITIES
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REVISED
PLAN
II. REVISED PLAN
The following revisions are proposed for the Mountain Meadows Planned Com-
munity (PC-3).
NORTH VILLAGE
In the North Village the following is proposed:
1. Transfer a 10 acre Elementary School site from the South Village to a
location adjacent to Tierra Rejada Road and Mountain Meadow Drive.
2. Move the existing Village Park site to a location immediately adjacent to
and northerly of the new Elementary School site.
3. Place the Peach Hill Watercourse drain underground (rather than open
and above ground) as it goes from the westerly boundary of the Butter-
creek Homes (Tract 3274) to Mountain Meadow Drive. This change will
add the approximately 2 acres of area previously used by the open
channel to more usable park acreage resulting in a total North Village
Park Site of 8 acres (versus the originally approved 6 acres).
4. Reduce the number of dwelling units in the North Village by 115 units
(resulting in a total of 835 North Village units) by shifting density cate-
gories within the North Village in the following manner and as shown on
the Specific Plan:
a. Increase the single family detached home categories (0 to 5, and 5
to 8 units per acre) by 100 dwelling units.
b. Decrease the townhome type density category (8 to 15 units per
acre) by 125 dwelling units.
C. Eliminate the condominium type density category (15 to 25 units
per acre), resulting in a reduction of 90 dwelling units.
SOUTH VILLAGE
In the South Village the following is proposed:
5. Transfer the Elementary School Site to the North Village.
6. Increase the number of dwelling units in the South Village by 40 dwelling
units (resulting in a total of 945 South Village units) by shifting the
density categories within the South Village in the following manner and
as shown on the Specific Plan:
a. Increase the single family detached home categories (0 to 5, and 5
to 8 units per acre) by 105 dwelling units.
b. Decrease the townhome and condominiun type density categories (8
to 15, and 15 to 25 units per acre) by 65 dwelling units.
7. Shift the location of the townhome and condominium type density cate-
gories within the South Village.
8. Place the Peach Hill Watercourse drain underground (rather than open
and above ground) as it goes through the South Village Park. This change
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will add the approximately 2 acres of area previously used by the open
channel to more usable park acreage resulting in a total South Village
Park Site of 8 acres (versus the original approved 6 acres).
9. Transfer the four acre Community Use designation to the Community
Focus area.
WEST VILLAGE
In the West Village the following is proposed:
10. Increase the number of dwelling units in the West Village by 75 units
(resulting in a total of 720 West Village units) by shifting categories
within the West Village in the following manner and as shown on the
Specific Plan:
a. Increase the single family detached home categories (0 to 5, and 5
to 8 units per acre) by 60 dwelling units.
b. Increase the Townhome and Condominium density categories (8 to
15, and 15 to 25 units per acre) by 15 dwelling units.
COMMUNITY FOCUS
In the Community Focus area the following is proposed:
11. Combine the 4 acre Community Use Site with the 7.5 acre neighborhood
commercial center thereby creating a comprehensive Community Focus
area.
MASTER PLAN AND SPECIFIC PLAN
The following is proposed:
12. Adopt the revised Master Plan and Specific Plan that incorporate the
preceding revisions and are included in this document.
DEVELOPMENT PROGRAM
The following is proposed:
13. Adopt the phased Development Program listing facilities in order of
construction by phase as shown in Chapter VI and the Phasing Plan
included in this document.
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LOS ANGELES AVENUE
LAND USE KEY
KEY LAND USE ACREAGE L
RESIDENTIAL
DENSITY-VARIABLE 503.5
ELE E ARY SCHOOL SITES 20
HIGH SCHOOL SITE 50
NEIGHBORHOOD COMMERCIAL/COMMUNITY USE 11.5
VILLAGE PARK SITES 24 -
ARROYO SIMI
COMMUNITY PARK SITE 69
PEACH HILL WATERCOURSE NA
FIRE STATION SITE HA
PEACH HILL WATERCOURSE-LANDSCAPED, 5 f �,-- �
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COLLECTOR ROADS
TIERRA REJADA ROAD 14 "
COLLECTOR POINT-TYPICAL LOCATION NA e -
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!' ARROYO SIMI AND AREAS NORTH 11.5
•• TRACTS 3274,3855,3884 d 3998 NA S s •�s-r
IMPROVED AND-UNIApROVED OPEN SPACES 96
T TAL ITE AREA
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TRACT 1016-2 TRACT-6-3
TRACT 2016-5
-TED BV THE BOARD Or W-150R30E VENTURA NUNTVO 10-2061
MOUNTAIN A DEVEL OPMENT BY gEIF VEINAN ASSOCIATu
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MEADOWS MASTER PLAN 300 ° 900 URBAN WEST
A PLANNED COMMUNITY —— COMMUNITIES
LOS ANGELES AVENUE
LAND USE KEY RESIDENTIAL USE
KEY LAND USE ACREAGE CATEGORY DENSITY RANGE I NORTH VILLAGE SOUTH VILL AGE WEST VILLAGE D.U.TARGET D.U.RANGE DENSITY A
DENSITY B DENSITY A 0-5 UP.A. 220 265 150 635 500-800
DENSITY C RESIDENTIAL 487 DENSITY B 5-8 UP.A- 525 440 365 1330 1150-1550
DENSITY D DENSITY C 8-15 U.P.A. 90 150 115 355 200-500
DENSf1Y D 15-25U.P.A. 0 90 90 180 100-250
ELEMENTARY SCHOOL SITES 20 TOTAL 0-25 UP.A. 1 835 945 720 2500
HIGH SCHOOL s s NEIGHBORHOODD COM+ERCIAL/CO0AA4TY USE i �f_�. �.....,., u
VILLAGE PARK SITES 24 ---
COMMUNITY PARK SITE 69
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•••••• PEACH FILL WATERCOURSE NA
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FIRE STATION SITE NA
00o PEACH FILL WATERCOURSE-LANDSCAPED 5 �
PORTION
SUB-COLLECTOR ROADS 16.5
COLLECTOR ROADS 44
TFARA REJADA ROAD 14
® COLLECTOR POINT-TYPICAL LOCATION NA
ARROYO SMI AND AREAS NORTH 11.5 ✓"�E '.
••• TRACTS 3274,3855,3864,8 3998 NA a r
IMPROVED AND UNIMPROVED OPEN SPACES 96
TOTAL SITE AREA 848.5 r ,
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MOUNTAIN SPECIFIC PLAN 300 0 900 A DEVELOPMENT BY pa. „r,,,•,,.ppATB
MEADOWS URBAN WEST
A PLANNED COMMUNITY COMMUNITIES
SUMMARY
OF THE
PROJECT
III SUMMARY OF THE PROJECT
The Mountain Meadows project is a master planned community of 2,500 homes,
school sites, parks, commercial and recreation areas. The following important
elements regarding the development form, planning and design concepts, open
space, recreation and circulation summarize the basic features of the revised
project:
A. DEVELOPMENT FORM
The maximum number of dwelling units for the overall development is
2,500 divided into three separate villages. Planned development permits
have already been approved for 662 units (Tracts 3274, 3855, 3864 and
3998).
The unity of the development is to be consolidated by a Community
Focus area designed as a hub for the three villages, to include the neigh-
borhood commercial center, the high school, and other community uses.
B. PLANNING AND DESIGN CONCEPTS
A diversity of residential types and densities giving a variety of lifestyles
is provided in compliance with the City Land Use Element.
Four residential density categories are utilized, designated A and B
(single family detached) and C and D (multiple family attached), A being
the lowest density and D the highest.
Residential category A ranges from 0 to 5 DU/acre, category B from 5 to
8 DU/acre, category C from 8 to 15 DU/acre, and category D from 15 to
25 DU/acre.
A dwelling unit range and target number of units is established for each
category as follows:
Dwelling Unit Range Target No. Percentage
Of Units Of Total
Category A 500 - 800 635 26%
Category B 1150 - 1550 1330 53%
Category C 200 - 500 355 14%
Category D 100-250 180 7%
The projected number of dwelling units for each category is designated
as the "target number". However, it is anticipated that the actual num-
ber of dwelling units will vary from the target and therefore a "dwelling
unit range" is proposed to allow for actual variation with the total of
2,500 dwelling units.
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C. OPEN SPACE AND RECREATION
The development is designated with themes that support the effort to
develop overall images for the City of Moorpark through creation of
distinctive identity, landmarks, and place-names.
The landscape design supports the planning aim to create the themes of
imageability, distinctive identity and landmarks.
The landscape design distinctively individualizes the neighborly groups,
the homes clusters and the villages from one another within a cohesive
overall landscape image for the Mountain Meadows development.
Levels of parks and recreation are to be provided through the creation of
a Community Park, three Village Parks, and the Peach Hill Watercourse
and neighborhood recreation areas.
All residents, whether in attached or detached units, will have access to
a private neighborhood recreation facility.
Front yard landscaping is provided for the front yards of the detached
single family residences and for the common areas of the attached units.
A portion of the Peach Hill Watercourse is to be developed as a land-
scaped linear park providing efficient flood control and beautification in
the same planning element.
Tierra Rejada Road and the collector roads are to be developed as land-
scaped greenways providing a linear focus through each residential
subdivision.
The West Village Park is designed as both an attractive recreational
facility and in part as a retention basin for the purpose of retaining high
storm flows for short periods to protect the Arroyo and downstream
properties.
The Village Parks and the Peach Hill Watercourse are to be privately
developed, owned and maintained until such time as a public funding
mechanism for their maintenance is developed. The private neighbor-
hood recreational facilities are to be privately developed and will always
be privately maintained by private homeowners associations.
The park and recreation facilities are designed for low initial cost and
and low maintenance so as to reduce the cost burden to the homeowners
association in the near future and the City in the long term.
Improved open spaces within the Mountain Meadows site are intended to
be maintained by a private homeowners association serving the whole
Mountain Meadows community.
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D. CIRCULATION
Tierra Rejada Road is to be located as shown on the Master Plan to
provide the most suitable extension through adjacent properties, yet at
the same time minimize alterations to existing terrain.
A bike lane system is to be incorporated in the collector roads and the
emergency parking lanes of Tierra Rejada Road and augmented with a
bike path along a portion of the proposed Peach Hill Watercourse.
Wherever practical, the agencies responsible for the detailed develop-
ment of the Community Park and school sites should incorporate addi-
tional bike paths and pedestrian ways designed to augment the basic
system described above.
As a contribution to maintaining good air quality, the vehicular circula-
tion system is planned to be convenient for progressive introduction of
transportation systems such as ride sharing, van pools, and bus services,
as well as for present school buses through the use of transportation
collector points. Bus stops will be included along Tierra Rejada Road. In
addition, transportation collector points are to be included in each resi-
dential cluster along collector roads so that, to the extent practical, such
points are centrally located in the group of homes and are linked with
convenient bike and pedestrian access.
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BACKGROUND
OF THE
PLAN
IV. BACKGROUND OF THE PLAN
A. HISTORY
The planning effort for Mountain Meadows began in mid 1977. In the
beginning, substantial time was expended to ensure that the resulting
plan would reflect the desires of the local community and be consistent
with the Moorpark Community Plan. The plan was developed through
many meetings between the developer, the land planner, the local com-
munity and the County of Ventura.
The initial Master Plan, consistent with the Moorpark Community Plan,
was approved unanimously by the Moorpark Planning and Architectural
Review committee in November 1978.
During 1979 and 1980, effort continued to refine the Master Plan and
prepare the Phase 1 development portion of the Master plan. The ori-
ginal Summary and Special Reports were revised as a result of various
public and private responses to the documents. The ongoing effort also
responded to the preparation of a new Moorpark Community Plan which
was adopted in December 1979. These and other efforts during 1979-81
resulted in minor modifications to the original Master Plan.
A detailed Tentative Tract Map along with a detailed Environmental
Impact Report was developed for tract 3274, approved by the Moorpark
Planning and Architectural Review Committee, the Ventura County
Planning Commission and adopted by the Ventura County Board of Super-
visors in December 1980 as Tentative Tract Map 3274. This Tract Map
was Phase I of the Master Plan.
The PC Ordinance was revised during the first half of 1981 to require the
Specific Plan to be submitted and processed concurrently with the Mas-
ter plan. During 1981 effort continued in refining the Master Plan and
developing the Specific Plan. In July 1981 the Moorpark Planning and
Architectural Review Committee unanimously approved the Master Plan,
Specific Plan, Landscape Concept and Open Space and Recreational
Element Plan; and in October 1981 the Board of Supervisors approved the
Master Plan, Specific Plan and Development Plan and accompanying
documents.
Following preparation of Tentative Tract Maps for Tracts 3855 and 3864,
in February 1983 the Board of Supervisors approved the maps and re-
approved Tract Map 3274 to allow for consistent processing and approval.
On July 1, 1983 the community of Moorpark incorporated into the City of
Moorpark and subsequently approved, during that month, the three
County approved Planned Development permits relating to Tracts 3274,
3855 and 3864. On October 3, 1984, the City approved Tract Map 3998.
Under City ordinance, all of Mountain Meadows is placed in a "PC"
holding zone, with specific rezoning required as each area of the prop-
erty develops.
The revised Master Plan and Specific Plan were submitted along with this
document to the City in April 1985.
- 13 -
�I
B. PREPARATION OF THE PLAN
When the Master Plan and Specific Plan were originally prepared in 1978-
79, a Summary Report was published and distributed which provided a
detailed description of the long and involved design process that was used
to formulate and refine the plan. That description told the story of plan
preparation. A unique feature of the development of the Mountain
Meadows plan is the way it has grown and improved through creative
interaction among the community, the City, the County, the developer
and the planning consultants. In that laborious process many plan con-
cepts were developed, reviewed, tested and modified.
Although space limitations in this document do not allow a restatement
of the entire process of plan preparation, it is useful to highlight some of
chief planning concerns by way of background:
I
- The goals of the developer were to create a well-planned com-
munity that they and Moorpark could be proud of -- a community that
complied with the stated aims of Moorpark and provided multiple bene-
fits in the form of new services, infrastructure, and public facilities.
- The goals of the community, as set out in the Moorpark Community
Plan (now the Land Use Element), included planned growth that did not
compromise present community lifestyles, and offered compatibility of
land uses, a range of housing types maximizing potential for different
lifestyles, and the development of community themes.
- T he goals of t he consultant included a n new approach to planning
g
of a mix of residential areas based on preservation of existing natural
and historic resources, in order to provide a distinctive image for each
group of homes. The image was to be attained by the use of, among
other things, well defined subdivision forms, landmark features, and
place-names.
- The Plan was intended to provide guidelines for the planned
development of local resources and enhancement of the existing
environment of the community. The key concerns were land use pat-
terns and issues, an effective transportation network, provision of
adequate housing, and appropriate park and recreation facilities.
Aesthetics and compatibility among land uses are important factors in
each consideration.
- The policies put forward included a commitment to develop com-
munity identity and to provide a safe, healthy, stable, and pleasant
living environment with adequate community facilities.
- The land use policies of the Plan support the goal of providing
potential for various types of lifestyles. This is achieved through a
range of residential densities, including single family detached and
multiple family attached.
- 14 -
In examining the multicentered structure of Moorpark (Peach Hill
on the plateau; the downtown district in the valley; Virginia Colony and
Campus Park to the east; and so on) it was clear that the concept of
scattered villages was of positive benefit because the sense of a spa-
cious countryside studded with intimate, identifiable neighborhoods is at
the heart of Moorpark's attractiveness. This form enables Moorpark to
have the amenities of an urban community and the visual qualities of
open countryside and is a positive feature that is reflected in the pro-
ject plan.
Another positive resource of Moorpark, for the purposes of site
planning, is its undulating landscape and care needed to be exercised to
avoid developing areas that would tend to have the most negative visual
impact.
Consideration of the relationship between land use and circulation
in the plan led to the conclusion that the high school site and neighbor-
hood commercial center be positioned to be accessible (as directly as
good road design will allow) from the major roads without need for
vehicles to pass through residential neighborhoods.
The key design variables and considerations used to prepare a range
of possible design solutions were:
1. Size of development (number, type and price of homes).
2. High school and elementary school locations.
3. Land use concept for homes (continuous area of homes, or
clustered neighborhoods).
4. Density distribution (range and location of densities).
5. Neighborhood commercial location (central location needed).
6. Neighborhood open spaces (security, natural or improved,
ownership, linear or dispersed, relationship to homes).
7. Line of Tierra Rejada Road (best engineering line).
- The 1974 Community Plan originally allowed in excess of 3,500
dwelling units on the site. After a careful review of suitable develop-
ment areas, open space opportunities, and community benefits in terms
of facilities, visual amenity and revenues, a target of 2,500 homes was
determined.
- After extensive topographic character analysis of the site, it was
determined that the most developable sections of the site were, for the
most part, physically defined by the topography or site boundaries.
These natural divisions were then interwoven with the functional and
technical aspects of the site plan.
- 15 -
Through the planning process in meetings held with community and
County representatives, the consultants explored a number of diagram-
matic layouts based on permutations of the constraints, infrastructural
requirements, community planning intentions, and variables previously
identified. The object of these meetings was to ensure that the Moun-
tain Meadows development reflected community desires.
After interweaving the planning principles with site constraints,
the requirements of the Community Plan, and the planning variables
outlined previously, came the development of a site layout. Through
decisions, comments, and ideas put forward at meetings by members of
the community and public officials, the master plan gradually evolved.
- The decisions whether to plan a "two villages" or a "three villages"
concept was based on a relationship with identifiable topographic areas
and a determination of the most efficient and economic engineering line
for Tierra Rejada Road.
- The location and size of the high school site evolved from the
Community Plan and desires of the High School District board, and
tended to establish the location of the Community Focus, central to the
whole development. The high school and the Community Focus, which
incorporates the neighborhood commercial unit, will be the social and
visual hub of the area.
The location of the 69 acre Community Park site in the flood plain
area east of the high school site was then chosen and became a critical
site layout element. The location was chosen in conformance with the
Community Plan and the Army Corps of Engineer's Arroyo Simi Park
Study.
- In terms of circulation, a major task of the planning team was to
consider the development in the context of Moorpark and the region,
with particular reference to air quality issues and long term transport
planning. The two kinds of journeys considered were short local trips
and commuter journeys. A major portion of the deterioration in air
quality caused by automobiles is due to local movement -- and these are
journeys that can often be made by alternative transit such as bike or
bus, especially if residential developments are designed to make such
modes easy and convenient.
Each village is structured to have several transportation collector
points easy to reach from the surrounding houses. Within each group of
homes, the collector point is to be conveniently and centrally located on
a collector road. It would be used by all types of transportation operat-
ing with each village -- which would include van pools, ride sharing, and
school buses, as well as regular buses and minibuses.
- A bikeway system was recommended and studies were made of
several alternative types of systems: bikeways in green belts; bike
paths adjacent to, but separated from, roads; and bike lanes on the edge
of the road paving. A system of bike lanes on the edge of the road
paving was decided upon. The principal reason for this decision was that
- 16 -
such a system had the least amount of dangerous car/bike cross circula-
tion and therefore was the safest concept. Consequently, a system of
unloaded (without driveways) collector roads was prepared with a bike
lane adjoining the pavement on either side. As the major collectors are
unloaded, there are no individual home driveways to create conflict.
These planning highlights give an overview of the steps and decisions that
were a part of the preparation of the Mountain Meadows plan.
C. RELATIONSHIP TO MOORPARK LAND USE ELEMENT
As previously noted, since the planning of Mountain Meadows began in
mid 1977 a basic objective of the developer was to comply with the
Moorpark Community Plan which later evolved into the City's Land Use
Element. The initial 1978 Master Plan for Mountain Meadows was
developed in compliance with the Moorpark Community Plan then in
force.
Beginning in January 1979, the community of Moorpark began a lengthy
process of reviewing and revising the existing Community Plan. This
process resulted in the formal adoption of a new Moorpark Community
Plan by the Ventura County Board of Supervisors in December 1979. In
November 1983, the newly formed City of Moorpark adopted the Moor-
park Community Plan as its Land Use Element of the General Plan. The
Mountain Meadows Master Plan and Specific Plan were developed to be
in compliance with the new Community Plan, now the City's Land Use
Element.
The Land Use Element has assigned to the entire Mountain Meadows site
a land use designation of "ML". "ML" is defined as Medium Low Density,
2.1 - 3.0 dwelling units per acre. Additionally, the Land Use Element
specifies an average density of 2.6 dwelling units per acre. The written
portion of the plan further states:
Each residential project shall meet the average density
for the land use category in which the residential de-
velopment proposes to locate. However, a planned residen-
tial community may exceed the average density for the land
use category in which it is located provided it can be demon-
strated that the additional density is justified in terms of
overall community benefit and the overall density does not
exceed the maximum density permitted by the land use category.
The 2,500 dwelling units of Mountain Meadows falls within the "maximum
density permitted by the land use category". However, the total dwelling
units exceed the "average density" and according to the plan had to
"demonstrate that the additional density is justified in terms of overall
community benefit...".
The Mountain Meadows project did demonstrate overall community
benefit in a large number of ways, of which the following aspects repre-
sent a selection. The development benefits have included:
- 17 -
1. Large Scale Coordinated Planning Benefits: There are certain
project features which would be difficult to achieve through a
series of small, largely independent conventional or RPD subdivi-
sions. These include:
- Overall park planning that includes a community park and
three improved village parks.
- High school and elementary school sites planned as part of the
community.
- Efficient placement of curvilinear collector streets.
- Unified village themes (landscaping, signs, street names and
wall types), and architectural themes.
- Urban design features such as (a) commercial center at the
Community Focus, and (b) wide, coordinated landscaping strips
on all major roads.
- Provisions of transportation collector points throughout the
site.
- Coordinated timing of the construction of important com-
munity links such as the bridge across the Arroyo Simi and
construction of the Peach Hill Watercourse.
2. A Comprehensive Fiscal Impact Report: Such a report is required
of a planned community, but not of conventional or RPD subdivi-
sion. This provides for better public planning of required facilities.
3. Creative Fiscal Impact Solutions:
a) Resolution of park maintenance problems through provision for
homeowners association maintenance of village parks and
portions of the Peach Hill Watercourse.
b) Designation of land for use by the Moorpark School System.
c) Designation of acreage for community use.
4. A Unified Environmental Impact Report: A planned community
provides more information earlier in the P rocess and for a larger
area. This facilitates environmental, staff and public review of the
overall development.
5. A Communitywide Educational Planning Report: The project appli-
cant has paid for a consulting firm, Sage Institute, to work with the
Moorpark School District to develop a Schools Master Plan and to
seek state funds for new facilities.
- 18 -
6. Enhanced Community Planning Control: The project has increased
the ability to control, through the approval process, the planning of
a large segment of property. As a large scale Master Plan, Moun-
tain Meadows is providing a better means for the City to effec
tuate the goals and policies of its Land Use Element.
7. Achievement of Desirable Land Use Relationships: The large scale
Master Plan for Mountain Meadows is making possible desirable
relationships between pedestrian and vehicular circulation, schools,
and housing. It makes possible a more sympathetic response to the
physical characteristics of the site and the visual benefits of a
master planned approach to landscaping.
8. A Variety in the Housing Mix: A full range of housing mix/densities
range from single family detached (0-5 DU/acre) to multiple family
attached (15-25 DU/acre).
These are some of the overall benefits which have clearly demonstrated
a justification for the additional density.
- 19 -
PROJECT
DESIGN
ELEMENTS
V. PROJECT DESIGN ELEMENTS
The revised Mountain Meadows Master Plan and Specific Plan result from the
integration of many design elements into a comprehensive and cohesive plan.
A. SUBDIVISION STRUCTURE
The Plan proposes a hierarchy of subdivision elements with the aim of
creating perceptible community forms. This hierarchy involves four
levels.
1. The Neighborly Group is the smallest element of the hierarchy and
is comprised of 25-50 homes based on local street layout of small
loop roads and cul-de-sacs.
2. The Homes Cluster is the next level of hierarchy and comprises
areas of approximately 150-200 homes. Each homes cluster will re-
flect an identity through the use of architecture, landscaping,
signing, and the creation of a neighborhood focus through the
location of a private recreation area and a transportation collector
point. The neighborhood recreation area and transportation collec-
tor point may be combined or they may be separate.
3. The Village provides the next level of subdivision. There are three
villages in Mountain Meadows and each will contain approximately
700 to 950 homes. Each village will have a "focus" in the form of a
Village Park or Village Park/School. The identification of each
village will be further enhanced through the use of specifically
designed landscape themes, entry point landscaping, and signing.
4. The Planned Community is the uppermost level of subdivision
hierarchy. The Planned Community is comprised of 2,500 homes
with associated school and park sites. A strong center to the
development and a sense of cohesion is achieved through the place-
ment of a Community Focus at the center. The Community Focus
contains an 11.5 acre combined neighborhood commercial and
community use site and a 50 acre high school site. The Community
Focus provides the "hub" and focal point for Mountain Meadows.
B. LAND USE
General
The land use plans depict the type, location, size, intensity and inter-
relationship of the various land uses within Mountain Meadows. There
are two levels of land use plan. The first level, the Master Plan, provides
a general land use illustration within broad land use categories. The
second level, the Specific Plan, provides a more detailed land use illus-
tration with emphasis on greater residential detail.
-
20 -
The basic land uses in Mountain Meadows are:
Residential
Neighborhood Commercial and Community Use
School Sites
Park Sites
Improved and Unimproved Open Space
Miscellaneous
A detailed tabulation of land use and equivalent acreage for the Master
Plan is shown in Table 2 and for the Specific Plan is shown in Table 3.
Residential
The residential Land Use Category provides four density levels:
Density Category Dwelling Unit Range
"A" 0 - 5 DU/acre
"B" 5 - 8 DU/acre
"C" 8 - 15 DU/acre
"D" 15 - 25 DU/acre
The intention is that Density Categories "A" and "B" are for single family
detached residential dwelling units, and that Density Categories "C" and
"D" are for multiple family attached residential dwelling units.
Since the actual density at final detailed design may vary within the
dwelling unit range of each category, a target number of dwelling units
for each category has been established. In addition, the target number of
dwelling units has been established for each of the three villages in
Mountain Meadows as reflected in Table 4.
The developer recognizes that the existing City ordinances do not allow
the achievement of the mix of residential densities delineated on the
revised Specific Plan. This situation occurs because restrictive siting
and design requirements result in the inability to achieve higher densities
even though they may be allowed in the approved Specific Plan. It is
therefore necessary that future variances be permitted within PC-3
sufficient to achieve the actual densities within the areas designated as
density categories 8 to 15 units/acre and 15 to 25 units/acre. Such
variances may include, but are not limited to, parking and open space
requirements, building height and bulk, and percentage of building cover-
age. In order to achieve a desirable and balanced mix of residential
densities, it is necessary to permit such appropriate variances based on
the approved dwelling unit target, the significant amount of land desig-
nated for public and open space purposes and the amount of land avail-
able for development.
-21-
TABLE 2
REVISED MASTER PLAN LAND USE
TYPE OF USE TOTAL ACRES
Residential (2,500 total units 503.5
at varying density)
Elementary School Sites 20.0
High School Site 50.0
Village Park Sites 24.0
Community Park Site 69.0
Peach Hill Watercourse - Landscaped Portion 5.0
Neighborhood Commercial and
Community Use (Including Fire
Station Site) 11.5
Collector Roads 44.0
Tierra Rejada Road 14.0
Arroyo Simi and Areas North 11.5
Improved and Unimproved Open Space 96.0
TOTAL SITE AREA 848.5
-22-
TABLE 3
REVISED SPECIFIC PLAN LAND USE
TOTAL
TYPE OF USE ACRES PERCENTAGE
Residential Density A
Residential Density B
487.0 57.4%
Residential Density C
Residential Density D
Elementary School Sites 20.0 2.4%
High School Site 50.0 5.9%
Village Park Sites 24.0 2.8%
Community Park Site 69.0 8.1%
Peach Hill Watercourse - Landscaped 5.0 0.6%
Portion
Neighborhood Commercial and
Community Use (Including Fire
Station Site) 11.5 1.4%
Sub-Collector Roads 16.5 1.9%
Collector Roads 44.0 5.2%
I
Tierra Rejada Road 14.0 1.6%
Arroyo Simi and Areas North 11.5 1.4%
Improved and Unimproved Open Space 96.0 11.3%
TOTAL SITE AREA 848.5 100.0%
-
23 -
i
TABLE 4
REVISED RESIDENTIAL LAND USE
DWELLING DWELLING
DENSITY NORTH SOUTH WEST UNIT UNIT
i
CATEGORY RANGE VILLAGE VILLAGE VILLAGE TARGET RANGE
Units % Units % Units % Units %
Density A 0 - 5 220 26% 265 28% 150 21% 635 26% 500-800
Density B 5 - 8 525 63% 440 46% 365 51% 1330 53% 1150-1550
I
' Density C 8 - 15 90 11% 150 16% 115 16% 355 14% 200-500
N
' Density D 15 - 25 0 0 90 10% 90 12% 180 7 % 100-250
TOTALS 0 - 25 835 945 720 2500
i
I
i
Neighborhood Commercial and Community Use
An 11.5 acre area has been designated as a neighborhood commercial
center (7.5 acres) and community use (4 acres) at the Community
Focus. Potential community uses might be a fire station or church. The
community use area reserves an area for community oriented uses which
cannot be specifically planned for at this time, and which are.not norm-
ally placed within a neighborhood commercial center. The four acres of
community use includes a one-half acre site on an adjacent corner,
designated on the Master and Specific Plans for a fire station site. The
developer has already committed to provide a half-acre site in the com-
munity use for a fire station site.
School Sites
A total of 70 acres of land has been designated for school sites as fol-
lows:
Use Size Location
High School Site 50 Acres Community Focus
Elementary School Site 10 Acres North Village
Elementary School Site 10 Acres West Village
Park Sites
A total of 98 acres of land has been designated for various park use as
follows:
Type Size Location
1. Community Park 69 Acres Northerly Site Area
2. Village Park 8 Acres North Village
3. Village Park 8 Acres South Village
4. Village Park 8 Acres West Village
5. Peach Hill Water- 5 Acres West Village
course (land-
scaped linear
park portion)
Improved and Unimproved Open Space
A total of approximately 96 acres of land has been designated as open
space.
- 25 -
C. PARKS, RECREATION AND OPEN SPACE
Mountain Meadows provides a fully integrated park, recreation and open
space system. The system will be comprised of seven elements: open
space, community park, village parks, Peach Hill Watercourse, neighbor-
hood recreation areas, street landscaping, and landmark features as
follows:
1. Open Space. Approximately 96 acres of improved and unimproved
open space have been designated on the Master Plan and Specific
Plan. These areas will be maintained as permanent open space with
maintenance provided through a homeowners association. Much of
this open space (around the developed areas in the West and South
Villages) will be left in its natural condition. The remainder will be
either planted for aesthetics or planted and graded to the minimum
extent possible for aesthetic and engineering purposes. The owner-
ship of these areas will be either by the homeowners association or
by the adjacent lot owners (extended lot lines) with appropriate
deed restrictions.
2. Community Park. Approximately 69 acres at the north property
boundary is designated as Community Park with ownership dedi-
cated to the City. Approximately 38 acres have already been
publicly dedicated. Development and maintenance of this area will
be the responsibility of the City.
3. Village Parks. Three village parks of eight acres each are proposed
in the three villages. The North and West Village Parks will be
adjacent to school sites. The village parks will be improved by the
developer and maintained by a homeowners association until a
"public maintenance mechanism" is available. They will be dedi-
cated to the City at the time that such a public maintenance
mechanism is in place and after the developer's improvements have
been made.
The West Village Park will serve a secondary purpose in addition to
that of a park. It has been designed in part to act as a temporary
emergency retention basin for storm water in excess of normal
Arroyo Simi flows to benefit downstream areas. For example, peak
flows from a 100 year storm would be held in the basin for several
hours.
4. Peach Hill Watercourse. The Peach Hill Watercourse will be de-
veloped to collect and transport the natural and urban flows of
water across the site. It has been designed to be functional for
flood control purposes as well as to be a useful recreational and
aesthetic element where feasible. The Peach Hill Watercourse will
have three types of cross sections: open natural landscaped chan-
nel, open concrete channel, and underground concrete box. The
Peach Hill Watercourse will be improved by the developer. The
open, natural landscaped channel (from the western end of the
Community Focus to the West Village Park) will be maintained by a
homeowners association until a "public maintenance mechanism" is
available. The watercourse will be offered for dedication to the
City or County. The portion of the Peach Hill Watercourse within
the boundaries of final Tract 3274 has been offered for dedication
to the Ventura County Flood Control District.
-
26 -
5. Homes Cluster Recreation Area. Each homes cluster will have its
own private recreation area. The private recreation areas will be at
two levels. In the areas of detached dwelling units, each homes
cluster will be augmented with a private recreation area. It is
anticipated that this will include a swimming pool, cabana and
spa. In the areas of attached dwelling units, each area will have its
own recreation area such as a swimming pool, cabana and spa.
Each of the recreation areas would be improved by the developer
and maintained by a homeowners association for the private use of
that association.
6. Street Landscaping (Greenbelts). A continuous greenbelt, varying
in width, will accompany Tierra Rejada Road and the Collector
Roads. Front yard landscaping will be provided on the minor
roads. Gateway features combining landscape and architectural
details will make entrances and exits to all levels of subdivision.
7. Landmark Features. A system of landmark features will individual-
ize subdivision levels as "focal points".
The park, recreation and open space system is illustrated conceptually on
the following maps: Open Space and Recreational Elements, Peach Hill
Watercourse Character Treatment, and Park Sites.
The following Table 5 summarizes such important aspects as acreage,
improvement, ownership, and maintenance of the parks and open space
element.
- 27 -
TABLE 5
PROPOSED BASIC PARK, RECREATION AND OPEN SPACE ELEMENT
i
WHO WHO
PROVIDES PROVIDES WHO
SUBJECT AREA SIZE LAND IMPROVEMENTS OWNS WHO MAINTAINS
I
1. Improved & Unimproved Open 96 Acres UWC UWC HOA or HO HOA or HO
Spaces
2. Community Park 69 Acres UWC City CITY City
3. Village Parks (3) 24 acres UWC UWC HOA until HOA until public
public mechanism
mechanism
N
4. Peach Hill Watercourse 5 Acres UWC UWC HOA until HOA until public
(landscaped linear park public mechanism
portion) mechanism
5. Neighborhood Private Varies UWC UWC HOA HOA
Recreation Areas (Single
Family & Multi-Family)
6. Miscellaneous Areas, such Varies UWC UWC HOA or HOA HOA or HOA until
as Landscaped Roadways & until public public mechanism
Transportation Collector mechanism
Points
UWC- Urban West Communities
HOA- Home Owners Association
HO- Home Owner
City- City of Moorpark
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D. LANDSCAPE CONCEPTS
An integral part of the Mountain Meadows planning is a landscape con-
cept master plan. The landscape concept master plan provides a pro-
fessionally planned landscaped environment which plays an important
role in carrying through the concept developed by the land planner. The
landscape concept involves the following elements:
1. Landscape themes, each using a distinctive palette of color and
texture based on special collections of trees, planting and mounding,
will be developed for the following categories:
- Tierra Rejada Road Themes
- Village Themes
- Homes Cluster Themes
- Park Themes
2. Community, Village and Homes Cluster Entry Gateways.
3. Signing Program -- Naming Program.
4. Community, Village, Homes Cluster and Neighborhood Group Land-
marks.
5. Streetscape --Greenbelt Features.
These elements are the physical means of achieving distinctive identity
for the various levels of subdivision at Mountain Meadows. Careful use
of signing and selection of names will be an important means of creating
identity. Elements 4 and 5 become particularly important aspects of the
landscape concept for Mountain Meadows by creating greenbelts on the
collector streets and utilizing landmark features as forms of identifica-
tion for each level of subdivision. A description of these two aspects
follows.
Landmark Features
The strong individual character created for the various subdivisions by the
foregoing landscape master plan will be further reinforced by the symbolic
placement of landmarks. The tallest landmark, perhaps a tower of some
kind, could be situated at the Community Focus and might symbolize both
the center of the development and the Mountain Meadows community as a
whole. Visibility from a distance will be an important design requirement
for this feature.
A selection of the various types of landmarks to be employed might in-
clude:
- Monuments or plaques honoring events or persons from Moorpark's past
and present.
- Themes drawn from Moorpark antiquity/history -- relics from the prehis-
toric, Chumash Indian, Spanish or American Cultures.
- Products of local artists.
- Specialized groupings of plants, trees, rocks and mounding.
- 32 -
Greenbelt system and Collector Roads
The landscape approach in Mountain Meadows has been to plan the circulation
system (vehicular streets, pedestrian ways and bike ways) and the green space
system adjacent to one another to provide the maximum visual benefits to the
users.
Greenbelts will fringe Tierra Rejada Road and the Collector Roads, front
yard landscaping is proposed for minor roads, and both will be coordinated in
a landscape master plan for the whole development linking them to the
village parks and the Peach Hill Watercourse.
This concept of a system of roads combined with greenbelts visually linked to
parks possessed the following significant features:
1. Tierra Rejada Road and the Collector Roads have a greenbelt land-
scaping strip on both sides which varies in width and contains side-
walks. There will be specially designed and signed gateway entrances
to the whole development and villages combining landscape and
architectural designs.
2. The minor roads will have front yard landscaping.
3. Natural widening out of the collector road greenbelts will occur:
-when the common landscaping of attached housing groups adjoins the
collector roads
-at village entrances
-at homes clusters recreation areas
-at collector points
-in small green "gateway" spaces between clusters
-where single family housing cul-de-sacs back up to the collector
road; the front yard landscaping can flow naturally through to link
with the collector street greenbelts
-at a Village Park or Village Park/School which is located next to
collector roads
The landscape system is illustrated conceptually on the following graphics:
Landscape Concept Plan, Landscape Character, Typical Neighborhood Recre-
ation Areas and Transportation Collector Points, Typical Neighborhood Re-
creation Center, and Typical Front Yard Landscaping.
- 33 -
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MOORPARK - VENTURA COUNTY
URBAN WEST COMMUNITIES
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RESIDENTIAL Front Yard
1
011C COMMUNITY
Landscaping
E. CIRCULATION
The circulation system proposed within Mountain Meadows is composed of
three subsystems -- vehicular, bikeway and pedestrian.
As noted in the landscape concept section, the circulation system and
greenbelts, parks and recreation spaces are planned adjacent to one
another so that users of the circulation system, whether they be traveling
by car, bus, bike or on foot, are continuously passing through a variety of
landscaped areas.
Close adjacency of green spaces, bikeways, pedestrian ways, vehicular
roads, and main entrances to dwelling creates increased efficiency of
surveillance and better access opportunities for homeowners, police and
emergency services.
Vehicular Circulation
The road system is made up of four street types: Tierra Rejada Road (a
divided four lane limited access roadway), Village Collector Roads, Village
Sub-Collector Roads, and Minor Neighborhood Roads. The first two street
levels, Tierra Rejada Road and the Village Collector Roads are shown on
the Master Plan; the Specific Plan additionally shows the third level, the
Village Sub-Collector Roads.
To facilitate the use of buses, car pooling, and alternate modes of trans-
portation (other than the single automobile) a series of approximately ten
"transportation collector points" will be distributed throughout the Moun-
tain Meadows Project. The collector points will be designed to include a
bus turnout and bicycle storage within a pleasant landscaped area, thus
enabling interchange between bikes and buses. Bus turnouts will also be
included along Tierra Rejada Road.
Bicycle Circulation
Painted bike lanes will be provided along Tierra Rejada Road and the
Village Collector Roads. In addition, a bike/pedestrian path will be pro-
vided on a portion of the Peach Hill Watercourse. Additionally, it is
anticipated the bike system will be augmented by those involved in devel-
oping the Community Park and school sites, who would be encouraged to
extend the bike lane system.
Pedestrian
Pedestrian sidewalks will be provided on all roadways. In addition, a
pedestrian path will be provided along the landscaped linear park portion
of Peach Hill Watercourse. Where possible, those involved in the devel-
opment of the Community Park and school sites can extend the pedestrian
system. Within this framework the pedestrian system will be developed to
provide a pleasant visual experience for the user. Footpaths will pass
through landscaped greenbelts of varying character and will have views
into the village parks.
- 39 -
DEVELOPMENT
PROGRAM
VI. DEVELOPMENT PROGRAM
Mountain Meadows will be constructed in ten phases as reflected on the
Phasing Plan. The PC Ordinance requires that a Development Program
identifying the timing of the various items to be constructed be
provided. Although it is planned that the entire development be built over
an eight to ten year period, phases may or may not coincide with indivi-
dual years. It is anticipated that development will occur on more than one
phase at a time, although the phase commencements will generally pro-
ceed in numerical order. Unless specifically noted, the timing of comple-
tions is expected to generally follow the vertical order depicted below.
At each stage the appropriate facilities, services, and circulation systems
will be available for the dwellings constructed to that point. The revised
Development Program which reflects the revisions to the Master and
Specific Plans is outlined below.
Phase Facility Type Constructed By
1 Stage 1 Residences (Tract 3274) 220
A dwellings UWC
Landscaped front yards adjacent to
Stage 1 Residences UWC
Peach Hill Watercourse within
Phase 1 UWC
Trunk Sewer No. 1 UWC
Landscaped Transportation Collector
Point and Neighborhood Recreation UWC
Center
A Street (north) within Phase 1
Boundaries UWC
Tierra Rejada Road (1/2 width) from
A Street to Moorpark Road UWC and other
developers
Bike Lanes in A Street UWC
2 Stage 2 Residences -- 476 dwellings
(386B + 90C) UWC
Landscaped front yards adjacent to
Stage 2 Residences B UWC
Peach Hill Watercourse within UWC
Phase 2
Landscaped Transportation Collector
Point and Neighborhood Recreation UWC
Centers
- 40 -
2 A Street, B Street and C Street with-
Cont. in Phase 2 Boundaries UWC
Tierra Rejada Road (1/2 width) from
A Street to B Street UWC
Landscaped Roadway Area adjoining
Tierra Rejada Road from B Street to UWC
Edison Company property east boundary
Bike lanes in A, B and C Streets and
in Tierra Rejada Road from B Street UWC
to east boundary Edison Co. property
Water Reservoir* UWC & VCWW 1
North Village Park UWC
North Village Elementary School MUSD
Retention Basin (West Village Park
portion is in Phase 8) UWC
3 Stage 3 Residences - 139B dwellings UWC
Landscaped Front Yards adjacent to
Stage 3 Residences UWC
Neighborhood Recreation Center UWC
C Street (north) within Phase 3 UWC
boundaries
Tierra Rejada Road (1/2 width) from UWC
B Street to C Street
Bike lanes in C Street (north) and
in Tierra Rejada Road from B Street UWC
to C Street
Landscaped Roadway Area adjoining
Tierra Rejada Road from B Street to UWC
C Street
Peach Hill Watercourse adjacent to UWC
Phase 3
4 Stage 4 Residences - 378 dwellings UWC
(74A and 304B)
Landscaped front yards adjacent to UWC
Stage 4 Residences
- 41 -
4 Landscaped Transportation Collector
Cont. Point and Neighborhood Recreation UWC
Centers
A Street (south) and B Street (south) UWC
within Phase 4 boundaries
Bike Lanes in A Street and B Street UWC
Tierra Rejada Road (1/2 width) from
C Street to D Street UWC
Bike Lane in Tierra Rejada Road
from C Street to D Street UWC
Tierra Rejada Bridge over Arroyo
Simi (completion of at least 2 lanes UWC
prior to Stage 5 occupancy)
Bike Lane on Tierra Rejada Bridge UWC
Tierra Rejada Road (1/2 width) from
D Street to southern boundary of Tract UWC
2817 (Griffin)
Bike Lane in Tierra Rejada Road from
D Street to southern boundary of Tract UWC
2817 (Griffin)
Landscaped Roadway Area adjoining
Tierra Rejada Road from C Street to UWC
Mountain Meadows north boundary
High School MUSD
5 Stage 5 Residences - 344 dwellings
(84A and 2608) UWC
Landscaped front yards adjacent to
Stage 5 Residences B UWC
Landscaped Transportation Collector
Points and Neighborhood Recreation UWC
Centers
B Street (south) C Street (south),
D Street, and E Street within Phase UWC
5 boundaries
Bike Lanes in B, C, D, and E Streets UWC
Peach Hill Watercourse within Phase 5 UWC
South Village Park UWC
- 42 -
5 Neighborhood Commercial Center UWC
Cont.
6 Stage 6 Residences - 107A dwellings UWC
Landscaped front yards adjacent to
Stage 6 Residences UWC
Landscaped Transportation Collector
Point & Neighborhood Recreation Center UWC
B Street (south) and C Street (south)
within Phase 6 boundaries UWC
Bike Lanes in B and C Streets UWC
Community Use Development UWC
7 Stage 7 Residences - 315 dwellings
(75B & 150C & 90D) UWC
Landscaped front yards adjacent to
Stage 7 Residences B UWC
Neighborhood Recreation UWC
Center
E and F Streets within Phase 7
boundaries UWC
Bike Lanes in E and F Streets UWC
Peach Hill Watercourse adjacent Phase 7 UWC
8 Stage 8 Residences - 166B dwellings UWC
Landscaped front yards adjacent to
Stage 8 Residences UWC
Landscaped Transportation Collector
Point and Neighborhood Recreation UWC
Center
C Street within Phase 8 boundaries UWC
Bike Lanes in C Street UWC
West Village Park UWC
- 43 -
8 Peach Hill Watercourse within
Cont. Phase 8 UWC
West Village Elementary School MUSD
Potential emergency connection
to Dalaway Drive UWC
9 Stage 9 Residences - 150A dwellings UWC
Landscaped front yards adjacent to
Stage 9 Residences UWC
Landscaped Transportation Collector
Point and Neighborhood Recreation UWC
Center
E Street within Phase 9 boundaries UWC
Bike Lanes in E Street UWC
Trunk Sewer No. 2 (completion prior
to Stage 9 occupancy) UWC
Tierra Rejada Road completion (remain-
ing 1/2 width) from east boundary of UWC
Edison Company property to south boun-
dary of Tract 2817 (Griffin)
Tierra Rejada Road completion (remain- Other
ing 1/2 width) from east boundary of Developers
Edison Company property to Moorpark Rd.
Bike Lane in Tierra Rejada Road from
east boundary of Edison Company pro- UWC
perty to south boundary of Tract
2817 (Griffin)
Landscaped Roadway Area adjoining
Tierra Rejada Road from east boundary UWC
of Edison Company property to north
boundary of Mountain Meadows
Remaining two lanes of Tierra
Rejada Road over Arroyo Simi (if not UWC
previously completed)
10 Stage 10 Residences - 205 dwellings
(115C and 90D) UWC
- 44 -
Note: UWC - Urban West Communities
MUSD - Moorpark Unified School District
VCWW 1 - Ventura County Water Works District 1
A, B, C, D - Refers to Residential Density - see Specific
Plan for Density Category
* Timing of full reservoir capacity is dependent on other
developments in Moorpark as well as Mountain
Meadows
- 45 -
LOS ANGELES AVENUE
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MEADOWS 300 ° 900 URBAN WEST
A PLANNED COMMUNITY COMMUMTIES
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SPECIAL
REPORTS
UPDATE
VII. SPECIAL REPORTS UPDATE
The proposed revisions to the Master Plan, Specific Plan and Development
Program are of such a nature that the special reports (Special Reports, DMJM,
Revised October 1979) prepared for the original submittal and approval of the
PC still meet the intent and requirement of the PC Zone.
The proposed PC-3 revisions are described in Section I and are explained in
detail with respect to the entire PC in this document. Although no major
conceptual changes to PC-3 have been proposed, it is useful to provide some
update to the systems serving the development. In some instances, services and
systems themselves have changed since the original approval. It is these
changes, along with some descriptions of the services or systems, that are
included in this section.
In order that the Moorpark City Council, Planning Commission and staff may be
advised of the aforementioned changes, the following updated special reports
information is provided.
A. SCHOOLS
Moorpark has a three-tier school system: the elementary level serves
grades kindergarten through five (K-5), the middle level services six
through eight (6-8), and the high school level serves nine through twelve
(9-12).
The responsible agency for schools is the Moorpark Unified School Dis-
trict, headquartered at 30 Flory Avenue, Moorpark, which was created by
the unification of the elementary and high school districts in 1981.
At the present time, Moorpark has one high school, located at Casey
Road. The present enrollment of this school is about 580 students; its
maximum capacity is about 650.
Moorpark currently has two elementary schools (Flory and Peach Hill)
with a combined enrollment of about 1380. The Poindexter Middle
School, has an enrollment of about 572 students. Maximum combined
capacity for the elementary and middle school levels is estimated to be
about 2295 students.
The Mountain Meadows development will contain 2,500 units, all of which
are counted for student generation. The school district's student gener-
ation factors per dwelling unit for the three grade levels are as follows:
grades K-5 (.45), grades 6-8 (.12), and grades 9-12 (.13). for a total gen-
eration factor of .7 students per unit for grades K-12. This factor gives
the following student population based on 2,500 dwelling units: 1125 (K-
5), 300 (6-8), and 325 (9-12) for a total of 1,750 students.
The proposed Mountain Meadows plan changes do not effect student
generation.
- 47 -
The plan designates sites for a new high school (50 acres) in the Com-
munity Focus area, and two elementary schools (20 acres) in the North
and West Villages. The high school site is envisioned to serve the entire
community of Moorpark and the school district expects it ultimately to
have capacity for approximately 1,500 students. The elementary school
sites are planned to serve all of Mountain Meadows. The school district
prefers a North Village site as opposed to the originally approved South
Village site for the elementary school since the North Village is being
developed first and the site can be utilized in the near future as a school
location.
The North and West Village school sites will be linked with village parks
to produce school-park sites of approximately 18 acres, 10 acres being
school and 8 being park.
For the high school site, a prominent 50 acre site has been reserved
adjacent to the proposed bridge crossing of the Arroyo Simi. This site
reflects the importance of the new high school in the community. The
school will also have a convenient connection with the adjoining comm-
munity park and be able to use its facilities. The high school will have
immediate access to Tierra Rejada Road and its bike lane system.
B. OPEN SPACE AND PARKS
The City is currently developing its parks and recreation program for the
entire city. Additions to the stock of parks and facilities come through
new developments in Moorpark. The City has adopted the Quimby Ordin-
ance, which requires all subdivisions to contribute land and/or fees in lieu
of land, for local park purposes. The City's local park standard is five
acres per 1,000 persons. The population generation factors in the Ordin-
ance are 3.21 per single family dwelling and 2.20 per multiple family
dwelling.
PARKS
The total parks requirement generated by the development, based on the
dwelling unit target of 2,500 units (1,965 single family and 535 multiple
family) and 7,485 persons is 37.4 acres of park land and/or in lieu fees.
In the Master Plan 98 acres of park areas are proposed for dedication,
not counting the neighborhood recreation areas. In addition, 24 acres of
Village Parks are to be improved for passive recreation b the developer
g P P Y P
in excess of the Quimby requirements.
There will be eight-acre Village Parks in the North and West Villages,
adjacent to elementary school sites, and an eight acre Village Park in the
South Village. A 69 acre Community Park site is designated in the
floodplain north of the North Village residential area and east of the high
school site -- a location that conforms with the Land Use Element, and
reflects original planning by the Army Corps of Engineers for a park
system along the Arroyo Simi A five acre portion of the Peach Hill
Watercourse will be a landscaped linear park through part of the West
Village. At least one neighborhood recreation area will be constructed in
each tract or homes cluster.
- 48 -
OPEN SPACE
In addition to the above parks, the site contains a considerable
amount of undeveloped areas as well as natural slopes too steep for
building. Some of these areas are suitable for picnics and relax-
ation and provide added visual interest.
Along a portion of the southern boundary of the property in the
South Village, and possibly in other locations, some open space
areas will be planted for aesthetics and soil stability or graded and
planted for aesthetic and engineering reasons.
The tabulation below summarizes acreages for both the parks and
open space:
Open Space Type Acreage
Community Park Site 69
Village Parks 24
Peach Hill Watercourse (land-
scaped linear park portion) 5
Improved and Unimproved
Open Space 96
Total of Open Spaces: 194
The improvement, ownership and maintenance responsibilities are
important aspects of any open space plan and are described on
Table 5.
C. LIBRARIES
Library service is provided by the Ventura County Library Service
Agency. Two buildings serve the Moorpark area. The Moorpark
Branch Library located at the Community Center on Moorpark
Avenue in Moorpark is 2,400 square feet in area and is building an
expansion of 2,500 square feet. A larger facility is the new Simi
Valley Library located at 2969 Tapo Canyon Road, Simi Valley,
which has 32,000 square feet and 200,000 volumes.
D. FIRE PROTECTION
The agency responsible for fire protection in Moorpark is the
Ventura County Fire Protection District.
The developer is reserving four acres as a community use design-
ation within the Community Focus area of the development. The
developer has agreed to dedicate a one-half acre site within the
Community Use Area to the Fire District for a new fire station.
The exact location is to be agreed upon by the developer and the
Fire District. The fire station site is presently indicated within the
Community Focus area. Additionally, the developer has and will be
paying a facilities fee to the Fire District for each dwelling unit
built. This fee is required by the Fire Facilities Fee Ordinance of
the City. Fees collected under this ordinance are to be used to
finance the development of new fire facilities.
- 49 -
E. CIRCULATION
The circulation system for the development is composed of three sub-
systems - vehicular, bicycle and pedestrian; all of which are under the
control of the City of Moorpark.
Road System: Within the development, the vehicular circulation system
will be composed of Tierra Rejada Road, a 94 foot right of way limited
access roadway; unloaded collector roads 43 feet of paving; and loaded
sub-collector roads 49 or 53 feet of paving. The term "unloaded" denotes
a road that has no vehicular access points other than intersecting streets.
The developer is currently subject to an area of contribution in effect for
the funding of construction costs for bridge construction on Arroyo simi
at Moorpark Road and Arroyo Simi at Tierra Rejada Road, medians on
Tierra Rejada and Moorpark Roads, and signalization on Tierra Rejada
Road, Moorpark Road, and Los Angeles Avenue in the area.
In conjunction with the submittal of revisions to PC-3 the developer is
requesting to be released from the above Area of Contribution and is
proposing to be responsible for the construction of the Tierra Rejada
bridge, and the median and signals on Tierra Rejada Road within the
development. The bridge over the Arroyo and connection of Tierra
Rejada Road through to Los Angeles Avenue can then be constructed
sooner than at the end of the fourth phase of the development.
Originally, it was projected that the development would generate about
40,000 vehicle trips per day: 25,000 to and from the residences, 11,300
to and from the commercial area and about 3,600 to and from the high
school. These projections are unaltered with the proposed plan changes.
Pedestrian Circulation: Pedestrians will use the sidewalks planned for
each side of all streets.
Bicycle Circulation: Painted bike lanes are planned in the collector
streets for bike trips within the development and in the emergency
parking lanes on each side of Tierra Rejada Road for bike trips within
and outside the development. The Arroyo Simi bridge will also be de-
signed to accommodate bike lanes.
F. SEWER SYSTEM
The collection system for sewerage within the development will be
constructed by the developer and deeded to Ventura County Waterworks
District 1 (Moorpark). At present, the initial sewage collection facilities
are under construction within the first three approved subdivision tracts.
- 50 -
I,
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COLLECTORS
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43 NORTH VILLAGE
R/W
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CIRCULATION A DEVELOPMENT BY , ,�
soo ° soo
MEADOWS URBAN WEST °""°m°•'"°"".."•'^'"'�"°'
A PLANNED COMMUNITY COMMUNITIES
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MOUNTAIN SEWER SYSTEM A DEVELOPMENT BY ��yN Yaw.
MEADOWS 300 ° 900 URBAN WEST °"°°®'•'"°""°•'"°"'""°'
A PLANNED COMMUNITY COMMUNITIES
Trunk sewers, treatment facilities, and effluent disposal for Moorpark
are owned and operated by the Waterworks District. A 27-inch trunk
sewer in an easement on the north side of Arroyo Simi serves this area of
Moorpark and has more capacity than will be required by the develop-
ment. (Statement by H. Nilmeier in December 1976). The Mountain
Meadows development plan calls for the phasing out of the lift station at
the westerly terminus of Peach Hill Road prior to occupancy of the first
dwelling unit and replacing it with a gravity sewer line referred to as
Trunk Sewer No. 1 in the development program. This has already been
done. The total treatment capacity required for the originally approved
PC-3 was 790,000 gallons per day (gpd), for the 2,500 residences, high
school, elementary schools and commercial site. That number is un-
changed by the proposed plan modification.
The treatment plant for Moorpark has a present peak demand of 0.7 mgd
and a design capacity of 1.5 mgd according to the District. An expansion
to 2.2 mgd has been conceptually approved but bonds have not been
authorized.
G. WATER SYSTEM
The development is within improvement Zone 2 of the Ventura County
Waterworks District 1 in Moorpark. The number of equivalent residential
units (ERU's) for the proposed development plan is unchanged from the
approved plan. The backbone water system for the development has been
designed to comply with the conceptual pipeline standards of District 1,
with some line size modifications in Tracts 3274-1 through 4, and all of
Tracts 3855 and 3864.
The development will be directly served by Division 1 of Waterworks
District 1. The present water supply for Division 1 is derived primarily
from the turnouts of the Calleguas Municipal Water District (CMWD),
with supplemental water taken from wells within the service area is
approximately five million gallons. Data from the Water System Master
Plan, Waterworks District 1 (1981) indicates that there is insufficient
storage to serve the development. A new storage reservoir will be
constructed offsite by the developer to mitigate the lack of adequate
storage for the development.
The impact on the District water system of the development will be
twofold: 1) increased demand over the existing system, and 2) increased
storage required over the existing system. Since the revised development
plan will not exceed the water demand of the approved development
plan, there is sufficient capacity to meet the demand. Regarding water
storage, the developer has been conditioned to build a two million gallon
reservoir in the area of the development in the initial phase and to later
increase the reservoir capacity to accommodate a full buildout of PC-3,
if required. Hence the developer will construct a water system adequate
to meet the water use of the Specific Plan buildout.
A revised water system plan based on the revised Mountain Meadows
Master Plan has been prepared. The preliminary pipeline sizes ranging
from 8" to 18" in diameter are shown on the enclosed Water System Plan.
- 53 -
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MOUNTAIN BY
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MEADOWS 300 ° soo URBAN WEST ' °"°°�•"°^""""°'� °-
APLANNED COMMUNITY COMMUIIVITIES
H. FLOOD CONTROL SYSTEM
Existing System: The existing flood control system in and adjacent to
Mountain Meadows consists of the Arroyo Simi, a major regional flood
control channel owned and operated by the Ventura County Flood Control
District; the Peach Hill Drain, a local unimproved major drainage course
under the jurisdiction of the same authority; and various minor drainage
courses that are tributary to the Peach Hill Drain. Minor drainage
courses, when improved, will be under the control of the local agency,
the City of Moorpark. The Ventura County Flood and Water Resources
Department is headquartered at 800 South Victoria Avenue, Ventura,
California.
The Arroyo Simi is partially improved in the area of the development but
is not constructed to contain a major storm. There is, therefore, a flood-
plain area extending both north and south of the channel that is subject
to inundation at times of peak flows.
The Peach Hill Drain is located about 300 feet south of and approxi-
mately parallel with Peach Hill Road as it enters Mountain Meadows at
the east property line. It meanders westerly to the west property line of
the development, where it turns north, following the easterly boundary of
the Moorpark Home Acres development until it terminates in the Arroyo
Simi.
Present and Future Flood Impacts: The hydrology calculations (from the
Environmental Impact Report for PC-3) based upon 50-year design flows
for the present condition show that 775 cubic feet per second (cfs) enters
the Mountain Meadows development along its easterly boundary. Under
present conditions, natural runoff increases downstream to a maximum
of 1,903 cfs as the Peach Hill Drain enters the Arroyo Simi. Under a
fully developed condition of all properties tributary to the Peach Hill
Drain, including the Mountain Meadows development, the flows increase
to 2,914 cfs at the Arroyo Simi, a 33 percent increase over the pre-
development condition.
Channel Design: The flows calculated for a 50 year storm can be con-
tained in a variety of structures. Three designs are being used for the
various portions of the Peach Hill Watercourse: a landscaped open chan-
nel (linear park), an open rectangular concrete channel, and a covered
concrete box.
The size of the landscaped open channel varies from a minimum total
width of 70 feet and a minimum depth of eight feet. The rectangular
channel varies in size depending upon the location from ten feet wide by
six feet high to twelve feet wide by eight feet high.
The covered concrete box varies in size depending on the location from
ten feet wide by six feet high to fourteen feet wide by ten feet high.
- 55 -
The construction of a storm water retention basin is included in order to
mitigate the increased runoff due to development of the watershed, both
onsite and upstream, and to provide downstream protection. With the
construction of the storm water retention basin the maximum 50-year
design flows for the Peach Hill Drain, as it enters the Arroyo Simi, will
be approximately 1,700 cfs, a ten percent reduction from the present
natural condition. The proposed storm water retention basin will be sited
in conjunction with the West Village Park near the westerly boundary of
the Mountain Meadows Development.
In order to relieve some of the existing downstream problems the storm
water retention basin will be completed as a part of an initial phase of
development during 1985.
The construction of the Peach Hill Drain and tributary drainage courses
are planned to be completed in conjunction with each phase of the devel-
opment that is affected. Phasing is planned to proceed generally from
east to west.
- 56 -
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MOUNTAIN A DEVELOPMENT BY U
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MEADOWS URBAN WEST
A PLANNED COMMUNITY COMMUNITIES ,��N_�. n._....
PRICE/ RENT
RANGE
VIII. PRICE/RENT RANGE
The Planned Community Ordinance requires "reports that describe the proposed
range of rents or purchase prices as applied to the percentages of single and/or
multiple family dwelling units within each residential density category identi-
fied on the Specific Plan".
In today's inflationary and uncertain environment it is difficult, without first
identifying specific conditions which effect detailed tract maps, to discuss rents
and prices.
However, the following statements might be made:
1. No rental units are proposed given the uncertainties of today's financial
market place.
2. A tabulation of proposed purchase prices in 1985 dollars might be as
follows:
Density Target No. Base
Category of Units Type Purchase Price Range
A 635 Single Family $160,000 - 194,000
B 1330 Single Family $135,000 - 175,000
C 355 Multiple Family $110,000 - 130,000
D 180 Multiple Family $ 90,000 - 110,000
- 58 -
I
i
I
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I
I
I
I
i
FISCAL IMPACT
ANALYSIS
'II
UPDATE
FISCAL IMPACT ANALYSIS UPDATE
MOUNTAIN MEADOWS COMMUNITY
CITY OF MOORPARK, VENTURA COUNTY
Prepared For
Urban West Communities
April 1985
NATELSON • LEVANDER • WHITNEY
10M w1LSHF9 9olJL&MG.SUITE 2n LOS ANGELES,CAUFOW"9=4 (213)47e-5016
-59-
TABLE OF CONTENTS
Pane
I. STUDY OBJECTIVE AND METHODOLOGY . . . . . . . . 1
STUDYOBJECTIVE . . . . . . . . . . . . . . . . i
METHODOLOGY . . . . . . . . . . . . . . . . . .
II. DEVELOPMENT PROGRAM ASSUMPTIONS . . . . . . . . 3
DEVELOPMENT PROGRAM CHARACTERISTICS . . . . . . 3
POPULATION . . . . . . . . . . . . . . . . . . . 4
III. SUMMARY OF FINDINGS . . . . . . . . . . . . . . 5
IV. FISCAL IMPACTS ON THE CITY OF MOORPARK . . 10
CITY REVENUES . . . . . . . . . . . . . . . . 10
CITYCOSTS . . . . . . . . . . . . . . . . . . 14
V. FISCAL IMPACTS ON VENTURA COUNTY
AND SPECIAL DISTRICTS . . . . . . . . . . . . . 20
VENTURA COUNTY AND SPECIAL
DISTRICT REVENUES . . . . . . . . . . . . . . 20
COUNTY FIRE PROTECTION DISTRICT . . . . . . . . 21
COUNTY LIBRARY DISTRICT . . . . . . . . . . . . 23
SCHOOLS . . . . . . . . . . . . . . . . . . . . 24
REGIONAL ROAD IMPROVEMENTS . . . . . . . . . . 2E
FLOOD CONTROL IMPROVEMENTS . . . . . . . . . . 30
WATER AND SEWER IMPROVEMENTS . . . . . . . . . 31
I. STUDY OBJECTIVE AND METHODOLOGY
STUDY OBJECTIVE
The following report serves as an update to the February 1980
report Fiscal Impact Analysis of the Mountain Meadows Planned
Community Post-Proposition 13 by Williams-Kuebelbeck and
Associates, Inc. This update has been prepared to reflect
proposed revisions in the Mountain Meadows Master and Specific
Plans. The objective of the following analysis is to re-examine
the issues regarding the potential fiscal impact of the revised
Mountain Meadows development program on the City of Moorpark and
various special districts which provide services to the program,
including: police protection; fire protection; library
facilities; school facilities; roads; flood control ; water and
sewer improvements; and park and recreation areas. The
governmental jurisdictions which are considered include the
following :
1 ) o City of Moorpark;
E) o Ventura County Fire Department ;
3) o Ventura County Library District ;
4) o Moorpark Unified School District ;
5) o Ventura County Road Department ;
6) o Ventura County Flood Control District ;
7) o Ventura County Waterworks District #1
METHODOLOGY
The following analysis relies on two methodological approaches in
the assessment of potential fiscal impacts from the Mountain
1
Meadows development program. The first methodology involve case
studies and interviews with representatives of each of the public
agencies which currently provide services in the City of Moorpark
and which would extend these services to the Mountain Meadows
planned community. Case study interviews addressed the
following :
o Area and population served by the agency;
o Current service capacity and standards of the agency;
o Capital facility and service fee standards of the
agency for residential and non-residential development ;
o Potential service needs of the proposed community; and
o Available facilities and revenue sources to satisfy the
projected requirements of the proposed development.
The second methodology utilizes a site-specific/revenue cost
approach wherein capital facility development costs, ongoing
public services needs, property taxes and other revenue sources
are projected for the proposed development program. The analysis
is performed in constant 1985 dollars.
2
II. DEVELOPMENT PROGRAM ASSUMPTIONS
DEVELOPMENT PROGRAM
The Mountain Meadows program is a 2, 500-dwelling unit planned
community to be completed over an eight-year period in the City of
Moorpark between Peach Hill and Home Acres. A total of 662 units
have already been approved for development in four subdivision
tracts. As currently proposed tracts the development would
provide a variety of single-family detached and single-family
attached homes ranging in base price from $90, 000 to $194, 000.
The units would be distributed by major type and average base
price as follows:
Number Average Ease
Unit type of Units Sales Price
o Single-family detached 635 $177, 000
o Single-family detached 1, 330 155, 000
o Single-family attached 355 120, 000
o Single-family attached 180 100. 000
Total units 2, 500 $151, 700
The mountain Meadows revised plan would also provide for: 1 ) a
7. 5-acre site for neighborhood commercial development, allowing
construction of 90, 000+ square feet of retail space; `) three 8-
acre village parks and a 69-acre community park site; 3) two 10-
acre elementary school sites and a 50-acre high school site; and
4) a 4. 0-acre location for various community facilities such as a
fire station.
3
POPULATION
The total population of the Mountain Meadows planned community is
estimated to be 79525 persons at buildout. This population
projection assumes an average density of 3. 01 persons per
dwelling unit in 1995, based on population projections from the
Ventura County Environmental Resources Management Agency for' the
City of Moorpark as part of their 1985 population forecasts.
4
III. SUMMARY OF FINDINGS
The fiscal impact analysis update of the Mountain Meadows
development produced the following major, findings:
DEVELOPMENT PROGRAM
The revised development program calls for construction of 2, 500
dwelling units providing a range of single family detached and
attached dwelling units. Prices for the units expressed in 1985
dollars vary from $90, 000 to $194, 000 with the average base price
projected at $151, 700. Total population at buildout circa 1993
is projected at 7, 525 persons.
FISCAL IMPACTS ON THE CITY OF MOORPARK
At full development total municipal revenues generated by the
development should approach $632. 2 thousand, expressed in 1985
constant dollars. The major sources of revenue include property
taxes, sales taxes and various fees and in lieu payments from
other, g,_,vernmental agencies.
Review of potential City costs indicates that two major areas of
expense emanating from Mountain Meadows will be ( 1 ) public
protection/law enforcement, and (c^) parks development and related
operations and maintenance. With regard to the former, police
services are provided by contract from the Ventura County
Sheriff' s Department. Based upon current service standards and
costs for police protection, at full development Mountain Meadows
5
should require the equivalent of one 24-hour patrol car which
would cost $236 thousand on an annual basis. With regard to
parks, while Mountain Meadows will dedicate and improve three
neighborhood parks, the developer proposes to only dedicate the
69-acre community park site. Two problems ultimately need to be
resolved: funding for community park improvements; and funding for
park facilities maintenance and recreation programs. To this end
Mountain Meadows should generate $346. 2 thousand annually for
these purposes at full development ; it is yet to be determined
whether this will be fully sufficient to cover total capital and
operating expenses for the new facilities.
FISCAL IMPACTS ON VENTURA COUNTY AND SPECIAL DISTRICTS
Major sources of revenue accruing to Ventura County and its
special districts include property taxes and charges for current
services. At full development property taxes should approach
$3. 8 million on an annual basis.
Fire Protection
The City of Moorpark and community of Mountain Meadows would
receive fire protection services from the Ventura County Fire
Department. In accordance with the current Fire Protection
District Facilities Construction Fee Schedule, the Mountain
Meadows community would provide $283. 5 thousand to the County
Fire Department' s capital fund. In addition, the revised
Mountain Meadows program has set aside 0. 5 acres for dedication
as a site for a future fire station.
6
Library Facilities
The Mountain Meadows community is served by the Moorpark and Simi
Valley libraries which will represent 41, 000 square feet of
library space when the Moorpark facility is expanded. The
addition of the Mountain Meadows community to the service area
population would effectively yield a service level of 0. 40 square
feet of library space per resident, a ratio which falls within
the desired County service level range of 0. 3 to 0. 5 square feet
of library space pet, person.
Moorpark Unified School District
As currently planned the revised Mountain Meadows program is
projected to generate a total of 1, 750 students, including 1, 125
elementary school children, 300 middle school children, and 325
high school children. These anticipated increases should push
total enrollment of local elementary and high schools beyond
their existing capacities.
In response to anticipated facility requirements, the Mountain
Meadows program would : ( 1 ) designate a total of 70 acres
currently valued at approximately $8. 0 million as sites for a
new high school (50 acres) and two elementary schools (20 acres) ;
and (2) generate nearly $4. 8 million for the District' s capital
facilities fund. The capital facilities fees would provide funds
to: ( 1 ) construct two new 650-700 student elementary schools;
and (2) provide approximately $200 thousand toward high school
construction.
7
Roads
An Area of Contribution was established in 1981 to finance
specific road network improvements in the Peach Hill area of the
City of Moorpark south of the Arroyo Simi through an assessment
levied against all new dwelling units within its ,jurisdiction.
Total construction costs for regional road and bridge
improvements in this area are estimated at $7. 2 million.
Mountain Meadows would be responsible for $3. 7 million of the
regional road improvements or 52. 3 percent of the total cost.
Flood Control
Flood control improvements within the revised Mountain Meadows
development program include the Peach Hill Watercourse and
internal storm drain channels and secondary drains. The developer
would construct the Peach Hill Watercourse where it is on-site and
the various internal storm drain channels, dedicating these
facilities to the County and the City of Moorpark, respectively,
for maintenance.
I
The Mountain Meadows program would contribute $759. 0 thousands
through development fees to the County Flood Control District' s
capital facilities fund as well as generate annual property tax
revenues for the County Flood Control District and the City to
finance the maintenance costs of the new improvements.
A request to the County Public Works Agency has been made by
Urban West Communities for a land development fee credit of
$560. 0 thousand for certain flood control improvements made
by the developer and ,fudged to be of area-wide public benefit.
8
Water and Sewer
Water and sewer capital costs resulting from the Mountain Meadows
program would be incurred by the Waterworks District for the
installation of water distribution and sewage collection systems.
All on-site capital improvements required to serve Mountain
Meadows as well as an off-site excess capacity water storage tank
will be provided by the developer. Eased upon current schedules,
the Mountain Meadows program would generate a total of $3. 4
million to the Waterworks District in the form of water and sewer
system capital improvement charges.
Mountain Meadows would be served by Waterworks District #1
Wastewater Treatment Plant. At buildout residents should
generate effluent totalling 0. 8 MGD (millions of gallons per day) .
Plan modifications have not impacted the projected requirement
for sewage treatment facilities.
9
IV. FISCAL. IMPACTS ON THE CITY OF MOORPARK
The following section examines the potential major fiscal impacts
generated by the Mountain Meadows Development program on the City
of Moorpark.
CITY REVENUES
Residents of Mountain Meadows will generate municipal revenue to
the City of Moorpark from a number of important sources. The
major revenue sources are identified and discussed below.
Property Taxes
A projection of property taxes generated by Mountain Meadows at
full development, expressed in 1985 constant dollars and
unadjusted for ,appreciation, is provided in Table IV-1. The
proposed 2, 500 units and commercial center should generate total
property tax revenues in excess of $4. 05 million. At the present
time the City of Moorpark is the recipient of 6. 88 percent of
all property tax revenues generated within Tax Rate Area (TRA)
10013, the area encompassing the Mountain Meadows development.
Application of this percentage to the projected property taxes
generated by Mountain Meadows will yield a property tax flow of
$279. 0 thousand annually to the City of Moorpark at full
development.
10
Table IV-1
PROJECTED ANNUAL PROPERTY TAX REVENUES AT BUILDOUT
MOUNTAIN MEADOWS REVISED PROGRAM -- March 1985
( In Thousands of Constant 1985 Dollars)
Land Use
A. Residential
Projected
Projected Annual
Unit Market Property Tax
Unit Type -Number Value Value Revenue
Single Family Detached 635 $185, 850 $118, 015. 0 $1, 180. 2
Single Family Detached 1, 330 162, 750 216, 458. 0 21164. 6
Single Family Attached 355 123, 000 43, 665. 0 436. 6
Single Family Attached 180 102, 500 18, 450. 0 184. 5
Subtotal 2, 500 396, 588. 0 $3, 965. 9
B. Commercial
7. 5 Acres @ $1, 200, 000/Acre 9, 000. 0 90. 0
Total $405, 588. 0 $4, 055. 9
Source: Urban West Communities and Natelson- Levander- Whitney.
11
Sales Taxes
Sales tax revenues from Mountain Meadows residents accruing to
the City would be generated by two sources, including : new
taxable retail sales which are generated at the 7. 5 acre
commercial center, within the development by residents of Mountain
Meadows and other local residents and visitors to the area; and
new retail sales made by Mountain Meadows residents at other
shopping locations throughout the City. In order to avoid
double-counting, consideration of tax revenues here has been
limited to Mountain Meadows' resident expenditures within the
City; the analysis does not consider, non-Mountain Meadows
resident expenditures at the proposed 7. 5 acre center within the
development.
Given the range of residential unit values within the development
program, Mountain Meadows resident incomes should vary from
$30, 000 to $63, 000 annually, with the mean figure for the
community projected at $52, 900. Following the relationship which
exists statewide between personal income and taxable retail
sales, Mountain Meadows residents should spend approximately 30
percent of their personal income on taxable retail sales,
generating $39. 7 million in annual taxable transactions. With
its limited commercial base the City of Moorpark should be able
to capture only a range of 30 to 40 percent of the potential
sales; utilizing the lower percentage, total taxable sales from
Mountain Meadows residents occurring in the City of Moorpark are
projected at $11. 9 million. This expenditure level represents
total sales taxes to the City of $119. 0 thousand annually.
12
Other Revenues
In addition to property and sales tax revenues, the Mountain
Meadows community residents would generate other municipal
revenues for the City of Moorpark from the following sources:
( 1 ) licenses and permits; (2) fines, forfeitures and penalties;
(3) motor vehicle fuel taxes; and (4) non-welfare-related aid and
revenues from other governmental agencies. 1 The City of Moorpark
annual budget for fiscal year 1984-1985 projects revenues from
these sources as follows:
o Licenses and General Receipts $ 2, 025
o Fines, Forfeitures, and Penalties 21, 250
o Revenue from use of money and property 19, 035
o Franchise Taxes 50, 350
o Revenue from other Agencies ( including
Motor Vehicle License In-Lieu taxes,
cigarette taxes) 349. 299
Total $441, 959
Division of this projection by the mid-fiscal year population for
the City of 14,00 persons yields a per capita revenue figure
from these sources of over $31 per capita. If this factor is
applied to Mountain Meadows' anticipated population at buildout,
the City is projected to receive an additional $234. 2 thousand in
annual municipal revenues.
1 Analysis does not consider charges for current set-vices,
since these engender concomitant service requirements and
expenditures by the City.
13
Municipal Revenue Summary
Under the assumptions utilized above, the Mountain Meadows
development is projected to generate municipal revenues totalling
$632. 2 thousand annually at full development :
Revenues in
Revenue Source Thousands
Property Taxes $2279. 0
Sales Taxes 119. 0
Other Revenues 234. 22
Total $632. 2
CITY COSTS
Two major areas of potential cost to the City of Moorpark
emanating from Mountain Meadows were identified d ur^i ng the course
of the analysis. These cost areas include: ( 1 ) public
protection/law enforcement ; and (2) parks development and related
operations and maintenance. Each cost area is reviewed below.
Public Protection/Law Enforcement
The City of Moorpark contracts with Ventura County for police'
protection services. The current recommended service standard is
one 24-hour car for every 5, 000 persons. At the present time the
City has contracted for the following :
Service Unit Cost
2-56 Hour Patrol Units $271, 933
1-24 Hour Patrol Unit 181, 289
0. 5-Administrative Lieutenant 36, 220
0. 5-Detective/General Investigator 26, 596
-Vehicle Expenses 114, 989
-Overtime, Miscellaneous 53. 060
Total $684, 087
Source: City of Moorpark 1984-85 Annual Budget.
14
At buildout the Mountain Meadows development would require the
set-vices of one 24-hour patrol Carl for its projected population
of 7, 525 persons. Allowing for a 30 percent overhead/vehicle
expense factor on top of the base 24-hour patrol unit cost, total
police protection costs for the development should approach $236
thousand on an annual basis.
Since the City of Moorpark is provided police protection by
contract with the Ventura County Sheriff' s Department, it does
not require its separate station for police services. Currently
the County of Ventura Sheriff' s Department provides services to
the City of Moorpark from its East Valley Sheriff' s Station on
Olsen Road. The County plans to move the personnel at East
Valley station to a new facility. It is expected that the City
of Thousand Oaks would bear a significant portion of the capital
costs for this proposed facility, as this City represents the
most significant portion of the total service area. The balance
of the funding is expected to come from the Sheriff Facilities
Fees which are assessed against all new development in the
9 P
unincorporated portions of the Sheriff' s Department' s service
area as well as within incorporated communities which have
adopted the County' s Sheriff Facilities Fees resolution.
As the City of Moorpark has adopted the County' s resolution, the
Mountain Meadows development program would be assessed for
Sheriff Facilities fees. The current fees are as follows:
1 Service level requirement established in discussions with
Sheriff' s Department, 1979-1584.
15
single family unit, $83. 58; multiple unit, $54. 16; mobile home
unit, $55. 54; and commercial/industrial space, $0. 05 per square
foot. Based upon this schedule the Mountain Meadows development
would contribute $197. 7 thousand to the County toward capital
development of the Sheriff' s East Valley substation.
Parks Development and Related Maintenance/Operations Costs
The City of Moorpark' s current Parkland Dedication (Quimby)
Ordinance provides for dedications of park land or in-lieu fee
payments as a condition for approval of any residential or
subdivision tract map. At present the dedication is five acres
per 1, 000 residents of the proposed residential development. In
accordance with the ordinance, the Mountain Meadows community is
required to dedicate 37. 41 acres of land for park and recreation
purposes.
Current plans for the revised Mountain Meadows program would lead
to the dedication of a total of 93 acres of its total area for
community and village parks including : ( 1 ) three eight-acre
village parks located in the North, South and West Villages; and
(2) one 69-acre community park site. Mountain Meadows program
proposes to develop the three village parks and dedicate them to
the City, and the village homeowners' associations would be
responsible for their maintenance until such time as the City or
an appropriate service district could assume this responsibility.
1 Based on a projected buildout population of 7, 484 persons,
per formula contained in the Ordinance.
16
Also, in accordance with the Mountain Meadows program,
neighborhood recreation areas in each tract would be improved,
and bike lanes and roadside landscaping would be constructed
along Tierra Rejada Road and the collector roads.
Of the total 69 acres contained in the proposed regional park, 38
acres have already been dedicated to the City. The remaining 31
acres will be dedicated incrementally as each tract map is
recorded, with all 69 acres being dedicated prior to the
recording of the tract map for the 835th lot. Under the
provisions of the Quimby Ordinance, the City is required to
initiate planning, design and construction activities for the
development of the park area within five years of its dedication.
According to discussions with the County Property Administration
Aigencyl these activities could cost $15. 0 to $60. 0 thousand per
acre depending upon the type of park being developed. Assuming
an average development cost of $30. 0 thousand per acre for a
community park, the total capital cost to the City for
development of this 69 acre area is projected to be $2. 1 million.
Discussions with the Director of Community Development of the City
of Moorpark indicate there are a number of financial issues which
need to be resolved with respect to parks development and
operations. The major issues include as follows:
1 Conversation with Mr. Dimitri Hunt on March 14, 1985.
17
CI Funding for Park Capital Improvements. While
dedications of land can be made by the developer for a
major community park, limited monies are available for
its development. At the present time only *900+
thousand exists in funding sources available for parks
development and construction. This amount is well
below the estimated cost for development of the 69 acre
community park.
a Funding for Park Maintenance. At the present time very
limited monies exist within the General Fund which can
be utilized for park maintenance. While a street
lighting/landscape maintenance district ( 1972 Act) will
be established to provide for some parks maintenance,
it will not be able to serve as the financing vehicle
for extensive maintenance of "handscape" facilities or
for provision of recreation services.
Since there are no specific plans for the development of the 69
acre community park at the present time it is impossible to
project with any great precision what annual costs for operations
and maintenance would entail. Discussions with parks and
recreation specialists indicate that maintenance per acre could
range from $1, 500 to $10, 000 depending upon the extent of
development. However, certain recreation facilities such as
tennis courts and softball fields can generate offsetting
revenues, thus potentially mitigating much of this cost.
Under the revenue projections made previously, Mountain Meadows
should generate approximately $346. 2 thousand annually which
could be used to offset parks and recreation costs. This
potential allocation is developed as follows:
18
(In Thousands)
Total Revenues $632. 2
Less: Police Protection Cost 236. 0
Less: Allowance for Animal
Regulation, Street
Sweeping, other costs 50. 0+
Net Available for Parks and
Recreation at Full Development : $346. 2
19
V. FISCAL IMPACTS ON VENTURA COUNTY AND SPECIAL DISTRICTS
The following section provides: 1) a review of the potential
revenue from the revised Mountain Meadows development program to
the County of Ventura and Special Districts serving the property;
2) an examination of the special services and capital facility
requirements of the planned community; and 3) an assessment of
the community' s impact on the current Moorpark public service
providers and a review of their ability to meet the new
community' s public infrastructure and facility requirements.
The analysis focuses on: 1 ) property tax revenues; 2) fire
protection services; 3) library facilities; 4) schools; 5) roads;
6) flood control improvements; and 7) sewer and water
improvements. Each of these is discussed below.
VENTURA COUNTY AND SPECIAL DISTRICT REVENUES
Major sources of revenue accruing to Ventura County and its
special districts include property taxes and charges for current
services. Property tax revenues are reviewed below.
The revised Mountain Meadows planned community would generate
significant annual property tax revenues throughout its
development period and at full buildout for the County of Ventura
and Special Districts. As shown previously in Table IV-1, the
revised development program of 2, 500 residential units and 7. 5
acres of commercial development is projected to generate a total
of $4. 1 million in annual property tax revenues. The projected
distribution of these property tax revenues among the County and
20
Special Districts is shown in Table V-1. The major beneficiaries
of future property taxes generated by the development include the
following ,jurisdictions: Ventura County General Fund, $1. 1
million in annual revenues; Moorpark Unified School District,
$1 . 0 million; and the County Fire Protection District, $700
thousand.
COUNTY FIRE PROTECTION DISTRICT
The City of Moorpark and community of Mountain Meadows would
receive fire protection services from the Ventura County Fire
Department. Presently there are four stations which provide
initial response protection to Moorpark, though scattered
throughout the County are a total of 30 fire stations serving
unincorporated areas and the cities of Camarillo, Moorpark, Ojai,
Port Hueneme, Simi Valley and Thousand Oaks. Based upon the
total service area population estimate of 342, 400 personsl, there
is one station for every 11, 400 persons.
As of September 1983 Ventura County began assessing all new
developments within the area bounded by the Santa Clara Valley to
the north, Los Angeles County line to the east and south, and
Wood Avenue to the west, with a Fire Protection District
Facilities Construction Fee which can be used for necessary
1 Ventura County Budget, Fire Department, Fiscal Year 1984-85;
Conversation with assistant Richard Ellis, March 14, 1985.
21
Table V-1
PROJECTED DISTRIBUTION OF PROPERTY TAX REVENUES
AT FULL DEVELOPMENTI
( In Thousands of 1985 Constant Dollars)
Projected
Annual Property
Jurisdiction Percent Share Tax Revenue
Ventura County General Fund 26. 46 X $ 1, 073. 2
Moorpark Unified School District 25. 79 1, 046. 0
County Fire Protection District 17. 26 700. 0
Moorpark/Pleasant Valley/
Som i s Area wide (school ) 7. 79 316. 0
Ventura Community College 5. 82 236. 0
All Other Jurisdictions 10. 00 405. 6
Total 93. 12 % $ 3, 776. 8
1 Without adjustment for annual appreciation.
Source: Ventura County Auditor - Controller' s office;
Nate 1 son• Levander• Wh i t ney
22
capital expenditures within this same area. In accordance with
the current fee schedule, the community would provide $283. 5
thousand to the County Fire Department' s capital fund. In
addition, the Mountain Meadows program has set aside 0. 5 acres
for dedication as a site for a future fire station.
COUNTY LIBRARY DISTRICT
According to administrative officer Mr. John Elmore of the
Ventura County Library, the Mountain Meadows community would be
adequately served by the Moorpark and Simi Valley libraries.
The Moorpark library, which currently has 2, 400 square feet, has
received federal and local monies for expansion of the facility
to 5, 000 square feet. Simi Valley completed construction of a
36, 000 square foot facility in 1980. Together, these two
facilities will represent 41, 000 square feet of library space to
serve a present service area population of 95, 000 persons. While
there is not an established minimum service standard of library
space to population in Ventura County, the Library District would
like to achieve 0. 3 to 0. 5 square feet of library space for every
person in its service at-ea. With the addition to the Moorpark
library the current set-vice level in the Moorpark-Simi Valley
area would be 0. 43 square feet per, person. The addition of the
Mountain Meadows community to the service area population would
decrease this service level t o 0. 40 square feet per person, a
standard still within the range considered acceptable for this
area.
23
SCHOOLS
At the present time students from the Mountain Meadows community
would attend Flory and Peach Hill elementary schools, Poindexter
Middle School, and Moorpark High School. The total combined
capacity of the Peach Hill and Flory elementary schools is 1, 480
students, while the existing enrollment is 1, 380 students. At
Poindexter, the capacity is 915 students, though current
enrollment of middle school students is 572 children. Finally,
Moorpark High School--an older facility, considered small by
today' s standards--is nearing its total capacity of 650 students,
as its present enrollment of 583 students.
The school district is expecting a 13 percent enrollment increase
over current enrollment levels in September 1985. In order to
satisfy this growth requirement portable classrooms are scheduled
to be added at Peach Hill and Flory elementary schools and at the
high school. Projected Fall 1985 capacity and enrollment
projections for each school are as follows:
Fall 1985 Fall 1985
School Capacity Protected Enrollment
Peach Hill Elementary 953 900
Flory Elementary 765 700
Poindexter Middle 915 600
Moorpark High 700 675
Total 3, 333 2, 875
24
As currently planned the revised Mountain Meadows program would
generate a total of 1, 750 studentsl , distributed by school type
as follows:
Number of
Grade Levels Students
K - 5 1, 125
6 - 8 300
9 - 12 325
Total 1, 750
As can be seen from the above student projections, Mountain
Meadows' projected school student generation would increase the
total enrollment at local elementary and high schools beyond Fall
1985 anticipated capacities. In contrast, the Poindexter school
should have few difficulties in accommodating the additional 300
middle school children from the Mountain Meadows community.
In response to the anticipated demand from Mountain Meadows and
other developments, the School District is proposing the
following additional school facilities:
Site Date Program
o Mountain Meadows 1987 Elementary school,
Capacity 650-700
1987 or
o Mountain Meadows 1988 High School
o Campus Park 1988 Elementary school,
Capacity 650-700
iSource: Ms. Jean Albee of the Moorpark Unified School
District, based on an average student generation of 0. 7
students per household.
25
L�I
The School District is currently applying for State funds in
corder to build the first portion of the new high school. Phase I
funding has already been approved and awarded.
As part of this program Mountain Meadows has designated a total
of 70 acres currently valued at approximately $8. 0 million as
sites for a new high school (50 acres) and two elementary schools
(20 acres) . In addition, the revised development program would
generate nearly $4. 8 million for the District' s capital
facilities fund, as derived from their current development fees
of $2, 108. 21 per single family dwelling unit and $19204. 69 per
multiple family dwelling unit.
The capital facilities fees of $4. 8 million would provide funds
to ( 1 ) construct two new 650-700 student elementary schools
similar to the new facility constructed in Peach Hill which had a
construction cost of $2. 3 million; and (2) provide approximately
$200 thousand in funding toward additional school construction.
REGIONAL ROADS IMPROVEMENTSI
An Area of Contribution was established in 1981 to finance
specific road network improvements in the City of Moorpark south
of the Arroyo Simi. The March 9, 1981 memorandum for the
Moorpark Road and Tierra Rejada Road Area of Contribution sets
1 All internal local and collector and arterial streets within
the Mountain Meadows development would be financed by the
Developer.
26
forth signal, median and bridge improvements within the Area
which would be funded through an assessment levied against each
dwelling unit in new developments, collected at the time of final
tract or parcel map approval. The assessment is currently $1, 200
per unit.
As shown in Table V-2, total construction costs for all regional
road and bridge improvements in the vicinity are estimated at
$7. 2 million. These regional improvements include the Tierra
Rejada Road, the Arroyo Simi bridges at Tierra Rejada and
Moorpark Roads, signal and median improvements on Tierra Rejada
and Moorpark Roads, and other improvements to Moorpark and Peach
Hill Roads. The cost of improvements covered by the Area of
Contribution assessment is $4. 9 million.
The following table presents all of the planned or recently
completed developments in the Peach Hill area which would benefit
from the road improvements. The table does not include any of
the older Peach Hill units between the Citation, KLK and
Marlborough developments.
27
No. of
Developmentl Units
1. Urban West Communities-Mountain Meadows 2, 500
2. Meyer (Tract 3019) 112
3. Howard (Tract 3525) 99
4. Pardee (Tract 2865) 304
5. Pacifica (Tract 2865) 318
6. California Community Builders (Tract 3403) 67
7. Tandon (Tract 3306) 22
B. Carlsberg P. C. #4 1, 0481
9. Carlsberg (Tract 22964) 189
10. Marlborough (Tract 3096) 193
11. Citation (Tract 2798) 105
12. Barratt (Tract 2451 ) 123
13. Countryside (P. D. 776) Be
14. KLK (Tract 2632) 94
Total 5, 262
1 There is some possibility that the scale of development for
this program may be revised in the future.
The Mountain Meadows program represents 47. 5 percent of the total
units to be developed within the Peach Hill area. As indicated
in Table V-2, the revised Mountain Meadows program would be
responsible for $3. 7 million of the regional road improvements,
including Tierra Rejada Road hardscape; the Arroyo Simi bridge
and a number of signals; and the median strip on Tierra Rejada
Road as it passes through the Mountain Meadows property. The
Mountain Meadows share of projected costs represents 52. 3 percent
of the total cost for regional read improvements in the Peach
Hill area.
28
Table V-2
ESTIMATED COSTS AND FUNDING RESPONSIBILITY OF
REGIONAL ROAD AND BRIDGE IMPROVEMENTS
(In Thousands of 1985 Dollars)
Probable
Responsibility
Est. for Construction
ROAD/BRIDGE IMPROVEMENTS Cost UWC Other
1. SIGNALS/MEDIANS
A. Signals
Los Angeles Ave. & Tierra Rejada (50%) $50.0 $25.0 $ 25.0
Los Angeles Ave. & Moorpark Road 5.0 -0- 5.0
Moorpark Road & Peach Hill Road 100.0 -@- 100.0
Moorpark Road & Christian Barrett 1 00.0 -0- 100.0
Moorpark Road & Tierra Rejada Road 100.0 -0- 100.0
Tierra Rejada Road & Peach Hill Road 75.0 -0- 75.0
Tierra Rejada & A Street (Mountain Meadows) 100.0 100.0 -o-
Tierra Rejada & B Street il 75.0 75.0 -0-
Tierra Rejada & C Street 100.0 100.0 -0-
B. Medians
Tierra Re,)ada 320.0 259.0 61.0
Moorpark Road 150.0 37.00 113.0
Subtotal $1, 175.0 $596.0 $579.0
2. TIERRA REJADA & BRIDGES
Tierra Rejada: Griffin Property to
Arroyo Simi Bridge 131.8 131.8 -0-
Tierra Rejada-Mountain Meadows 894.5 894.5 -0-
Tierra Rejada-Edison Property 27.2 27.2 -@-
Tierra Rejada-Myer/Boardman Property 123.2 -0- 123.2
Tierra Re j ada-W, W & H Property 92.8 -0- 92.8
Tierra Rejada-Pacifica Property 425. 1 -0- 425. 1
Tierra Rejada-Pardee Property 152. 3 -0- 152.3
Moorpark Rd & Arroyo Simi : 4-Lane Bridge 1,900.0 -0- 1,900.0
Tierra Rejada Rd & Arroyo Simi:
4-Lane Bridge 2, 100.0 2, 100.0 -@-
Subtotal $5,846.9 $3, 153. 5 $2,693. 4
3. MOORPARK/PEACH HILL ROADS
Moorpark Road between Tierra
Rejada & Christian Barrett 80.0 -0- 80.0
Peach Hill Road North of Tierra
Rejada-1,000 Feet 73.9 -0- 73.9
Subtotal $153.9 $ -0- $153.9
TOTAL $7, 175.8 $3, 749.5 $3, 426. 3
100.0% 52. 3% 47.7%
UWC = Urban West Communities.
Source: "Moorpark Rd. and Tierra Rejada Rd. Area of Contribution" memorandum
prepared by the Ventura County Public Works Agency for the Ventura County
Development Services Division, March 9, 1981 ; Urban West Communities.
29
FLOOD CONTROL IMPROVEMENTS
Flood control improvements within the revised Mountain Meadows
development program include the Peach Hill Watercourse and
internal storm drain channels and secondary drains. According to
discussions with the Ventura County Flood Control District, the
Peach Hill Watercourse is the only capital improvement within the
revised Mountain Meadows program which is of regional
significance. The other improvements--internal storm drain
channels and secondary drains--would be under the City of
Moorpark jurisdiction.
The developer would construct the Peach Hill Watercourse on-site
as well as the internal storm drain channels. The Peach Hill
Watercourse would be constructed using in part an open concrete
box, in part a closed concrete box, and finally an open landscaped
channel leading into a retention basin in West Village. The
facilities for the Peach Hill Watercourse are considered low
maintenance channels, and upon their completion it is intended
that the County would assume responsibility for their, maintenance.
The internal storm drain channels would be constructed to City of
Moorpark standards, and upon completion would be the
responsibility of the City.
The Ventura County Flood Control District currently requires a
developer fee for all new development within its ,jurisdiction.
Based upon its current schedule, the Mountain Meadows program
30
would contribute ' 759. 0 thousandl to the District' s capital
facilities fund. In addition, the Mountain Meadows program would
generate annual property tax revenues for the County Flood Control
District and the City to finance the operations and maintenance
costs of the new improvements.
WATER AND SEWER IMPROVEMENTS
The Ventura County Waterworks District No. 1 operates and
maintains retail water distribution and sewage collection systems
serving the City of Moorpark. The public capital costs incurred
by the Waterworks District are associated with the installation of
water distribution and sewage collection systems.
All on-site capital improvements required to serve Mountain
Meadows will be provided by the developer. An off-site 2 million-
gallon water storage tank is also required of the developer to
serve the three approved tracts (Tracts 3274, 3855 and 3864) and
portions of the balance of the planned community. The developer,
is expecting to receive a credit for the construction of the
offsite storage facility up to the amount of the water system
capital fees paid. The storage capacity would be further
expanded if required to serve the balance of Mountain Meadows
prior to occupancy of the 1, 250th unit on the property. Other
1 A request to the County Public Works Agency has been made
by Urban West Communities for a land development fee
credit of $560. 0 thousand for certain flood control
improvements made by the developer, and ,fudged to be of
area-wide public benefit.
31
offsite improvements required to serve Mountain Meadows to be
constructed by the developer include a pipeline from Tract 8817
(Griffin) south to Mountain Meadows, and a pipeline from Mountain
Meadows south to the proposed reservoir.
The Mountain Meadows community will be served by the Ventura
County Waterworks District #1 Wastewater Treatment Plant. This
facility, built in 1967, has been enlarged to a 1. 5 Million
Gallons per Day (MGD) official capacity. The Mountain Meadows
community at buildout would increase the facility' s present demand
by 0. 8 MGD. The proposed plan modifications reviewed in this
report do not change the projected demand for sewage treatment
facilities.
Based upon current schedules the Mountain Meadows program would
generate a total of X3. 4+ million to the Waterworks District,
including : ( 1 ) $909. 5 thousand in water system capital improvement
charges from both residential and commercial development ; and (2)
$2. 5 million in sewer system capital improvement charges, from the
residential residential development. The commercial development
on 7. 5 acres of the Mountain Meadows program would also generate
sewer system capital improvement charges, but the amounts cannot
be determined until actual plans are filed. The projected total
charges of $3. 4+ million should be sufficient to offset capital
costs for which the Waterworks District is responsible as a direct
result of the Mountain Meadows program.
32
ERRATA SHEET
Mountain Meadows - A Planned Community
Report and Development Program, April 1985
Page 8 Master Plan (new map attached)
Page 9 Specific Plan (new map attached)
Page 22 Table 2. Acreage for Residential should be "513.5";
Acreage for Improved and Unimproved Open Space should
be "86.0".
Page 23 Table 3. Total Residential Acreage 11497.0" and
1158.6%"; Improved and Unimproved Open Space Acreage
should be 1186.0" and 1110.1%"
Page 26 Second paragraph, first line should read 1186 acres"
Page 28 Table 5. Acreage for Improved and Unimproved Open
Spaces should be 1186 Acres".
Page 46 Phasing Plan (new map attached)
Page 49 Third paragraph, Improved and Unimproved Open
Spaces Acreage should be 1186".
LOS ANGELES AVENUE �
LAND USE KEY
KEY I LAND USE ACREAGE
RESIDENTIAL
DENSITY-VARIABLE 513.5
-•
ELEMENTARY SCHOOL SITES 20
HIGH SCHOOL SITE 50,
>� NEIGHBORHOOD COMMERCIAL/COMMUNITY USE 11.5
VILLAGE PARK SITES 24 --
COMMUNITY PARK SITE 69 �'""i� ARROYO SIMI '
PEACH HILL WATERCOURSE NA
FIRE STATION SITE NA
PEACH HILL WATERCOURSE-LANDSCAPED, 5
PORTION -e�"'�'m^'"- ""_77+r
COLLECTOR ROADS 44
TIERRA REJADA ROAD 14 7.,
COLLECTOR POINT-TYPICAL LOCATION NA
ARROYO SIMI AND AREAS NORTH 11.5
•• TRACTS 3274,3855,3864 8 3998 NA
IMPROVED AND UNIMPROVED OPEN SPA CE 86
REA 848.
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MOUNTAIN A DEVELOPMENT BY OEL SILVERMAN•ASSOCIATES
MEADOWS MASTER PLAN 300 ° 900 URBAN WEST
A PLANNED COMMUNITY COMMUNITIES
Revised 7-85
LOS ANGELES AVENUE
LAND USE KEY RESIDENTIAL USE
KEY LAND USE ACREAGE CATEGORY DENSITY RANGE NORTH VLLAGE SOUTH VILLAGE WEST VILLAGE D.U.TARGET D.U.RANGE
DENS A DENSITY A O-5 U.P.A. 220 265 150 635 500-800
DENSITY B
DENSITY C RESIDENTIAL 497 DENSITY B 5-8 U.P.A. 525 440 365 1330 1150-1550
DENSITY D DENSITY C 8-15 U.P.A. 90 150 115 355 200-500
DENSITY D 15-25 U.P.A. 0 90 90 180 100-250
ELEMENTARY SCHOOL SITES 20 TOTALS 0-25 U.P.A. 835 945 720 2500
HIGH SCHOOL SITE 50
NEIGHBORHOOD COMMERCIAL/COMMUNITY USE 11.5
VILLAGE PARK SITES 24
COMMUNRY PARK SITE 69 ARROYO SIMI
PEACH HILL WATERCOURSE /l `
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ARROYO SIM AND AREAS NORTH 11.5
N• TRACTS 3274,3855,3864,14 3998
IMPROVED AND UNIPROVED OPEN SPACES 86
TOTAL SITE AREA 848.5
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MOUNTAIN A DEVELOPMENT BY ` ,DEL EILYERYAN A AsEOCIATEE
MEADOWS PHASING PLAN 300 ° 900 URBAN WEST ! p " +
A PLANNED COMMUNITY COMMUNITIES
Revised 7-85
ARTICLE 13
PLANNED COMMUNITY (P-C) ZONE
(THIS ARTICLE AM. ORD. 3550-6/9/81)
Sec. 8131-0 - PURPOSE OF ZONE - In order to provide a method that will
promote the maximum in living benefit to the public from balanced and
diversified large scale planned communities; and
In order to aid in making provision for: desirable relationships
between the types and amounts of proposed urban uses and the .physical
base of the area; adequate movement of pedestrian and vehicular traffic;
identification of cost/revenue relationships for public utilities and
facilities serving the area; and community facilities and services of
adequate capacity and distribution; and
i In order to increase long term security on behalf of the public and
the applicant by: encouraging communication between the applicant and
the Planning Agency from the time the project is first conceived, and
recognizing that provisions have to be made for maintaining future
flexibility with respect to the content of adopted plans and programs;
and
In' order to provide a means of logically linking the processes of
planning and community development by: evaluating the submitted plans
for conformance with adopted County plans, programs, and policies;
requiring specific categories of information relating to the proposed
co�:�munity that will enable the Planning Agency to determine its impact
on adjacent communities and on agencies and facilities that would have
to provide services to the area; and requiring that community develop-
I ment take place in substantial conformance with adopted Master and
Specific Plans and Development Programs,
Land in the Planned Community Zone may be used subject to the pro-
visions set forth herein.
Sec. 8131-1 - PERMITTED USES - In the Planned Community Zone, uses
are permitted only as provided for hereinafter:
Sec 8131-1.1 - Nonconforming uses may be continued pursuant to
the provisions of Article 42;
Sec. 8131-1. 2 - Agricultural uses, as identified in Article 2
that are not permitted pursuant to the provisions of Article 42
may be permitted if .a conditional use permit is obtained from the
Planning Commission as provided in Article 43; (AM. ORD. 2845 -
5/14/74)
Sec. 8131-1. 3 - The addition of any other uses shall not be permitted
unless all of the following requirements have been met:
Sec. 8131-1.3 . 1 - That a Master Plan, Specific Plan(s)" and
Development Program(s) be submitted and adopted subject to the
procedure and requirements contained herein, and-
t _
374 OC-2
f
Sec. 8131-1.3 . 2 - That a specific Use Zone, other than the
Planned Community Zone which permits or conditionally permits the
proposed use, be adopted for the subject area and that this-Use
Zone must be in conformance with the adopted Specific_ Plan(sl. 4nd
Development Program(s) . For purposes of this Article, Use Zones
refer to both Use Zones and Use Districts.
Sec. 8131-2 - APPLICATIONS - The procedures for applying for the
Planned Community Zone, and specific Use Zones, and the procedures for
submitting Master and Specific Plans, Development Programs and the
related maps and reports are as follows:
Sec. 8131-2.1 - An applicant may submit an application for the
Planned Community Zone in accordance with the provisions of
Article 44, provided" that the application is accompanied by:
a. A Master Plan that meets the intent and requirements of
Section 8131-3;
b. A Specific Plan(s) that meets the intent and require-
ments of Section 8131-4;
C. A Development Program that meets the intent and require-
ments of Section 8131-5; and
d. Maps and reports that meet the intent and requirement
of Section 8131-6.
Sec. 8131-2.2 - In accordance with the provisions of Article 44, the
Planning Commission shall hear the application for the Planned Commu-
nity Zone and, if recommending adoption thereof, shall forward the
application with an appropriate resolution to the Board of Supervisors;
Sec. 8131-2.3 - Also, the Planning Commission shall consider simul-
taneously with the application for the Planned Community Zone: A
:-caster Plan, the Specific Plan(s) , a Development Program, and the
related maps and reports; and, if recommending adoption thereof, shall
forward the :Master Plan, the Smec* - ' pan s) , the Development Program,
and related maps and reports with the appropriate resolution to the
Board of Supervisors;
Sec. 8131-2. 4 - If the Planned Community Zone, the Master Plan, the
Specific Plan(s), the Development Program and related maps and
reports are adopted by the Board of Supervisors, the Planned Community
Zone replaces previously adopted zoning as of the effective date of
the adopting ordinance;
Sec. 8131-2.5 - If the Planned Community Zone is adopted by the Board
of Supervisors, pursuant to Section 8131-2.4, the applicant may submit
an application for specific Use Zones in accordance with the provi-
sions of Article 44.
C._
375 OC-2
Sec. 8131-2. 6 - The Planning Commission shall hear the application for
Specific Use Zones and if recommending adoption thereof shall forward
the Specific Use Zones with the appropriate resolution to the Board of
Supervisors;
Sec. 8131-2.7 - If the Specific Use Zones are adopted by the Board of
Supervisors, the official zoning maps shall be amended as of the
effective date of the adopting ordinance to indicate that the adopted
Specific Use Zones, as well as the previously adopted Planned Commu-
nity Zone, apply to the subject property;
Sec. 8131-2. 8 - Applications for tentative tract maps and planned
development permits may be submitted with the application for Specific
Use Zones in accordance with the provisions of this Division provided
that these applications are:
a. Acted upon only after the application for Specific Use Zones
has been acted upon favorably.
b. Accompanied by a statement from the applicant wherein he
agrees to the 'above procedure.
Sec. 8131-3 - CONTENT OF MASTER PLAN - The Master Plan submitted
shall:
Sec. 8131-3. 1 - Include the entire area that is intended to be
part of the' planned Community; and
Sec. 8131-3.2 - Have identified for each and every area the
' proposed general categories of: land uses, including density
categories as contained in the adopted Residential Compatibility
Table; improved and natural open areas; and the circulation
system, including primary and secondary roads or the two classes
of highest capacity roads used or proposed; and public facilities
including schools, libraries, recreational facilities, fire and
police facilities among others; and
Sec. 8131-3.3 - Have the above topics placed over a recent
topographic base map(s) of such a scale that approximate measure-
ments can be made therefrom and that the intent of the proposal
can easily be determined.
Sec. 8131-4 - CONTENT OF SPECIFIC PLAN(S) - The Specific Plan sub-
mitted shall:
Sec. 8131-4. 1 - Include the entire area as one Specific Plan or
as Specific Plans for each five year build-out period; and
Sec. 8131-4.2 - Have identified for each and every area the
proposed specific categories of: land uses; residential den-
sities; improved and natural open areas; public facilities
including schools, libraries, recreational facilities, fire and
police protection among others; and the circulation system,
including primary, secondary, and collector roads or the three
classes of highest capacity roads used or proposed and any
pedestrian or equestrian systems proposed that are not included
in adopted county road standards; and
376 OC-2
Sec. 8131-4.3 - Have the above topics placed over a recent
topographic base map(s) of such a scale that approximate measure-
ments can be made therefrom and that the intent of the proposal
can easily be determined.
Sec. 8131-5 - CONTENT OF DEVELOPMENT PROGRAM A Development Program
he
shall list in t order of expected development and in tabular form
those categories of items in that Master Plan and the Specific Plan(s)
that are anticipated to be constructed by the applicant, other private
developers, and public agencies.
Sec. 8131-6 - TYPE AND CONTENT OF MAPS AND REPORTS - In order- that the
Planning Commission and Board of Supervisors may be advised of the:
(1) impact of the proposed development on adjacent communities and
those agencies that would have.- to provide services to the area, (2)
relationship of the proposed development to adopted plans, policies,
and ordinances, and (3) alternative means of control of the design and
improvement of the area, the following is required to be submitted:
Sec. 8131-6.1 - For Master Plan Area:
Sec. 8131-6.1.1 - Maps that have delineated areas of: slopes
expressed in categories of percent that can be used in
evaluating the relationship of the proposed plan to its
site; soils that are categorized by a licensed soils engi-
neer as suitable or unsuitable for urban development pur-
poses; areas subject to flooding; areas of topography that
have moderate and high fire hazards; geological conditions;
and high water table; and
Sec. 8131-6. 1. 2 - Maps that delineate the relationship of
the proposed development to adopted County plans, policies
and ordinances; and
Sec. 8131-6. 1.3 - Reports that describe the existing systems,
community facilities and services and include: vehicular
circulation system; sewer and water system; flood control
system; community facilities, (i.e. , schools, parks and
recreation, open space, library and community centers) and
community services (i.e. , police protection, fire suppres-
sion, physical and mental health, welfare and probation) :
Sec. 8131-6.1. 3. 1- The reports for the above systems ,
community facilities and services shall state: the
name of the responsible agency; present capacity of the
system; present amount of demand or. use of the system,
programmed additions of capacity; and anticipated ,load
resulting from the proposed development; and
Sec. 8131-6. 1. 4 - Reports that describe the relationship of
the proposed development to adopted County Plans, policies
and ordinances; and
rf
( l 377 OC-2
Sec. 8131-6.5 - Reports that describe the proposed systems,
community facilities and services to be constructed and/or
_ operated by the applicant:
r'
Sec. 8131-6.1. 5.1 - The reports for the above systems,
community facilities and services shall state: the name of
the agency that will assume responsibility; proposed capac-
ity of the system; and the projected demand that is antici-
pated at the completion of the entire development; and
Sec. 8131-6.1. 6 - Reports that describe the total number -of
dwelling units and the percent of proposed dwelling units that
are within each residential density category; and
Sec. 8131-6.1.7 - Reports that describe the cost/revenue relation-
ship for existing and proposed public utilities (i.e. , sewer and
water) community facilities and services, special districts, and
County service areas; and
Sec. 8131-6.1.8 - A report that describes the source of employ-
ment available to residents of the proposed community.
Sec. 8131-6. 2 - For Specific Plan(s) Area:
Sec. 8131-6.2. 1 - Reports that describe the proposed range
of rents or purchase prices as applied to the percentages of
single and/nrr mil i-ipl e family dwelling units within each
residential density category identified on the Specific
Plan.
Sec. 8131-6.3 - General Provisions:
Sec. 8131-6.3 . 1 - For each of the above categories of maps
and reports, there shall be included a statement that
explains the relative importance that the applicant has
placed on the information and how it has guided him in
overall planning decisions;
Sec. 8131-6. 3. 2 - At the discretion of the Planning Director,
any of the maps or reports that are required to be submitted
under the provisions of Section 8131-6 may be waived or the
requir'dd content reduced if the reports would not be necessary
in view of existing adequate capacity and close proximity of
urban services and facilities.
Sec. 8131-7 - GENERAL CRITERIA FOR EVALUATION OF MASTER AND SPECIFIC
.. PLANS, DEVELOPMENT PROGRA_`1S , AND THE RELATED MAPS AND REPORTS :
Sec. 8131-7. 1 - The content of the Master Plan, Specific Plan (s) ,
Development Programs, and the related maps and reports shall be
evaluated for:
Sec. 8131-7.1. 1 - Conformance with adopted County plans,
programs, and policies; and
i
,Y
378 OC-2
Sec. 8131-7 . 1. 2 - Ability to promote a desirable commu-
nity for residents and interim users by making provision
for: imaginative and desirable relationships between the
types and amounts of proposed urban uses and the physical
base of the site and adjacent areas; adequate and safe
movement of pedestrian and vehicular traffic; identification
of cost/revenue relationships for public utilities and
public facilities including but not limited to police, fire,
library, school, and park and recreation facilities- serving
the area; community facilities, including religious facili-
ties, and services of adequate capacity and distribution;
and a broad range of housing mixes.
Sec. 8131-7.2 - The content of the Specific Plan(s) shall also be
evaluated for conformance with the proposed or adopted Master
Plan. ,
Sec. 8131-8 - PROCEDURES FOR REVISING THE ADOPTED MASTER PLAN -
AND/OR SPECIFIC PLAN(S) :
Sec. 8131-8.1 - The applicant may submit to the Planning Commis-
sion an application for a revision of the adopted Master Plan
and/or Specific Plan(s) provided that:
Sec. 8131-8. 1.1 - Application is made on forms approved by
( the Planning Division; ,and
\� Sec. 8131-8.1.2 - A revised Master Plan, where required, is
submitted that meets the requirements of Section 8131-3;
Sec. 8131-8.1.3 - A revised Specific Plan(s) , where re-
auired is submitted that meets the requirements of- Section
8131-4; and
Sec. 8131-8.1. 4. - Revisions to the Development Program and
the related maps and reports for the revised Master Plan
and/or Specific Plan(s) , shall be submitted or, if applicable
the applicant shall submit a signea statement to the effect
that the proposed revision in the Master Plan and/or Specific
Plan(s) is of such a nature that the previously adopted
Development Program and the related maps and reports still
meet the intent and requirements of Sections 8131-5 and
8131-6.
Sec. 8131-8.1.5 - , If the revised Specific Plan(s) would
require a change in the Specific Use Zone classification or
zone boundaries, an application for a change of the Specific
Use Zone shall be submitted simultaneously therewith.
Sec. 8131-8. 2 - The provisions contained in Article 44, Section
8164-7 through Section 8164-17 shall be used in processing and
hearing applications for revision to an adopted Master Plan
and/or Specific Plan(s) .
379 OC-2
Sec. 8131-8.3 - If it is determined by the Planning Agency that
the proposed revision to the Master Plan would significantly
conflict with development proposals for an area included within
an adopted Specific Plan, that adopted Specific Plan shall be
submitted for revision before the proposed revised Master Plan is
heard.
Sec. 8131-9 - PROCEDURES FOR REVISING THE ADOPTED DEVELOPMENT PROGRAM(S) :
Sec. 8131-9.1 - The applicant may submit to the Planning Commis-
sion an application for a revision of the adopted Development
Program(s) provided that:
Sec. 8131-9.1.1 - Application is made on forms approved by
the Planning Division; and
Sec. 8131-9.1. 2 - A revised Development Program(s) is
submitted that meets the requirements of Section 8131-5.
Sec. 8131-9. 2 - The provisions contained in Article 44, Section
8164-7 through Section 8164-17 shall be used in processing and
hearing applications for revisions to adopted Development Program(s) .
Sec. 8131-10 - PROCEDURES FOR REVISING MAPS AND REPORTS:
Sec. 8131-10.1 - The applicant may submit to the Planning Commis-
sion an application for a revision of maps and reports provided
( that:
�- Sec. 8131-10.1.1 - Application is made on forms approved by
the Planning Division; and
Sec. 8131-10.1.2 - Revised maps and reports are submitted
that meet the requirements of Section 8131-6.
Sec. 8131-10. 2 - The provisions contained in Article 44, Section
8164-7 through Section 8164-17 shall be used in processing and
hearing applications for revisions to ?naps and reports .
Sec. 8131-11. - FILING FEES - Each application for the Planned Commu-
nity Zone and each application for any other specific Use Zone in
conjunction therewith shall be accompanied by the filing fees as set
forth in Section 8164-3. Such fees shall include the cost of pro-
cessing the Master Plan, Specific Plan, Development Program, and the
related maps and reports required to be submitted therewith. Each
application for revision of such adopted Master Plan, Specific Plan,
the Development Program, and the related maps and reports shall be
accompanied by the filing fees as set forth in Section 8164-3 .
380 OC-2
`II
LOS ANGELES AVENUE
LAND USE KEY RESIDENTIAL USE
JINSFTY LAND USE ACREA C ATEGORY DENSITY RAN('£ NORTH VILLAGE SOUTH VLLAGE WEST VILLAGE DU TARGET DU RANGE DENSITY A NST'A O-5 U P A 220 265 150 6500 800 TY 0 RESIDENTIAL 497 OENST'0 5-8 UPA 5 40 365 1330 t 150-1550 TYC DENSITYC 8-15 UPA 90 t50 115 _. 355 200-500 D DEI4SITVD 15-25 180 100250
ELEMENT ARV SCHOOL SITES p TOTAL 0-25 U.P A. 835 945 _720—__ 2500
HIGH SCHOOL SITE 50 -
NEIGHBORHOOD COA•+ERCIAL/COKVA"TY USE t 15
VILLAGE PARK SITES 24 _ _\
CONA"TY PARK SITE 69 / ARROYO SIMI� �\
PEACH ILL WATERCOURSE NA
FINE STATION SITE NA
PEACH HILL WATERCOURSE LANDSCAPED 5
PORTION /
SUB COLLECTOR ROADS 165
COLLECTOR ROADS 41
TIERRA REJADA ROAD 14 -
® COLLECTOR POINT TYPICAL LOCATION NA
/
ARROYO SwN AND AREAS NORTH 115
N• TRACTS 3274,3855,3864.a 3998 NA
FPTTOVED AND UNrPROVED OPEN SPACES 86
TOTAL SITE AREA 848.5 j -
•
• •
TRACT 3864 •
i
•
♦ TRACT 385 •
•
VILLA
TRACT 3998.- •
•
P
FOC
WEST VILLA A
.. i TRACT 33,14
VILLAGE '
MOUNTAIN A DEVELOPMENT BY ,o•L_=YE 4•A•y A••OCYT[-
MEADOWS SPECIFIC PLAN 300 °°° URBAN WEST
I A PLANNED COMMUNITY COMMUNITIES
1.
t