HomeMy WebLinkAboutORD 195 1994 0921 Carlsberg Specific Plan (Exhibit) r j. ♦ r M - • R �ti•ti ,'• '+� I:. w ti. r �, t1f1,' •F� _ - •.,•� a I ., 6:.... S:= '' ` '� ,• •" •;�`1~•• ► y ��` ;'.1. 'i.''ti': - •.L� - '' "� �"`a 1. ,','tie�.� r i�•' .s., , � y'. f, {• 1. 1 •C:~L4z,": •*•�� {E+ ,► f f •. .y' ;.Y;% ^.'?. t :^-r.„::, .. '} r ia••*�� ::, � ��� a ■. • f,. r. '•. • '•. ? �Fyr r,.z ��..
.,.• 1 ]• ' • • i f,i' :E f.li:'y!'':`'{ ti ��,t�� 1 1 L n• r ”' d.' }1•• * ► • Sr} r tir {;, 1 4.•'S i .='fr t r� r} . .1
r- - • - _ rrt•'.i • �r '^•'�'� !f 'V 1 w I4l i e '•, ..t •' • • •�`- S:r• fx L� t-i' }.� r i�.', . ,r`r•':1:%}�_. :c. i • 'I• ' c , + S �`!' I f{t'-r -• }fy�'� ,, �� � r' r r � r' � r r • ' f7 _ t■�•} • � °�1 'i • Sw � �5 {( 'r, ;.{.�� � .�tt; : •. R� � - ,'- .`.�, �ti''r• ��;'�- :.rJ. �{�, 'y y. •• +i a ' }�' ��• �+ •'T „ �� � 'f • �+^ r r�'✓�i+ .:1,--:::4,-..:•� - ;' - -r , • • r S a a 1. �L.{..�: \ �rr •1 ' ' f'.�:'■ 'ti f _ .�1 .�``� • = :{ r .d. - lk • �' . # �.,. A J r� , / .+rf 1�•� r• r • •'kf.r• S ti ''-•F �.. Y r' Sr f f�i •• • .► • ti - r.� i .a � � :w . I e -. Ii i::,r{ rl �' ;�■r Lr•�a f ! 1 r �+
' a ' • I , ' /.♦ .I r' • • ,a t,`.,' 'T" i.'7"�"" .M_rr...r__....�.r.. r `r 4:Vii' �`y, �. , E- { r'.} ':r r" �'a �' SL • r T r •�L. a R. _ ._. k ! ` ;�- r .
f ��� f _,; f. � t I , .. -2.• �.��iy ! . • � '. ` ';F' 7. -ai L - ■i r+� t,`��• �.`S'■5 .... . - •.f.yr..aL..�..,._....J.r+-+�a..w.7. .w,.a.k.w...,.,,.+,.,,..w.-+�.fL.S.._v. ' CrA~ r �; nj�•.�yy r �'• . : _ ♦ . , r l■• 'S i?• V..4.', �r 4�• ° l''r� F • .. .}r���j,J .•f�, . 'tw ° 0,' r T . , •.� tS + �,��f :} .( i+•. 1 ' • • �'� 4.}n, • :',.1 rr •,t,r '7 +y7 Irr.tr ..a.�. �Gw+.� r +•l f,'r • 'r ... ~ rY {s,Cr�alt;Yx
}
y 3 :;=•.r• • •. 'r , '•rd>�"t -'r.:.:F '`.• ,ti J r i •* e + .:- .}L '1 i:l•
,' - •r+ , ', 'r - ■ •, r• I• • 1 •i • ' •i r1 .�-f f - .rrr•tir�T��r' ••�- C r} H•4' F'f._ * •i - .' �,1-_-'' 1. ' r•�� \,bra ;� •r • •+ V''r. , ' N r L ti• '1�_..,�i^ '1q�'}
r r;r .+ .r L.,,., E 1 • 4..5, �,. f k••' { ti�.''1'':•'�S►M''{v�.��. �..• r • 1 ti '�'j,}f�t 1� �1 r 1 lir':�Y,,c,,,pr.
' ' -•r -r.. .• • •S �Y mot:\'',..
•�• V l h .'` I- '�• i..}:,`:. , r , f ? • r i S a{r,T{F'.If•• I ir,• ,1 r ' ,1 ° i s .'ti, • :t` I• •a • i i •_ •', �: E•�' '4 ' , .f 1 te-. 3 r {''1S
•, t i ;4, • • r , - ,. ‘t 7?:f_,Y a• r - r I' r w +t• r{ � ��•�.. {.'{"„ • _-' ,;. i • .• ,• ' . f.• M,{ L \•.7^' ! , „r. '` • :.1-, •�+ �
�r`r ;�� � r � , � � . � .�•� ;. j r -. - ;_ •�•t '•rry..w f•Wit;��•' , 1
ito..,:i10.,..1 ,. ,..
_. .. f. , .. ..f ''' ''-' -. . . . • „ - . '• '. -*'..•• ' r '..,Pr'. - ,'Fr."4:- ). - •.-F. ' ‘''-'-' Mitt.- At' . . ;
.•∎s f •■! , +:► r .. ' a +^4, r „'„ter........•.-...,... ... +..�.' •
144,3147611?ii•1 :1.._ f .• 1 4..‘ ••r ��� r •.,,y r . + .`ti, T f •.y/ i•. *• r ` 1 ■ r '' . y .a.:.A.ti!•a. • 'T”. ' S
•'f.. j _'w__ •G r Y 5,f 'r ;. • S. •5• • i'■ 1 L •••' 4-•• , -- . _+•ti.,.. '.,a- - .ri :• �V \•
+ l:,.;.y�f{`•ir}:�j•si j,,' . s. , -� •rr• r - f• r i f1A t ,- .r f }�:• 1~•- -.r.....^fF - +r{�-�. ....�,� . ' - { *.•;S
'r }a. . �■ ^-.... ri:-ir •.: •r -* r a •. 1 •:,' •+ • 1'f.►• 3 I .��.l i i .••ra" ..... r. • •r t i'• ••�'.k �•+ r d t r i+f••l I
•. ` • - F- . . ••�, • ...err • .. - • • +7!� . • 1 ,� Ltigr_..\ .4. r.._.t;rSn'-2':'-.-$ Af,r-,,L.•'.;:,,:,;?,-;:::,,,,,,,-.-..;,.,,,,., '�"L'� .. -1 Nr,004:16., r •- . r •
• L .��• a' f r, •L . � 't'•• ::-... �l� �, .i } ', r•. 'a " - �•.• r r
•,
. .
. ti
s I; i- } , - , , + a , •5• r . • , a .''•r ti ' 4 • •1 f S1rS. r 1. }\ - e •� •` ,•
a , • .p• a , •' i 1 • r f,l+ 4.4.0.,,,,,,,-'
r..,.�Qk • _ .• '� .}�,-r.i -•f.;, •`1.r..1 'fir ,ice jj ■ 5•• '' , r r'' ,y ° �w�'�1 i .` �. _ • .'.'•.' i r•+r"��.• /� • j rk as -31•
• ''''''.':` - ' *Ai '',.. L " ' . ' ''- .-.•4 -' ' y'',4s' - '•
.lj '
. . . - ..'"1". ' .%., -• •. .'' s• ' .-.,0 -' ' ',,...."''f, \;.. fit', ,'----- . , '‘,.--,-,',"•-yre...f...'-c...-.„.
. . i . . .
. ,
• . ... .r......,.• , . •. .,..,., . . _ . . . •.• .
, . . ,, . . • • • .. , • • . . , , .,,,,s ; .,L,, ,,
. - _ If.,.,:-,..:.• _ • .., • •‘.,-1.-:.... ,
. ., ,
._,:,_. •••e.: - .
J ' 4 �' r - r ty amt • i t ..•- �r.:. • rte, ,.. ..'
+ - F a f•j.i • • • • - ,t ••y'+-•• r. • ,-A . • - ) ^r 1 r/ . t r.�+y ;. r•f i'•+' i BTi Hsi...^. IFII• • . -K S�!))l
•• t. rti r! f a .. 'y -, •- •w r ii ii
, • ii '
•
•
- r;Y. A �, i$gS•
, .
„. •• .
CD: , • '• , . , . J
S ti':-' •r a • r ►
•
.cri . . . .
. ,... .L�{ �r'-': r{r}
.•r ta;r Trr }'• . •.
. ,
.. .
. .
_ .
•r.• -.i _ :ti rrr } •i• c( rr;t tir+'r �• , .
•M1: i :,.:•:: . _,,x. .vr..c,:AA+;;•,: ?ti ' . +, ill ti.i L.;t {,�.{� . Sr+. {yeti• r :'� i rti •r5.: :'' '' - s' L ti t �
.4.: 1.
��:� ;s''ti".r,: r Lei S. sue" ti• •s'4 'ii,;" {4} � }r..i r L '+:••' }a } :: L •', ?i r { :i‘1.,,:-''?:?,m:,,;:....4A:1''-: ti 4'• t�t 'L '.$.'L ,. .k':' +,t ..ti.4 t:{ }• , ` r - .. • s� } p 'gnat'• ;[
.�.•`4�4 \ i. ti .S• ��•'k }-� L \\� .La ti� 1
i' : :;:}i , � " ti l -` . ,
. .�T 'L:L}� L\tit:'15'S.r������ 1�:\•1•'•r:LSti•::�•.•::_�-\T��.'.S:L�.��L �} 5.• 5-.1'•�'��'• . . � I I• . �. . ' -
tiaf-'y r s' f '
1 •-,ti.5•,,i1•: ::•;L;\ 1.' .:ti :{. ::•.•::-} ++ r•L „r• Ar-1 IP{''k:�.::Lti ;.L''• rrk ;ti::L,� ti}ti�titi ti•:'•,.•.:•-'� :�+i r y �'}
ti11ti •tir :}'tiL, }ti":,'.�titi',s•::.t L• '• '..:.: t S L,,} .}. ti-.1 44:11(
sx'' .'��{:titi:.,,::,•;ti}}i S r ;{rr::. t
• . ,L i . ;:�}:'....:}}::.=:....;�....::'::,.. { a. + Xn••:k 4.1.,i.,.et '-'4.4
-1 }
r-L -
.,.............. .... •..: . d, •
•r E
4
f Sy
:.•r
w t r Y-
f rJ. ....•_.....:.:.._...::::•:.:.:.. .:...:...:::.::::::.......::,..::::....., •:„...:„.:•••...._:,:.,::..:...,::::::.:::::.... . .
. .
3
, r up:coil) L A
4- E ciiii, � � tS X -S 1. . . . . . .
t r. _ r - ' ' Lf..� l'S', r�y � }�y',�•'�ryrs--'i{j-.}r{
. . . _ . .... ...
•
�VF1 • .,-.. . ..1.1'.',..: - • 4111°+:i. tt■. �+. _ a a -,• •- •• - #f �'�r r rr _ r'• ,ri K•a e.�•aL•r.r ' . �(•_
1 -.f.i1�1.-+ -+r.• 4•- •.. -.T it.z''.� 40 I� ,.• ...!.'la;_ a s-• 1•..: i•..•.-'• .!' I• ►. !•• �i ■' ..r f's .■ r1 •■ 1' +r ■.y .1C-, ••S�
CARLSBERG SPECIFIC PLAN
TABLE OF CONTENTS
Title Page Number
I . INTRODUCTION 1
A. Purpose and Intent 1
B. Location 1
C. Planning Objectives 1
D. Existing Conditions 2
1 . Existing Land Use 2
2 . Existing Circulation 3
3 . Topography 3
4 . Hydrology 3
5 . Geology and Soils 3
6 . Biological Resources 4
7 . Cultural Resources 4
E. Environmental Impact Report 5
F. Settlement Agreement and Mutual Release 5
II . PROJECT DESCRIPTION 6
A. Land Use Concept 6
B. Residential 6
1 . Introduction 6
2 . Single Family - 3 . 7 U.P .G.A. (A) 7
3 . Single Family - 3 . 0 U.P.G.A. (BAD) 7
4 . Single Family - 5 . 0 U.P .G.A. (C) 7
(i)
P;
Title Page Number
C. Commercial Uses 7
1 . Introduction 7
2 . Business Park (BP) 7
3 . Sub-Regional Retail/Commercial (SRC) 8
4 . Institutional ( I) 8
D. Open Space/Nature Preserve/Recreation Plan 8
E. Circulation Plan 10
1 . Regional Access 10
2 . Connector Plan 10
3 . Internal Access 11
F. Grading Plan 11
1 . Conceptual Plan 11
2 . Grading Criteria 11
G. Utilities and Services Plans 13
1 . Introduction 13
2 . Drainage Plan 13
3 . Water Supply 13
4 . Wastewater System 13
5 . Other Utilities 14
H. Phasing Plan 14
1 . Introduction 14
2 . Simi-Moorpark Freeway Properties (North
Portion) - Grading and Street Improvements 15
(ii)
Title Page Number
3 . Conego Freeway Properties ( South Portion)
- Grading and Street Improvements 16
4 . Other Traffic Mitigation Measures 17
5 . Air Quality Mitigation Fee 18
6 . General 18
III . COMMUNITY DESIGN PLAN 19
A. Introduction 19
B. Landscape Architecture Design Guidelines 19
1 . Project Entries 20
2 . Fencing/Project Walls 21
3 . Signage Plan 22
4 . Streetscapes 24
5 . Tree Preservation 28
6 . Oak Tree Protection 30
C. Architecture Design Guidelines 32
1 . Residential 33
2 . Business Park 39
3 . Sub Regional/Commercial 43
4 . Institutional 45
IV. DEVELOPMENT STANDARDS 48
A. Purpose and Intent 48
B. General Provisions 48
C. General Standards 50
D. Single Family - Areas A, B and D 51
E. Single Family - Area C 53
F. Sub-Regional Retail/Commercial ( SRC) 56
( iii)
Title Page Number
G. Business Park (BP) 58
H. Open Space (OS) 60
I . Institutional (I ) 60
V. SPECIFIC PLAN IMPLEMENTATION 62
A. Review Procedures 62
B General Provisions 62
VI . CONFORMANCE WITH THE GENERAL PLAN 65
A. Land Use Element 65
B. Noise Element - 77
C. Open Space, Conservation and Recreation Element 77
D. Circulation Element 77
E. Housing Element 78
F. Safety Element 78
(iv)
CARLSBERG SPECIFIC PLAN
EXHIBIT LIST
Exhibit Following
Number Title Page Number
1 Regional Location 2
2 Vicinity Map 2
3 Topography & Key Elevations 4
4 Slope Analysis 4
5 Geology & Soils 4
6 Biological Resources 4
7 Land Use Plan 9
8 Open Space & Recreation Plan 9
9 Circulation Plan 11
10 Grading Plan 13
11 Cut and Fill Plan 13
12 Drainage Facilities 13
13 Water Facilities 13
14 Wastewater Facilities 13
15 Phasing Plan 17
16 Conceptual Landscape Plan 20
17 Primary Entry -- Elevation 20
18 Primary Entry -- Plan 20
19 Primary Entry Light Column 20
20 Secondary Entry 20
21 Neighborhood Entry 20
22 Cross Section Key Map 24
(v)
Exhibit Following
Number Title Page Number
23 Street Sections : 26
a. Moorpark Freeway Buffer
b. Tierra Rejada Buffer
24 Street Sections : 26
c. Spring Road
d. New Los Angeles Avenue
25 Street Sections : 26
e. Science Drive
f . Peach Hill Extension
26 Street Sections : 26
g. Neighborhood Street (through street)
h. Neighborhood Street (cul-de-sac)
27 Street Sections : 28
i. Riparian/Oak Woodland
j . Fuel Modification
28 Oak Tree Guidelines 28
A Settlement Agreement and Mutual
Release 78
(vi)
I. INTRODUCTION
.."
I . INTRODUCTION
A. PURPOSE AND INTENT
The Carlsberg Specific Plan provides the City of Moorpark with a
comprehensive set of plans, regulations, conditions and programs
for guiding the orderly development of the Specific Plan Area,
consistent with the City's General Plan. The Specific Plan assures
development of a cohesive, balanced project incorporating a mixture
of varying residential, commercial, community facilities, open
space and recreational uses .
The Carlsberg Specific Plan has been prepared in accordance with
the requirements of the California Government Code (Sections 65450
et seq. ) and addresses all issues and topics specified therein. It
is adopted by the City Council as "necessary and convenient for the
systematic execution" of the Moorpark General Plan. The Amended
Carlsberg Specific Plan dated September 7 , 1994, supersedes and
replaces the previous Plan adopted October 30, 1990 .
The Carlsberg Specific Plan Area has been designated as "Specific
Plan" in the City of Moorpark General Plan. The "Specific Plan"
designation requires that the City Council adopt a Specific Plan
for all land included within the Specific Plan Area in order to
provide zoning standards for the property and allow development to
proceed.
S. LOCATION
The Carlsberg Specific Plan Area is an approximate 500-acre
landholding situated in southeastern Ventura County within the City
of Moorpark (see Exhibits 1 and 2 ) . The City of Moorpark is
located approximately 20 miles northwest of Los Angeles County and
25 miles east of the City of Ventura.
C. PLANNING OBJECTIVES
Goals and objectives for the design of the Carlsberg Specific Plan
Area have been in a process of evolution. These goals have been
developed in response to the concerns and goals of the City. The
goals as reflected in the Specific Plan are as follows :
. Implement a comprehensive and cohesive program for the
physical and economic development of the property, including
a development concept which will establish this area as a
premier "gateway" to the City.
. Implement and establish consistency with the City General Plan
goals, objectives and related policies for the area.
• Implement a plan which is responsive to the criteria set forth
in the City's growth management ordinance.
1
Implement a multiple land use concept which will contribute to
the realization of the City goal to become a socially
"balanced" community from the standpoint of the provision of
a housing and employment balance.
Contribute to the health of the City economy by developing a
balance of land uses ensuring that City revenues will exceed
expenditures .
Establish a circulation system that meets local and regional
transportation needs and accommodates a variety of
transportation modes .
Implement City residential density goals as identified in the
Housing Element for the property while providing housing for
a variety of economic levels in proximity to jobs, schools and
shopping facilities .
Preserve and enhance significant open space lands consistent
with the General Plan and the inherent characteristics of the
property, and provide for a plan that incorporates
environmental resources into plan design.
Provide for an overall grading program that complements and
preserves significant landforms .
Provide for the logical and sequential phasing of development
coordinated with the provision of adequate infrastructure
systems .
Provide a system of public and community facilities to meet
the needs of residents of the project and the City of
Moorpark.
D. EXISTING CONDITIONS
The Specific Plan Area contains a variety of physical features and
natural resources . These environmental features have influenced
and set a framework for the design and development of the plan set
forth in the Specific Plan. The following summary of site
conditions is based upon the detailed analysis contained within the
project EIR.
1. Existing Land Use
The Specific Plan Area is currently undeveloped. Most of
the property has been devoted to livestock grazing. The
two church sites and the school site east of Spring Road
on Peach Hill Road plus Tract 4037 at the northwest
corner of Spring and Peach Hill Roads were a part of the
original holdings by the applicant.
2
1
\ Q9"
% , CASTAIC LAKE
A ,$)-T),, \ ,.E-
, ,..,
-..4. .
70„N
9\c?) I, ?
a0#SA'Tq p ` ��
Av q
•
TELEGRAPH SICi.
'--PROPOSED
I
11 ‘
■
MOORPARK %
111° slim.SAN FERNAtOO V
= a4�r fwv
� a -I �/
SIMI VALLEY
i
SITE-I
VENTURA FWY. A. I
CAMARILLO 101 `MOORPARK FWY. I
_.... .._....1
THOUSAND '.
OAKS /
N,„, e ' AGOURA HILLS
■
-NI,,,.... . .%
col FINNY.
PACIFIC OCEAN �
._._
REGIONAL LOCATION EXHIBIT 1
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK (REVISED 9/21/94)
* -(3
Vo
VP
i%
O13
V3Y
%;. SIMI-SAN FERNANDO
%,z. VALLEY FWY.
.9 I.mI mi mI A
Aiti
09°'■ .,
?V' 0
'�1°. S.P.P.R. -
LOS ANGELES AVE. IPA
NEW LOS ANGELES AVE.
SA,i,lt I �P REJPOP RD
e�
T.FRRq
REJgpq R ItD. O 23 2'0
-0
'):, 9,p
o -.1
SANTA ROSH BO' S�N��' �\�" �\.
c1/4'0* i c. \.'14• \
1?,c) />%9 --.... .....--‘s
BARD
RESERVOIR
VICINITY MAP EXHIBIT 2
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK (REVISED 7/1 8/94)
2 . Existing Circulation
Access to the site is currently available from the
Moorpark Freeway (State Highway 23 ) at two points :
northerly at New Los Angeles Avenue and southerly at
Tierra Rejada Road. The project is also bounded by
Spring Road to the west. The terminus of Peach Hill Road
is located at the westerly boundary of the site.
Internal access is limited to private, unpaved and gated
roads .
3. Topography
The project site ranges in elevation from 520 to 920
feet . The site is characterized by a variety of
topographic features (see Exhibit 3 ) . Approximately 110
acres in the central portion of the site have been graded
in connection with the development of the middle school
site and related off-site improvements . The southern
portion of the site consists of a relatively flat
alluvial plain overlooking the Tierra Rejada Valley.
This southern plain transitions into two prominent peaks
in the southeast/southeasterly portion of the site. The
terrain then descends in a northerly direction to a mid-
sized arroyo area bordered on the north by a steep
ridge l ine. A large, gently sloping plain extends from
this ridge to New Los Angeles Avenue. The site is
bisected in an east-west direction by areas with slopes
of 20 percent or greater ( see Exhibit 4 ) . Near the
northwesterly portion of the site is a 20-acre plateau
which rises approximately 100 feet above an alluvial
plain below.
4. Hydrology
The project site is located within three primary
watersheds . Approximately two-thirds of the site drains
northwesterly to the Peach Hill and Arroyo Simi
watersheds with the remainder draining southerly to the
Santa Rosa watershed.
5. Geology and Soils
Exhibit 5 details the character of the soils on the site.
The project site is located partly on the northern
fringes of a generally east-west trending valley in the
Transverse Ranges, and partly in the hilly areas that
bound the valley on the south. The City of Moorpark is
located on the nearly flat floor of this valley, which is
often referred to as the Little Simi Valley.
The site is underlain by various geologic formations,
including the Oligocene-age Sespe Formation, Miocene-age
Conejo Volcanics; Quaternary-age Terrace Deposits;
3
colluvium and alluvium; and a small area of artificial
fill located at the extreme northwestern portion of the
site.
Bedrock of the Sespe Formation (Tsp) underlies the upland
ridge in the south and south-central portion of the site.
Onsite the formation is primarily massive and structured
and consists mainly of tan to bluff medium-grained
sandstone, with occasional interbedded brick-red
claystone or green-gray silty fine sandstone . A thin
ridge of Conejo Volvanics (Tcv) occurs in the southerly
upland areas of the site; materials here include
weathered and fractured black vesicular to dense basalt,
and yellow-brown tuffaceous agglomerate with abundant
calich concentration.
Quaternary Terrace Deposits (Qt) cover the central site
area, from the area around Spring Road and extending
eastward into the hillside areas . These terrace
materials are mainly soil-like in consistency and
appearance, with no evident structure or bedding; they
vary from fine sandy clays to clayey sands to reddish
brown medium to very coarse sands and gravels .
Recent alluvium is found in the northern, particularly
the northeast, portion of the site. This alluvium is
composed of sandy, silty, clay materials . Colluvial
materials, composed of sandy, silty clay is found in the
southwestern site areas adjacent to Spring Road and
Tierra Rejada Roads . A small area of artificial fill is
found in the extreme northwest portion of the site. The
Simi-Santa Rosa fault is located along Tierra Rejada Road
in the southern portion of the site. As noted in the
project EIR any proposed development in the area shall be
accompanied by a report and recommendations by a
registered geologist.
6. Biological Resources
The project site contains three separate vegetative
communities (see Exhibit 6) . Due to previous cultivation
and current livestock grazing on the site, the majority
of the site is classified as disturbed grassland.
Coastal sage scrub is found on the slope areas of the
site. Riparian/oak woodland communities are located
within the drainage courses on the site.
The project site contains habitat for two sensitive plant
species . The project EIR provides an in-depth assessment
of the biological resources present on the site.
7. Cultural Resources
A literature search of the project site was undertaken in
1978 by the University of California, Los Angeles
4
SLOPING
PLANE
SECONDARY RIDGE LINE INTERIOR VALLEY
MOORPARK
STEEP,BROKEN
HILLSIDES
'FREEWAY
ALLUVIAL PLAIN
V
540
53
fs
nn.
v�/)''./ 620
r r":�•v
523'
•
•
,630
LIMITED FLOOD PLAIN
ADJACENT TO ARROYO SIMI
NORTHERLY SLOPING
PLATEAU
SMALL GENTLY ROLLING HILLS
PRIMARY RIDGE
LINE AND MAJOR
LANDFORM
LEGEND
ELEVATION
TOPOGRAPHY & KEY ELEVATIONS EXHIBIT 3
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
(REVISED 9/20/94)
SLOPE ANALYSIS
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
LEGEND
0-20%
OVER 20%
EXHIBIT 4
MOORPARK • .FREEWAY,
GEOLOGY & SOILS
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
LEGEND
QAL
QCOL
QT
ARTIFICIAL FILL
RECENT ALLUVIUM
COLLUVIUM
TERRACE DEPOSITS
CONEJO VOLCANICS
SESPE FOUNDATION
SIMI-SANTA ROSA FAULT(BURIED)
SIMI-SANTA ROSA FAULT(INFERRED)
EXHIBIT 5
(REVISED 9/20/94)
LEGEND
SO/
RW
TINLAND SAGE SCRUB
ANNUAL GRASSLAND
SOUTHERN OAK/RIPARIAN WOODLAND
RIPARIAN SCRUP
PENTACHAETA LYUONII
ICHOCOLATE LILY
OG
ORCUTT GRASS
BIOLOGICAL RESOURCES EXHIBIT 6
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
(REVISED 7/18/94)
Archaeological Survey as a part of the California State
Archaeological Survey system. The study found no record
of archaeological sites on the property. Four sites have
been recorded within approximately one mile of the
proposed project, including two sites immediately east of
the property, beyond the Moorpark Freeway. It has been
determined that none of the sites is sufficiently close
to the project area to be affected by development of the
property.
Concurrent with submittal of grading plans, applicants
shall submit archaeological surveys conducted by a
qualified archaeologist.
E. ENVIRONMENTAL IMPACT REPORT
An Environmental Impact Report and Supplemental Environmental
Impact Report (collectively "EIR" ) has been prepared for the
Carlsberg Specific Plan, The EIR which has been certified by the
City Council contains mitigation measures . Prior to the approval
of any future discretionary projects within this Specific Plan, the
project shall be reviewed for consistency with the mitigation
measures described in the EIR.
F. SETTLEMENT AGREEMENT AND MUTUAL RELEASE
Attached hereto as Exhibit A and incorporated herein as a part of
the Carlsberg Specific Plan is the Settlement Agreement and Mutual
Release ( "Agreement" ) dated September 7 , 1994 between the City of
Moorpark, Conejo Freeway Properties, Ltd. and Simi-Moorpark Freeway
Properties, Ltd. . In the event there are conflicts between the
provisions of the Agreement and the Carlsberg Specific Plan or
related ordinances, the provisions of the Agreement shall prevail.
Terms and conditions of this Agreement are binding on property
owner(s) , the developer(s) and their successors and assigns and
should be read as an integral part of the Carlsberg Specific Plan.
5
II. PROJECT
DESCRIPTION
II. PROJECT DESCRIPTION
A. LAND USE CONCEPT
The design concept for the Carlsberg Specific Plan Area is depicted
in the Land Use Plan (see Exhibit 7 ) , and has been formulated with
respect for the natural physical character of the site. The
preservation of a significant amount of valleys, hillsides and
meandering drainage courses have played an important role in the
ultimate land use plan presented herein. Development areas will
blend sensitively with the natural environment .
Consistent with the goals of the adopted Moorpark General Plan, the
land use plan for the Carlsberg property has been prepared to
achieve a "balanced community" offering a complementary mix of
residential, shopping, employment-generating, recreational and open
space uses . The Specific Plan Area includes 552 residential units,
73 acres of business park with sub-regional retail/commercial
overlay uses, 7 acres of institutional use, a 6 . 5-acre
neighborhood park, 220 . 4 acres of open space and a 9-acre nature
preserve. The business park with retail/commercial overlay permits
sub-regional retail/commercial uses on the entire 73 acres through
the Commercial Planned Development Permit process without amendment
of the Specific Plan or EIR as environmental impacts have been
assessed at the higher intensity use.
The project has also been designed to achieve compatibility with
the surrounding properties . A definite, distinct image will be
established through the treatment of natural open space, the
placement of residential units and attention to overall landscape
treatment. These unifying elements will enhance interest through
the variety of terrain, views and an extensive open space system.
B. RESIDENTIAL
1. Introduction
Within the Carlsberg Specific Plan Area, a mix of
residential product types will be provided ranging from
3 . 0 single-family residential lots per gross acre to
single family dwelling products at a density of 5 . 0
dwelling units per gross acre. Three residential density
classifications are included in the Plan. For purposes
of density calculations, the following density ceilings
apply:
Legend Dwelling Units Percent of Total
A Single family-3. 7 U.P.G.A. * 145 26 . 2
B Single Family-3 .0 U.P.G.A. 138 25 . 0
Single Family-5 . 0 U.P.G.A. 160 28 . 9
D Single Family-3 . 0 U.P.G.A. 109 19 . 9
*Dwelling Units per gross acre 552 100 . 0
6
The following subsections describe residential land use
designations accommodated within the Specific Plan.
2. Single Family - 3 .7 U.P.G.A. (A)
Planning Area A located in the southeast portion of the
project consists of 40.0 acres . This area will be
permitted for medium density single family detached
residential dwellings at a maximum density of 3 . 7 units
per gross acre.
3 . Single Family - 3 .0 U.P.G.A. (B,D)
The residential development of the Single Family - Area
B is a 46-acre site located in the north-central portion
of the project area. Area D is a 37-acre site located in
the southwest portion of the project area. These areas
will be permitted at a maximum density of 3 . 0 units per
gross acre.
4. Single Family - 5.0 U.P.G.A. (c)
This planning area containing 32 acres and is located in
the central portion of the site east of Science Drive.
Development is permitted at 5 dwelling units per acre and
may include conventional detached, zero lot line detached
and attached duplex single family dwellings .
C. COMMERCIAL USES
1. Introduction
The Carlsberg Specific Plan provides for commercial
facilities in the form of Business Park and Sub-Regional
Retail/Commercial . Each classification will provide -
distinct services and employment opportunities to the
residents of the project and to the City of Moorpark.
2. Business Park (BP)
The 73-acre site at the southwest corner of New Los
Angeles Avenue and the Moorpark Freeway has an underlying
land use designation of Business Park ( "BP" ) , however,
the intent of the Plan is that no more than 33 acres be
developed for Business Park uses unless a single user
occupies the entire 73 acres as BP and is consistent
with a City Council approved planned development permit.
A maximum of 1 , 900,000 square feet of buildings on the 73
acres would be permitted for a single user in the office
configuration. Proposed uses will include research and
development, office parks and single user sites, light
industry manufacturing and support services. Uses
described in the "Sub-Regional Retail/Commercial" section
7
which follows are also allowed by the overlay zoning.
3. Sub-Regional Retail/Commercial (SR/C)
The sub-regional retail/commercial overlay zoning has
been applied to allow flexibility in the final design and
size of development with this use. The Plan requires a
single user-tenant if the total 73 acres is to be
developed for BP uses , otherwise, a minimum of 40 acres
of the available 73 acres is to be for sub-regional
retail/commercial use. A maximum of 795, 000 square feet
of buildings on 73 acres are permitted in the sub-
regional retail/commercial configuration. Its use is
intended as a retail shopping center, perhaps with one or
more large anchors , to meet the shopping needs of the
local and surrounding communities . Support retail and
service uses will be encouraged.
4. Institutional (I)
This 7 acre site identified as Planning Area I is for
uses such as a school, church, library, museum, or like
uses permitted in the zoning ordinances .
D. OPEN SPACE/NATURE PRESERVE/RECREATION PLAN
The Open Space and Recreation Plan for this property (see Exhibit
8 ) provides for the protection of views and the preservation of
natural features and habitat areas and the provision of recreation
areas . The final design and extent of the trail system shall be
determined by the City Council . A total of 220 .4 acres, excluding
the 9 acre nature preserve which is deemed to be park land, or
approximately 48 percent of the site is classified as "Open Space" .
The open space area meanders through the site and will be retained
in its natural condition.
A 9-acre nature preserve and a 6 . 5-acre park site is proposed in
the central portion of the project. Within the boundaries of the
Specific Plan Area, the property owners shall dedicate at their
sole cost and expense, park land and nature preserve land to the
City of Moorpark as shown on Exhibit 7 . At their sole cost and
expense, property owners shall make improvements to the park land
and shall provide maintenance as set forth in this subsection. The
park improvements shall include, at the City's sole discretion, the
following:
Softball field with a minimum of 300 foot outfield radius
with no obstructions, backstop, foul line chain link
fencing, fenced dugouts with concrete floors and
bleachers on concrete pads to seat 150 people;
Regulation soccer field, 225 feet wide and 360 feet long
8
with no obstructions, that does not overlap onto the
softball field area, except as approved by the City
Council, and two (2 ) semi-permanent goals;
Two (2 ) tennis courts;
Full basketball court;
Children 's play equipment/apparatus and tot lot similar
in size and area as the City's Tierra Rejada Park;
Concrete block restroom with tile roof;
Picnic shelter with solid roof and matching tile roof to
the restroom;
Off-street parking with a minimum of 30 standard sized
parking spaces .
Final design, plans and specifications shall be as approved by the
City Council, including applicable handicapped requirements, and
shall include but not be limited to grading, drainage, hardscape
(walkways, bike paths, etc. ) landscape (trees, shrubs, groundcover
and turf ) , security lighting for the park and parking lot and
miscellaneous amenities in the quantities as determined by the City
(tot lot and park perimeter fencing, trash receptacles , trash bin
enclosures, bike racks, barbecues, picnic tables, pay telephone,
identification monument signs, and other signage, etc. ) . In
addition to water, sewer and electrical services, the improvements
shall include stub out into the park at a location determined by
the City for natural gas■ telephone and cable television services .
At their sole cost and expense, property owners shall : (i) design
the park and submit conceptual plans for City approval, (ii)
prepare final design, plans and specifications and submit the same
to City Council for approval■ (iii) submit the approved final plans
and specifications to City for plan check along with appropriate
fees, and ( iv) pay the City for inspection of park construction.
The park shall be dedicated to the City improved and available
(open) to the public prior to the occupancy of the 227th dwelling
unit within the boundaries of the Specific Plan. After the park is
opened to the public and prior to its formal acceptance by City,
owners shall provide a minimum of one year's maintenance for the
park land and improvements, including all labor, materials and
water, in accordance with the specifications used by the City at
its parks . The nature preserve land shall be dedicated to the City
of Moorpark at such time as is elected by the City. The above
described improvements along with the dedication of the above-
described park land and nature preserve shall be deemed to satisfy
the "Quimby" requirement set forth at California Government Code
Section 66477 et seq. for all subsequent subdivision maps within
the Specific Plan Area for a maximum of 552 residential units .
Owners shall secure the above described improvements and one year
maintenance requirement by execution of City's standard subdivision
agreement prior to the approval of the first final tract map or the
9
LAND USE PLAN
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
STATISTICAL SUMMARY
LAND USE
DWELLING
ACRES UNITS
ASINGLE FAMILY 40.0 145
3.7 UNITS PER GROSS ACRE
NISINGLE FAMILY 46.0 138
3 UNITS PER GROSS ACRE
CSINGLE FAMILY 32.0 160
5 UNITS PER GROSS ACRE
DSINGLE FAMILY 37.0 109
3 UNITS PER GROSS ACRE
SRJCIBP
1
NP
P
OS
SUB-REGIONAL RETAIL/ 73.0
COMMERCIAL/
BUSINESS PARK
INSTITUTIONAL 7.0
NATURE PRESERVE 9.0
PARK 6.5
OPEN SPACE 220.4
SUBTOTAL 470.9 552
PRIMARY ROADS 17.5
TOTAL 488.4 552
EXHIBIT 7
(REVISED 7/18/94)
NEIGHBORHOOD
PARK OVERVIEW
TRAIL ACCESS AT END
OF RESIDENTIAL STREET
te,><, of
°`�� ..
j
TRAIL ACCESS AT
SPRING ROAD
TRAIL UTILIZES NATURAL
DRAINAGE COURSE
EXCELLENT TERRITORIAL VIEWS
OF TIERRA REJADA GREENBELT
OPEN SPACE AND RECREATION PLAN
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
DECOMPOSED GRANITE TRAIL,
SLOPED TO DRAIN
REDWOOD HEADER BOARD
CONTINUOUS EACH SIDE
LEGEND
0
HIKING TRAIL(SEE DETAIL)
VISTA POINT
NEIGHBORHOOD PARK
NATURE PRESERVE
NATURAL OPEN SPACE
PARK ENTRY POINT
6'
TY- PICAL HIKING TRAIL DETA-IL
EXHIBIT 8
(REVISED 917/94)
first final parcel map within the Specific Plan Area.
As a condition of the issuance of a building permit for each
commercial or industrial use within the boundaries of the Specific
Plan, users shall pay City a fee, in an amount set by resolution of
the City Council to be used for park improvements within the City
of Moorpark. The amount of the fee shall be the same as that paid
for other commercial and industrial uses, but in no event shall the
fee exceed fifty cents ( $ .50) per square foot of gross floor area.
Institutional uses shall pay on the same basis as commercial and
industrial uses, except that institutional uses which are exempt
from secured property taxes shall be exempt from the fee .
E. c I RCULAT I oN PLAN
The Circulation Plan (see Exhibit 9 ) for the Carlsberg Project Area
establishes the roadway network and basic standards for safe
vehicular movement within the area. Alignments for arterial and
local roadways and typical cross-sections for these roadways by
street classification are provided herein.
1. Regional Access
Regional access to the site is provided by way of two
state highway corridors : the Simi Valley Freeway ( State
Route 118) and the Moorpark Freeway (State Route 23 ) .
The Simi Valley Freeway provides access to the City of
Simi Valley and the San Fernando Valley to the east.
Route 118 continues through the City of Moorpark as a
conventional roadway, eventually terminating at the Santa
Paula Freeway (SR 126) in the City of Ventura to the
west.
The Moorpark Freeway enters at the southeast portion of
the City and connects with Simi Valley Freeway at the
eastern limits of the City. Route 23 provides access to
the Ventura Freeway (U. S. 101 ) eight miles south of the
City.
2 . Connector Plan
Local access will be obtained by five planned or future
roadways, as follows :
New Los Angeles Avenue - classified as a primary
highway, six lanes, 118-foot right-of-way with
striped median
Science Drive - classified as a secondary highway
with a varied right-of-way ranging from 104 feet to
108 feet .
Spring Road - classified as a secondary highway,
two lanes, with dedication for a 94-foot right-of-
10
way plus, necessary slope easements to maintain the
road.
Tierra Rejada Road - classified as a secondary
highway, four lanes, 94-foot right-of-way with
raised median
Peach Hill Road - classified as a local collector
street, two lanes, with a varied right-of way.
3. Internal Access
Internal access on the project site will be designed as
a function of the site specific planning process . All
roadways shall meet the required City's standards . ,.
F. GRADING PLAN
1. Conceptual Plan
The conceptual Grading Plan, depicted in Exhibit 10 and
the Cut and Fill Plan (Exhibit 11 ) , illustrate the extent
of grading necessary to achieve the design concept for
Carlsberg. The overall grading operation for the project --
will balance onsite.
The conceptual Grading Plan reflects the sensitivity to
the development/open space interface by preserving
significant topographic features, maintaining adequate xz
setbacks and providing sensitive grading and landscaping
procedures near park boundaries and natural open space
features . The Plan will conform with the intent and
provisions of the City of Moorpark grading standards
existing at the date of Plan approval . Accordingly,
future development of the Plan shall be exempt from
hillside and ridgeline preservation and related grading
standards enacted after Plan approval, unless, the plan
is amended after the enactment of a "hillside ordinance"
and or "hillside grading standards" (hereafter call
hillside regulations) . Such amendment would then be
subject to the hillside regulations .
2 . Grading Criteria
a. Landform and grading design shall be consistent
with the City of Moorpark grading standards in
effect on September 7 , 1994 .
b. New slopes adjacent to roadways and development
areas shall be graded in such a way that a
contoured appearance in the graded plane shall be
provided.
c. Manufactured landforms shall be contoured and use
daylight grading techniques to provide a smooth and
11
B
WESTERLY
R0.M,
fr
3s• er
TAMMY
R0.Y.
COSTING slDp., - SOEIUiJI-�
SPR HO ROAD SOUTH OF PEACH M.ROAD
WESTERLY FAMILY
R.O.W. R.•W,
V 90E.. W SIDEWALK
MUG ROAD NORTH :/*AIN PILL ROAD
WESTERLY
RAIL
E+STERLY
RAW.
s4•
s+•
srx
24• 14. t4'# 24• #r r
t �+
•Sp[MALKJ
DRNE(LA.AVE TO•00'SOUTH)
~ SOC.AUc
SCIENCE
*"POSSIBLE ENTRY/ACCESS POINTS
NEIGHBORHOOD STREET ax DE—SAC
CIRCULATION PLAN
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
>e,
F
corn.swim
PARKIrAY
sL ,
4
3r
SOCWALK
TI RRA REJADA ROAD
s�l�,ar
•
♦rI
3D•
BODICE DRIVE(SOUTH OF[J1.AVE GOO'TO YIEAR1A REJA'i)
uoRnionr sovocaT
R W. R.O.W.
1.7
.7 wows 2O•TO32'
PEACH HILL ROAD C(TDGS N
D
NEIGHBOR/000 STREET MINOR
MCI Y SO(FT)i9 Y
O.w. 1 r R G
SW
PARKWAY
PARXWAY
NEW LOS AN0FIES AVEMIE
•--rr+,E LooKnom or scam.To ec DErERso.
AT THE Via of THE co.homak Derace...,
APPROVAL PROCESS AND YAY EE LOWED CM
PR,WATE MINN/Y.
EXHIBIT 9
(REVISED 917194)
gradual transition of graded and natural slopes,
while preserving the basic character of the site.
d. The maximum gradient for any slope shall not exceed
a 2 : 1 slope inclination except where special
circumstances exist . In the case of special
circumstances where steeper slopes are warranted,
plans will be reviewed by a certified geologist and
will be subject to the review and approval of the
City Engineer and the Director of Community
Development .
e. Planned structures, roadways, paths, vegetation,
irrigation and continuing maintenance programs
shall be used to stabilize manufactured slopes .
f . Suitable quantities of trees massed near the
landform crest and shrubs of varying sizes on
graded slopes shall be used to screen structures
and to soften the visual appearance of the graded
slope.
g. All graded slopes shall be planted in a timely
manner meeting the approval of the Director of
Community Development with groundcover, trees and
shrubs that will stabilize slopes and minimize
erosion. Interim borrow sites are to be
hydroseeded within 30 days of completion of
grading, shall include temporary irrigation until
established and shall minimize rectilinear form
when possible.
h. All development areas and lots shall be designed ned so
P g
that surface drainage is directed to street
frontages or natural or improved drainage courses
as approved by the City Engineer.
i. Grading shall emphasize scenic vistas to the open
space areas .
j . Concrete drainage structures shall be tan colored
concrete and, to the extent possible, shall
incorporate natural structure and landscape to
reduce their visibility.
k. Manufactured slopes which are greater than ten ( 10 )
feet in height shall be rounded at the top and at
the toe of slope to simulate natural topography.
At the discretion of the Director of Community
Development, side slopes may be exempt from this
provision if the height of slope does not exceed 15
percent of the width of the lot and has a slope
height slope of less than ten ( 10 ) feet .
1 . Grading on the perimeter of the site shall not be
12
designed with perimeter downslopes to property
lines unless a homeowners ' association, slope
maintenance district, or similar entity is
established for maintenance of such downslopes .
m. Interior slopes between lot manufactured building
pads shall be designed with up-slope property
lines .
G. UTILITIES AND SERVICES PLANS
1. Introduction
Utilities, facilities and services for the Carlsberg
Specific Plan Area will be extended and/or constructed in
conjunction with its phased development by the master
developer as the project proceeds . Major infrastructure
facilities are described as follows .
2. Drainage Plan
Drainage within the Specific Plan Area flows primarily
toward the Arroyo Simi watershed to the northwest with
the remainder draining southerly to the Santa Rosa
watershed.
These existing natural drainage courses will be utilized
to drain the site along with partially improved semi-
natural and improved drainage courses (see Exhibit 12 ) .
Where necessary, underground conduit systems also will be
utilized. The storm drain system will be designed to
accommodate 100-year storm flows .
3 . Water Supply
Water service will be supplied by Ventura County
Waterworks District No. 1 (VCWWD) (see Exhibit 13) . The
actual water will be distributed by Calleguas Municipal
Water District (CMWD) , an agency of the Metropolitan
Water District.
A system of reservoirs, turnouts and in-tract
infrastructure including a new water tank and relocation
of the CMWD line will be designed and constructed to meet
the requirements of the proposed land uses and applicable
City and VCWWD standards .
4. Wastewater System
Sewer service in the project vicinity is provided by the
Ventura County Waterworks District No. 1 (VCWWD) (see
Exhibit 14) . The wastewater collection and transmission
system will ultimately be designed to handle onsite
demands adequately and to meet all City and regional
requirements .
13
GRADING PLAN
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
LEGEND
KiPROPOSED CONTOURS
Mon
ELEVATION
EXHIBIT 10
CUT AND FILL PLAN
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
LEGEND
C
F
CUT
FILL
EXHIBIT 11
36"
30" 24"24"
60" CSP
24"
30" CSP
24" CSP
18" CSP
CSP
DRAINAGE FACILITIES
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
42"
COMM
18"
24"
42" RCP
54" RCP
54" RCP
31x 5'CMPA
DOUBLE 27" RCP
LEGEND
PiEXISTING
PROPOSED
Oil CATCH BASINS
aril INLET/OUTLET STRUCTURE
CORRUGATED STTL PIPE
REINFORCED CONCRETE PIPE
CSP
lncPt
EXHIBIT 12
(REVISED 2/28/95)
WATER FACILITIES
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
LEGEND
PROPOSED WATER LINE
EXISTING WATER LINE
TRUNK SIZE
EXISTING CALLEGUAS
WATER LINE
PRESSURE REDUCER
TURNOUT AND P.R.
RESERVOIR SITE
I.-*I
I--'I
IPR.I
•
El
EXHIBIT 13
(REVISED 7/11/94)
WASTEWATER FACILITIES
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
LEGEND
] [ PROPOSED SEWER LINE
2[ EXISTING SEWER LINE
IPROPOSED FORCE MAIN
ELPROPOSED LIFT STATION
0 AREA SERVED BY LIFT STATION
EXHIBIT 14
(REVISED 7111194)
Of f site connections will be required at the intersection
of Spring and Peach Hill Roads, which will be undertaken
with the development of the residential area. The
southern development area requires that a lift station
and 6-inch force main be constructed to provide for
sewage north to the trunk line. The developer will be
responsible for the construction of all onsite and
offsite sanitary sewer facilities to serve the project .
The system will be dedicated to VCWWD No. 1 for
maintenance.
5. Other Utilities
Provisions for electrical, natural gas, telephone and
solid waste collection services and cable television to
the Carlsberg Specific Plan Project Area will be made
prior to development of the project area. All services
can be extended by each respective company to meet future
demands of the Carlsberg Specific Plan Project Area.
Natural gas service will be provided by Southern
California Gas . Electric service will be provided by
Southern California Edison. Telephone service will be
provided by Pacific Bell . Solid waste collection will be
provided by private companies as regulated by the City,
or by the City. These services will be phased in
conjunction with development of the project area.
H. PHASING PLAN
1. Introduction
Phasing of the development of the Specific Plan Area has
been formulated to reflect current and expected trends in
housing demand and absorption rates of dwelling units and
development and timing of infrastructure and other
improvements . Commercial and business use and related
development will be permitted as local and regional
demand occurs .
The development phasing program is shown on Exhibit 15 .
Separate phasing plans for the north portion of the
project and the south portion of the project are
provided. It is contemplated that each of the two
portions will be able to develop separately or
concurrently. The north portion is principally business
uses with limited residential development and the south
portion is residential use with seven acres of
institutional use. These phasing increments provide
general locations of development and infrastructure
improvements . Street improvements to be installed by the
developer are identified according to Specific Plan Areas
noted below and are also referenced to specific EIR
Mitigation Measures (TC1, TC2 , etc. ) .
14
Utilities such as sewer, water, electrical, gas , phone
and cable will be extended to each planning area within
each ownership as development occurs . Common area
landscape adjacent to or in street right-of-way shall be .r
installed in conjunction with related street
improvements .
2 . Simi-Moorpark Freeway Properties (North Portion) -
Grading and Street Improvements
a. Grading Plan
In order to develop the SR/C/BP Planning Areas, dirt will
have to be imported from Planning Area B. Accordingly,
it will be necessary to perform substantially all of the
rough grading in the north portion as part of the first
phase development of the commercial and business uses .
Final grading of Planning Area B can be performed at the
time the residential development is performed.
b. Street Improvements (Exhibit 9 )
The issuance of the first zone clearance for
occupancy in either the SR/C/BP Area or Planning
Area B requires completion of construction of ( i)
the southbound leg of the intersection at Science
Drive ( formerly known as "A" Street) and New Los
Angeles Avenue; including westbound left-turn lane,
eastbound right-turn lane, shared southbound
through lane/southbound right-turn lane, northbound
left-turn lane, second northbound left-turn lane,
northbound right-turn lane, shared northbound
through lane/northbound right-turn lane (TC2 ) and
traffic signal modification at New Los Angeles
Avenue and the proposed southern extension of
Science Drive (TC2 and TC13 ) and (ii) Science Drive
to its four lane configuration from New Los Angeles
Avenue to and including the "B" Street intersection
(TC1 and TC5 ) .
Prior to the issuance of the first zone clearance
for occupancy for either the SR/C/BP Area or
Planning Area B, the 94 foot right-of-way for
Spring Road adjacent to Simi-Moorpark Freeway
Properties, Ltd's west property boundary which
extends from APN 500-0-350-29 to the Arroyo Simi
bridge will be dedicated to the City. Prior to the
issuance of the zone clearance for occupancy of the
70th residential unit in Area B, eastside Spring
Road frontage improvements adjacent to the Simi-
Moorpark Freeway's property will be completed.
Science Drive is to be extended from "B" Street to
Peach Hill Road and intersection improvements,
including signalization if determined necessary at
15
the time of subdivision, at Peach Hill Road are to
be completed prior to the issuance of zone
clearance for occupancy of the 70th residential
unit in Planning Area B or issuance of the zone
clearance for occupancy on the 37th acre of SR/C/BP
Area (TC3 ) . A traffic signal at Science Drive /"B"
Street intersection shall be installed at this time
(TC15) . Prior to the issuance of the first zone
clearance for occupancy for development of the
SR/C/BP Area, New Los Angeles Avenue eastbound and
westbound from the east terminus of the Arroyo Simi
bridge to State Route 23 will be widened to three
lanes each direction (TCB) .
3. Conejo Freeway Properties (Southern Portion) - Gradina
and Street Improvements
a. Grading Plan
Development of Planning Areas C and D will require
a combined grading plan to balance dirt quantities
between the two areas . Planning Area I will be
graded as one project . Planning Area A is also to
be graded as one project, however, import of dirt
from Area D prior to final grading is permitted.
b. Street Improvements (Exhibit 9 )
Science Drive, including Peach Hill intersection,
is to be constructed from Peach Hill Road to Tierra
Rejada Road prior to issuance of the first zone
clearance for occupancy for residential units in
either Planning Areas A, C or D (TC3) . North leg
intersection improvements at Science Drive and
Tierra Rejada Road shall be required at this time
as well (TC4 ) .
Tierra Rejada Road street improvements including
westbound right-turn lane at the Science Drive and
Spring Road intersections, curb, gutter and
sidewalks, required on the north side of Tierra
Rejada Road, east of the Spring Road intersection
shall be constructed prior to issuance of the first
zone clearance for occupancy for residential units
in Areas A, C or D (TC4) .
Prior to the issuance of the first zone clearance
for occupancy for Areas A, C, D or I, the 94 foot
right-of-way for Spring Road adjacent to the Conejo
Freeway Properties, Ltd's west property boundary
extending from APN 500-0-350-36 to Tierra Rejada
Road will be dedicated to the City. Prior to the
issuance of the zone clearance for occupancy of the
55th residential unit in Area D, Spring Road
improvements south of Peach Hill Road to Tierra
16
Rejada Road will be completed.
Traffic signals at the following intersections;
Spring Road/Tierra Rejada Road, Moorpark
Road/Tierra Rejada Road and Science Drive/Tierra
Rejada Road shall be installed or modified prior to
the issuance of the first zone clearance for ._
occupancy within the Conejo Freeway Properties
ownership (Planning Areas A, C, D and I (TC13 . ,
TC14 . , TC15 . and TC16 ) .
4. Other Traffic Mitigation Measures P.
The following off-project traffic mitigation measures are
identified in the EIR, however, the timing and installa-
tion of the related improvements are to be determined by
the City and are not installed by the developer as a part
of the Phasing Plan:
TC6 .and TC9 . Science Drive/Spring Road/Tierra
Rejada Road, developer's fair share of the cost to
add a second westbound lane and a second eastbound
lane to Tierra Rejada Road.
TC7 . Moorpark Road/Tierra Rejada Road,
developer's fair share to the extent the following
improvements exceed the AOC widening project; cost
to add second westbound left-turn lane, second
northbound right-turn lane, eastbound right-turn
lane, and provide northbound right-turn overlap
with the westbound left-turn overlap as part of
signal installation.
TC8 . Science Drive/New Los Angeles Avenue,
developer's fair share to add third westbound lane
to New Los Angeles, excluding the required widen-
ing a.
o f the eastbound and westbound lanes of the New
Los Angeles Avenue bridge of the Arroyo Simi.
TC10 . Moorpark Avenue/Los Angeles Avenue; develo-
per's fair share of costs to convert the shared
southbound left-turn/southbound through
lane/southbound right-turn lane to a second
southbound left-turn lane and convert southbound
right-turn lane to a shared southbound through
lane/southbound right-turn lane.
TC11. Spring Road/Los Angeles Avenue;
developer's fair share of costs to add a third
eastbound through lane, third westbound through
lane, remove second eastbound left-turn lane, and
modify signal to provide a southbound right-turn
overlap with the east-bound left-turn movement and
westbound right-turn overlap with the south-bound
left-turn movement.
17
NORTH
PORTION
SOUTH
PORTION
PHASING PLAN
CARLSBERG SPECIFIC PLAN
EXHIBIT 15
TC12 . State Route 23 northbound ramps/Tierra
Rejada Road; developer's fair share of costs to
covert the shared northbound left-turn lane/north-
bound right-turn lane to a northbound right-turn
lane and to add a second northbound left-turn lane
and a second northbound right-turn lane.
TC13 . Developer to pay fair share of the costs
for the signal reconstruction at Spring Road/Los
Angeles Avenue, Spring Road/Tierra Rejada Road,
State Route 23 northbound ramps/Tierra Rejada Road
and Science Drive/New Los Angeles Avenue .
TC14 . and TC17 . As determined by the City of Moor-
park, the project developer shall contribute a fair
share to improvements to County roadways or related
facilities (cost of signal installation or modifi-
cation at State Route 23 southbound ramp/Tierra
Rejada Road only) if a reciprocal agreement between
the County of Ventura and the City of Moorpark
addressing said matter is approved.
5. Air Ouality Mitigation Fee
A23 . The EIR also identifies an Air Quality Miti-
gation Measure which requires developer to contrib-
ute to the City's TDM fund or fund or implement TDM
measures within the Oxnard Plain Airshed that are
capable of reducing emissions within the Airshed by
106 . 6 pounds per day (ppd) of reactive organic com-
pounds (ROC) and 157 . 7 ppd of oxides of nitrogen
(NOx) , or a combination of both.
Developer is to pay to the City, concurrent with
obtaining each building permits, air quality fees
as required to mitigate the above impacts .
The amount of the fee shall be determined at the
time the fee is due.
6. General
This document does not establish the phasing of certain
other improvements and or mitigation measures identified
in the SE IR. In the event this document has not specifi-
cally determined when an improvement shall be construct-
ed, the timing of the construction of the improvement
shall be determined by the City at the time of approval
of a discretionary permit for either a subdivision map
and/or development permit.
18
III. COMMUNITY
DESIGN PLAN
III. COMMUNITY DESIGN PLAN
A. INTRODUCTION
The design concepts and guidelines for the Carlsberg Specific Plan
provide overall guidance for the expression of development for the
community. The purpose of these design guidelines is threefold:
To provide the City of Moorpark with the necessary assurances
that this community will develop in accordance with the
quality and character proposed herein;
To provide guidance to developers, builders, engineers,
architects, landscape architects and other design
professionals in order to maintain design continuity during
the period of development; and,
To provide guidance to the City Staff, City Planning
Commission and the City Council in the review of future
development phases .
The following guidelines are intended to describe the desired
landscape and architectural themes for the community:
B. LANDSCAPE ARCHITECTURE DESIGN GUIDELINES
The Conceptual Landscape Plan for the Carlsberg Specific Plan Area
(see Exhibit 16) is an integral element in achieving the intended
development character for the project. The landscape concept is
intended to achieve the following objectives :
Landscape and placement of structures will be designed so as
to enhance the entries to the City of Moorpark.
Streetscape designs will establish a consistent and coherent
application of materials and vegetation and shall be an
integral component of the entire Specific Plan Area design.
Where feasible, prominent natural features are maintained in
a natural state and incorporated into the landscape concept.
In addition, oak tree stands and riparian areas are to be
maintained and enhanced where possible, and prominent land-
forms (ridgelines and hillsides) will be preserved. These
features serve as a visual backdrop for the community and as
the underlying theme for the landscape concept.
• Development/roadway/open space interface or transition areas
will be provided, and these edges shall be softened through
the introduction of plant materials .
• Vegetation indigenous to the area shall be emphasized in the
landscape concept and ornamental plantings which fit well with
these vegetative types shall be utilized in appropriate areas .
19
A sensitive comprehensive fuel modification program shall be
incorporated into project design as identified in Exhibit
27 .
The ownership and responsibility for maintenance, including
landscaped freeway buffer adjacent to Planning Area A, of all
landscaped and open space areas within the Specific Plan area
will be determined by the City as a condition of subdivision
and/or development permit approval .
The developer shall plant a variety of drought tolerant
fifteen ( 15 ) gallon trees (not to exceed a total of 600 )
randomly located throughout the open space area (with tempo-
rary irrigation) in an effort to provide variety to the
existing low vegetation. The type and location of the trees
will be determined by the City as a condition to subdivision
and/or development permit approval .
The Conceptual Landscape Plan establishes a framework for
consistency of design within the entire project area and individual
development increments . The timing for the installation and
construction of landscaping and fencing shall be determined at the
time of subdivision and/ or development permit approval . Some
landscaping and fencing may be required to be installed in areas
not a part of a particular map or development permit, such as entry
treatments .
There are several master landscape elements of the community which
provide landscape continuity. These are described below.
1. Project Entries (see Exhibits 17-21 as examples)
Three levels of entry are proposed: primary, secondary
and neighborhood. The objectives which framed the design
of the entries are as follows :
Entries shall be designed as special accent points
which "announce" community entry and establish the
unique theme and character of the community.
The character and concept of entry signage will
provide an initial impression of the image of the
community.
• Monumentation, special paving textures, flowering
accents and shrubs and the use of a significant
number of specimen trees will be used to generate
interest at entry points .
• View corridors from community entries shall be
maintained and enhanced through use of vertical
trees, accent shrubs and sensitive siting of de-
velopment.
20
LEGEND
TIERRA REJADA ROAD OPEN SPACE BUFFER
MOORPARK FREEWAY BUFFER
SCIENCE DRIVE
NEW LOS ANGELES AVENUE BUFFER
NEIGHBORHOOD PARK
NATURE PRESERVE
FUEL MODIFICATION ZONE
DEVELOPMENT AREA
NATURAL OPEN SPACE
PRIMARY ENTRY
SECONDARY ENTRY
NEIGHBORHOOD ENTRY
CONCEPTUAL LANDSCAPE PLAN EXHIBIT 16
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
(REVISED 9/7/94)
SEE PLANT PALETTE FOR
ADDITIONAL MATERIAL
CHOICES
51r"
r�:y,., •• _ raw
.rir►►�1�t11J�1 r
6'ENTRY WALL WITH
DECORATIVE CAP
SCIENCE DRIVE
LOOKING SOUTHERLY
RAISED PLANTER WITH LIGHT
COLUMN(SEE DETAIL FOR
ADDITIONAL INFORMATION
(EXAMPLE)
ELEVATION
PRIMARY ENTRY SNOT To SCALE)
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
THEME TREE
•�V
=----'114 iriKit
Flitie.M.
/a
PROJECT SIGNAGE ENTRY WALLS
ON PLANTER WALL
EXHIBIT 17
(REVISED 9/7/94)
6'ENTRY WALL
DEVELOPMENT PAD
PROPERTY
LINE
EXISTING DRAINAGE
STRUCTURE
*FINAL LOCATION OF SIDEWALK TO BE DETERMINED AT THE TIME
OF THE COMMERCIAL DEVELOPMENT APPROVAL PROCESS AND
MAY BE LOCATED ON PRIVATE PROPERTY.
PRIMARY ENTRY (NOT to SCALE)
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
SCIENCE DRIVE
(EXAMPLE)
PLAN
THEME TREE
DEVELOPMENT PAD
PLANTED
SLOPE
NEW LOS ANGELES AVENUE
EXHIBIT 18
(REVISED 9/7/94)
. TILE ROOF
,Aansitar.,
E€!H€
../A nfr/ X121.
MMEMENIMINIE
INSIDE TO GIVE . • • . ■
OFF SOFT ' • •
INDIRECT LIGHT •
AT NIGHT • • :'�':��■: •
• SAND FINISH PLASTER
• •
• r • •
• ■ •
. •
■ • • •� • . r % .► ..A `. ♦ �'•r """� M••• • r •
CA RLSBE Re RANCH • • •
RAISED METAL LETTERS GLASS BLOCK TO
GIVE ILLUMINATION
AT NIGHT
TEXTURED PLASTER
PLANTER
PRIMARY ENTRY LIGHT COLUMN EXHIBIT 19
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK (REVISED 3/18/93)
6'ENTRY WALL WITH
DECORATIVE CAP
THEME TREE
SEE PLANT PALETTE FOR
ADDITIONAL MATERIAL CHOICES
(EXAMPLE)
ELEVATION
ENTRY WALLS
GROUND COVER
SECONDARY ENTRY TYPICAL (NOT To SCALE)
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
RAISED PLANTER WITH
LIGHT COLUMN
(EXAMPLE)
PLAN
EXHIBIT 20
(REVISED 3/18/93)
THEME TREE-SEE PLANT
PALETTE FOR MATERIAL
SELECTION
GROUND COVER-SEE PLANT
PALETTE FOR MATERIAL SELECTION
ELEVATION
PLAN
PROPOSED SLOPE
PLANTING
LIGHT COLUMN
SHRUB MASS
NEIGHBORHOOD ENTRY TYPICAL SNOT To SCALE) EXHIBIT 21
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
(REVISED 3/18/93)
2 . Fencing/Proj ect Walls
Fencing and walls will provide an element of continuity throughout
the Specific Plan Area to ensure visual consistency. The following
guidelines shall apply.
a. Architectural styles materials and heights should be
consistent with the architecture of adjoining developments.
Wall material, style, height and location shall be determined by
the City as a condition of subdivision and/or permit approval.
The use of wood fencing is prohibited except for gates.
b. Fences along open space areas, tops of slopes, ridgelines and
hillsides should be of an "open" (wrought iron or combination
of block and wrought iron) construction to allow for protection
of scenic views.
c. Project walls along entry roads to the Moorpark community
should be designed in a uniform and consistent manner so as to
blend with other walls within the community. In addition, such
project walls should be consistent with the architecture of
adjacent residential projects.
DECORATIVE PILASTER
CAP DETAIL
liFer Wil !Writ"!
4,eir -
0,1 linear!Will;IN
e"
6, 1 .
+ Z. :::
` - _
w ‘ lit, :1: 4Z:.0. ,._ ! J -.42,fl
1 r-
4 r `.'; i . •• ~ rz #�M'.--�...
Mit inliiilk..,,,.. it wire' ,if . . 1
, • 00 V* . ..._.,----1--;:•=";-
-, v.11 4" :, i lilli 1 1 r v li 4
��-.
J:
-, .•- ..::_ ,._.. .____,..._
I
•
, 0)11,,.,;,/ .
TYPICAL 4'WROUGHT IRON VIEW FENCE TYPICAL
THREE COURSE SLUMPSTONE BASE
21
d. The horizontal form of walls and fences should be
screened and softened by landscape planting.
Trees/shrubs and vines should be selected from the
plant palettes included herein.
3. Signage Plan
The purpose of this section is to provide guidelines and
standards for project identification signage throughout
the Specific Plan Area to achieve a visually coordinated,
balanced and appealing signage system particularly one
which promotes compatibility with the architectural
design concept, the circulation plan and the landscape
concept plan.
The following general provisions will apply:
a. Prior to painting, erecting, constructing,
altering, rebuilding, replacing or moving any sign,
approval by the Community Development Department is
required.
b. Applications for sign permits shall be accompanied
by information as required for a standard sign plan
pursuant to the Moorpark City Code. A master sign
plan is required for all new developments and is
subject to approval of the Community Development
Department. In addition to requirements for stan-
dard sign plans, a master sign plan submittal shall
include the following information on the proposed
signage program for the site:
1 ) Plan specifications including the type of
texture of materials and colors proposed for
the signs and the building facade.
2 ) A colored elevation of the proposed signs and
the building facade.
3) Drawings illustrating the lettering styles and
sizes proposed and the use of logos, if any.
4 ) Photographs of buildings and signs on adjacent
sites .
c. General criteria applicable to all signs, proposed
signs and their materials, size, color, lettering,
location and arrangement shall conform to the
following criteria:
1 ) Signs shall be consistent throughout a devel-
opment site by incorporating common design
elements such as quality of materials, letter
style, colors (not more than three excluding
black and white per individual sign) , external
22
illumination, sign type or sign shape . All
signs and letter colors are subject to the
City' s design review procedures .
2 ) Signs shall be compatible with, and bear a
harmonious relationship to the visual image
and architectural design of the buildings they
identify in terms of materials, colors, and
design motif within the Specific Plan Area.
3) Signs shall relate to a human scale, and shall
be directed toward pedestrians as well as
motorists . Monument signs are preferred.
4) Signs shall contain only that information
necessary to identify the businesses or uses
of the property on which the sign is located.
5) Signs shall be appropriately visible, legible,
as far as spacing and proportion of letters
and details, and shall not dominate the visual
quality of the site or obscure from view
existing or adjacent signs .
6) Signs shall be compatible with the visual
characteristics of the development and signs
in the surrounding area and shall not detract
from, or cause depreciation of the value of
adjacent developed properties .
7 ) Monument signs may be located in required
setback areas provided the following criteria
are met:
a) Said location is not within a required
visual clearance area as identified by
the City Engineer.
b) Said location in the event of a lighted
sign will not cause negative light and
glare impacts on adjacent sensitive land
uses .
8) All signs shall conform with provisions con-
tained in the Moorpark sign code unless oth-
erwise noted in this section. The actual
location, height, size, style, lighting and
color of signs shall be determined by the City
as a condition of subdivision and/or permit
approval .
Prohibited Signs :
-- Pole or pylon signs
23
- Any sign mounted onto a roof, or project-
ing above the roof or top of parapet
- Temporary or permanent advertising de-
vices or displays, except temporary real
estate sale or leasing signs
- Rotating, revolving, flashing or moving
signs
- Signs that project vertically or horizon-
tally from the building face
- Time/temperature signs
- Any permanent banner, or other device
designed to wave, flap, rotate or other-
wise move with the wind, except U. S . and
State flags flown from flag poles
- Sign painted directly on building
- No junction boxes or exposed conduit on
the exterior of a sign
- No signs are to be located within public
rights-of-way
4. Streetscapes (see Exhibits 22-27)
The design of streetscapes will provide a sense of
continuity and relationship between various uses and
locations within the community. The following objectives
formed the basis for the design of the streetscapes :
. View windows to special use areas such as parks,
schools, commercial areas and open space will be
incorporated into the overall concept.
. Special intersection treatment should include
variations in paving material and plantings where
major pedestrian and vehicular circulation elements
intersect.
. Special accent areas should be used as transitional
elements where open space, local parks, and/or
community trails intersect streetscape themes .
These accents may include plant materials, special
paving or signage. They may also be accented with
street furniture or major monumentation elements .
. Plant selections are to emphasize native southern
California varieties which blend well in to the
natural open space surroundings . Drought
tolerant or low water requirements are to be
24
LEGEND
SECTION LOCATION
CROSS SECTION KEY MAP EXHIBIT 22
CARLSBERG SPECIFIC PLAN
given consideration where possible.
The plant palettes to be used in all plant selections
within the project should be selected from the "Ventura
County Guide to Landscape Plans" and apply to devel-
opers, builders, commercial and business park owners,
residential homeowner, and recreational park areas
(including City or County agencies ) . To allow for
personal preference, individual residential
homeowners may select additional shrubs and groundcov-
ers .
The following is a description of the street s cape design
as depicted in Exhibits 22-27 .
a. Moorpark Freeway Buffer
Traveling northward on the Moorpark Freeway, the
Carlsberg property provides excellent oppor-
tunities to create and emphasize landscape oppor-
tunities .
In the northern portion of the site where the Sub-
regional Retail Commercial and Business Park uses
are located, the topography is so much lower than
the freeway that visual impacts will be minimal .
Travelling southeasterly, the majority of the
project is devoted to natural open space. A
landscaped freeway buffer will be incorporated into
the design of the residential development of Plan-
ning Area A.
b. Tierra Rejada Road Buffer
The buffer zone located 30 feet beyond the right-
of-way along Tierra Rejada Road should transition
from the parkway to the natural vegetation. The
transition will be subject to City approval at the
time landscape plans are submitted ( see Exhibit
23b) .
c. Spring Road
With the exception of the two existing church sites
and the proposed institutional site, the entire
length of Spring Road is located adjacent to Open
Space (see Exhibit 24c) . The intent of the land-
scape concept for this area is to maintain it in
its natural condition. The sidewalk on the east
side of Spring Road north of Peach Hill Road shall
be built adjacent to the curb. South of Peach Hill
Road the sidewalk will be built within the thirty-
two ( 32 ) foot landscaped parkway at a location
determined by the City.
25
d. New Los Angeles Avenue
,r.
New Los Angeles Avenue is located adjacent to the
northwest boundary of the Sub-regional Retail Com-
mercial land use designation. The landscape con- ,Y
cept for this buffer zone will include groupings of
trees, shrubs and groundcover intermittently spaced
within the thirty (30) foot park way to provide
visual relief while also allowing for public views
into the development. The final location of the
sidewalk will be determined at the time of the
initial SR/C/BP permit approval and may be located
on a private property easement (see Exhibit 24d) .
e. Science Drive
Science Drive is the major north-south circulation
element through the project and bisects the project
area from New Los Angeles Avenue to Tierra Rejada
Road. Science Drive from New Los Angeles Avenue
south six-hundred ( 600) feet to "B" Street, allows
for either an eight ( 8) foot sidewalk or an eight
(8) foot landscape parkway on both the east and
west side within the one hundred and eight ( 108 )
foot right-of-way. The final location of the
sidewalk is to be determined at the time of the
initial SR/C/BP permit approval and may be located
on a private property easement to allow for both
landscaping and sidewalk. South of "B" Street to Y^
Tierra Rejada Road, Science Drive will feature en-
hanced twenty ( 12 ) foot landscape parkways and
eight (8) foot sidewalks located on the east and .4
west sides within the one hundred four ( 104) foot
extended right-of-way (see Exhibit 25e) . Major
theme trees, randomly spaced, will define the
corridor, with shrubs and other plantings providing
an understory.
f . Peach Hill Road Extension
Peach Hill Road will be extended from its terminus
east to Science Drive. It will be bounded on one
side by institutional development and on the other
side by a school site. Landscape on private prop-
erty adjacent to the public street right-of-way
will be determined by the City as a condition of
subdivision or development permit approval .
g. & h. Neighborhood Streets
The neighborhood through and cul-de-sac streets
will be planted with uniformly placed trees and
groundcover (see Exhibit 26) . Landscape shall be
placed on private property adjacent to adjoining
public street right-of-way.
26
RESIDENTIAL
FUEL MODIFICATION ZONE
PRIMARY SECONDARY BUFFER
ZONE r -ZONE / ZONE
REFER TO TEXT FOR TREATMENT
OF EXISTING VEGETATION AND
FUEL MODIFICATION.
MOORPARK FREEWAY
G'WALL AT
PROPERTY LINE
a. MOORPARK FREEWAY BUFFER
RESIDENTIAL
FUEL MODIFICATION ZONE
REFER TO TEXT FOR TREATMENT
OF EXISTING VEGETATION AND
FUEL MODIFICATION
PRIMARY ZONE SECONDARY ZONE
REAR YARD
FENCE/WALL
NATURAL
VEGETATION
30'
LANDSCAPED 43'
PARKWAY
6'WALL AT
PROPERTY LINE
b. TIERRA REJADA BUFFER
2,19 6'
•t/
STREET SECTIONS
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
LOCATION OF SIDEWALK TO BE DETERMINED AT THE TIME
OF THE DEVELOPMENT OR PERMIT APPROVAL.
94'R.O.W.
LANDSCAPED
PARKWAY
5'5'SIDEWALK'
EXHIBIT 23
(REVISED 9/7/94)
REFER TO PLANT
LIST FOR MATERIAL
SELECTION AND
SPACING
32'LANDSCAPED SLOPE AND NATURAL
PARKWAY VEGETATION
c. SPRING ROAD—South of Peach Hill Road
EDGE OF
NEW LOS
ANGELES AVENUE
3'PARKWAY
5'SIDEWALK*
EXISTING
DRAINAGE
SWALE
REFER TO TEXT FOR TREATMENT OF EXISTING
VEGETATION AND FUEL MODIFICATION
STREET
5'SIDEWALK
4'PARKWAY
RETAINING WALL AND GUARDRAIL
SLOPE AND NATURAL
VEGETATION
c. SPRING ROAD—North of Peach Hill Road
SUB-REGIONAL COMMERCIAL DEVELOPMENT
BUFFER ZONE
REFER TO PLANT
LIST FOR MATERIAL
SELECTION AND
SPACING
30'
LANDSCAPED.tr"
PARKWAY
d. NEW LOS ANGELES AVENUE
PROJECT BOUNDARY
PARKING LOT
STREETSECTIONS AT THE TTIO EOOFTHE DEVELOPMENT ORPERMIT APPROVAL. EXHIBIT 24
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
(REVISED 9/7/94)
EXTENDED RIGHT-OF-WAY
LANDSCAPE ADJACENT TO SUBDIVISION ONLY
ENHANCED PARKWAY
WITH SIDEWALK ON
WEST SIDE
12'
LANDSCAPED
PARKWAY
-THEME TREES
SIDEWALK
BIKE PATH
r-STREET
12'
•
•
V
5'
EXTENDED RIGHT-OF-WAY
REFER TO PLANT LIST FOR
MATERIAL SELECTION
e. SCIENCE DRIVE—South of "B" Street
1.5'PARKWAY EACH SIDE
REFER TO PLANT LIST FOR
MATERIAL SELECTION
itt
f. PEACH HILL EXTENSION
SIDEWALKS
SIDEWALK
HYDROSEED SLOPES
NATURAL VEGETATION
STREET SECTIONS EXHIBIT 25
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
(REVISED 9/7/94)
17.
g. NEIGHBORHOOD STREET
(THROUGH STREET)
-.r7
1.5'PARKWAY
,
REFER TO PLANT LIST
FOR MATERIAL SELECTION
AND SPACING
`C Q
SIDEWALKS
1.5'PARKWAY
5'4
REFER TO PLANT LIST
FOR MATERIAL SELECTION
AND SPACING
h. NEIGHBORHOOD STREET
(CU L-D E-SAC)
STREET SECTIONS
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
EXHIBIT 26
(REVISED 9/7/94)
i. Riparian/Oak Woodland
It is envisioned that the lush natural vegetation
within the site will remain with removal to be
kept at a minimum (see Exhibit 27i) .
Guidelines for the preservation of existing trees
and other biological resources are found herein and
in the project EIR.
j - Fuel Modification
Fuel modification zones shall be created within the
project area. Generally, graduated decreases in
native plant densities and the substitution of
fire-resistant plants near development areas shall
be provided in favor of standard fire breaks . The
pattern of vegetation removal and introduction will
be consistent with the City's requirements and the
principles of wildlife habitat conservation. Fuel
modification zones should be established according
to the pattern of development as depicted in Exhib-
it 27j and as provided for below.
1 ) Primary Zone
The primary zone of fuel modification includes
the development areas as delineated by the
extent of grading and road rights-of-way.
When development occurs, these areas should be
revegetated using irrigated plant materials in
development areas along with the introduction
of fire-resistant and drought tolerant materi-
als . In development areas where existing
vegetation is retained, a program of thinning,
pruning and select removal (up to 70
percent) of high fuel species shall be
implemented as identified in the Tentative
Tract Map review procedures in a manner meet-
ing the approval of the City.
2 ) Secondary Zone
The secondary zone is defined as an area of
varying size which surrounds the primary zone
and acts as a buffer between areas of develop-
ment and undisturbed open space. Within the
secondary zone the removal of high fuel spe-
cies and the introduction of fire-resistant
materials will occur. From the primary zone
to the natural landscape, through the second-
ary zone, removal of high fuel species and the
introduction of fire-resistant materials will
occur. Removal will take place in decreasing
27
amounts in order to create effective transi-
tions to undisturbed vegetation. The amount
of removal and the extent of the transition
will depend on the plant material present,
prevailing wind patterns and topography.
Detailed fuel modification and maintenance
plans shall be determined as a condition of
subdivision and/or development permit approv-
al.
5. Tree Preservation
The City of Moorpark has determined that the preservation
of historic, native oak, and mature trees holds a high
priority in terms of the public health, safety and
welfare and the aesthetic values of the community.
To this end, the City adopted Ordinance No. 102 on March
15, 1989 amending Section 14 . 09 of the Moorpark Municipal
Code. All provisions of Ordinance No. 102 shall apply to
development in the Specific Plan Area. In addition, the
following procedures shall be followed as a part of
individual project review: :rY
Prior to the issuance of a grading permit, a survey
shall be conducted by a qualified arborist of all
trees as defined in Section 14. 09 . 030 of the Moor-
park Municipal Code. This survey shall include an
assessment of the health of the trees .
Plans shall be prepared, utilizing the above in-
formation, which minimizes, to the extent possible,
impacts or disruptions to said trees .
When it is determined which trees will be
preserved, the following guidelines shall apply.
a. Design
1 ) Grading and/or the placement of
structures shall be prohibited within the
dripline or three feet from the trunks of
the tree, whichever is greater. Grading
and trenching within this area is to be
prohibited. No fill material shall be
placed within this area.
2) No landscaping, including ornamental
groundcovers or other vegetation
requiring year-round irrigation, shall be
installed against tree trunks or around
root crown areas .
3) No type of surface, either pervious or
28
4
NATURAL VEGETATION
TO REMAIN
NATURE PRESERVE SPACE IS DEFINED BY
THE NATURAL CANYON EDGES
EXISTING OAKS AND MAJOR TREES
IN CANYON BOTTOM TO REMAIN.
REFER TO TREE SECTION FOR
ADDITIONAL INFORMATION
4 •
.rr
�`�,•,4 "
or
•
i. NATURE PRESERVE
DRAINAGE
` RESIDENTIAL DEVELOPMENT
EDGE OF STREET
FUEL MODIFICATION ZONE
NOTE:NO PARK IMPROVEMENTS ARE PROPOSED
AT THIS TIME.FUTURE IMPROVEMENTS WILL BE
DETERMINED BY THE CITY.
REFER TO TEXT FOR TREATMENT
OF EXISTING VEGETATION
PRIMARY ZONE
SECONDARY ZONE
REAR YARD
FENCE/WALL
j. FUEL MODIFICATION
NOTE:THE AMOUNT OF PROPOSED VEGETATION
REMOVAL AND THE WIDTH OF ZONES WILL VARY
DEPENDENT UPON EXISTING VEGETATION PRE-
SENT,LANDSCAPING AND IRRAGATION,PREVAIL-
ING WIND PATTERNS AND TYPOGRAPHY.
STREET SECTIONS
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK
♦y
NATURAL
VEGETATION
EXHIBIT 27
(REVISED 917194)
if,
4‘511rc •u
COVER EXPOSED SOIL WITH
%. ' ' PLASTIC DURING CONSTRUCTION
1 fr • • TO PREVENT DRYOUT
61l. `‘
iceisi-p--,0,—.1 . •
xi PROTECTIVE FENCING - �
11111.1M1111'iiiiiiimill f/\til
1 aft jinni fall.MS"i / P
i V '.AIIIL..4r
`10'`, KEEP EQUIPMENT
_it DRIPLINE OUT OF DRIPLINE
A. , •, c-40.7
DRIPLINE
Ai
i .I r Aill
I • �e . •
e ■ . .,
:.114L‘ ,-
1,4 •
4A. ,�.�7 . • V.;_ i;,,,,.„y,. ,.....z-4-4
-,,,, - -.
-.11/4-itt7, '1
lurovent items,ir■1c�T i i�
DIRECT NEW DRAINAGE
FROM OAKS
w
i
PROVIDE TEMPORARY FENCING
AT DRIPLINE DURING CONSTRUCTION
•
r
ti
r
S. •
,.'IP , ■
'; NO CONSTRUCTION WITHIN
t-,1,.. •' • • DRIPLINE R WITHIN 15' F
• • O O
t'- • ', v A TRUNK;WHICHEVER IS GREATER
• ��
1
7
i
1,l��mum
OAK TREE GUIDELINES EXHIBIT 28
CARLSBERG SPECIFIC PLAN
CITY OF MOORPARK (REVISED 3118/93)
impervious, shall be placed within a six-
foot radius of tree trunks . These areas
shall remain uncovered and natural .
4) Alternative pervious types of paving such
as gravel, redwood chips, porous brick
with sand joints, etc. shall be utilized.
5 ) Retaining walls shall be used to protect
existing grades within the driplines of
trees . However, these walls shall not
alter drainage from around trees .
6) Drainage shall be directed away from tree
trunks to ensure that water will not
stand at the crown. To avoid drowning
trees, water shall not be allowed to pond
or collect within the dripline.
7 ) Careful consideration shall be given to
planning structures near trees to avoid
unnecessary or excessive pruning.
b. Construction
1) Trees within a construction area shall be
protected from damage by equipment by
installing temporary barriers such as
fencing at the dripline.
2 ) Equipment, debris, building materials
and/or excess soil shall not be stored
within the dripline.
3) Trenches for utilities or irrigation
shall be routed around the dripline where
possible.
4) Only one trench shall be dug to accom-
modate all utilities for lots and where
necessary, the roots shall be carefully
pruned by a specialist in proportion to
the total amount of root zone lost. The
boring of a conduit for underground util-
ities shall be used where possible.
5 ) The operation of heavy construction equ-
ipment shall avoid the driplines of trees
where possible.
c. Maintenance
1 ) Tree pruning shall be kept to a minimum.
Heavy pruning can cause a decline in
vigor and increase disease problems .
29
2 ) No tree shall be pruned substantially to
alter its size or conformation, except as
necessary to relieve a potential safety
or fire hazard.
3 ) Trees shall be maintained free of dead
and diseased wood.
6. Oak Tree Protection
Oak trees are sensitive to changes in the environment
which modify the amount of water and nutrients they
normally receive and utilize. Damage which frequently
occurs during construction are root injury from soil
cuts, fills, compaction, trenching, and wounding from
excessive pruning and construction equipment . The
purpose of these guidelines is to ensure that the site -
alterations that occur do not adversely affect oak trees
which are intended to remain.
Consideration of the oaks is necessary in the design
phase, implementation (construction) phase and post-
construction/maintenance phase if preservation is to be
successful . Oak tree guidelines will apply to all areas
within the Carlsberg Specific Plan Area. They shall be
administered by a homeowners association or other
responsible authority, as approved by the Director of
Community Development. Sketches depicting general oak
tree guidelines are shown on Exhibit 28 .
The following guidelines will apply specifically to oak
trees :
a. Irrigation
Under natural conditions, oak trees do not require
supplemental water. However, when development
occurs within proximity to the tree, the tree's
ability to absorb water and nutrients is reduced
because roots may be damaged. Supplementary irri-
gation may be required to provide adequate water to
the tree.
b. Fertilization
Oak trees normally receive adequate nutrients from
decomposition of their own leaf litter and from the
soil . If the litter is removed and/or roots dam-
aged, additional nutrients may need to be added.
The determination as to the amount of water and
fertilization shall be made by a City-approved
arborist .
30
c. Insect and disease control
Many insects and diseases attack native oaks .
Usually the trees can withstand these attacks
unless they have been weakened. For this reason,
it is important to maintain vigorous trees . In
addition to irrigation, fertilization and proper
pruning, insect and disease control measures per-
formed by a qualified arborist/plant pathologist
may be required.
C. ARCHITECTURE DESIGN GUIDELINES
The goal of the Carlsberg Specific Plan is to create a high quality
mixed use development nestled within the natural environment of the
site. To best complement the setting and surrounding development
the majority of the project will reflect a "California Contem-
porary" style. This style draws heavily upon the historic
Spanish/Mediterranean architecture so dominant in the days of early
California. The general character of development reflects the warm
mediterranean climate of the region thus dictating design which
included thick walls, deep window features, archways and low
pitched clay tile roofs . The combination of contemporary architec-
ture reflecting early California architectural style, together with
the use of colors, textures and materials which reflect the
surrounding natural environment, will further the goal of building
a community suited to the project 's setting.
The purpose of these guidelines is to provide specific design
criteria for development of various parcels within the site.
Conformance with the guidelines will create a desirable living
environment and enhance the community's overall value. To that
end, these guidelines provide a documented basis for evaluating the
architectural design of projects within the Specific Plan and will
also:
Provide the City of Moorpark with the necessary assurance that
the Specific Plan Area will develop in accordance with the
quality and character proposed;
Provide guidance to the City staff and Planning Commission in
the review of future development projects in the Specific Plan
Area;
Provide guidance to developers, builders, engineers, ar-
chitects, and home owners in order to maintain the integrity
of the design theme;
Provide parameters for the formulation of Covenants, Condi-
tions, and Restrictions .
The approach taken in the architectural design guidelines is one
which encourages project developers to achieve both diversity and
harmony in architectural design, and to achieve excellence in
building quality and construction.
31
The concept is not intended to limit design possibilities, but to
allow flexibility and freedom for builders to design architectural
solutions most appropriate for the product planned while staying
within the overall theme and guidelines . The architecture to be
developed in each planning area should maintain an individual d...
identity, yet blend into and contribute to the design goals of the
community as a whole. Through implementation of these guidelines,
a community of varied yet
harmonious architectural expressions will emerge which will be both
appropriate and respectful of the special quality of the surround-
ing environment.
The Design Guidelines will be used by the City to review each
builder's proposal to conform with the overall community design
objectives . There is no intent to modify applicable Federal, State
or City codes and ordinances .
The following guidelines specific to each particular land use
intended to carry out the specified design theme are as follows :
1. Residential
a. Single Family Detached -- Areas A, B and D
One hundred forty-five ( 145) medium density residential homes are
planned for the residential enclave in the southeast corner of the
Specific Plan (Area A) . The prominence of the site and the '"'
potential exposure of these homes to both the freeway corridor and
adjacent greenbelt areas makes it one of the most visually
sensitive in the Specific Plan Area and thus necessitate special
considerations .
Single family detached production homes are planned in Areas B,
and D. These constitute 247 of the anticipated total of 552 units .
The roof tile and stucco colors, as well as the single underlying
California contemporary expression, will create the sense of
community and common village character that will reinforce the
Specific Plan Area as a special place to live.
These planning areas have a large percentage of rear elevations as
the primary visual backdrop from Science Drive, Spring Road, Los
Angeles Avenue and the adjacent Peach Hill residential community.
Because of this predominance of rear elevations, it is imperative
that special attention be paid to the second story portion of all
structures which back onto either roads or open space, or are
elevated more than 20 feet above the rear adjoining building pad.
The second story of those affected structures should incorporate
the same level of overhang, recessed windows, and heightened
detailing as the streetscape elevations .
Homes along the perimeter of housing area "D" which parallel Spring
Road shall be limited to one-story structures in order to reduce
visual impacts . Not more than the roof of the house will be allowed
32
to be visible from any point along Spring Road. Two story homes may
be allowed if the set back from top-of-slope is increased to a point
where the two-story houses will exhibit the same profile as the one-
story houses as seen from Spring Road. The caveat to this condition
is that the amount of grading of the Spring Road slope may not be
increased in order to accomplish the larger setback .
In addition to the Specific Plan Development Standards, there are
several guidelines which will work to enhance the on- and off-site
visual quality unique to these homes .
1) Building Form and Massing
Building form and massing are the most prominent design feature
perceived of a project. Subtle variations are strongly encouraged
and include:
▪ Variation of front and rear yard setbacks to further enhance
the streetscape variations in setbacks shall be great enough to
be obvious as viewed from a distance.
iV i
4
' :.,. LOW PITCHED TILE ROOF
•
s• OVERHANGING EAVES
011011111080.80�,...w -..•..w *- �'"r rr _ (24" Min.)
�
.: r. _:,,...... -. SHELTERED MAIN ENTRIES
VARIED ELEVATIGNAL
SETBACKS
! ~ * rr
• + , ,
.r 4� f
s .'5>
▪ Combination of one and two story elements within this planning
area to create a variety of vertical scale.
• Patios , balconies and decks shall reflect the same
architectural theme as the dwelling.
Deeply recessed entries and/or varied elevations to provide
visual relief.
33
. Accessory on detached buildings shall reflect the same
architectural theme as the dwelling.
. Fenestration shall be provided on all four sides of the
residence.
Recessed or projected "pop out" windows so as to effect shadow
relief .
. Roof forms employing eaves with significant detail .
. Corner houses shall be given special attention relative to
treatment of side yard elevations .
2 ) Roofs
Roofs , a highly visible and strong unifying element of the
community can add interest and warmth to the overall design .
Although no one particular form is desired, the following guidelin-
es will apply:
. All roofs shall be pitched, gabled, hip or shed style with a
minimum roof pitch of 3 in 12 and a roof pitch maximum of 6 in
12 . An all flat roof design is not acceptable, however, a
combination of sloped and flat roofs will be considered
provided that the sloped roofs are the predominate feature.
. Variation of roof pitch direction on adjacent homes .
. Variation in roof plane shall be accomplished by varied
elevational setbacks .
. Variation of roof colors of adjacent homes within the earthen
tone range.
. Roof Materials
- mission style natural clay tile or
- concrete tile
. Prohibited Roof Materials
- wood shake
-- wood shingle
- crushed rock
- metal
- asphalt shingle or similar materials
- fiberglass
. Roof Colors
- rich earthen tones - red/orange through red to brown,
flesh or tan
. Prohibited Roof Colors
34
- all others
3) Fenestration
Fenestration within the Specific Plan Area will be directed
toward reinforcing the California contemporary style. Windows
and wall openings should be deep-set and wall projections wide to
encourage shadows and create a sense of depth. These features shall
be provided on all sides of the building
POP-OUT WALL r `
PROJECTIONS
1 '' '".-- \ ,
7-
ARCHED WINDOW FEATURE ti
•-- -~
TEXTURED
STUCCO WALLS :.
TA
DEEP SET WINDOWS A- _ _
ry....,.*
0.0.0•."1"*.".il.1".1 1 ISI 11 ir.I I I ill.I g I I 1 Ill I I 1 I I 1 I ill I il I I I I I I il I I I li I II""..11.°1:°1°111..P .IINMP.P°11IIISII I Ilia. 1 4..I I
4) Building Materials
The preferred building materials for the Specific Plan Area will
weave a common thread throughout the Specific Plan Area, even though
individual custom homes will differ in architectural detail .
Building Materials
- cement stucco
- stone
- wood
- clay tile
- concrete tile
-- ceramic tile
35
Prohibited Building Materials
- splitface block
- bare smooth faced concrete block
- exterior plywood
- all prefabricated materials
- metal
5 ) Building Color
Color will play a predominant role in unifying the overall visual
image of the project.
While a predominance of one color throughout the community is not
encouraged, the range of colors is kept to a fairly narrow
spectrum.
Accent colors are encouraged to break up the tedious repetition
caused when all structures are painted similarly. Areas such as
window and door trim, awnings, tile, and eave undersides may all be
utilized for accent opportunities . Accent areas may be painted or
stained to coordinate with stucco colors , and will be subject to
review and approval by the City.
Colors_
- Whites
- Earthtones
-- Greys
Prohibited Colors
All others
6) Exterior Lighting
All exterior lighting shall be designed to provide direction and
safety. It should be indirect and shielded to reduce glare and
shall have sharp cutoff features to prohibit light from intruding
onto adjacent properties . Colored exterior lighting is prohibited.
7 ) Mechanical Equipment
All mechanical equipment, air conditioning, and utility meters
shall be screened and located away from primary entrances and
patios . No roof-mounted mechanical equipment such as air con-
ditioning condensers will be permitted. Dish antennas shall not be
located on the roof or within required setback areas . Exterior
service utilities (electric) should be placed in a cabinet.
Cabinets should be compatible with architectural style and color of
building. All utility service boxes shall be placed underground.
Solar panels shall be designed as part of the roof structure of the
building and not set on racks . Wherever possible, solar panels
should be shielded from street view.
36
Pool and spa equipment shall be screened and provide noise
mitigation in a manner compatible with the architecture of the main
structure and consistent with City standards .
8) Sunlight and Ventilation
Existing sunlight and ventilation characteristics should be a
strong design consideration on all buildings . Shadows and shade
areas give depth and add interest to building fenestration .
Architectural elements to achieve this include offsets, projec-
tions, roof overhangs , recesses, stucco surrounds , and applied
devices (awnings) . Consideration should be given to sunlight and
prevailing wind patterns design features as they relate to interior
heating and cooling.
b. Conventional Single Family/Zero Lot Lines/Duplex - Area C
In Area C there is a rigorous need for common design elements of
color, texture, and material . The architectural standards should
be strictly enforced to cover the variety of buildings, garages,
and private recreational facilities associated with duplex or zero
lot line housing projects .
Conventional small lots, attached duplex or zero lot line resi-
dences constitute approximately 160 of the 552 total planned units
and are a major residential component to the overall appearance of
the Specific Plan Area. In addition to the architectural standards
for Areas A, B, and D noted previously, the following shall apply:
. Siting should shield units from Science Drive and be
oriented inward to internal open space. Usable open areas
shall be designed to incorporate pedestrian circulation,
passive and active recreation facilities .
. Every duplex or zero lot line unit shall have usable private
outdoor open space . This private open space shall not be
located in front or side setback areas and shall be at least
500 square feet in size with a minimum depth of 15 feet .
. Berms or special design features should be used to separate
vehicular areas from residential units and to create park-like
settings oriented to pedestrian open spaces .
. All off-street guest parking is limited to one double loaded
row of cars per location, with a landscape break every ten
parking spaces .
. All patio covers and shade devices shall incorporate the
architectural materials and colors of the main structure .
Metal, fiberglass and other incompatible materials will not be
allowed.
. Internal circulation and siting should allow for view
corridors to surrounding open space, the park and from
roadways .
37
RECESSED - = �F - .-.:$.` : � .
.". .,>,,-'-,,_7; •nl.9 - 7 -S :ygF •i+n O'•.i•. .r'•r
.., ...... T°.,. '��::. vS a Ilt Ar....' _ ,.
W I N DO W S : $..}.. __
g bHEIGHTENED
DETAILING ON ? s. : :
ALL ELEVATIONS • :. {• :- = . �,.
.-t,it?Prr.,:. ;,,ret,4..:-....--'W.:Z..- :;,,tit-t1,-- ,,, , ,
OVERHANGING br k._: ,-...-4:-.-*•;,-. .,4:,;;_, ' ' s.
EAVES . . I(
• t i y-.
L.;.... ..„
. ,. . ,-,..,,,-„sits.,i.
VARIED WALL ° . {
SETBACKS "
/.ti 7
4
4
LOW PITCHED Y •
TILE ROOF
s
III r
t A ,..„.... ,.. ....
, -_ 11° w
•
q' HEIGHTENED
',iiiiitiilli' ' DETAILING
i R VARIATION
;� IN PITCH. r'. , .ii i•
y� DIRECTION
"4.4.,4414,141"4.4-4-4'........ ,- .'• '''''..-.-,•n. I 244.6-"...44.......*'......:-#2.-'' ..'klz'T's., .,, -..
. . -,..4"111111101Pr ' , ,
'' VARIED WALL
•
SETBACKS
. . 1111 7..•
t
�• �:': DEEP SET
at ti
Z. ........._... -- • Z % .. ". WINDOWS
•' +rry
• iii PRIVATE OUTDOOR
PATIO SPACE
4., .p �.
..I a
r t
38
2. Business Part
The Business Park area adjacent to the Moorpark Freeway is an
independent entity unrelated to the California Contemporary design
vocabulary . The design theme can therefore be one that is
appropriate to the business environment expected to occupy the
site.
Envisioned as a straightforward, contemporary architectural
expression, a heightened level of urban design will ensure a
consistent and compatible business park image . The following
design standards will apply:
a. Building Form and Massing
• Building facades abutting the Moorpark Freeway shall not have
the appearance of excessive massing or shading. The use of
grading techniques and grade changes shall be considered in
order to minimize mass and bulk of buildings.
• Building entrances shall utilize enhanced urban design
elements, such as plazas, fountains, special paving materials,
sculpture, and sophisticated and spacious vehicular entrance
layouts.
MATURE LANDSCAPING
SOFTENS BUILDING MASS
1
FOUNTAIN 1,
V"-
;;74.4%1111t= • itirp.
ft
r
x
EARTH; MOUNDING =
MINIMIZES BUILDING MASS 1111111111... MS-Z21 14141mr
1
-tea 1: I �
BOLLARDS ''' "
F.
TEXTURED PAVING
39
. Buildings clustered around a pedestrian area, such as a cour-
tyard/plaza, shall be designed to minimize excessive shading
and maximize light exposure.
. Long, uninterrupted exterior walls shall be avoided on all
buildings . For architectural interest, walls shall incor-
porate relief features and negative space to create an
interesting blend with the landscaping, other buildings and
the casting of shadows .
. Incorporation of small-scale elements such as planters,
installation of mature landscaping and landform manipulation
will aid in softening the overall mass of structures .
. Buildings located on the outside perimeter of the business
park should limit truck loading areas, storage yards and trash
facilities to their rear yard areas only.
. Trash enclosures shall be conveniently located and enclosed
with a 6-foot minimum enclosure and screened from above with
an architecturally compatible structure or trellis. Trash
enclosures should be architecturally compatible with build-
ings . The should not interfere with internal circulation.
b. Roofs
. Particular consideration as to color, materials and form shall
be given to the design and treatment of roofs because of their
potential visual exposure.
. A combination of pitched roofs and flat roofs will be en-
couraged. Flat roofs with parapet walls and or sloped man-
sards should be employed to create a strong sense of geometry
and massing. Emphasis on screening of roof mounted equipment
and visual relief should be considered in roof designs .
. Roof flashing, rain gutters, downspouts and vents shall be
treated to match materials and/or colors of the overall
building.
c. Building Materials
Building technologies using wood, steel, lift-slab, pre-cast,
and poured in place concrete may all be used. The use of
concrete blocks is permitted if it is covered by stucco. The
use of concrete panels is discouraged unless the exterior
surface of the wall is treated to provide architectural
relief .
40
RELIEF FEATURES
FLAT ROOF -.. w.. M- ?1 -- i'z-
lpt ' .. -� _�
*
SUBDUED USE '"� �' :. mhe OF GLASS
Ili wilitc.7A, ' - _ „
$ k
•+a w �
S
A
sK
PAINTED CONCRETE
L± ��t r.
EXTERIOR WALLS 4
f
. . i•i�M.'�t�M�^�.,�.x• -AauK - > ...r. " .o- ,,,.... . '
• ..n Y ��r.v.��t O p
• Stucco, plaster , concrete, pre-cast paneling, aluminum,
polished stone, and colored glass may all be employed as
exterior materials as long as they fit within the band of
allowable colors .
• The use of glass shall be subdued and in harmony with the
building and the natural surroundings . Glazing shall be used
predominately for the purpose of lighting interior space .
Glazing shall not be used as a major architectural element, but
may be used as an accent feature to add variety to building
facades . Mirrored glazing shall not be used.
d. Building Color
Color will play a predominant role in unifying the overall visual
image of the business park.
While a predominance of one color throughout the business park is not
encouraged, the range of colors is kept to a fairly narrow spectrum.
Accent colors are encouraged to break up the tedious repetition
caused when all structures are painted similarly. Choice of accent
colors will be subject to review and approval by the City.
Colors
- White
- Off-white
- Earthtones
- Greys
Prohibited Colors
41
- All others
e. Exterior Lighting
All exterior lighting shall be designed to provide direction and
safety. It should be indirect and shielded to reduce glare.
Colored exterior lighting is prohibited. Accent lighting shall be
encouraged both to highlight landscaping and to provide an accent
to the building exterior.
f . Mechanical Equipment
. Roof-mounted mechanical equipment shall be screened from view
with materials finished to match materials and colors in the
roof and building roof screening shall be designed to blend
with the architecture of the building. In some cases screen-
ing from view from freeway, adjacent roadways or adjacent
development may not be practical .
. Passive solar design orientation is encouraged. Solar col-
lectors, if used, shall be oriented away from public view or
designed as an integral element of the roof structure.
g. Sunlight
Sunlight effects should be a strong design consideration on all
buildings . Shadows and shade areas give depth and add visual
interest .
42
3 .
fr • I
PITCHED ROOF _ v
4 r + � , ♦L may=t .
FLAT ROOF f :•
;i'r
•
RELIEF FEATURES AND ,Yr
SETBACKS IN LONG WALLS J I
.4-10111bio 4
VARIETY IN COLOR SCHEME V
r s#
The sub-regional retail/commercial planning area is conveniently
located along New Los Angeles Avenue west of the Moorpark Freeway.
As with the business park area, the sub-regional retail/commercial
use is an independent entity unrelated to the California Contemporary
design vocabulary. The design theme can therefore be one that is
appropriate to the unique volume, area and site requirements charac-
teristic of the large single tenant user.
Envisioned as a straightforward contemporary architectural expression
with Mission/Mediterranean architectural accents, a heightened level
of design and attention to color will help to ensure consistency and
compatibility with the adjacent business park. The following design
standards shall apply:
a. Building Form and Massing
• Long, uninterrupted exterior walls shall be avoided. For
architectural interest, walls shall incorporate relief features
and negative space to create an interesting blend with the
landscaping, other buildings and the casting of shadows .
43
. Incorporation of small-scale elements such as planters,
installation of mature landscaping and landform manipulation
will aid in softening the overall mass of structures .
. Buildings located on the outside perimeter of the sub-regional
commercial center should limit truck loading areas, storage
yards and trash facilities to their rear yard areas only.
. Trash enclosures shall be conveniently located and enclosed
with a 6-foot minimum enclosure and screened from above with
an architecturally compatible structure or trellis and shall
include recycling facilities .
b. Roofs
. Particular consideration as to color, materials and form shall
be given to the design and treatment of roofs because of their
potential visual exposure.
. A combination of pitched roofs and flat roofs will be
encouraged. Flat roofs with parapet walls and or sloped
mansards should be employed to create a strong sense of
geometry and massing. Emphasis on screening roof mounted
equipment and visual relief should be consider in roof design.
. Roof flashing, rain gutters, downspouts and vents shall be
treated to match materials and/or colors of the overall
building and shall be hidden from view to the extent
feasible.
c. Building Materials
. Building technologies using wood, steel, concrete block, lift-
slab, pre-cast, and poured in place concrete may all be used.
. Stucco, plaster, concrete, pre-cast paneling, aluminum,
polished stone, and glass may all be employed as exterior
materials as long as they fit within the band of allowable
colors . The use of concrete block is permitted if covered
with stucco. The use of concrete panels is discouraged unless
the exterior surface of the wall is treated to provide
architectural relief .
. The use of glass shall be subdued and in harmony with the
building and the natural surroundings . Glazing shall be used
predominately for the purpose of lighting interior space .
Glazing shall not be used as a major architectural element,
but may be used as an accent feature to add variety to
building facades . Mirrored glazing shall not be used.
d. Building Color
Color will play a predominant role in unifying the overall visual
image of the structures with the adjacent business park and
44
neighborhood commercial uses .
While a predominance of one color throughout the commercial area is
not encouraged, the range of colors is kept to a fairly narrow
spectrum.
Accent colors are encouraged to break up the tedious repetition
caused when all structures are painted similarly. Choice of accent
colors will be subject to review and approval by the City.
Colors
- White
- Off-white
- Earthtones
- Greys
Prohibited Colors
- All others
e. Exterior Lighting
All exterior lighting shall be designed to provide direction and
safety. It should be indirect and shielded to reduce glare.
Lighting should have sharp cut-off features at property lines.
f. Mechanical Equipment
Roof-mounted mechanical equipment shall be screened from view with
materials finished to match materials and colors in the roof and
building. In some cases screening from view from freeway, adjacent
roadways or surrounding development may not be practical .
4. Institutional
These uses are located near residential uses . As such, these
planning areas will employ a lower key architectural style very
similar to and harmonious with the residential areas .
a. Building Siting and Massing
. Building massing shall be articulated to reinforce an intimate
human scale. Random and frequent variations in building mass
are encouraged.
. Building elevations must be enhanced with an emphasis on deep-
set windows, sheltered patios and decks, deep overhangs,
distinctive, punctuated entrances, and broken roof planes .
. Service areas shall be fully shielded from view.
. Deep, recessed entry elements, small-scale vertical accents
and simple high-quality materials will enhance the structure .
45
b. Roofs
• All roofs shall be pitched, gabled, hip or shed style with
minimum roof pitch of 3 in 12 . An all flat roof design is not
acceptable, however, a combination of sloped and flat roofs
will be considered provided they do not become visually
predominant.
Mansard roof elements may be used, but are limited in pitch to
a minimum of 3 . 5 : 12 and a maximum of 5 : 12 .
Roof Materials
- clay tile
concrete tile
Prohibited Roof Materials
wood shake
wood shingle
- crushed rock
metal
asphalt shingle
-
fiberglass
Roof Colors
- rich earthen tones - orange through red to brown, tan or
flesh
Prohibited Roof Colors
all others
Building Materials
-- cement stucco
--
stone
wood
clay tile
concrete tile
-- ceramic tile
• Prohibited Building Materials
splitface block
bare concrete block
slumpstone
exterior plywood
-- all prefabricated materials
- metal
- brick
46
c. Building Color
Color will play a predominant role in unifying the overall visual
image of the structures .
One color throughout the community is not permitted,however, the
range of colors is kept to a fairly narrow spectrum.
Accent colors are encouraged to break up the tedious repetition
caused when all structures are painted similarly. Areas such as
window and door trim, awnings, tile and eave undersides may all be
utilized for accent opportunities . Accent areas may be painted or
stained to coordinate with stucco colors, and will be subject to
review and approval by the City.
Colors
-- Whites
- Earthtones
- Greys
Prohibited Colors
- All others
47
IV. DEVELOPMENT
STANDARDS
IV. DEVELOPMENT STANDARDS
A. PURPOSE AND INTENT
The purpose of these regulations is to act as the controlling
mechanism of the implementation of development within the Carlsberg
Specific Plan Area. Implementation of the standards set forth in
this section will ensure that future development proceeds in a
coordinated manner consistent with the goals and policies of the
Carlsberg Specific Plan and the City of Moorpark General Plan.
Future review of site plans and other necessary discretionary
approvals by the City of Moorpark will ensure the realization of
these standards .
The following standards apply to development of all residential,
business park, commercial, institutional and open space areas . All
such development shall conform to the development standards as set
forth in the Specific Plan for the permitted uses .
It is recognized that certain development standards generally
included as conditions of approval on development permit approvals
may not be contained in this Section IV of the Carlsberg Specific
Plan or the City's existing Zoning Ordinance or Subdivision
Ordinance. Such items include but are not limited to: on-site
lighting standards; fixtures, lumin levels, coverage mounting and
pole height; street lighting standards; front yard landscaping; bus
shelters; private recreational areas for residential projects;
quantities and sizing of trees and shrubs; general review/approval
of landscaping and irrigation plans; review and approval of
conditions, covenants and restrictions; requirements for homeown-
er/property associations; wall and fence style, location and
height; rain gutters; yard drains; trash and recycling enclosures;
slough wall for slopes adjacent to street rights-of-way and
concrete driveways . The City may, at its discretion, condition any
subdivision and/or development permit on all such matters .
The City zoning ordinance and/or subdivision ordinance shall have
effect on all areas, except as specified by the standards contained
herein. As the development standards of the Specific Plan are
adopted by ordinance, in any areas of conflict between the City's
zoning ordinance and/or subdivision ordinance and these provisions ,
this Specific Plan shall control . Where the Specific Plan does not
address development standards or provisions, the City's zoning
ordinance and/or subdivision ordinance shall control . Any future
amendments to the City zoning ordinance and/or subdivision
ordinance which are not addressed by the Specific Plan or existing
Zoning and/or Subdivision Ordinance shall also apply to the
Specific Plan Area as applicable.
B. GENERAL PROVISIONS
1 . Terms used in these regulations shall have the same
definitions as given in the City of Moorpark Zoning Code
unless otherwise defined herein. Because it is infeasi-
ble to compose language which encompasses all conceivable
48
situations, the Director of Community Development shall
have the power to interpret the regulations and standards
contained in the ordinance, when such interpretation is
necessitated by a lack of specificity in such regulations Wit.
and standards .
2 . Any details or issues not specifically covered in these
regulations shall be subject to the regulations of the
City of Moorpark Zoning Code.
3 . These regulations are adopted pursuant to Section 65450
et seq. of the State of California Government Code. It
is specifically intended by such adoption that the
development standards herein shall regulate all develop-
ment within the Specific Plan Area. r:
4 . All construction and development within the Specific Plan
Area shall comply with applicable provisions of the
Uniform Building Code as amended and the various other
mechanical, electrical, plumbing and fire codes related
thereto, as well as the City's standards for public
improvements in effect at the time of construction of
each public improvement .
5 . Grading plans submitted for all projects in the Specific
Plan Area shall be based on the City grading ordinance
and shall be accompanied by geological and soils engine- Y_>
er's reports which shall incorporate all recommendations
as deemed appropriate by the City Engineer. The soils
engineer and engineering geologist must certify the
suitability of a graded site prior to issuance of a
building permit . The final grading plan as it reflects
development in the Specific Plan Area shall be approved
by the City Engineer.
6 . Water within the Specific Plan Area will be supplied by
the Ventura County Waterworks District No . 1 .
7 . Sewage disposal facilities to handle wastewater generated
within the Specific Plan Area will be furnished by
Ventura County Waterworks District No . 1.
. Planning Areas are defined as each land use area depicted
in Exhibit 7 , Land Use Plan.
9 . All landscape and/or grading plans shall include provi-
sions for temporary erosion control on all graded sites
which are scheduled to remain unimproved during the
winter months consistent with the applicable City
requirements .
10 . All setbacks are measured from the property line.
49
C. GENERAL STANDARDS
1. Screening
The following standards shall apply to all development
except for single family detached subdivisions , which
shall be exempt from screening:
a. Parking areas abutting street: A screen such as a
hedge, wall or berm, or other similar structure
shall be installed along all parking areas abutting
any street. Except as otherwise provided below,
the screening shall have a maximum height of three
and one-half (3-1/2 ) feet.
b. Where the finished elevation of the property is
lower than an abutting property or street, appro-
priate landscape screening shall be employed to
screen structures/parking areas .
c. A screen as referred to above shall consist of one
or any combination of the following:
1 ) Walls, including retaining walls : A wall
shall consist of stone, tile or similar type
of solid masonry material a minimum of eight
(8 ) inches thick.
2 ) Berms : A berm shall be constructed of earthen
materials and it shall be landscaped. A berm
shall be a minimum of three ( 3 ) feet high.
3 ) Fences : A fence shall be constructed of
materials having a nominal thickness of one
( 1) inch. Wrought iron or chain link fencing
will not be permitted for screening purposes .
(See design guidelines for acceptable materi-
als . )
d. Mechanical equipment: Roof-mounted mechanical
equipment shall be screened from view with materi-
als finished to match material and colors in the
roof and building. In some cases screening from
view from freeway, adjacent roadways or surrounding
development may not be practical .
2 . Landscapina,
The following standards shall apply to all development
except, however, single family detached subdivisions not
having common areas shall be exempt . Landscaping,
consisting of evergreen or deciduous trees, shrubs , or
groundcover, shall be installed and permanently main-
tained subject to the following conditions and standards :
50
a. Separation: Any landscaped area shall be separated
from an adjacent vehicular area by a wall or con-
crete curb at least six ( 6 ) inches higher than the
adjacent vehicular area.
b. All areas to be commonly maintained, as determined
by the City, shall be designated as separate let -
tered lots on subdivision maps .
c. Water: Permanent automatic watering facilities
with water sensors shall be provided for all land-
scaped areas . This system may be augmented by
drought-resistant vegetation.
d. Maintenance: All landscaping shall be permanently
maintained in a neat, clean and healthful condi-
tion.
e. Landscape Plan: Prior to the issuance of a build-
ing permit, detailed landscape and irrigation plans
prepared by a registered landscaped architect,
shall be submitted to, reviewed and approved by the
Director of Community Development . The Plan shall
provide for substantial screening and breakup of
parking areas, as well as buffering the structural
elevations . Failure to maintain all landscape
materials and irrigation systems in a permanently
healthy and functional manner shall constitute a
violation of the City's zoning ordinance. Upon
completion of the project and prior to the issuance
of a Certificate of Occupancy, the registered
landscape architect shall submit a letter of cer-
tification to the City stating the landscape and
irrigation system have been installed per the
approved plans. All landscape and irrigation
designs shall meet all current City standards and
codes . The detailed landscape plans shall include
the specific palette recommendations and require-
ments for the area. All landscape and irrigation
plans shall incorporate drought-tolerant plant
material and water efficient irrigation systems .
D. SINGLE FAMILY - AREAS A, B and D
#sue
1. Purpose and Intent
These single family residential planning areas are
intended to provide for the development and maintenance
of medium density residential neighborhoods offering
detached dwelling units . These regulations allow for a
variety of residential uses, and community facilities and
accessory uses which are complementary to and harmonize
with such neighborhoods .
51
It is the intent of these regulations to set standards
which can be applied in response to individual community
needs and to encourage innovative community design.
This use category allows for a maximum density of 3 . 7
dwelling units per gross acre in Planning Area A and 3 . 0
dwelling units per gross acre in Planning Areas B and D.
2. Permitted Uses
a. Conventional subdivisions of detached single family
residential dwellings (one dwelling per building
site)
b. Open space uses
c. Public facilities
d. Public utility buildings and structures
e. Public or private parks
3. conditional Uses (subject to Conditional Use Permit)
a. Communication, transmitting or relay facilities
b. Churches, temples, and other places of worship
c. Fire and police stations
d. Any other use which the Director of Community
Development finds consistent with the purpose and
intent of this category
4. Accessory Uses and Structures
a. Fences, walls and patios
b. Garages
c. Greenhouses (non-commercial)
d. Private recreation facilities, including but not
limited to passive parks, swimming pools accessory
to a primary residential use, tennis courts, putt-
ing greens, lakes, and trails
e. Other accessory uses which are clearly incidental
to permitted uses and for the exclusive use of
residents of the site
5. Site Development Standards
a. Height of all buildings : 35 feet maximum measured
52
from the grade of the slab
b. Setbacks measured from property line:
1 ) Front: 20 feet
2 ) Side:
a) Interior: 5 feet minimum. For lots over
70 feet in width; sum of side yards must
equal 15 percent of lot width. For the rt.
second story of a dwelling with windows;
10 feet minimum.
b) Exterior: Same as interior lots except
reverse corner lots; 20 feet on street
side.
3}
Rear: 20 feet
4 ) Special :
Homes along the perimeter of housing area "D"
which parallel Spring Road shall be limited to
one-story structures in order to reduce visual
impacts . Not more than the roof of the house
will be allowed to be visible from any point
along Spring Road. Two story homes may be
allowed if the set back from top-of-slope is
increased to a point where the two-story
houses will exhibit the same profile as the
one-story houses as seen from Spring Road.
The caveat to this condition is that the
amount of grading of the Spring Road slope may
not be increased in order to accomplish the
larger setback.
c. Minimum lot size: 6, 000 square feet
d. Minimum lot width: 65 feet at setback line in Area
D. 55 feet at setback line in Areas A and B.
e. Parking standards : Pursuant to Section 9 . 13 . 010,
Required Off Street Parking, of the City of Moor-
park Zoning Code.
f . Animal Regulations : Same as required for R-1 and
the City's Zoning Ordinance.
E. SINGLE FAMILY - AREA C
1. Purpose and Intent
Area C residential planning area is intended to provide
for the development and maintenance of higher density
53
residential neighborhoods offering attached duplex,
detached conventional units or zero lot line patio homes .
These regulations allow for a variety of residential
uses, and community facilities and accessory uses which
are complementary to and harmonize with such neigh-
borhoods .
It is the intent of these regulations to set basic
standards which can be applied in response to individual
community needs and to encourage innovative community
design.
The use category allows for a maximum density of 5 . 0
dwelling units per acre.
2 . Permitted Use
a. Conventional subdivisions, attached duplex and
detached patio/zero lot line single family resi-
dential dwellings ( 1 or 2 dwellings per building
site)
b. Open space uses
c. Planned Unit Developments (PUD's ) including zero-
lot line homes and patio homes .
d. Public facilities
e. Public utility buildings and structures
f. Public or private parks
3 . Conditional Uses (subject to Conditional Use Permit)
a. Communication, transmitting or relay facilities
b. Churches, temples and other places of worship
c. Fire and police stations
d. Any other use which the Director of Community
Development finds consistent with the purpose and
intent of this category.
4. Accesso Uses and Structures
a. Fences, walls and patios
b. Garages
c. Greenhouses (non-commercial)
d. Private recreation facilities, including but not
54
limited to passive parks, swimming pools accessory
to a primary residential use, tennis courts , putt-
ing greens, lakes, and trails .
e. Other accessory uses which are clearly incidental
to permitted uses and for the exclusive use of
residents of the site.
5. Site Development Standards
a. Height of all buildings : 35 feet maximum measured
from the grade of the slab.
b. Setbacks measured from property line:
1 ) Front: 20 feet
2 ) Side:
a) Interior: 5 feet minimum. For lots over
70 feet in width; sum of side yards must
equal 15 percent of lot width. For the
second story of a dwelling with windows;
10 feet minimum.
b) Exterior: Same as interior lots except
reverse corner lots; 20 feet on street
side.
3 ) Rear: 15 feet
c. Minimum lot size: 4, 000 square feet
d. Minimum lot width: 40 feet at setback line
Parking standard: Pursuant to Section 9 . 13 . 010,
Required Off Street Parking, of the City of Moor-
park Zoning Code.
f . Animal Regulations : Same as for the R-1 residences
in the City's Zoning Ordinance.
55
F. SUB-REGIONAL RETAIL/COMMERCIAL (SR/C)
1. Purpose and Intent
The sub-regional retail/commercial overlay area is
intended to provide for a shopping center featuring both
retail and service commercial uses for the convenience of
residents of the development as well as of the surround-
ing community.
The physical effects of permitted and conditional uses in
this planning area will be limited so that negative
impacts, such as noise, odor, glare, visual impacts, and
other such effects that could be harmful to life or
nearby property, will not be generated. All permitted
and conditional uses shall be conducted entirely within
a completely enclosed building, and no outdoor storage of
supplies, equipment or materials shall be allowed, except
for company vehicles, garden centers and other similar
uses and as otherwise noted herein.
2. Permitted Uses
a. Business/Commercial Services (eg. , office supply
stores, communication services, courier services,
etc. )
b. Civic Uses
c. Commercial Entertainment Uses (eg. , theater, meet-
ing hall or other indoor spectator type uses )
d. Commercial Recreation Uses (eg. , miniature golf,
bowling alley, commercial gym)
e. Cultural Uses (eg. , museums, art galleries )
f . Educational Uses (eg. , public or private schools,
colleges or universities )
g. Food Services, including fast-food and full-
service facilities
h. Minor Repair Service (e .g. T.V./radio repair)
Office Uses (e.g. accounting, barbershop)
j . Personal Services (eg. , architectural, doctors,
lawyers, real estate or other professional uses )
k. Photographic Reproduction and Graphic Service
1 . Public Safety Uses
m. Religious Uses/offices
56
,ftia.
n. Retail Sales
o. Any other use which the Director of Community
Development finds consistent with the purpose and
intent of this land use category
3 . Accessory Uses and Structures
a. Fences and walls
b. Security and construction and storage offices,
during construction
d. Signs, per the City Zoning Ordinance and an ap-
proved Master Sign Program ( see page 18 ) .
e. Accessory structures or uses the Director of Com-
munity Development finds to be consistent with, and
subordinate to, a principal use on the same site.
4. Site Development Standards
a. Height of all buildings : 35 feet ( 2 stories ) mea-
sured from the grade of the slab ott
b. Setbacks measured from property line:
op
1 ) Front : 30 feet
2 ) Side:
a) Adjacent to residential lot -- 50 feet
b) Adjacent to street -- 30 feet
c) Adjacent to alley - 5 feet
d) None of the above - 0 feet
3 ) Rear:
a) Adjacent to Residential lot - 50 feet
b) Adjacent to street - 30 feet ,s.
c) Adjacent to alley - 5 feet
d) None of the above -- 0 feet
c. Parking standards : Pursuant to the City of Moor-
park Zoning Code.
d. Minimum site landscaping: 10 percent
57
G. BUSINESS PARK (BP)
1. Purpose and Intent
The business park designation is intended to provide for
the development of a wide variety of office, light
industrial/assembly, research and development and service
uses, which will serve the City of Moorpark and the
surrounding communities . In addition, this land use
category allows a limited amount of business, commercial,
and personal services that directly serve the users and
employees of the business park. The business park is
intended to provide a high quality business environment
which will take advantage of convenient access to the
Moorpark Freeway and New Los Angeles Avenue (SR 118/23) .
The physical effects of permitted and conditional uses in
this planning area will be limited so that negative
impacts, such as noise, odor, glare, visual impacts, and
other such effects that could be harmful to life or
nearby property, will not be generated. All permitted
and conditional uses shall be conducted entirely within
a completely enclosed building, and no outdoor storage of
supplies, equipment or materials shall be allowed, except
for company vehicles and as otherwise noted herein.
2. Permitted Uses
a. Business/Commercial Services (eg. , office supply
stores, communication services , courier services,
etc. *
b. Civic uses
c. Clinical services
d. Food services not open to the public, ie. a cafete-
ria, in conjunction with the principal use.
e. Light industrial/assembly uses
f . Office uses
g. Personal services (eg. , architectural,doctors,
lawyers, real estate or other professional uses )*
h. Research and development uses
i. Service uses
j . Warehousing and storage uses
k. Wholesaling
58
1 . Any other use which the Director of Community
Development finds consistent with the purpose and
intent of this land use category.
* Business, commercial and personal service uses
combined shall be limited to a total of 50
percent of the gross floor area of structures
in the business park.
3 . Conditional Uses {subject to a Conditional Use Permit]
a. Commercial recreation uses
b. Educational uses
c. Food services not in conjunction with the principal
use.
d. Minor automotive service
e. Public utilities
f . Religious uses
4. Site Development Standards
a. Height of all buildings : 35 feet measured from the
grade of the slab, however, if the site is to be
utilized by one single user the height limit shall
not exceed 50 feet measured from the grade of the
slab.
b. Setbacks measured from property line:
1 ) Front: 20 percent of lot width or depth with
a minimum of 30 feet .
2 ) Side:
a) Interior: 15 percent of lot width or
depth with a minimum of 30 feet
b) Exterior: 10 percent of lot width or
depth with a minimum of 30 feet
3 ) Rear: 15 percent of lot width or depth with a
minimum of 10 feet
c. Minimum lot size: 20, 000 square feet
d. Minimum lot width: None specified
e. Parking standards : Pursuant to the City of Moor-
park Zoning Code.
f . Minimum site landscaping: 10 percent
59
g. All other applicable City codes/standards apply.
H. OPEN SPACE (OS)
1. Purpose and Intent
The open space area is intended to provide for the
preservation of natural physical and visual resources in
recognition of the environmental and aesthetic value of
the area with private ownership.
2 . Permitted Uses (subject to Site Plan Review)
a. Open space
b. Agricultural uses (subject to Conditional Use
Permit approval)
c. Pedestrian trails
d. Nature preservation and study areas
e. Infrastructure service facilities
f . Structures and other uses accessory to permitted
uses
g. Utility easements
h. Any other use which the Director of Community
Development finds consistent with the purpose and
intent of this land use category.
3. Site Development Standards
Development standards for those uses permitted shall be
established by the site plan review process . When uses
proposed in the Open Space land use classification are
permitted in other land use classifications of the
Specific Plan, the development standards in those other
applicable classifications shall apply.
I. INSTITUTIONAL (I)
1. Purpose and Intent
The institutional area is intended to provide for the
development and maintenance of institutional uses such as
a library, museum or similar uses . The physical effects
of such uses will be limited so that negative impacts
such as; noise, odor, glare, visual impacts, and other
such effects that could be harmful to life or nearby
property will not be generated.
2 . Permitted Uses
60
Includes public facility uses : government building;
museum; library; fire station; non profit organization
uses; church; community service center; private or public
school; day care facility; health services and hospital;
art gallery or similar uses which the Director of Commu-
nity Development finds consistent with the purpose and
intent of this land use.
3. Accessory Uses and Structures
a. Fences and Walls
b. Security and construction and storage offices,
during construction
c. Signs, per City Zoning Ordinance and the approved
Master Sign Program.
d. Accessory structures or uses the Director of Com-
munity Development finds to be consistent with, and
subordinate to, a principal use on the same site.
4. Site Development Standards
a. Height of all buildings : 35 feet (2 stories )
measured from the grade of the slab
b. Setbacks measured from property line:
1 ) Front: 30 feet
2 ) Side:
a) Adjacent to residential lot - 50 feet
b) Adjacent to street -- 30 feet
c) Adjacent to alley - 5 feet
d) None of the above -- 0 feet
3) Rear:
a) Adjacent to residential lot - 50 feet
b) Adjacent to street - 30 feet
c) Adjacent to alley - 5 feet
d) None of the above - 0 feet
4 ) Parking Standards : Pursuant to the City of
Moorpark Zoning Code.
5 ) Minimum site landscaping: 10 percent
61
V. IMPLEMENTATION
V. SPECIFIC PLAN IMPLEMENTATION
A. REVIEW PROCEDURES
The Carlsberg Specific Plan shall be implemented through the
Tentative Tract Map, and Planned Development Review process .
1. Master Tentative Tract Maps
Master Tentative Tract Map(s) or parcel map(s ) , as appli-
cable, shall be filed to subdivide according to each
planning area (the "Lot(s ) " ) within the Specific Plan
Area. Submittal and review requirements shall be as
specified in the Subdivision Map Act and the City of
Moorpark Subdivision Ordinance and other City ordinances
resolutions, policies and regulations . Recorded phased
final maps of each Lot within the Master Tentative Tract
Map(s) shall be permitted. Additional tentative tract
subdivision maps of the Lots are to be filed subsequent
to or concurrent with the Master Tentative Tract Maps .
2 . Residential Planned Development Review (RPD)
Residential Planned Development Permit approval shall be
required for all residential projects within the Carls-
berg Specific Plan, in accordance with City's Zoning
Code.
3. Commercial Planned Development Review (CPD)
Commercial Planned Development Permit approval shall be
required for all commercial projects within the Carlsberg
Specific Plan in accordance with the City's Zoning Code.
4. Industrial Planned Development Review (IPD)
Industrial Planned Development Permit approval shall be
required for all industrial projects within the Carlsberg
Specific Plan in accordance with the City's Zoning Code.
B. GENERAL PROVISIONS
1. Administrative ("Minor") Modifications to the Specific
Plan, Tentative Maps or Development Permits
Certain modifications to the Specific Plan text or tract
maps are specifically deemed not to require formal amend-
ments tie. , through public hearing) to the Specific Plan
as originally approved. These are modifications which
will not materially affect the overall purpose and intent
of the Specific Plan.
Minor variations to development areas will occur through
implementation of the Specific Plan. The following
transfer program will serve both the public and the
62
planned development. It will :
. Minimize City staff, Commission and Council time
spent on minor adjustments and technical matters .
. Set criteria/findings that demonstrate consistency
with Specific Plan goals and objectives .
. Assure that levels of development throughout the
life of the Specific Plan are consistent with ade-
quacy and provisions of infrastructure and servic-
es .
Transfer of dwelling units between development areas may
be allowed as long as total number of dwelling units
approved (552 ) is not exceeded. Transfer of acreage
between development areas shall be allowed as long as
combined developed acreage of the transferring area and
the receiving area is not exceeded by more than five
percent for each area. The transfer shall be approved
based on the following findings :
. Total dwelling units and development area as
approved in the Specific Plan is not exceeded.
. Demands on parks, schools and community facilities
are not significantly affected.
. Demands on public improvements and infrastructure
are not exceeded.
. Grading and landform alteration do not sign-
ificantly differ from that approved by the
Specific Plan.
. The overall design and visual quality of the
planned community are not significantly affected.
Planning Area Boundaries adjustments will be allowed
provided that :
Adjustments in the planning area boundaries, which
do not exceed a cumulative total of ten percent of
the original size in acres, resulting from final
road alignments, geotechnical or engineering re-
finements to the site plan, tentative and/or final
tract maps shall not require an amendment of the
Specific Plan where such adjustments are consistent
with the intent of the City's General Plan and this
Specific Plan.
. Boundaries not dimensioned on the Land Use Plan
shall be established through the final subdivision
map process and shall be generally consistent with
the exhibits within this Specific Plan.
63
Any proposed change that is not extensive enough to be
considered a substantial or fundamental change in land
use relative to the permit, would not have a substantial
adverse impact on surrounding properties, and would not
change any findings contained in the environmental
document prepared for the permit, shall be deemed a minor
modification and be acted upon by the Director of
Community Development in accordance with applicable
procedures for minor modifications .
2 . "Maw) Modi f icat ions to the specific Plan, Tract Maps and
Development Permits
All amendments shall be consistent with the requirements
of California Government Code Sections 65500 et seq. and
shall be subject to the public notice and other require-
ments of the Government Code.
Any proposed modification not determined to be addressed
by section B. 1 . above and is considered to be a substan-
tial change in land use relative to the Specific Plan,
tract map or permit, and/or would alter the findings con-
tained in the environmental document prepared for the
Specific Plan, tract map or permit, shall be deemed a
major modification and/or an amendment and shall be acted
upon by the decision-making authority which approved the
Specific Plan, tract map or permit.
64
VI. GENERAL PLAN
CONFORMANCE
VI. CONFORMANCE WITH THE GENERAL PLAN
In 1985, the City amended the General Plan designation for this
property to "Specific Plan" at the request of the property owner's
representative to provide for the flexibility necessary to ensure
a comprehensive plan compatible with the City's goals and policies .
The Carlsberg Specific Plan implements each of the elements of the
City of Moorpark General Plan. As such, the Specific Plan is
supportive of and consistent with the existing goals and policies
of the General Plan. The following is a discussion of the
relationship of this Specific Plan to each of the applicable
General Plan Elements .
A. LAND USE ELEMENT
The Land Use Element of the General Plan presents policies for the
purpose of guiding land use within the City of Moorpark. The
following is a discussion of the compatibility of the Specific Plan
with applicable land use policies .
Urban Form
1. General Plan Policy(ies)
Confine urban development in or adjacent to existing
urban areas; maintain open space between urban areas;
integrate residential, commercial, and industrial uses to
achieve balanced communities; discourage outward expan-
sion of development when suitable developable areas exist
within the service areas .
Specific Plan Conformance
The project site is located adjacent to existing urban
areas as well as containing 235 . 9 acres of parks and open
space. Services are available to the site and the land
use plan for the project has been prepared to achieve a
"balanced community, " with a complementary mix of
residential, shopping, employment-generating, recrea-
tional, and aesthetic uses .
2. General Plan Policy(ies)
To promote the integration of environmentally oriented
and architecturally sensitive design into the development
of all facilities and types of land uses .
Specific Plan Conformance
Large expanses of natural open space as well as adherence
to the architectural guidelines contained herein will
ensure the development of an aesthetically sensitive
project.
65
3 . General Plan Policy(ies)
A definite, distinct image shall be established through
entry monurnentation, architecture, and landscape
themes/trails .
To encourage the enhancement of community appearance in
the urban areas through beautification efforts and the
preservation of aesthetic resources .
Specific Plan Conformance
The Specific Plan has been formulated with respect for
the natural physical character of the site, and develop-
ment will blend sensitively with the natural environment.
Approximately forty eight (48 ) percent of the site will
remain in natural parks and open space. This area has
been designed to protect views of the natural environ-
ment.
Residential
4. General Plan Policy(ies)
Encourage a variety of housing densities and varying
densities within developments .
Specific Plan Conformance
A mix of housing types will be provided ranging from
single-family residential lots at 3 . 0 units per gross
acre to attached duplex and detached patio/zero lot line
dwelling units at a density of 5 . 0 units per acre. Three
residential density classifications are included in the
Plan.
5. General Plan Policy(ies)
Establish a phasing plan which will prevent scattered
urban development and will provide for orderly growth.
Specific Plan Conformance
The Specific Plan provides for the logical and sequential
phasing of development coordinated with the provision of
adequate infrastructure systems .
6. General Plan Policy(ies)
Designate hilly areas as rural or open space.
66
Specific Plan Conformance
The more sensitive areas of the site have been designated
as open space in the approved Plan.
7. General Plan Policy(ies)
Encourage residential development with properly planned
and adequate public services .
Specific Plan Conformance
The Specific Plan provides for a system of public and
community facilities to meet the needs of residents of
the project.
8. General Plan Policy(ies)
To provide for a variety of land uses which complement
adjacent communities in eastern Ventura County.
Specific Plan Conformance
The project provides a complementary mix of housing,
commercial, business park, public park and open space
uses .
9. General Plan Policy(ies)
To provide a range of residential densities which will
ensure a variety of housing types to the residents of
Moorpark.
Specific Plan Conformance
A mix of housing types will be provided ranging from
single-family residential lots at 3 . 0 units per acre to
attached duplex/ patio, zero lot line dwelling units at
a density of 5 . 0 units per acre. Three residential
density classifications are included in the Plan.
10. General Plan Policy(ies)
To ensure that the location of residential land uses
provides a harmonious relationship between adjoining
uses, natural features and the total environment.
Specific Plan Conformance
All development areas are designed to blend sensitively
with the natural environment, and to achieve com-
patibility with surrounding properties.
67
11. General Plan Policy(ies)
New residential development should incorporate good
design standards and maintain the character of the
community. Design standards include open space, land-
scaping, circulation, off -street parking, architectural
compatibility with the surroundings, and others .
Specific Plan Conformance
The Specific Plan contains detailed architectural and
landscape guidelines, the intent of which are to ensure
a cohesive and high quality development.
Commercial
12 . General Plan Policy(ies)
New commercial development should incorporate good design
standards . Design standards include landscaping,
circulation, off-street parking, agricultural compatibil-
ity with the surroundings, and others . New strip
commercial development should be discouraged; existing
strip commercial development should be encouraged to
consolidate driveways, provide adequate parking areas and
landscaped areas .
Specific Plan Con f oraance
The Specific Plan contains detailed architectural and
landscape guidelines, the intent of which are to ensure
a cohesive and high quality development.
13 . General Plan Policy(ies)
To encourage commercial developments to adopt a har-
monious architectural style with appropriate landscaping
and buffer areas .
To provide for a range of commercial facilities which
serve the residents of the community and encourage new
employment opportunities .
Specific Plan Con f oraance
A variety of facilities including sub-regional and
neighborhood commercial will be provided in order to
serve residents of the project and the City of Moorpark,
and to provide employment opportunities .
14. General Plan Policy(ies)
To provide adequate and appropriate traffic movement on
adjoining arterials with relation to location of com-
mercial uses .
68
Specific Plan Conformance
The traffic improvements identified in the Project EIR
will provide for adequate traffic movement .
15. General Plan Policy(ies)
Industrial land should be encouraged in compact areas in
convenient proximity to transportation modes .
Specific Plan Conformance
Light industrial uses will be encouraged in the Business
Park Planning Area.
Water Resources and Quality
16. General Plan Policy(ies)
Prevent or discourage new agricultural and urban devel-
opment which degrade groundwater from location on aquifer
recharge areas . Treat or contain runoff which has
substantial amounts of pollutants or contaminants at the
source where feasible, encourage land use design which
will capture water for groundwater recharge and maintain-
ing aquifer recharge areas .
Specific Plan Conformance
The drainage facilities for the project will be cons-
tructed in accordance with all local and state require-
ments .
17. General Plan Policy(ies)
Limit development in scenic, significant or fragile
habitats, watersheds and historical and cultural areas .
Specific Plan Conformance
Where significant habitats may exist, the appropriate
local, state and federal agencies will be consulted prior
to Tentative Tract map approval
Physical Environment/Hazard Areas
18. General Plan Policy(ies)
Development should be strongly discouraged on areas of
natural or human-made hazards or on hillsides above 20
percent slope or on ridgelines, or in hazard areas where
hazards cannot be mitigated without significant adverse
environmental effects and where public expenditures for
mitigating would not be cost effective.
69
Specific Plan Conformance
Development shall not take place in areas where it is
determined to be hazardous or unsafe. Detailed studies
may be necessary prior to Tentative Tract map approval .
19. General Plan Policy(ies)
Floodplains , fire hazard areas, landslide areas, poten-
tially active faults, and areas with high liquefaction
potential should be placed in an open space designation
on the plan or development in these areas should be
adequately protected from these hazards .
Specific Plan Conformance
Development shall not take place in areas where it is
determined to be hazardous or unsafe. Detailed studies
may be necessary prior to Tentative Tract map approval .
Air Quality
20. General Plan Policy(ies)
Patterns of development should be encouraged which will
enhance air quality.
Specific Plan Conformance
All air quality requirements shall be incorporated into
project design.
Recreation
21. General Plan Policy(ies)
Acquire, provide and maintain public parkland for both
passive and active use that is equally accessible to the
community on a neighborhood, community and regional
basis .
Specific Plan Conformance
Consistent with City Council direction, a 6. 5-acre City
park site is proposed in the land use plan.
22. General Plan Policy(ies)
The future acquisition of parks should be designated to
serve local needs . Improvements to existing local parks
should be encouraged as well as the development of
additional parks as the need arises. Future acquisitions
and improvement should consider the concerns of this plan
with respect to traffic, air quality, water, etc.
70
Specific Plan Conformance
Consistent with City Council direction, a 6 . 5-acre City
park site is proposed in the land use plan.
23. General Plan Policy(ies)
Bicycling, equestrian and hiking trails should be
developed as a part of the communitywide trail system.
Specific Plan Conformance
Trails will be developed in accordance with the com-
munitywide trail system.
24. General Plan Policy(ies)
To establish sites for park and recreational facilities
as necessary in accordance with the distribution of
population and in locations that provide a harmonious
relationship between adjoining uses .
Specific Plan Conformance
The provisions for parks meets the local park require-
ments .
Energy
25. General Plan Policy(ies)
Encourage energy conservation through land use patterns
which minimize energy consumption.
Specific Plan Conformance
All City and state energy conservation measures shall be
employed.
Open Space
26. General Plan Policy(ies)
To encourage appropriate types and amounts of open space
in and around urban development .
Specific Plan Conformance
The City Council approved Plan provides for approximately
48 percent of the site as open space.
27. General Plan Policy(ies)
To encourage the preservation of visually unique terrain,
vegetation and water resources .
71
Specific Plan Conformance
Open space areas are provided by this Specific Plan.
28. General Plan Policy(ies)
Encourage adequate provisions for open spaces which
respect natural features, scenic qualities and historical
and cultural resources .
Specific Plan Conformance
The City Council decision designating the open space
areas was based upon these considerations .
29. General Plan Policy(ies)
Excessive and unsightly terracing, grading and filling of
hillsides shall be strongly discouraged. Development
which will obscure or alter the natural ridgelines shall
be strongly discouraged.
Specific Plan Conformance
Grading plans will be prepared in concert with the City
staff and shall be implemented in as sensitive a manner
as feasible.
30. General Plan Policy(ies)
Historically significant and archaeologically sensitive
areas shall be identified and preserved.
Specific Plan Conformance
In the event that historic artifacts are encountered, all
appropriate steps for their preservation shall be taken.
Community Facilities,
31. General Plan Policy(ies)
Development shall be permitted only where adequate public
services are available or can be provided readily.
Public services shall include fire, police, water,
schools, roads■ and sanitation facilities .
Specific Plan Conformance
All requirements for public services shall be met.
72
Housing
32 . General Plan Policy(ies)
A diversity of housing unit types and lot sizes should be
provided to meet various housing needs .
Specific Plan Conformance
A mix of housing types will be provided ranging from
single-family residential lots at 3 . 0 units per acre to
attached duplex/ patio, zero lot line dwelling units at
a density of 5. 0 units per acre.
33. General Plan Policy(ies)
Densities that will accommodate multiple units should be
designated on the plan.
Specific Plan Conformance
A mix of housing types will be provided ranging from
single-family residential lots at 3 . 0 units per acre to
attached duplex/ patio, zero lot line dwelling units at
a density of 5 . 0 units per acre.
34. General Plan Policy(ies)
Encourage design standards that will promote housing
units which are soundly constructed and are energy
efficient .
Specific Plan Conformance
All state and local requirements shall be observed in the
construction of housing units .
35. General Plan Policy(ies)
Encourage a development mix which will provide for the
diverse needs of the community.
Specific Plan Conformance
The Specific Plan assures the provision of housing for
socioeconomic diverse population groups .
36. General Plan Policy(ies)
To ensure that due regard is given to the types, densi-
ties and the appearance of all housing developments so
that necessary needs are met and a harmonious relation-
ship exists between adjoining uses, natural features and
the total environment.
73
Specific Plan Conformance
The Specific Plan provides for a wide range of housing
types and densities . All development areas are designed
to blend sensitively with the natural environment, and to
achieve compatibility with the surrounding properties .
Community Identity
37. General Plan Policy[ies)
To encourage quality and effective controls in urban
design through thoughtful and consistent plans and
programs such as agricultural controls .
Specific Plan Conformance
The Specific Plan provides for uses and design guidelines
which will achieve the intent of this policy.
38. General Plan Policy(ies)
To encourage the development of district and visual
amenities in major roads, commercial centers, industrial
areas and residential neighborhoods .
Specific Plan Conformance
The Specific Plan provides for uses and design guidelines
which will achieve the intent of this policy.
39. General Plan Policy(ies)
To encourage the distinct and unique design and function
of commercial centers .
Specific Plan Conformance
The Specific Plan provides for uses and design guidelines
which will achieve the intent of this policy.
40. General Plan Policy(ies)
To encourage the implementation of land use patterns
which cultivate a cohesive, well-distributed config-
uration for development.
Specific Plan Conformance
The land use plan will achieve the intent of this policy.
41. General Plan Policy(ies)
To encourage the integration of good urban design
principles with all phases of land use decisions and
74
development.
Specific Plan Conformance
The land use plan, as mandated by the City Council, will
achieve the intent of this policy.
Fire
42 . General Plan Policy(ies)
New residential development shall be discouraged in high-
fire hazard areas .
Specific Plan Conformance
All development shall meet all regulations and require-
ments of the City Fire Department and the fuel modifi-
cation program in the Specific Plan.
43. General Plan Policy(ies)
Permanent structures erected in or near high fire-hazard
areas should be required to be constructed of fire-proof
materials to as great an extent as is feasible.
Specific Plan Conformance
All development shall meet all regulations and require-
ments of the City Fire Department and the fuel modif i-
cation program in the Specific Plan.
44. General Plan Policy(ies)
The planting of fire-retardant groundcover will be
encouraged around any development in or near high fire-
hazard areas .
Specific Plan Conformance
All development shall meet all regulations and require-
ments of the City Fire Department and the fuel modifi-
cation program in the Specific Plan.
Police
45. General Plan Policy(ies)
Adequate police protection should be promoted and
maintained.
Specific Plan Conformance
All regulations of the Police Department shall be
incorporated into project design.
75
46. General Plan Policy(ies)
Staff and equipment should reflect the needs of the
population and various types of development.
Specific Plan Conformance
All regulations of the Police Department shall be
incorporated into project design.
47. General Plan Policy(ies)
Safe, separate, and convenient paths for bicyclists and
pedestrians should be constructed so as to encourage
these alternate forms of non-polluting transportation.
Specific Plan Conformance
Implementation of the pedestrian and bike trails in the
Specific Plan will achieve the intent of this policy.
48. General Plan Policy(ies)
Planting and landscaping along major arterials shall be
encouraged so as to mitigate visual and erosion problems .
Implementation of the Specific Plan landscape guidelines
will achieve the intent of this policy.
Specific Plan Conformance
Implementation of the Specific Plan landscape guidelines
will achieve the intent of this policy.
49. General Plan Policy(ies)
To upgrade the current condition of streets and related
facilities, such as parking lots, street lamps, bike
racks, etc. , and to provide for adequate off-street
parking and other facilities in conjunction with future
development .
Specific Plan Conformance
Off-street parking shall be provided in accordance with
the City of Moorpark parking regulations .
50. General Plan Policy(ies)
All well sites that have been abandoned or are longer
producing shall be restored to their original condition
as nearly as practicable.
Specific Plan Conformance
76
No abandoned well sites exist on the property.
B. NOISE ELEMENT
The goal of the Noise Element is to ensure that the health and
well-being of the citizens of Moorpark are not compromised by
exposure to excessive and possibly harmful levels of noise. This
will serve to provide a quality environment in which the citizens
of Moorpark may live and have assurance of continued health and
well-being.
The Moorpark Noise Element includes the development of strategies
for the abatement of excessive noise exposure through regulatory
mechanisms, the protection of existing regions in the City from
excessive noise exposure, and to reduce the impact of noise from
all sources .
Major sources of noise to the project include traffic on sur-
rounding roadways . A portion of the project is located within the
65 CNEL. Acoustical design features which satisfy the interior
noise standards of the City will be incorporated into the final
building plans for the project.
C. OPEN SPACE, CONSERVATION AND RECREATION ELEMENT
This element of the General Plan establishes the framework for the
provision, maintenance and enhancement of open space, recreation,
conservation, and agricultural areas for the purposes of promoting
the quality of life of the citizens of Moorpark.
The Carlsberg Specific Plan implements the goals of the Open Space,
Conservation and Recreation Element through the provisions of a
6 . 5-acre public park, 220 . 4-acres of open space , a 9 . 0-acre nature
preserve and extensive hiking and bicycle trails .
D. CIRCULATION ELEMENT
The major goals set forth in the Circulation Element of the General
Plan specify that transportation within the City must be provided
in a safe, efficient manner. Specifically, a reasonable level of
service for streets and adequate public transportation facilities
are required.
The Carlsberg Specific Plan project is consistent with the
Circulation Element and implements it in that it provides for the
safe and efficient movement of traffic through the proper placement
of access/egress points and required traffic improvements (eg. ,
travel lanes, turning pockets and traffic signals .
Additionally, improvements including landscaping will be made to
streets surrounding the project in order to facilitate traffic
movement and provide attractive streetscapes .
E. HOUSING ELEMENT
77
The overall goals of the Housing Element of the City of Moorpark
are as follows :
Adequate provision of decent, safe housing for all Moorpark
residents without regard to race, age, sex, marital status, ethnic
background or other arbitrary considerations .
Adequate provision of housing allowing maximum choice by type,
tenure and location with particular attention to the provision of
housing for the elderly, low and moderate income families,
handicapped and other households identified as having special
housing needs .
Encouraging growth within the City through the identification of
suitable parcels for residential development, changes in land use
patterns and conscientious recycling of property to the highest and
best use.
Developing a balanced residential community which is accessible to
employment, transportation, shopping, medical services, govern-
mental agencies and any other services needed for a well-rounded
community.
The proposed project provides for a wide range of housing types .
With 552 dwelling units proposed the breakdown is as follows :
Number of
Type Dwelling Units
Single family 3 . 0 U.P.G.A. 247
Single family 3 . 7 U.P.G.A. 145
Single family 5 .0 U.P.G.A. 160
552
This broad variation in unit types with easy access to shopping,
transportation and employment uses will serve to further the goals
of the City's Housing Element.
F. SAFETY ELEMENT
The primary objective of the Safety Element is to ensure that
hazard issues including geologic and seismic hazards, floods, fire
and landslides, be accounted for in the planning process .
The Simi-Santa Rosa fault is located along Tierra Re j ada Road in
the southern portion of the site. As noted in the project EIR any
proposed development in the area shall be accompanied by a report
and recommendations by a registered geologist. All future
buildings on the site will incorporate state-of-the-art design and
construction measures to minimize any potential hazards .
78
EXHIBIT A
SETTLEMENT
AGREEMENT AND
MUTAL RELEASE
SETTLEMENT AGREEMENT AND MUTUAL RELEASE
Cone j o Freeway Properties, Ltd. ( , a California
limited partnership, and Simi-Moorpark Freeway Properties, Ltd.
("Simi") , a California limited partnership, hereinafter collective-
ly referred to as "Plaintiffs", and City of Moorpark ("City") and
City Council of the City of Moorpark ("City Council") , hereinafter
collectively referred to as "Defendants", in consideration of the
promises and covenants made herein, agree as follows:
1. . Nature and Effect of Agreement.. This Agreement consists
of a compromise, settlement and release of Plaintiffs' claims
against Defendants arising from the allegations contained in the
action described in Section 2 and of Defendants' claims against
Plaintiffs arising from Condition No. 31 of Tract Map No. Pm 2228 .
By executing this Agreement, each of the parties intends to and
does extinguish said claims heretofore existing between them. This
Agreement is not, and shall not be treated as, an admission of
liability by any party for any purpose. The terms of this
Agreement are contractual and not a mere recital.
2 . Nature and Status Qf Dj sput?. On February 27, 19 91,
Plaintiffs filed a "Verified Petition for Writ of Mandate and
Complaint for: (1) Inverse Condemnation; (2) Denial of Substantive
and Procedural Due Process; (3) Deprivation of Civil Rights; and
(4) Declaratory and Injunctive Relief" against Defendants in the
Superior Court of the State of California for the County of
Ventura, designated as Case No. 115029 (the "Action") .
3 . Conditions Precedent. The effectiveness of this
Agreement is conditioned upon the following conditions precedent
("Conditions Precedent") :
a. Certification of the "Subsequent Environmental
Impact Report" for the pending amendment of the Carlsberg Specific
Plan (the "SEIR") , adoption of the pending amendment of the
Carlsberg Specific Plan dated September 7 , 1994 (the "Amended
Specific Plan") and adoption of related Zoning Ordinance Article 19
Carlsberg Specific Plan (the "Carlsberg Ordinance") at the September
21 , 1994 meeting of the City Council.
b. The certification and adoptions set forth in
Subsection 3a being deemed final. If, within thirty (30) days
after the notice required by California Public Resources Code
Section 21152 is posted in the office of the County Clerk of
Ventura County, (i) no action is commenced to attack, review, set
aside, void or otherwise annul the SEIR, the Amended Specific Plan
or the Carlsberg Ordinance, they shall all be deemed final on the
thirty-first (31st) day or (ii) an action is commenced to attack,
review, set aside, void or otherwise annul the SEIR, the Amended
AX:92572.22 1
Specific Plan or the Carlsberg Ordinance, they shall all be deemed
final on the day that a judgment against the plaintiff(s) or
petitioner(s) in the action becomes final.
4 . execution of Dismissal. Plaintiffs hereby (1) direct
their attorney, Allen F. Camp, Esq. , to execute a dismissal with
prejudice of the entire Action and to deliver the dismissal to
Defendants ' attorney, Cheryl J. Kane, Esq. , concurrently with the
execution of this Agreement by Defendants and (ii) authorize Cheryl
J. Kane to file the dismissal in the Superior Court as soon as this
Agreement becomes effective pursuant to Section 3 .
5. Obligations and Covenants.
a. Defendants Agree,:
(1) Upon receipt of a landowners' petition by
Plaintiffs and Plaintiffs' payment of a fee, as prescribed in
California Government Code Section 53318, Defendants shall commence
proceedings to form a Mello-Roos Community Facilities District
("District") and to incur bonded indebtedness to finance all or
portions of the public facilities, infrastructure and services
that are required by the Amended Specific Plan and that may be
provided pursuant to the Mello-Roos Community Facilities Act of
1982 (the "Act") ; provided, however, the City Council, in its sole
and unfettered discretion, may abandon establishment of the
District upon the conclusion of the public hearing required by
California Government Code Section 53321 and/or deem it unnecessary
to incur bonded indebtedness at the conclusion of the hearing
required by California Government Code Section 53345. In the event
that a District is formed, Plaintiffs acknowledge and agree that
the special tax levied against any residential lot or residence
thereon shall be prepaid in full prior to the close of escrow on
the initial sale of the developed lot by the builder of the
residence.
(2) All residential development within the
boundaries of the Amended Specific Plan shall be subject to the
provisions of Measure F, as amended by Ordinance No. 103, ("Amended
Measure F") and of Resolution Nos. 87-421 and 88-522 (the "Imple-
menting Resolutions") , notwithstanding that the Residential
Development Management System imposed by Amended Measure ,F may no
longer be in effect and to the exclusion of any other ordinance
that limits, by number, the building permits that may be issued for
residential construction or the buildable lots that may be
developed for residential purposes. Commencing in 1995, and in any
year thereafter, Simi may make application(s) for a total of 138
residential development allotments for the property described in
Exhibit A, attached hereto and incorporated herein by this
reference, and Conejo may make applications(s) for a total of 414
residential development allotments for the property described in
Exhibit B, attached hereto and incorporated herein by this
LAX:92572.22 2
reference. Defendants acknowledge that there are currently a
sufficient number of unallocated residential development allotments
under Amended Measure F to accommodate awarding the 552 residential
development allotments referenced herein. Defendants further
acknowledge that they have no present, actual knowledge of any
reason that would preclude the award of the 552 residential
development allotments as referenced herein, provided that the
applications satisfy all of the requirements of Amended Measure F
and of the Implementing Resolutions. Plaintiffs covenant and agree
that they shall be subject to, and shall abide by, the provisions
of Amended Measure F and of the Implementing Resolutions.
Plaintiffs acknowledge that any residential development allotments
that are awarded for either of the properties referenced herein
shall run with that land and may not be assigned or transferred to
any other property or to any other project.
(3) Defendants shall use their best efforts to -
assure timely processing relative to the Amended Specific Plan of
(i) applications for subdivision maps, planned development permits,
and residential development allotments, (ii) requests for plan
checks and review of improvement plans and specifications, and
(iii) applications for building permits and grading permits.
(4) Within the boundaries of the Amended Specific
Plan, Plaintiffs shall be exempt from (i) the provisions of any
future City ordinances that are related to hillside preservation
or grading standards should such provisions be in conflict with the
Amended Specific Plan, (ii) the imposition of any capital
development fee by City, except as expressly provided in Subsection
5 (b) (4) or as expressly required by another governmental entity,
and (iii) the imposition of any traffic mitigation fee, except as
expressly provided in Subsection 5 (b) (5) or Subsection 5 (b) (6) .
(5) Without the express written concurrence of each
Plaintiff that owns real property that is subject to the amendment,
Defendants shall not approve (i) any amendment to the SEIR, the
Amended Specific Plan or the Carlsberg Ordinance that reduces the
approved number of residential units, reduces the approved acres of
Sub-Regional/Commercial (SR/C) , Business Park (BP) and/or Institu--
tional (I) land uses, changes the Circulation Plan (Amended
Specific Plan Exhibit 9) or revises the DEVELOPMENT STANDARDS
(Amended Specific Plan Section IV) or (ii) any amendment to any
provision of Amended Measure F or the Implementing Resolutions.
b. Plaintiffs Agree:
(1) Plaintiffs shall reimburse Defendants, in an
amount not to exceed Twenty Two Thousand Dollars ($22, 000) , for
legal expenses, including attorneys' fees and costs, incurred by
Defendants in the Action and in the preparation of this Agreement.
Payment shall be due thirty (30) days after receipt by Plaintiffs
of Defendants' invoice for such expenses, which invoice Defendants
AX:92572.22 3
shall not issue until this Agreement becomes effective pursuant to
Section 3 .
(2) Within the boundaries of the property described
in Exhibit A, Simi shall dedicate, at its sole cost and expense,
park land and nature preserve land to the City of Moorpark as shown
on the Amended Specific Plan Exhibit 7. Within the boundaries of
the property described in Exhibit B, Conejo shall dedicate, at its
sole cost and expense, park land and nature preserve land to the
City of Moorpark as shown on the Amended Specific Plan Exhibit 7 .
At their sole cost and expense, Plaintiffs shall make improvements
to the park land dedicated pursuant to this Subsection and shall
provide maintenance of the land and improvements, irrespective of
which of the Plaintiffs made the dedication.
The improvements shall include, at City 's sole discre-
tion, the following:
(a) Softball field with a minimum of 300 foot
outfield radius with no obstructions, backstop, foul line chain
link fencing, fenced dugouts with concrete floors and bleachers on
concrete pads to seat 150 people;
(b) Regulation soccer field, 225 feet wide and
360 feet long with no obstructions, that does not overlap onto the
softball field area, except as approved by the City Council, and
two (2) semi-permanent goals;
(c) Two tennis courts;
(d) Full basketball court;
(e) Children's play equipment/apparatus and
tot lot similar in size and area as at City's Tierra Rejada Park;
(f) Concrete block restroom with tile roof;
(g) Picnic shelter with solid roof and
matching tile to the restroom; and
(h) Off-street parking with a minimum of 30
standard sized parking spaces.
Final design, plans and specifications shall be as
approved by the City Council, including applicable handicapped
requirements, and shall include but not be limited to grading,
drainage, hardscape (walkways, bike paths, etc. ) landscape (trees,
shrubs, groundcover and turf) , security lighting for the park and
parking lot, and miscellaneous amenities in quantities as
determined necessary by City (tot lot and park perimeter fencing,
trash receptacles, trash bin enclosures, bike racks, barbecues,
picnic tables, pay telephone, identification monument signs, and
LAX:92572.22 4
other signage, etc. ) . In addition to water, sewer and electrical
services, the improvements shall include stub out into the park at
a location determined by City for natural gas, telephone, and cable
television services. At their sole cost and expense, Plaintiffs
shall: (i) design the park i and submit conceptual plans for City
approval, (ii) prepare final design, plans and specifications and
submit the same to City Council for approval, (iii) submit the
approved final plans and specifications to City for plan check
along with appropriate fees, and (iv) pay City for inspection of
the park construction.
The park shall be dedicated to City improved and
available (open) to the public prior to the occupancy of the 227th
dwelling unit within the boundaries of the Amended Specific Plan.
After the park is opened to the public and prior to its formal
acceptance by City, Plaintiffs shall provide a minimum of one
year ' s maintenance for the park land and improvements, including
all labor, materials, and water, in accordance with the specifica-
tions used by City at its parks. The nature preserve land shall be
dedicated to the City of Moorpark at such time as is specified in
the Amended Specific Plan.
Plaintiffs and Defendants acknowledge that the above
described improvements along with the dedication of the above-
described park land and nature preserve shall be deemed to satisfy
the "Quimby" requirement set forth at California Government Code
Section 66477 seq. for all subsequent subdivisioll maps within
the Amended Specific Plan area for a maximum of 554 residential
units. Plaintiffs shall secure the above described improvements
and the one year maintenance requirement by the execution of City's
standard subdivision agreement prior to the approval of the first
final tract map or the first final parcel map within the Amended
Specific Plan area.
(3) As a condition of the issuance of a building
permit for each commercial or industrial use within the boundaries
of the Amended Specific Plan, Plaintiffs shall pay City a fee, in
an amount set by resolution of the City Council, to be used for
park improvements within the City of Moorpark. The amount of the
fee shall be the same as that paid for other commercial and
industrial uses, but in no event shall the fee exceed fifty cents
($.50) per square foot of gross floor area. Institutional uses
shall pay on the same basis as commercial and industrial uses,
except that institutional uses which are exempt from secured
property taxes shall be exempt from the fee.
(4) As a condition of the issuance of a building
permit for each residential, commercial or industrial use within
the boundaries of the Amended Specific Plan, Plaintiffs shall pay
City, except as provided in Section 12, a development fee as
described herein (the "Development Fee") and any capital develop-
ment fee adopted by the City Council on or before April 30, 19 9 5
.X:92572.22 5
and imposed on similar construction. The Development Fee may be
expended by Defendants in their sole and unfettered discretion. On
the effective date of this Agreement, the amount of the Development
Fee shall be One Thousand Five Hundred and Eighty-Seven Dollars
($1, 587) per residential unit and Four Thousand Four Hundred and
Forty Three Dollars ($4 ,443) per gross acre of Sub-Region-
al/Commercial (SR/C) or Business Park (BP) land on which the
commercial or industrial use is located. Commencing on the first
day of the month following the month in which this Agreement
becomes effective, the amount of the Development Fee shall increase
by one-half of one percent (0.5%) per month on the first day of the
month ("monthly indexing") . Institutional uses, whether or not
exempt from secured property taxes, shall be exempt from the fee.
The Development Fee for commercial and industrial
uses is intended to result in a total payment to City of not less
than $324,339 on the effective date of this Agreement and is based
upon the assumption that seventy-three (73) gross acres will be
developed with SR/C and/or BP uses; to wit: $324, 339 73 gross
acres = $4,443 per gross acre. If, on the Adjustment Date, as
hereinafter defined in this paragraph, more or less than 73 gross
acres are subdivided into lots for SR/C and/or BP usage, the
Development Fee for commercial and industrial uses shall be
adjusted from $4 ,443 per gross acre to an amount per gross acre
that would result in a total payment of $324,339, excluding the
monthly indexing. The acreage shall be determined from the Initial
Map, as hereinafter defined in this paragraph, or the Subsequent
Map, as hereinafter defined in this paragraph, which is in effect
on the Adjustment Date. The Adjustment Date shall mean the date
upon which the first building permit is issued for any commercial
or industrial use within the boundaries of Tract Map 4785 or a
subdivision map that is recorded in lieu of Tentative Tract Map
4785 (collectively the "Initial Map") or the date upon which the
first subdivision map containing an SR/C or BP use lot of ten (10)
acres or less is recorded over all, or a part of, the Initial Map
4785 (the "Subsequent Map") , whichever occurs first. The total
amount of $324, 339, as increased by the monthly indexing, shall be
paid in full to City no later than the tenth (10th) anniversary of
the issuance of the first building permit for any commercial or
industrial use within the boundaries of the Initial Map or the
tenth (10th) anniversary of the issuance of the first building
permit for any commercial or industrial use within the boundaries
of the Subsequent Map, whichever occurs first. The Initial Map and
the Subsequent Map shall be so conditioned.
; 1 .r ■ w ■ M S f' r ;
r w • ■ ri w - ■ . . a a ..� '�,.Sr • . - Z ; w r . ' Z . - w
(5) As a condition of the issuance of a building
permit for each residential, commercial or industrial use within
the boundaries of the Amended Specific Plan, Plaintiffs shall pay
City the Tierra Rej ada/Spring Road Area of Contribution Fee (the
LA :92572.22 6
"AOC Fee") . The AOC Fee shall be the dollar amount in effect at
the time of the payment of the fee. Institutional uses shall pay
on the same basis as commercial and industrial uses, except that
institutional uses which are exempt from secured property taxes
shall be exempt from the fee.
Payment of the AOC Fee shall represent payment in
full of the "fair share" amounts required by traffic mitigation
measures TC6, TC9, TC13 (cost of signal installation or modifica-
tion at Spring Road/Tierra Rejada Road only) , TC14 and TC16 (cost
of signal installation at Moorpark Road/Tierra Rejada Road only)
and TC15 (cost of signal installation at "A" Street/Tierra Rejada
Road only) , as described in the SEIR.
(6) As a condition of the issuance of a building
permit for each residential, commercial or industrial use within
the boundaries of the Amended Specific Plan, Plaintiffs shall pay
City a mitigation fee (the "Mitigation Fee") . The Mitigation Fee
shall be Two Thousand Dollars ($2,000) per residential unit. The
Mitigation Fee shall be Eleven Thousand Two Hundred Dollars
($11,200) per gross acre of the Sub-Regional/Commercial (SR/C) or
Business Park (BP) lot on which the commercial or industrial use is
located. Commencing on January 1, 1997, and annually thereafter,
both categories of the Mitigation Fee shall be increased or
decreased to reflect the change in the Highway Bid Price Index for
the twelve (12) month period that is reported in the latest issue
of the Engineering News Record that is available on December 31st
of the preceding year ("annual indexing") , but in no event shall
either category of Mitigation Fee be decreased below the original
dollar amount specified herein. Institutional uses shall pay on
the same basis as commercial and industrial uses, except that
institutional uses which are exempt from secured property taxes
shall be exempt from the fee.
The Mitigation Fee for commercial and industrial
uses is intended to result in a total payment to City of not less
than $817,600 and is based upon the assumption that seventy-three
(73) gross acres will be developed with SR/C and/or BP uses; to
wit: $817,600 73 gross acres = $11,200 per gross acre. If, on
the Adjustment Date, as hereinafter defined in this paragraph, more
or less than 73 gross acres are subdivided into lots for SR/C
and/or BP usage, the Mitigation Fee for commercial and industrial
uses shall be adjusted from $11,200 per gross acre to an amount per
gross acre that will result in the total payment of $817,600;
provided, however, if the Adjustment Date occurs on or after
January 1, 1997, said total payment amount shall be subject to the
annual indexing, but in no event shall it be decreased below the
original dollar amount specified herein. The acreage shall be
determined from the Initial Map, as hereinafter defined in this
paragraph, or the Subsequent Map, as hereinafter defined in this
paragraph, which is in effect on the Adjustment Date. The
Adjustment Date shall mean the date upon which the first building
1X:92572.22 7
permit is issued for any commercial or industrial use within the
boundaries of Tract Map 4785 or a subdivision map that is recorded
in lieu of Tentative Tract Map 4785 (collectively the "Initial
Map") or the date upon which the first subdivision map containing
an SR/C or BP lot of ten (10) acres or less is recorded over all,
or a part of, the Initial Map 4785 (the "Subsequent Map") ,
whichever occurs first. The total amount of $817, 600, as may be
increased by the annual indexing, shall be paid in full to City no
later than the tenth (10th) anniversary of the issuance of the
first building permit for any commercial or industrial use within
the boundaries of the Initial Map or the tenth (10th) anniversary
of the issuance of the first building permit for any commercial or
industrial use within the boundaries of the Subsequent Map,
whichever occurs first. The Initial Map and the Subsequent Map
shall be so conditioned. * - • • . i - - ed. . • - -
Defendants, in their sole and unfettered discretion, may elect
not to collect the Mitigation Fee. In the event of such election,
Plaintiffs shall be responsible for all costs for traffic mitiga-
tion measures TC12, TC13 (cost of signal installation or modifica-
tion at State Route 23 northbound ramps/Tierra Rejada Road only) ,
TC14 (cost of signal installation or modification at State Route 23
southbound ramps/Tierra Rejada Road only) and TC17, as described in
the SEIR. Prior to the issuance of the first building permit
within the boundaries of the Amended Specific Plan, Plaintiffs
shall make a written request of Defendants that they decide whether
or not to make the election, and Defendants shall notify Plaintiffs
of their decision within thirty (3 0) days after receipt of the
request.
The Mitigation Fee, if collected, may be expended by
Defendants in their sole and unfettered discretion; provided,
however, payment of the Mitigation Fee represents payment in full
of the "fair share" amounts required by traffic mitigation measures
TC12, TC13 (cost of signal installation or modification at State
Route 23 northbound ramps/Tierra Rejada Road only) , TC14 (cost of
signal installation or modification at State Route 23 southbound
ramps/Tierra Rejada Road only) and TC17 .
Payment of the Mitigation Fee does not represent
payment, in full or in part, of certain traffic mitigation measures
described in the SEIR that will be installed by others, but for
which Plaintiffs are required to pay "fair share" amounts to City.
The "fair share" amounts shall be determined by the following
percentages applied to the actual costs of said installations: TC7
(48%) , TC1 O (34%) and TCl1 and TC13 (signal modification at Spring
Road/Los Angeles Avenue only) (50%) .
LAX:92572.22 8
The remaining traffic mitigation measures described
in the SEIR, to wit: TC1, TC2, TC 3, TC4 (100% of the improvements
rather than the 63% provided for in the SEIR) , TC5, TC8, TC13
(signal at Science Drive/New Los Angeles Avenue only) and TC15
(signal at "A" Street/"B" Street only) shall be installed by
Plaintiffs at their sole cost and expense, without off-set against
the ACC Fee or the Mitigation Fee. The second Tierra Rejada
westbound and eastbound lanes identified in the SEIR have been
constructed by City (the "Widening Project") . Plaintiffs shall
have no 'financial obligation with respect to the Widening Project
except as provided in this Agreement; provided, however, Conejo
shall complete frontage improvements on the north side of Tierra
Rejada Road adjacent to the property described in Exhibit B,
including, but not limited to, approximately eight (8) feet of
paving, striping, curb and gutter, sidewalk, drainage, parkway
landscaping and signage, no later than the issuance of the first
occupancy permit within the boundaries of the property described in -
Exhibit "B" .
(7) Except as expressly provided in Subsection
5 (a) (4) , all development within the boundaries of the Amended
Specific Plan shall be subject to all of the City's ordinances,
rules, regulations and fees that are in effect at the time of zone
clearance or at such earlier time as is prescribed by law.
c. Simi Agrees: Simi hereby agrees to accept as a
condition to the first tentative tract map or first parcel map on
the property described in Exhibit A the obligation to widen to six
lanes New Los Angeles Avenue from, but not including, the Arroyo
Simi-New Los Angeles bridge east to the 23 Freeway (the "Condi-
tion") . If, in the future, Simi and Defendants mutually agree, a
traffic study shall be performed by, or on behalf of, City at
Simi 's sole cost and expense to assess the cumulative traffic
impacts of the actual use and development of the 73 acres zoned
SR/C/BP and fronting onto New Los Angeles Avenue within the
boundaries of the Amended Specific Plan as compared to the impacts
and required mitigation forecast in the SEIR and the City's General
Plan. In the event the City Council determines from said traffic
study that six lanes on New Los Angeles Avenue, as described above,
are not required, Defendants agree that they will consider a
request by Simi to eliminate said Condition.
6. PAyinent of Legal Expenses by Plaintiffs. In the event
any action is commenced to attack, review, set aside, void or
otherwise annul this Agreement, the Amended Specific Plan, the SEIR
or the Carlsberg Ordinance, in whole or in part, Plaintiffs shall
hold City and its officers, employees, servants and agents harmless
therefrom and from any order or judgment therein and shall
reimburse City for all costs and expenses, including but not
limited to attorneys' fees and costs, incurred by City to defend
itself and any of its officers, employees, servants or agents
against the action and all costs and expenses incurred by City to
AX:92572.22 9
satisfy any order or judgment in the action. City may periodically
invoice Plaintiffs for such legal expenses, but not more often than
once every thirty (30) days, and Plaintiffs shall pay each invoice
in full within thirty (30) days after receiving the same. Notwith-
standing anything herein to the contrary, the provisions of this
Section shall not apply to any action brought by City or any one or
more of its officers, employees, servants or agents in his or her
official capacity or in their official capacities.
7. Intervention by Plaintiffs. In the event any action is
commenced to attack, review, set aside, void or otherwise annul
this Agreement, the Amended Specific Plan, the SEIR or the
Carlsberg Ordinance, in whole or in part, Defendants shall give
notice of the same to Plaintiffs. As permitted by law, Plaintiffs
may intervene in the action as a real party in interest, provided
that intervention shall not relieve Plaintiffs of their obligations
pursuant to Section 6. Defendants shall not oppose any such -
intervention by Plaintiffs.
8. Covenant Not to Sue. Plaintiffs hereby covenant not to
bring an action against Defendants to (i) attack, review, set
aside, void or otherwise annul the Amended Specific Plan, the SEIR
or the Carlsberg Ordinance, in whole or in part, or (ii) recover
any compensation or obtain any other relief for any injury, damage,
loss or deprivation of any right alleged to have been sustained as
a result of the adoption of the Amended Specific Plan or the
Carlsberg Ordinance by Defendants or the application of the same to
the properties described in Exhibits A and B.
Release and Discharq .. Each party hereby fully releases and
forever discharges the other parties, their predecessors and
successors, and all other persons, known or unknown, from any and
all past, present and future claims and causes of action which have
accrued, or may later accrue, by reason of any injury, damage or
loss which has been sustained, or may be sustained, as a result of
the claims described in Section 1.
10. Unknown Claims.
a. Each party acknowledges and agrees that the release
it gives pursuant to Section 9 applies to all claims which it may
have against the other parties for injuries, damages or losses to
its person or property, real or personal, whether those injuries,
damages or losses are known or unknown, foreseen or unforeseen, or
patent or latent. Each party waives application of California
Civil Code Section 1542 .
b. Each party certifies that it has read California
Civil Code Section 1542 , set forth below, and indicates that fact
by having its authorized representative sign his or her initials
here:
[Plaintiffs ' initials]
LAX:92 572.22 10
[Defendants' initials]
"A general release does not extend to
claims which the creditor does not know or
suspect to exist in his favor at the time of
executing the release, which if known by him
must have materially affected his settlement
with the debtor. "
c. Each party understands and acknowledges that the
significance and consequence of this waiver of California Civil
Code Section 1542 is that even if it should eventually suffer
additional injuries, damages or losses arising out of any claim
described in Section 1, it will not be able to make any claim or
bring any action therefor. Furthermore, each party acknowledges
that it intends these consequences even as to injuries, damages or
losses that may exist as of the effective date of this Agreement
but which it does not know exist, and which, if known, would
materially affect its decision to execute this Agreement, regard-
less of whether its lack of knowledge is the result of ignorance,
oversight, error, negligence or any other cause.
11. No Assignment or Transfer. Each party represents and
warrants to each of the other parties that it has not assigned or
transferred, or purported to assign or transfer, to any person, any
claim released by this Agreement. Each party agrees to indemnify
and hold harmless each of the other parties against any claim,
including the payment of attorneys' fees and costs actually
incurred, whether or not litigation is commenced, based upon any
such assignment or transfer or purported assignment or transfer.
12 . Plaintiffs ' Remedies for Breach. Defendants shall have
the right to cure any alleged breach of this Agreement within
ninety (90) days after receipt of written notice thereof from
Plaintiffs. In the event the breach is not fully cured within such
time period, Plaintiffs shall have the right thereafter, but not
before, to (i) revive and pursue any causes of action set forth in
the Action as though the same were a breach of this Agreement and
(ii) pursue any other claims, causes of action, rights and remedies
available to them at law or in equity. In the event the uncured
breach is of any provision of Subsection 5 (a) (4) or Subsection
5(a) (5) , as determined in a final court action, Plaintiffs' shall
be relieved of their obligation to pay City the Development Fee
described in Subsection 5(b) (4) henceforth from the date of the
breach, in addition to, and cumulative with, any other remedy
provided herein. Notwithstanding anything herein to the contrary,
Defendants shall not be deemed in breach of any provision of this
Agreement that is held unconstitutional, invalid or otherwise
unenforceable by a court of competent jurisdiction. If any such
provision is so held unconstitutional, invalid or otherwise
unenforceable, the remainder of this Agreement shall be valid and
shall be enforced to the extent permitted by law.
X:925/2.22 11
13 . Defendants' Remedies for Breach. Plaintiffs shall have
the right to cure any alleged breach of this Agreement within
ninety (90) days after receipt of written notice thereof from
Defendants. In the event the breach is not fully cured within such
time period, Defendants shall have the right thereafter, but not
before, to (i) amend the Amended Specific Plan and Carlsberg
Ordinance to be consistent with the Specific Plan and Rezoning
alleged in Section 2 of the Action, notwithstanding any other
provision of this Agreement to the contrary, and (ii) pursue any
claims, causes of action, rights and remedies available to them at
law or in equity. Plaintiffs hereby agree that the convent not to
sue set forth in Section 8 shall extend to any such amendment.
14 . Advice of Attorney. Each party warrants and represents,
that in executing this Agreement, it has relied upon legal advice
from the attorney of its choice, that the terms of this Agreement
have been read, and their consequences (including risks, complica-
tions, and costs) have been completely explained to it by that
attorney, and that it fully understands the terms of this Agree-
ment. Each party further acknowledges and represents, that in
executing this Agreement, it has not relied upon any inducements,
promises or representations made by any other party or any person
representing or serving any other party.
15. conditions of Execution. Each party acknowledges and
warrants that its execution of this Agreement is free and volun-
tary.
16. Execution of Other Documents. In addition to, and
concurrent with, the execution of this Agreement, Simi and
Defendants shall execute a memorandum of this Agreement for
recordation against the property described in Exhibit A and Conejo
and Defendants shall execute a memorandum of this Agreement for
recordation against the property described in Exhibit B. Each
party shall cooperate fully in the execution of any and all other
documents and in the completion of any additional actions that may
be necessary or appropriate to give full force and effect to the
terms and intent of this Agreement.
17. Notices. Any notice to be given pursuant to this
Agreement shall be in writing, and all such notices and any other
document to be delivered shall be delivered by personal service or
by deposit in the United States mail, certified or registered,
return receipt requested, with postage prepaid, and addressed to
the party for whom intended as follows:
TO DEFENDANTS: City of Moorpark
799 Moorpark Avenue
Moorpark, CA 93021
Attn: City Manager
TO PLAINTIFFS: Land Researchers , Inc.
LAX:92572.22 12
2800 28th Street, Suite 200
Santa Monica, CA 90405
Attn: R. S. Tankersley
Any party may, from time to time, by written notice to the other
parties, designate a different address which shall be substituted
for the one above specified. Notices and other documents shall be
deemed delivered and received upon receipt by personal service or
upon the second (2nd) day after deposit in the United States mail.
18. Joint and Several Liability. Whenever the term "Plain-
tiffs" is used herein, it shall refer to Conejo and Simi jointly
and severally, and Conejo and Simi shall be jointly and severally
liable. Whenever the term "Defendants" is used herein, it shall
refer to City and City Council jointly and severally, and City and
City Council shall be jointly and severally liable.
19. plaintiffs' Successors. This Agreement shall run with
the land and shall inure to the benefit of, and shall be binding
upon, all officers, directors, employees, agents and representa-
tives of Plaintiffs and on each of their successors. For purposes
of this Agreement, Plaintiffs' successor shall mean and be limited
to (i) any person who is a successor in interest to the property
described in Exhibit A, or to any portion thereof, and (ii) any
person who is a successor in interest to the property described in
Exhibit B, or to any portion thereof. Neither this Agreement, nor
any of the benefits or obligations hereunder, shall be assigned by
Plaintiffs, except to a successor as defined herein.
20. Entire Agreement. This Agreement contains the entire
agreement between the parties concerning the subject matter hereof.
All prior agreements or understandings, oral or written, are hereby
merged herein.
21. Motion to Enforce Terms of Settlemt; Attorneys Fees.
The court may enforce and interpret the terms of this Agreement.
If a motion or action is required to enforce or interpret the terms
of this Agreement, the order or judgment shall include reasonable
attorneys' fees and costs incurred in bringing the motion or
action.
22, Interpretation. Should interpretation of this Agreement,
or any portion thereof, be necessary, it is deemed that this
Agreement was prepared by the parties jointly and equally, and it
shall not be interpreted against either party on the ground that
the party prepared the Agreement or caused it to be prepared.
23. Headings and Captions. The headings and captions of the
various sections and subsections of this Agreement are for
convenience and identification only and shall not be deemed to
limit or define the content of the respective sections and
subsections hereof.
LAX:92572.22 13
24 . Governing Law. This Agreement is entered into and shall
be construed and interpreted in accordance with the laws of the
State of California.
25. Counterparts,. This Agreement may be executed in
counterparts.
26. Incorporation into Amended Specific Plan. This Agreement
shall be incorporated into, and made a part of, the Amended
Specific Plan.
Executed at , California, on
1994 .
PLAINTIFFS Conejo Freeway Properties, Ltd. , a
California limited partnership
By: Land Researchers, Inc. , a
California corporation, the general
partner
By:
[Title]
Simi-Moorpark Freeway Properties,
Ltd. , a California limited partnership
By: Land Researchers, Inc. , a
California corporation, the general partner
By:
.
[Title]
DEFENDANTS City of Moorpark, a municipal corporation
By:
Mayor
CITY COUNCIL OF THE CITY OF MOORPARK
By:
Mayor
ATTEST:
City Clerk
LAX:92572.22 14