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HomeMy WebLinkAboutAGENDA REPORT 1991 0206 CC REG ITEM 12BPAUL W. LAWRASON JR. Mayor BERNARDO M.PEREZ Mayor Pro Tem SCOTT MONTGOMERY Councilmember JOHN E. WOZNIAK Councilmember LILLIAN KELLERMAN City Clerk TO: FROM: MOORPARK IT i2.air MEMORANDUM .)ORPARK. CAUFORNIA STEVEN KUENY City Coupa Meeting City Manager of 19gj CHERYL J. KANE CHARDS, A.I.C.P. / rector of o nity Development HN F. KNIPE City Engineer JOHN V. GILLESPIE Chief of Police RICHARD T. HARE City Treasurer The Honorable City Council Patrick J. Richards, Director of Community Development DATE: January 28, 1991 (CC meeting of February 6, 1991) SUBJECT: AN ORDINANCE (CONTINUED FROM JANUARY 9, 1991, ITEM NO. 12 {B}) ON OF THE CITY OF MOORPARK, CALIFORNIA ADOPTING THE C0I101UNITY DESIGN PLAN AND THE DEVELOPMENT STANDARDS AS DESCRIBED IN THE CARLSBERG SPECIFIC PLAN AS THE ZONING REGULATIONS FOR SAID PLANNING AREA, AND REVISIONS TO THE CARLSBERG SPECIFIC PLAN Background The City Council approved the Carlsberg Specific Plan dated October, 1990 on October 30, 1990 with modifications and on November 7, 1990 adopted Resolution No. 90 -714 regarding the Carlsberg Specific Plan. On October 24, 1990, the City Council was first introduced to the attached Ordinance for adopting the Community Design Plan and the Development Standards as described in the Carlsberg Specific Plan text. This item for first placed on the calendar for Council's action on December 5, 1990 and was carried as a public hearing. The public hearing item was canceled, because it was determined a public hearing was not required. No public hearing was required for adoption of this Ordinance as the public hearing on the Carlsberg Specific Plan has been opened and closed and the adoption of these Community Design Plans and Development Standards reflects the previous actions taken by the City Council. This matter was then placed on the City Council Agenda as Item 12 (B) on January 9, 1991, but was continued to the February 6, 1991 City Council meeting at the applicant's request. 799 Moorpark Avenue Moorpark, California 93021 (805) 529 -6864 Discussion Alan Camp, attorney representing Carlsberg Financial Corporation stated at the City Council meeting on January 9, 1991 that there were minor revisions necessary in the Carlsberg Specific Plan text that were mainly typographical numbers, etc. Staff has since reviewed these items and have attached copies of the pages which have been revised. These changes are shown on the appropriate page in bold. COMMENTS FROM APPLICANT IN LETTER DATED JANUARY 4, 1991 On January 4, 1991, Mr. Camp sent a letter to the City Council regarding a number of issues related to the Carlsberg Specific Plan. The issues and staff's comments are as follows: 1. "Contrary to Council direction on October 30, 1990 there has been no substantive change in the design of the landscape plan (Plan at Exhibit 16), the redesign and reduction of the number of entry treatments (Plan at Exhibits 16, 18, 19, 20, 21, and 22) and reducing planting along Tierra Rejada Road, etc. (Plan at Exhibits 23, 24, 25, 26, and 27). Accordingly, the proposed reduction in the estimated landscape cost from $4,897,000 to $1,224,000 as set forth in the City's financial assumptions can not be achieved without modification." Staff Comment At the October 30, 1990 City Council meeting, the City Council did not direct staff to make any of these changes to the aforementioned exhibits. If these features are eliminated they will reduce the beneficial visual effects of the master plan. These entry statements help cause a unifying effect throughout the Specific Plan area. They also create a "sense of place" to help its own identification. 2. "Currently, a two lane design for Spring Road is reflected in the Plan, however, no provision has been made to substitute Science Drive improvements for the widening to four lanes of the traffic bridge at Spring Road and the Arroyo Simi as an AOC project. This action is necessary to achieve the projected cost reimbursement of $3,365,000 as set forth in the financial assumptions of the City. An adjustment in the AOC improvements is also required by applicable law, including but not limited to AB1600 and concepts of nexus /reasonable relationship. If the City intends to revise the AOC project list separate from the Specific Plan, it is important that same be acknowledged as part of the Plan process." 2 Staff Comment This project will benefit from any improvement to the Spring Road bridge. The only actions taken by the City Council was to: 1. Reduce Spring Road to two travel lanes 2. Spring Road bridge to be two lanes with sufficient width to accommodate pedestrians 3. "Interest cost saving measures assumed to reduce financial costs from $4,063,000 estimated by the applicant to the $1,128,000 used in the City's financial assumptions have not been identified. In the applicant's opinion, the documentation of the combined program including sales tax rebates from commercial activity, tax exempt bond financing of all major infrastructure and a streamlined process for applications for maps and plan review and the priority allocation of building permits will be needed to achieve the above cost reduction. Some acknowledgement and direction in this regard is appropriate and warranted. Staff Comment There is no reference to the financial report because it was accomplished by the City to only assist the Council in making decisions concerning this project. 4. "The limitation of AOC fees to a maximum of $745,000 as set forth in the City's financial assumptions is not documented in the Plan." Staf f Comment No action was taken by the City Council. 5. "A ceiling of $344;000 for the cost of improvements to Tierra Rejada Road by the applicant and its successors needs to be documented. The City and the Tierra Rejada AOC will be responsible for the remaining cost of approximately $2,696,000 to fund four -lane improvements consistent with the City's financial assumptions." Staff Comment No action was taken by the City Council. 6. "We find the land use plan as revised in exhibits 10 and 11 inconsistent with the grading plan. For so called Phase 1 of the Plan as proposed, we estimate a shortage of approximately 1.3 million yards of dirt. In order to balance the area we recommend that the areas designated SR -C and BP be lowered 12 to 15 feet. 3 Phase II of the project is estimated to be short approximately 0.6 million yard of dirt. In order to balance this area we recommend that area E be modified by daylighting into the hill on the southerly side in lieu of making a silver cut and expanded in a northerly direction to the next knob. This would provide a project area of approximately 25 acres as directed by Council. In addition to the above, we recommend that areas C and D be lowered 4 to 5 feet. The combination of both would bring the development area to a closer balance." Staff Comment Minor revisions to the grading plan are authorized. The grading plan is conceptual and subject to modification once an applicant submits the formal grading plans for the individual development projects. Concerning the shortfall of approximately 0.6 million yards of dirt in Phase II, staff has recommended that Ramseyer and Associates supply staff with a visual exhibit showing their recommendations. 6(a) "The 7 acre parcel south of the Presbyterian Church designated "Institutional" appears from a review of Exhibits 10 and 11 that no grading is proposed beyond the crest of the hill adjacent to Spring Road. This is inappropriate., By using the approved street plans for Peach Hill and extension southerly one will not be able to create a pad larger than one acre. In order to create a pad of seven acres we recommend that the entire nose be cut and terraced, or as an alternate, the institutional site could be moved south just east of Spring Road opposite of Christian Barrett Road." Staff Comment It was not staff's understanding that the City Council's intent was to have a seven acre clear graded pad. The area was set aside for a future use that has not yet been determined. Also, as previously stated, the grading plan is conceptual and minor modifications to the Plan can be made when site specific grading plans are received by the City for review. Staff has taken a look at the proposed site and agrees that it scales to less than 7 acres. The attached map shows a recalculated area that more closely approximates seven acres. 7. "The following improvements to be installed by the applicant and /or successors are to be reimbursed by either the Tierra Rejada or Los Angeles Avenue AOC Fund: a. Bridge widening on New Los Angeles Avenue, estimated cost of $500,000; 4 b. Traffic signal installations at Tierra Rejada Road intersections of Moorpark Road and Science Drive, with estimated total cost of $230,000; C. Spring Road Improvements including traffic signals and medians of approximately $203,000." Staff Comment The only items for which the applicant can receive reimbursement from the AOC are those items listed as projects in the AOC. At this time the AOC lists one signal which will probably located in the vicinity of Science Drive at Tierra Rejada Road and the medians on Spring Road. Completion of these improvements by the applicant can only be made pursuant to the limits specified in the AOC. In addition to the above, the applicant's attached letter suggesting several proposed changes to the Specific Plan text. He states that these changes clarify ambiguities and correct errors in the Plan document. Staff has attached the pages of the Specific Plan text showing changes made by staff appearing in bold. Changes which staff does not believe should be changed are so noted in hand printed format on each of the pages in question. In addition to the above changes, the applicant has requested changes to several of the Exhibits. Staff comments regarding these changes appear on the bottom of the exhibits in italics. ADOPTION OF COMMUNITY DESIGN PLAN The adoption of the Community Design Plan and the Development Standards are necessary to achieve flexibility in the implementation and innovation of designs consistent with the protection of public health, safety, and general welfare. The Development Standards are also necessary to preserve Open Space and the natural features of the City's hillside and canyon areas within the Carlsberg Specific Plan. It is intended that the Community Design Plan and the Development Standards as described in the Carlsberg Specific Plan shall be the standards by which all development within the area described within the Carlsberg Specific Plan will be built and maintained by. Upon adoption of the Ordinance and in accordance with Government Code Sections 65450- 65457, the Community Design Plan and the Development Standards of the Carlsberg Specific Plan may serve as the zoning regulations for the planning area described in the plan. Recommendations 1• Approve the attached draft Ordinance adopting the Community Design Plan and the Development Standards in the Carlsberg Specific Plan. 5 2. Introduce the Ordinance for first reading 3. Receive and File the Specific Plan document with amended pages as enclosed to reflect editing changes. Attachments: 1. Draft Ordinance 2. Pages from Specific Plan document with applicant requested changes and staff comments 3. Letter from Alan Camp dated January 4, 1991 4. Exhibit 7 -A revised pjr /PP cc2.mem ri ORDINANCE NO. AN ORDINANCE OF THE CITY OF MOORPARK, CALIFORNIA ADOPTING THE COMMUNITY DESIGN PLAN AND THE DEVELOPMENT STANDARDS AS DESCRIBED IN THE CARLSBERG SPECIFIC PLAN AS THE ZONING REGULATIONS FOR SAID PLANNING AREA WHEREAS, the Planning Commission and the City Council of the City of Moorpark held public hearings on the Carlsberg Specific Plan from July 2, 1990 to October 24, 1990, received testimony regarding said Specific Plan, and duly considered the Community Design Plan and Development Standards contained within the body of the Carlsberg Specific Plan text; and WHEREAS, the City Council determined that the development of the land described in the Carlsberg Specific Plan document will have a significant effect on the environment, and on October 24, 1990, certified the Environmental Impact Report (Report SCH No. 90010229) prepared for the Carlsberg Specific Plan as being completed and in compliance with State CEQA Guidelines issued thereunder; and WHEREAS, on October 30, 1990 the City Council approved the Carlsberg Specific Plan dated October, 1990 and on November 7, 1990 adopted Resolution No. 90 -714 regarding the Carlsberg Specific Plan and; WHERE Government Development the zoning AS, upon adoption by Ordinance and in ac Code Sections 65450 - 65457, the Community D Standards of the Carlsberg Specific Plan regulations for said planning area. cordance with esign Plan and may serve as NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA DOES ORDAIN AS FOLLOWS: Section 1. Th Development Standards dated October, 1990 ar which all land withi n Specific Plan document at the Community Design Plan and the as described in the Carlsberg Specific Plan e hereby adopted as the zoning regulations by the area described within the Carlsberg shall be developed and maintained. ATTACHMENT 1 Section 2. The adoption of the Community Design Plan and the Development Standards as the zoning regulations are necessary to achieve flexibility in the implementation and innovation of design consistent with the protection of the public health, safety, and general welfare and to preserve open space and the natural features of the City's hil -side and canyon areas. Section 3. This ordinance shall become effective thirty (30) days after its passage and adoption; Section 4. That the City Clerk shall certify to the passage and adoption of this ordinance; shall enter the same in the book of original ordinances of said City; shall make a minute of the passage and adoption thereof in the records of the proceedings of the City Council at which the same is passed and adopted; and shall, within fifteen (15) days after the passage and adoption thereof, cause the same to be published once in the Moorpark News /Mirror; a weekly newspaper of general circulation for the City of Moorpark, and which is hereby designated for that purpose. 1990. PASSED AND ADOPTED THIS DAY OF Paul W. Lawrason, Jr. Mayor, City of Moorpark ATTEST: City Clerk -T FOR THE FOLLOWING PAGES, THE APPLICANT'S REQUESTED CHANGES ARE MADE IN HANDWRITING. STAFF'S GENERAL COMMENT IS THAT THE REQUESTED CHANGES WERE NOT AUTHORIZED BY THE CITY COUNCIL ATTACHMENT 2 /o 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 accessis 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). 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 ridgeline. 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 two primary watersheds. Approximately two - thirds of the site drains northwesterly to the Arroyo Simi watershed with the remainder draining southerly to the Santa Rosa watershed. 5. GeoloQV 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; 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 3 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 405 residential units, 25 acres of business park uses, 39 acres of subregional retail /commercial uses, 7 acres of institutional use, 2.5 acres of commercial restaurant use and 243.5 acres of open space and park uses. 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 one acre single - family residential lots per gross acre to single family dwelling products at a density of 5.0 dwelling units per gross acre. Four residential density classifications are included in the plan. For purposes of density calculations, the following density ceilings apply: Legend A. Single B -1 Single B -2 Single C Single D Single E Single Dwelling Units Percent of Total family -1 U.P.G.A.* Family -2 U.P.G.A. Family -3 U.P.G.A. Family -3 U.P.G.A. Family -3 U.P.G.A. Family -5 U.P.G.A. 55 13.6 46 11.4 69 17 45 11.1 65 16 125 30.9 405 100 The following subsections describe residential land use designations accommodated within the specific plan. *Dwelling Units per gross acre N. ,z 2. Single Family - 1 U.P.G A (Al A -- This land use designation is intended for the development of estate -style homes. The development program for this area could include an individual lot sales program, development of lots by merchant builders, or a combination thereof. In any case, development of this planning area will be subject to the Landscape and Architectural Guidelines and Development Standards found herein in Sections III and IV. 3. Single Family - 2 U P G A (B -1) The Single Family - Area B -1 planning area is located in the northwest portion of the project area. These larger lots will provide a buffer between open space areas and residential areas and commercial uses. Residential product types will include conventional detached single family dwellings. 4. Single Family - 3.0 U P G A (B- 2,C,pj The residential development of the Single Family - Area B -2 and C planning areas are located in the central portion of the project area. Area D is 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. It is possible that the 15 -acre site located to the east of the existing terminus Peach Hill Road (Area C) may ultimately accommodate a Middle School. Construction of a middle school on this site is subject to negotiations between the Moorpark Unified School District and the property owner. It should be noted that schools are an allowed use within this land use designation. Therefore, in the event that a school is approved for this site, an amendment to the Specific Plan will not be necessary. 6. Single Family - 5.0 U P G A E) This planning area containing 25 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 zero lot line and duplex single <_ family dwellings. 7 C. COMMERCIAL USES 1. Introduction /3 The Carlsberg Specific Plan provides for commercial facilities in the form of Business Park, Subregional Retail /Commercial and Commercial /Restaurant. Each classification will provide distinct services and employment opportunities to the residents of the project and to the City of Moorpark. 2. Business Park A total of 25 acres is allocated to Business Park. Proposed uses will include research and development, office parks and single \user sites, light industry manufacturing and support services. 3. Sub - Regional Retail Commercial This site, at the corner of New Los Angeles Avenue and the Moorpark Freeway, contains 39 acres. Its use is intended as a shopping center, perhaps with one large anchor, to meet the shopping needs of the local community. Support retail, and service uses will be encouraged. F��EWQY Co�tir���CIAL 4. CommercialRestaurant This 2.5 -acre parcel located just west of the business park site is intended to provide retail and service opportunities of a single user restaurant. 5. Institutional This 7 acre site located east of Planning Area C is for uses such as a school, church, library, museum, or like uses. D. OPEN SPACE /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. A total of 243.5 acres or 49 percent of the site is classified as "Open Space" and "Park ". The open space area meanders through the site and will be retained in its natural condition. A 6.5 -acre park site is proposed in the central portion of the project. n. - /q E. CIRCULATION 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). State Route 118, which terminates in the northeast section of the city 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. State Route 23 enters at the southeast portion of the city and terminates at the New Los Angeles Avenue interchange. 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 Spring Road - classified as a secondary highway, two lanes, with expanded right -of -way 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, 60 foot 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 requirements City's standards. 10 1s h. All development areas and lots shall be designed so 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. 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. In the event that a district is formed, responsibility for capital improvements will lie with the district. 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 Supplv Water service will be supplied by Ventura County Waterworks District No. 1 (VCWD) (see Exhibit 12). 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 standards. 12 - I (e�� 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. Offsite 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. 13 H. PHASING PLAN 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. The development phasing program is proposed to move generally from north to south as shown on Exhibit 14. These phasing increments provide general locations of development and infrastructure improvements. The phasing programs are conceptual in nature and it is expected that some overlapping between phased activities will occur. These phases are intended to ;_epresent the general direction and overall project intent and will ultimately be finalized based on market conditions at the time of development and the provision of infrastructure. 14 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 Landscape Concept for the Carlsberg Specific Plan Area (see Exhibit 16) is an integral element in achieving the intended E 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 15 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. Prohibited Signs: - Pole or pylon signs 5xc.EFT C�:tErNTX� LoMM�KCiLL /�r= E't'WL ��i:� Any sign mounted onto a roof, or projecting above the roof or top of parapet Temporary or permanent advertising de- vices or displays, except temporary real F--- estate sale or leasing signs 19 do Rotating, revolving, flashing or moving signs Signs that project vertically or horizontally 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 4. Streetscapes (see Exhibits 23-28) 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. The following plant palettes are to be used in all plant selections within the project 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 groundcovers. Trees Pinus halepensis - Aleppo pine Eucalyptus rudis - Desert gum 20 a1 Eucalyptus polyanthemos - Silver dollar gum Eucalyptus sideroxylon - Red ironbark Ptonus Iyon.ii - Catalina cherry Eucalyptus leucoxylon - White ironbark Eucalyptus viminalis - Manna gum Eucalyptus camaldulensis - Red gum Shrubs Acacia Iongifolia - Sydney goldenwattle Acacia baileyana - Bailey's acacia Arbutus unedo - Strawberry tree Dodonaea viscosa - Hopseed bush Nerium oleander - Oleander Rhamnus californica - California coffeeberry Rhus laurina - Laurel sumac Rhus ovata - Sugarbush Cotoneaster buxifolius - Bright bead cotoneaster Ceanothus 'Blue Cushion' - Ceanothus Cistus corbariensis - White rockrose Leptodactylon californicum - Prickly phlox Pittosporum tobira 'Wheeleri' - Wheeler's dwarf tobira Pyracantha species - Firethorn Rosemarinus officinalis `Prostratus' - Prostrate rose- mary Salvia clevelandii - Cleveland sage Santolina chamaecyparissus - Lavender cotton Groundcover Atriplex semibaccata - Saltbush Gazania species - Gazania ,Tuniperus species - Juniper Arctostaphylos species - Arctostaphylos Acacia redolens - Acacia Centaurea cineraria - Dusty miller Artemisia caucasica - Silver spreader The following is a description of the streetscape design as depicted in Exhibits 23 -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 Subregional Retail Commercial and Business Park uses are located, the topography is so much lower than the freeway that visual impacts will be mini- mal. Travelling southeasterly, the majority of 21 the project is devoted to natural open space. The 1 -acre estate lots (1- U.P.G.A.) will be located at the extreme southeast portion of the site. A landscaped freeway buffer will be incorporated at this location. b. Tierra Rejada Road Buffer The buffer along Tierra Rejada Road is designed to provide dense screening from -beth the roadway and 44e Tierra Rejad GjEeen P below the 1 aer resi- dential uses (see Exhibit 24b). I ESTATE Ld1"S C. Spring Road With the exception of the the two church sites, the entire length of Spring Road is located adja- cent to Open Space (see Exhibit 25c). The intent of the landscape concept for this area is to main- tain it in its natural condition. Augmentation with native vegetation and randomly spaced trees along the street edge will be encouraged. d. New Los Angeles Avenue New Los Angeles Avenue is located adjacent to the northwest boundary of the Subregional Retail com- mercial land use designation. The landscape con- cept for this buffer area will include groupings of trees, shrubs and groundcover intermittently spaced to provide visual relief while also allow- ing for public views into the development (see Exhibit 25d). e• Science Drive Science Drive is the major north -south circulation element through the project. Bisecting the pro- ject area from New Los Angeles Avenue to Tierra Rejada Road it will feature an enhanced right -of- way of 30 feet on the westerly side with a meandering pedestrian and bicycle trail (see Ex- hibit 26e). 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 either side by residential development (SFD -9000) or future school site. The streetscape will con- sist of uniformly placed street trees and ground - cover (see Exhibit 26f). 22 M 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 utilities shall be used where possible. 5) The operation of heavy construction equipment 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. 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. 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 29. 26 s surrounding 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• 1 U.P.G.A. - Area A F-- 1 - U.P.G.A. estate lots are planned for the residential enclave in the southeast corner of the specific plan area. The proximity of the site to the city's "gateway" and the potential exposure of these homes to both the freeway corridor and adjacent greenbelt areas warrant the most visually sensitive in the specific plan area and thus necessitate special considerations. 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. 29 1�117S 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 architec- tural theme as the dwelling. Deeply recessed entries and /or varied elevations to provide visual relief. 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 one -story with special attention given 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 guidelines will apply: All roofs should be pitched, gabled, hip or shed style with a minimum roof pitch of 3 in 12 maximum and a roof pitch of 6 in 12. An all flat roof design is not acceptable, howev- er, a combination of sloped and flat roofs will be consid- ered 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 earth- en tone range. Preferred Roof Materials - natural clay tile (red, fleshed or tan) concrete tile (red, fleshed or tan) Prohibited Roof Materials wood shake wood shingle crushed rock 30 Z6 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. Exteri- or 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 under- ground. Solar panels shall be designed as part of the roof structure of the building and not set on racks. Wherever possi- ble, solar panels should be shielded from street view. 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 stanadards. 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, projections, 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. Single Family - Areas B -1, B -2, C and D Single family detached production homes are planned in Areas B- 1, B -2, C, D and E. These constitute 225 of the anticipated total of 405 units. The limited roof tiles and stucco colors, as �' well as the single underlying California contem ora �— will create the sense of community and common village charactern, 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 sither 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 as the r recessed windows, and heightened detailing eetscape elevations. 33 '5 l 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 guidelines will apply: Roofs should be pitched, gabled, hip or shed style with minimum roof pitch of 3 in 12 and maximum roof pitch of 6 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 as 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 earth- en tone range. Preferred Roof Materials natural clay tile (red, fleshed or tan) concrete tile (red, fleshed or tan) Prohibited Roof Materials - wood shake - wood shingle - crushed rock - metal - asphalt shingle or similar materials - fiberglass Preferred Roof Colors rich earthen tones - red /orange through red to brown Prohibited Roof Colors - 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 details shall be provided on all four elevations. 35 2Y 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, T.V. antennas and utility meters shall be screened and located away from primary entrances and patios. No roof - mounted mechanical equipment such as air conditioning 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. Utility service boxes shall be underground. Solar panels shall be designed as part of the roof structure of the building and not set on racks. Wherever possible, solar nels should be shielded from view. Pool and spa equipment shall be screened and provide noise mitigation in a manner compatible with the architecture of the main structure. 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, projections, 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. C. Coventional /Zero Lot Lines /Duplex (Single Family - Area E) In Area E 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. Attached duplex or zero lot line residences constitute approxi- mately 125 of the 405 total planned units and are a major resi- dential component to the overall appearance of the specific plan area. In addition to the architectural standards for Areas B -1, B -2, C, and D, the following shall apply: Siting should shield units from Science Drive and be oriented inward to internal open space. 37 2 2. BUSINESS PARR 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. 39 -5o Buildings clustered around a pedestrian area, such as a courtyard /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. No pitched roofs will be permitted. Flat roofs with parapet walls should be employed to create a strong sense of geometry and massing. 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 to be avoided. 40 a. Subregional Retail /Commercial The subregional retail commercial planning area is conveniently located along New Los Angeles Avenue between the Moorpark Freeway and Science Drive. As with the Business Park area, the subregional 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 characteristic 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: 1) 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. 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 subregional 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. 2) 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. No pitched roofs will be permitted. Flat roofs with parapet walls should be employed to create a strong sense of geometry and massing. 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. 43 5. Grading plans submitted for all projects in the Speci- fic Plan area shall be based on the city grading ordi- nance and shall be accompanied by geological and soils engineer's reports which shall incorporate all recom- mendations 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 gene- rated within the specific plan area will be furnished by Ventura County Waterworks District No. 1. 8. Planning Areas are defined as each land use area de- picted in Exhibit 8, Land Use Plan. 9. Planning Area Boundaries: a. 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 consis- tent with the intent of'the city General Plan and this specific plan. b. 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. 10. All landscape and /or sions for temporary which are scheduled winter months. C. GENERAL STANDARDS 1. Screening grading plans shall include provi- erosion control on all graded sites to remain unimproved during the 32- The following standards shall apply to all development except for single family detached subdivisions, which shall be exempt: oT'HEK TIWlJ Ne'4 LOS A"(�EL.eS kvc:;quE . a• Parking areas abutting streets A screen such as a hedge, wall or berm, or other similar structure shall be installed along all parking areas abut- ting any street. Except as otherwise provided 2. � OTHE1Z T64 :,,E4 Jf, AtI(,ELE5 below, the screening shall have a maximum height 3� of three and one -half (3 -1/2) feet. b. Where the finished elevation of the prope y is lower than an abutting 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 earth- en 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 two (2) inches. Wrought iron or chain link fenc- ing will not be permitted for screening pur- poses. (See design guidelines for acceptable materials.) d. Mechanical equipment: Mechanical equipment placed on any roof such as, but not limited to, air con- ditioning, solar devices, heating, ventilating ducts and exhaust, shall be screened or recessed from view from abutting streets or highways or any abutting residential planning areas. Landscapinq 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 stan- dards: a. Separation: Any landscaped area shall be sepa- rated from an adjacent vehicular area by a wall or curb at least six (6) inches higher than the adja- cent vehicular area. b. All areas to be commonly maintained shall be des- ignated as separate lettered lots on subdivision maps. 49 D. SINGLE FAMILY - AREA A (1 - U.P.G.A.) 1. Purpose and Intent The Single Family 1 -Acre residential designation is intended to provide for the development and maintenance of a lower density estate -type neighborhood. It is the intent of these regulations to set basic standards which shall be applied in response to in- dividual community needs and to encourage innovative community design. 2. Permitted Uses a. Conventional subdivisions of detached single fami- ly residential dwellings (one dwelling per lot) b. Public utility buildings and structures C. Public facilities d. Public or private parks e. Schools (public or private) 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 Planning Commission finds consistent with the purpose and intent of this category 4. Accessory Uses and Structures a. Fences, walls and patios b. Garages and carports 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. The keeping of the following animals for the 51 f. �S recreational or educational enjoyment of persons residing on the same building site, subject to the noted restrictions: 1) Horses and ponies, limited to the following (offspring exempt up to the age of eight [8] months): Size of Building Site Maximum Number Permitted Less than 1 acre net 2 Greater than 1 acre net 3 2) Goats, sheep, and pigs limited to: a) no more than two (2) adult animals of any one species per building site and b) no more than a total of six (6) adult animals, including horses and ponies, per building site. Off- spring are exempt until such time as they are weaned. 3) Rabbits, chickens and ducks, limited to no more than a total of six (6) of such animals per building site. 4) Up to a total of four (4) dogs and /or cats. Offspring are exempt up to the age of four (4) months. 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. b. c. Height of all buildings: Setbacks: 1) Front: 30 feet 2) Side: 25 feet maximum. a) Interior: Sum of side yards must equal 15 percent of lot width. b) Exterior: Same as interior lots except reverse corner lots - 30 feet on street side. 3) Rear: 30 feet Minimum lot size: 36,000 sq. ft. d. Minimum lot width: 80 feet 52 e. The keeping of the following animals for the rec- reational to educational enjoyment of persons residing on the same building site, subject to the noted restrictions: 1. Rabbits, chickens and ducks, limited to no more than a total of six (6) of such animals per building site. 2. Up to a total of four (4) dogs and /or cats. Offspring are exempt up to the age of four (4) months. f• 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: 25 feet maximum. b. Setbacks: 1) Front: 25 feet 2) Side: a) Interior: Sum of side yards must equal 15 percent of lot width. b) Exterior: Same as interior lots except reverse corner lots - 25 feet on street side. 3) Rear: 25 feet C. Minimum lot size: 17,000 square feet d. Minimum lot width: 70 feet e. Parking standards: Pursuant to Section 9.13.010, Required Off Street Parking, of the City of Moor- park Zoning Code. 55 27 F. SINGLE FAMILY - AREAS B -2, C and D (3 units per gross acre) 1. Purpose and Intent The Single Family Area C residential planning areas are intended to provide for the development and maintenance of lower 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. It is the intent of these regulations to set basic standards which can be applied in response to in- dividual community needs and to encourage innovative community design. This use- eateaeEy a-7 ' s f eE a ffia-}Erff thM d ty e� 2--2 l dweI=4,ng units per aere 2. Permitted Uses a. Conventional subdivisions of detached single fami- ly residential dwellings (one dwelling per build- ing site) b. Open space uses C. Public facilities d. Public utility buildings and structures e. Public or private parks f. Schools (public or private) 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 Planning Commission finds consistent with the purpose and intent of this category 4. AccessorV Uses and Structures a. Fences, walls and patios b. Garages and carports C. Greenhouses (non - commercial) 56 G. SINGLE FAMILY - AREA E (5 units per gross acre) 1. Purpose and Intent Area E residential planning area is intended to pro- vide for the development and maintenance of higher density residential neighborhoods offering duplex detached conventional units or zero lot line patio homes. These regulations allow for a variety of resid- ential uses, and community facilities and accessory uses which are complementary to and harmonize with such neighborhoods. It is the intent of these regulations to set basic standards which can be applied in response to indiv- idual community needs and to encourage innovative community design. The use category allows for a maximum density of 5.0 dwelling units per acre. 2. Permited 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 g. Schools (public or private) 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 Planning Commission finds consistent with the purpose and intent of this category. 4. Accessory Uses and Structures b. Garages and carports 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: 25 feet maximum. b. Setbacks: 1) Front: 20 feet 2) Side: a) Interior: -5 €eel m3*:R3:Fftth". Far —lots- ei=err 7A feet }R ;04r' h;- sum of side yards must equal 15 percent of lot width. For second story dwelling with windows; 10 feet minimum. b) Exterior: Same as interior lots except reverse corner lots; 20 feet on street side. (5 3 ) Rear: -2$ feet 4,000 C. Minimum lot size: -5-808 square feet d. Minimum lot width: 40 feet e. Parking standard: Pursuant to Section 9.13.010, Required Off Street Parking, of the City of Moor- park Zoning Code. f. Animal Requirements: Same as for the R -1 resi- dences in the City's Zoning Ordinance. 61W 10 H. SUB REGIONAL RETAIL /COMMERCIAL (SRC) 1. Purpose and Intent The subregional retail /commercial area is intended to provide for a shopping center featuring both retail and service commercial uses for the convenience of resi- dents of the development as well as of the surrounding 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 d. Commercial Recreation Uses e. Cultural Uses f. Educational Uses g. Food Services, including fast -food and full -ser vice facilities h. Minor Repair Service (e.g. T.V. /radio repair) i. Office Uses (e.g. accounting, barbershop) j. Personal Services k. Photographic Reproduction and Graphic Service 1. Public Safety Uses M. Religious Uses /offices AN / / I 7 n. Retail Sales o. Any other use which the Planning Commission 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 q5 a. Height of all buildings: 39-feet (2 stories) b. Setbacks: 1) Front: 30 f 2) Side: a) Adjacent to b) Adjacent to C) Adjacent to d) None of the eet residential lot - 50 feet street - 30 feet alley - 5 feet 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 C. Parking standards: Pursuant to Section 9.13.010, Required Off Street Parking, of the City of Moor- park Zoning Code or as determined by a commercial planned development permit. )0 d. Minimum site/ landscaping: -2-6- percent of _51TE EXcWSitiC of -c'.4- 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 Section 9.13- .010, Required Off Street Parking, of the City of Moorpark Zoning Code or as determined by commercial planned development permit. D 5 ) Minimum site landscaping: 3$ percent or- 51TE EXCLU51VE OF 13JIl.01kJCa .:FLEA I�RDxA{�� wJ� 63 c�3 1. Any other use which the Planning Commission 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 20 percent of the gross floor area of struc- tures in the business park. 3. Conditional Uses (subject to a Conditional Use Permit) a. Commercial recreation uses b. Educational uses C. Food services in conjunction with the principal use. d. Minor automotive service e. Public utilities f. Religious uses 5. Site Development Standards a. Height of all buildings: 30 feet. b. Setbacks: 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 io 000 C. Minimum lot size: $a$ square feet d. Minimum lot width: None specified e. Parking standards: Pursuant to Section 9.13.010, Required Off Street Parking, of the City of Moor- park Zoning Code. f. All other applicable City codes /standards apply. 65 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: 30 feet (2 stories) b. Setbacks: 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 Section 9.- 13.010, Required Off Street Parking, of the City of Moorpark Zoning Code or as determined by Commercial Planned Development Permit. ID 5 ) Minimum site landscaping: 3-4 percent NAB( SAVE ��0 hvIL0)t"6 A< EA -J V. SPECIFIC PLAN IMPLEMENTATION A. GENERAL PROVISIONS 1. Administrative Modifications to the Specific Plan Certain modifications to the specific plan text or map are specifically deemed not to require formal amend- ments (ie., 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 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 adequacy and provisions of infrastructure and services. Transfer of dwelling units between development be allowed without further review as long as total number of dwelling units approved (405) is not exceeded and the maximum density within the receiving development area is not exceeded by more than �F+ve percent. Transfer of acreage between developmentNareas as long as total acreage within the receiving planning area is not exceeded by more than ten percent. The transfer shall be approved based on the following findings: a. Total dwelling units and development area as ap- proved in the specific plan is not exceeded. b. Demands on parks, schools and community facilities are not significantly affected. C. Demands on public improvements and infrastructure are not exceeded. d. Grading and landform alteration do not sign- ificantly differ from that approved by the spe- cific plan. e. The overall design and visual quality of the planned community are not significantly affected. 70 3. General Plan Policy(ies) A definite, distinct image shall be established through entry monumentation, 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 dev- elopment will blend sensitively with the natural envi- ronment. Approximately forty eight (48) percent of the site will remain in natural 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 1- �--- U.P.G.A. single - family residential lots to attached duplex and detached patio /zero lot line dwelling units at a density of 5.0 units per acre. Five 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 sequen- tial phasing of development coordinated with the provi- sion of adequate infrastructure systems. 6. General Plan Policy(ies) Designate hilly areas as rural or open space. 74 Specific Plan Conformance The more sensitive areas of the site have been desig- nated 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, and public 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 1 - U.P.G.A. single - family residential lots to attached duplex/ patio, zero lot line dwelling units at a densi- ty of 5.0 units per acre. Four 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. 75 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 1 - U.P.G.A. single - family residential lots to attached �- duplex/ patio, zero lot line dwelling units at a densi- ty 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 1 - U.P.G.A. single - family residential lots to attached �-- duplex/ patio, zero lot line dwelling units at a densi- ty 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. 81 4� Additionally, improvements including landscaping will be made to street surrounding the project in order to facilitate traffic movement and provide attractive streetscapes. 5. Housing Element 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, governmental agencies and any other services needed for a well - rounded community. The proposed project provides for a wide range of housing types. With 405 dwelling units proposed the breakdown is as follows: Type Single family 1 U.P.G.A. Single family 2 U.P.G.A. Single family 3 U.P.G.A. Single family 5 U.P.G.A. Number of Dwelling Units 55 46 69 179 405 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. 6. Safety Element The primary objective of the Safety Element hazard issues including geologic and seismic fire and landslides, be accounted for in the is to ensure that hazards, floods, planning process. All future buildings on the site will incorporate state- of -the- art design and construction measures to minimize any potential hazards. W. l r: I 1 -1 It I/JFF Ekf-RY W EP-WAL LANDSCAPE PLAN CARLSBERG SPECIFIC PLAN CITY OF MOORPARK eLININA,TE 6N1121F-_S CITY COUNCIL DID NOT AUTHORIZE ANY CHANGES TO THIS EXH1131T "ID:Jt,14'114( 1 LEGEND ., IIENFIA Nt JAVA IIOAD i)i'f_N :;PACE 111WI -Ell IdOOFIPAHK I Ill PlAV 110111 i, " DNNE NEW LOS ANGEEES AVENUI Em rEil 5%/ NI_ IGI ItfOWiOOD PA RK EUlI_ t.10Dlf I(.A710:, �O�:c DE VC EOI'MI N I —1 A NnrunAE over, sa:.cc lLL:3 1 ^� �1 I'liif.t Af1Y Ct, i11v `rIY EXWIBff 16 C�\ i �Ur WATE SPECIAL LANQSCAPINC ('GATEWAY ') OPEN LARGE EVERGREEN -- TREE BAND TWO BANDS OF TREES FRONTING THE FREEWAY HAVING INCREASED HEIGHT AND MASS - SPECIAL AREA LAND (WIDTH VARIES 1 ACRE RESIDENTIAL LOTS TREES SHOWN AT MATURITY CONIFEROUS BAND GATE -MY SEC-nON CARLSBERG SPECIFIC PLAN CITY OF L40ORPARK _VIEW FROM SOUTHERLY FREEWAY APPROACH TO THE CITY CITY COUNCIL DID NOT AUTHORIZE ANY CHANGES TO THIS EXHIBIT ExwIIrr 17 SL-E PLANT PALETTE FOR ADDITIONAL MATERIAL CHOICES _" .ors• - SCIENCE DRIVE LOOKING SOUTHERLY I I 40 _! �Y• , %rte �� t�,;`.• THEME TREES 6- PROPERTY LINE WALL RAISED PLANTER WITH LIGHT WITH DECORATIVE CAP COLUMN (SEE DETAIL FOR ADDITIONAL INFORMATION) ENTRY WALLS r PROJECT SIGNAGE -r ON PLANTER WALL -- � � •- _- �� . _, .�� � Ca�M��CIA,! Ago; �l �. ^ . ` . �' ELEVATION I CARLSBERG SPECIFIC PLAN CITY OF MOOHPAHK C /TY C.OUNC /L DID NOT AUTHORIZE ANY CHANGES TO T1 ilS Fal flf lT EXHIBIT 18 6' PROPE DEVELOPMENT PA Cx i:ot 1r1�- ; I� PROPERTY_ LINE j > r fill III, � (� li`il' [, =iji 1(li dill( i Yr�l(A•l__ CNvi TC� S,LE CARLSBERG SPECIFIC PLAN CITY OF MOORPARK iW� !w I� �rA s,p� �/�Jp cc a j w O 2 W O N J E-XAMPLE PLAN TTHEME TREES DEVELOPMENT PAD —PLANTED SLOPE — • EWALK (ONE SIDE ONLY) --�– r - I NEW LOS ANGELES AVENUE CITY COUNCIL DID NOT AUTHORIZE ANY CHANGFS TO THIS EXI-II£3lT EXHIBIT 19 l� �Yi�f i7x. iW� !w I� �rA s,p� �/�Jp cc a j w O 2 W O N J E-XAMPLE PLAN TTHEME TREES DEVELOPMENT PAD —PLANTED SLOPE — • EWALK (ONE SIDE ONLY) --�– r - I NEW LOS ANGELES AVENUE CITY COUNCIL DID NOT AUTHORIZE ANY CHANGFS TO THIS EXI-II£3lT EXHIBIT 19 l� ELEVATION TYPICAL (qorrto CARLSBERG SPECIFIC PLAN � CITY OF MOORPARK `� _ANT PALETTE FOR IONAL MATERIAL CHOICES GROUND . will jr I I RAISED PLANTER WITH -- LIGHT COLUMN �/-Arl f -tE PLAN CITY COUNCIL DID NOT AUTHORIZE ANY CHANGES TO THIS EXI -1181 T Ex on- 2 1 �jl EVERGREEN T1 PLANT PALET MATERIAL SEL GROUND COVER - SEE - PLANT PALETTE FOR MATERIAL SELECTION ELEVATION i..'. PLAN PROPOSED SLOPE PLANTING �. ��� . :.may LIGHT COLUMN SHRUB MASS Ll r P I CAL (HoT-To --(ALE) CARLSBERG SPECIFIC PLAN CITY OF MOORPARK cvulBFT 22 9-^j I CITY COUNCIL DID NOT AUTHOREEANY CHANCES TO THIS EXIIII31T 1 ACRE RESIDENTIAL 6' WALL AT--/ PROPERTY LINE a. MOORPARK FREEWAY BUFFER 1 ACRE RESIDENTIAL 6' WAI I AT - ---" PHOPLl1 FY LINE b.TIERRA REJADA BUFFER V " �_�`Cc; 11 I o 1 >> CARLSBERG SPECIFIC PLAN CITY OF MOORPARK BUFFER ZONE WIDTH VARIES REFER TO PLANT LIST FOR MATERIAL SELECTION AND SPACING PROJECT BOUNDARY BUFFER ZONE_ WIDTH VARIES DENSE EVERGREEN —," TREE MASS MODIFY -CIE9PARCJAC)A LANGY- APINU1 5 I M I tAV- -F6 is P.>= E WAY. Lb N CF O&5TRUT V I E w fRnM srrE TC>V*RD soof} { CITY COUNCIL DID NOT AUTHORIZE ANY CHANGES TO THIS EXHIBIT MOORPARK FREEWAY REFER TO PI ANT I IST FOR MAT LRIAI_ SL I_EC I ION i 1 AND SPACING nil i1+r, i� 0 T T T tT —T —T — TIERRA REJADA -- ROAD v_ju-jiBCT 24 o� REFER TO PLANT LIST FOR MATERIAL SELECTION AND SPACING STREET --y C. SPRING ROAD REFER TO PLANT LIST FOR MATERIAL SELECTION AND SPACING EDGE OF NEW LOS- - ANGELES AVENUE EXISTING DRAINAGE SWALE d. NEW LOS ANGELES AVENUE `3�m 11 ilUlffl, CARLSBERG SPECIFIC PLAN CITY OF MOORPARK NATURAL SLOPE AND VEGETATION SUB - REGIONAL COMMERCIAL DEVELOPMENT GROUPINGS OF TREES /SHRUBS SPACED TO PROVIDE VIEWS OF COMMERCIAL DEVELOPMENT 6 WALL /FENCE ELIr1iiATE It,d j�-FL`Iqr Cr Cora 1F_ gc- lAL PROJECT BOUNDARY CITY COUNCIL DID NOT AUTHORIZE ANY CHANGES TO THIS EXI IJBIT E IBIT 25 FERGUSON, CASE, ORR, RA%TERSON @ CUNNINGHAI'vt r Members of City Council iC � iv © City of Moorpark 4 �J�i 799 Moorpark Ave. Moorpark, CA 93021 City of Moorpark Re: Carlsberg Specific Plan Dear Council Members: The undersigned represents the ownership of the so- called Carlsberg Property and this letter is issued on their behalf. We have received and reviewed the purported final Carlsberg Specific Plan (the "Plan "). Significant conditions and findings necessary to reflect the City's assumptions used to support the adoption of the present low density plan have been omitted. As these conditions and findings have a material adverse financial impact if not implemented, all are necessary to achieve a financ- ially feasible plan. The applicant is of the opinion that the plan is not financially feasible in its present form and requires corrections. In addition, the Plan as drafted does not reflect the direction by and action of the City Council ( "Council ") on October 30, 1990. Plan conditions and findings that should be reflected in tj,e Plan are as follows: 1• Contrary to Council direction on October 30, 1990 there has been no substantive change in the design of the landscape plan (Plan at Exhibit 16), including but not limited to: the elimination of the gateway "special area landscape" (Plan at Exhibit 17), the redesign and reduction of the number or entry treatments (Plan at Exhibits 16, 18, 19, 20, 21 and 22) and reduced planting along Tierra Rejada Road, etc. (Plan at Exhibits 23, 24, 25, 26 & 27). Accordingly, the proposed reduction in the estimated landscape cost from $4,897,000 to $1,224,000 as set forth in the City's financial assumptions can not be achieved without modification. ATTACHMENT 3 A T` C R N E r S -,T L A W THOMAS R. FERGUSON 5450 ROAC. ��Vi ]I MICHAEL '.V CASE GXNARD OFFICE :OHN C. ORR VENTURA, i_At!FORNIA 93003 3i5 NORTH A STRE =- WILLIAM E. PA'ERSON JxNAFt D, = ALIFORNIA > -� DA VIC L C� N N ING HN.M LOU CARPIAC !9C�.1 -: �b-?:3I� -__mac,. _. ''IER f60S1 a 37--= 55 _:OSEPH L S WOHMAN, JR ­OSI :.te a- c)r17a ALLEN F ._,AMP ROBERT L. OALLAWAY SANpRA M ROBERTSON January 4, 1991 CHRIS CAROL H A M E R .'MARIAN KENT ORTIZ ANNETTE M LERCEL WILLIAM B. SMITH - BRIAN M CARTER r Members of City Council iC � iv © City of Moorpark 4 �J�i 799 Moorpark Ave. Moorpark, CA 93021 City of Moorpark Re: Carlsberg Specific Plan Dear Council Members: The undersigned represents the ownership of the so- called Carlsberg Property and this letter is issued on their behalf. We have received and reviewed the purported final Carlsberg Specific Plan (the "Plan "). Significant conditions and findings necessary to reflect the City's assumptions used to support the adoption of the present low density plan have been omitted. As these conditions and findings have a material adverse financial impact if not implemented, all are necessary to achieve a financ- ially feasible plan. The applicant is of the opinion that the plan is not financially feasible in its present form and requires corrections. In addition, the Plan as drafted does not reflect the direction by and action of the City Council ( "Council ") on October 30, 1990. Plan conditions and findings that should be reflected in tj,e Plan are as follows: 1• Contrary to Council direction on October 30, 1990 there has been no substantive change in the design of the landscape plan (Plan at Exhibit 16), including but not limited to: the elimination of the gateway "special area landscape" (Plan at Exhibit 17), the redesign and reduction of the number or entry treatments (Plan at Exhibits 16, 18, 19, 20, 21 and 22) and reduced planting along Tierra Rejada Road, etc. (Plan at Exhibits 23, 24, 25, 26 & 27). Accordingly, the proposed reduction in the estimated landscape cost from $4,897,000 to $1,224,000 as set forth in the City's financial assumptions can not be achieved without modification. ATTACHMENT 3 Council Members January 4, 1991 Page 2 2. Currently, a two lane design for Spring Road is reflec- ted in the Plan, however, no provision has been made to substi- tute Science Drive improvements for the widening to four lanes of the traffic bridge at Spring Road and the Arroyo Simi as an AOC project. This action is necessary to achieve the projected cost reimbursement of $3,365,000 as set forth in the financial assump- tions of the City. An adjustment in the AOC improvements is also required by applicable law, including but not limited to AB 1600 and concepts of nexus /reasonable relationship. If the City intends to revise the AOC project list separate from the Specific Plan, it is important that same be acknowledged as part of the Plan process. 3. Interest cost saving measures assumed to reduce financ- ing costs from $4,063,000 estimated by the applicant to the $1,128,000 used in the City's financial assumptions have not been identified. In the applicant's opinion, the documentation of a combined program including sales tax rebates from commercial activity, tax exempt bond financing of all major infrastructure and a streamlined process for applications for maps and plan review and the priority allocation of building permits will be needed to achieve the above cost reduction. Some acknowledgement and direction in this regard is appropriate and warranted. 4. The limitation of AOC fees to a maximum of $745,000 as set forth in the City's financial assumptions is not documented in the Plan. 5. A ceiling of $344,000 for the cost of improvements to Tierra Rejada Road by the applicant and its successors needs to be documented. The City and the Tierra Rejada AOC will be respon- sible for the remaining cost of approximately $2,696,000 to fund four -lane improvements consistent with the City's financial assumptions. 6. We find the land use plan as revised in Exhibits 10 any 11 inconsistent with the grading plan. For so- called Phase I of the Plan as proposed, we estimate a shortage of approximately 1.� million yards of dirt. (See attached Exhibit 7 -A order }� balance the area we recommend that the areas designated SR -Cand BP be lowered approximately 12 to 15 feet. Phase II of the project is estimated to be short approxi- mately 0.6 million yards of dirt. In order to balance this area we recommend that Area E be modified by daylighting into the hil'_ on the southerly side in lieu of making a sliver cut and expanded in a northerly direction to the next knob. This would provideaa project area of approximately 25 acres as directed by Council. �o Council Members January 4, 1991 Page 3 in addition to the above, we recommend that Areas C and D be lowered 4 to s feet. The combination of both would bring the development area to a closer balance. The 7 acre parcel south of the Presbyterian Church designat- ed "institutional" appears from a review of Exhibits 10 and 11 that no grading is proposed beyond the crest of the hill adjacent to Spring Road. This is inappropriate. By using the approved street plans for Peach Hill and extension southerly one will not be able to create a pad larger than one acre. In order to create a pad of 7 acres we recommend that the entire nose be cut and terraced, or as an alternate, the institutional site could be moved south just east of Spring Road opposite of Christian Barrett Road. Phase III preliminary calculations indicate we will be able to balance the area without import or export. 7. The following improvements to be installed by the applicant and /or successors are to be reimbursed by either the Tierra Rejada or Los Angeles Avenue AOC Fund: a. Bridge widening on New Los Angeles Avenue, estima- ted cost of $500,000; b. Traffic signal installations at Tierra Rejada Road intersections of Moorpark Road and Science Drive, with estimated total cost of $230,000; C. Spring Road improvements including traffic signals and medians of approximately $203,000. In addition to the changes required to fully document the obligations of the respective parties with respect to the above items, we have attached hereto as Exhibit A, technical correc- tions yet substantive matters which we believe are needed to clarify ambiguities and correct errors in the Plan document. Also attached hereto are select copies of the Plan which indicate the location /manner of revisions as set forth in this letter. These suggestions clearly point out the need for further refinements to the Plan and the mutually advantageous resolution to the related financial issues attendant thereto. This letter is submitted in the spirit of continued coopera- tion and good faith efforts by my client to achieve a sound land (� l Council Members January 4, 1991 Page 4 use plan for the Carlsberg Property. In doing so, 'aowever, in nc circumstances or event shall this letter be deemed or construed as a waiver of any right or position that we have taken in the past or may take in the future. very truly yours, FERGUSON, CASE, ORR, PATERSON & CUNNINGHAM Allen F. Camp AFC: kg cc: Ron Tankersley Attachments I-MD USE PLAN CARLSBERG SPECIFIC PLAN CITY OF MOORPARK I STATISTICAL SUMMARY DWI-I 1 ING LAND USE A-d— CJ S UN, I S A SINGLE FAMILY 55 55 Q B - 1 SINGLE FAMILY 23 46 B -2 SINGLE FAMILY 23 69 1 X "i C SINGI E FAMILY 15 45 ;w--, D -INGI E FAMILY 21.5 65 E SINGI E FAMILY 25 125 1: 13 p BUSINESS PARK 25 SR /C SLK3-4;rCGb0KJ,L- 39 RFTAJL/OC4AMERC4AL COMMERCIAL 2.5 [jR:] RESTAURANT F-1-1 INSTITUTIONAL 7 EEPARK 6.5 El OPEN SPACE 237 SUBTOTAL 479.5 PRIMARY ROADS 17.5 TOTAL 497 405 EXHIBFT 7-A (REVISED 2/6/91) BERNARDO M. PEREZ Mayor SCOTT MONTGOMERY Mayor Pro Tem ELOISE BROWN Councilmember CLINT HARPER, Ph.D. Councilmember PAUL W. LAWRASON, Jr. Councilmember LILLIAN KELLERMAN City Clerk MOORPARK ITEM STEVEN KUENY City Manager CHERYL J.KANE City Attorney PATRICK RICHARDS, A.I.C.P. Director of Community Development R. DENNIS DELZEIT City Engineer JOHN V. GILLESPIE Chief of Police RICHARD T. HARE City Treasurer ' TO: The Honorable City Council FROM: Patrick J. Richards, Director of Community Development DATE: December 10, 1990 SUBJECT: AN ORDINANCE OF THE CITY OF MOORPARK, CALIFORNIA ADOPTING THE COMMUNITY DESIGN PLAN AND THE DEVELOPMENT STANDARDS AS DESCRIBED IN THE CARLSBERG SPECIFIC PLAN AS THE ZONING REGULATIONS FOR SAID PLANNING AREA Backaround On October 24, 1990, the City Council reviewed -the attached Ordinance for adopting the Community Design Plan and the Development Standards as described in the Carlsberg Specific Plan text. The City Council approved the Carlsberg Specific Plan dated October, 1990 on October 30, 1990 with modifications and on November 7, 1990 adopted Resolution No. 90 -714 regarding the Carlsberg Specific Plan. Discussion At the December 5, 1990 City Council meeting, this matter was carried as a public hearing item that was cancelled, because it was determined a public hearing was not required. No public hearing is required for adoption of this Ordinance as the public hearing on the Carlsberg Specific Plan has been opened and closed and the adoption of these Community Design Plans and Development Standards reflects the previous actions taken by the City Council. The adoption of the Community Design Plan and the Development Standards are necessary to achieve flexibility in the implementation and innovation of design consistent with the protection of public health, safety, and general welfare. 799 Moorpark Avenue Moorpark, Califomia 93021 (805) 529 -6864 The Development Standards are also necessary to preserve Open Space and the natural features of the City's hillside and canyon areas within the Carlsberg Specific Plan. It is intended that the Community Design Plan and the Development Standards as described in the Carlsberg Specific Plan shall be the standards by which all development within the area described within the Carlsberg Specific Plan will be built and maintained by. Upon adoption of the Ordinance and in accordance with Government Code Sections 65450- 65457, the Community Design Plan and the Development Standards of the Carlsberg Specific Plan may serve as the zoning regulations for the planning area described in the plan. Recommendation 1. Approve the attached draft Ordinance adopting the Community Design Plan and the Development Standards in the Carlsberg Specific Plan. 2. Introduce the Ordinance for first reading Attachments: 1. Draft Ordinance P7r/PP 2 ORDINANCE NO. AN ORDINANCE OF THE CITY OF MOORPARK, CALIFORNIA ADOPTING THE COMMUNITY DESIGN PLAN AND THE DEVELOPMENT STANDARDS AS DESCRIBED IN THE CARLSBERG SPECIFIC PLAN AS THE ZONING REGULATIONS FOR SAID PLANNING AREA WHEREAS, the Planning Commission and the City Council of the City of Moorpark held public hearings on the Carlsberg Specific Plan from July 2, 1990 to October 24, 1990, received testimony regarding said Specific Plan, and duly considered the Community Design Plan and Development Standards contained within the body of the Carlsberg Specific Plan text; and WHEREAS, the City Council determined that the development of the land described in the Carlsberg Specific Plan document will have a significant effect on the environment, and on October 24, 1990, certified the Environmental Impact Report (Report SCH No. 90010229) prepared for the Carlsberg Specific Plan as being completed and in compliance with State CEQA Guidelines issued thereunder; and WHEREAS, on October 30, 1990 the City Council approved the Carlsberg Specific Plan dated October, 1990 and on November 7, 1990 adopted Resolution No. 90 -714 regarding the Carlsberg Specific Plan and; WHEREAS, upon adoption by Ordinance and in accordance with Government Code Sections 65450 - 65457, the Community Design Plan and Development Standards of the Carlsberg Specific Plan may serve as the zoning regulations for said planning area. NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA DOES ORDAIN AS FOLLOWS: Section 1. That the Community Design Plan and the Development Standards as described in the Carlsberg Specific Plan dated October, "1990 are hereby adopted as the zoning regulations by which all land within the area described within the Carlsberg Specific Plan document shall be developed and maintained. 1 Section 2. The adoption of the Community Design Plan and the Development Standards as the zoning regulations are necessary to achieve flexibility in the implementation and innovation of design consistent with the protection of the public health, safety, and general welfare and to preserve open space and the natural features of the City's hillside and canyon areas. Section 3. This ordinance shall become effective thirty (30) days after its passage and adoption; Section 4. That the City Clerk shall certify to the passage and adoption of this ordinance; shall enter the same in the book of original ordinances of said City; shall make a minute of the passage and adoption thereof in the records of the proceedings of the City Council at which the same is passed and adopted; and shall, within fifteen (15) days after the passage and adoption thereof, cause the same to be published once in the Moorpark News /Mirror, a weekly newspaper of general circulation for the City of Moorpark, and which is hereby designated for that purpose. PASSED AND ADOPTED THIS DAY OF , 1990. ATTEST: City Clerk Paul W. Lawrason, Jr. Mayor, City of Moorpark 2