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MOORPARK CITY COUNCIL
AGENDA REPORT
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TO: Honorable City Council
FROM: Barry K. Hogan, Community Development Direct29111-1
DATE: August 10, 2006 (CC Meeting of 9120/06)
SUBJECT: Consider Resolution Approving Amendment No. 1 to Downtown
Specific Plan No. 1995 -01, A Request to Amend the Downtown
Specific Plan to Provide More Specific Direction Regarding
Development and Architectural Style in the Commercial and
Residential Areas
BACKGROUND
In October 2005, the City Council adopted an interim moratorium on development in
non - residential zones of the Downtown Specific Plan Overlay Zone and on decreased
parking requirements in the downtown area. In December the Council extended the
ordinance until December 7, 2006, at which time the moratorium will expire. The
moratorium could be lifted earlier by the Council upon adoption of new parking
requirements and development regulations. The City hired Architect Roger Cantrell to
review the final draft of the Specific Plan text and to provide photosimulations on the
existing commercial development on High Street and Moorpark Avenue to demonstrate
how those business owners might change the building elevations to meet the Specific
Plan requirements. To address the issues, the following items must be amended:
•' The Downtown Specific Plan text and exhibits
• Moorpark Municipal Code Title 17 (Zoning): Chapter 17.24 — Lot Area and
Coverage, Setbacks, Heights and Related Provisions; Chapter 17.32 — Parking,
Access and Landscaping Requirements; and Chapter 17.72 — Downtown
Specific Plan Overlay Zone (SP -D)
Proposed amendments to the Downtown Specific Plan text and exhibits are discussed
further in this report. Proposed amendments to the above referenced Municipal Code
chapters are discussed in a separate report on this same agenda. The Planning
Commission heard this item at a public hearing on June 27 and July 25 of this year and
recommended approval.
S \Community Development \DEV PMTS \S P \Downtown Specific Plan\Amendments to the SP\Agenda Rpts \cc 060920.doc'`° 0_I'..;.3
Honorable City Council
September 20, 2006
Page 2
DISCUSSION
The Moorpark Downtown Specific Plan was adopted by Resolution No. 1998 -1515 on
October 7, 1998. When the City Council adopted Resolution No. 1998 -1515, it included
the text of the Specific Plan, all 181 pages. The Specific Plan is comprised of five
sections:
• Introduction
• Land Use and Zoning
• Circulation and Streetscape Beautification
• Public Utilities, Infrastructure, Services and Safety
• Implementation and Administration of the Specific Plan.
This proposed amendment covers the following:
A general renumbering of the sections, tables, figures and pages throughout the
Specific Plan due to the amendment of Sections 2.0 and 3.0 and to provide ease
in use of the Specific Plan
• Amendment to Section 2.0 Land Use and Zoning
• Amendment to Section 3.0 Circulation and Streetscape Beautification
The Planning Commission report, with the full analysis of the proposed amendments to
the Specific Plan, is attached. The Planning Commission concurred with all of the staff
recommended changes and adopted Resolution No. PC- 2006 -505. The Planning
Commission's recommendation also clarified that "4- sided" architecture on High Street
should be used when the buildings are not constructed to the side property line (see
Subsection 2.2.5 B.2.g). Changes to the Consolidation and Incentives Subsection 2.3.3
were made to Table 6 to substitute "units" for "lots and to add "er" to ``high" and changes
were made to Section 3.8' Parking to substitute "shall" for "should." All of the changes
since the Planning Commission report are shown as underlined and strikeout in the
draft City Council Resolution.
PROCESSING TIME LIMITS
Time limits have been established for the processing of these amendments through the
adoption of the extension of the downtown moratorium which will expire on December 7,
2006. The following timelines have been established for action on this project:
Planning Commission Action Deadline: September 26, 2006
City Council Action Deadline First Reading: October 18, 2006
City Council Action Deadline Second Reading: November 1, 2006
t--
Honorable City Council
September 20, 2006
Page 3
If the Council concurs with the proposed amendments, staff would bring back the
revised Specific Plan and adopting resolution on the Consent Calendar no later than the
regular meeting of November 1, 2006, with an effective date that coincides with the
related Zoning Ordinance.
Due to the expected length of the September 20, 2006 City Council meeting staff would
present the report and then ask the Council to open the public hearing, accept public
testimony and continue the public hearing to a time and date certain.
ENVIRONMENTAL DETERMINATION
In accordance with the ,City's environmental review procedures adopted by resolution,
the Community Development Director determines the level of review necessary for a
project to comply with the California Environmental Quality Act (CEQA). Some projects
may be exempt from review based upon a specific category listed in CEQA. Other
projects may be exempt under a general rule that environmental review is not
necessary where it can be determined that there would be no possibility of significant
effect upon the environment. A project which does not qualify for an exemption requires
the preparation of an Initial Study to assess the level of potential environmental impacts.
The Director has reviewed this project and found it to qualify for a General Rule
Exemption in accordance with Section 15061 of California Code of Regulations (CEQA
Guidelines). No further environmental documentation is required.
STAFF RECOMMENDATION
Open the public hearing, take testimony and continue the public hearing open to a time
and date certain.
ATTACHMENTS:
1. Planning Commission agenda reports of June 27, 2006 and July 25, 2006
(without attachments).
2. Planning Commission Resolution No. PC- 2006 -505 (without attachments).
3. Draft City Council Resolution.
MOORPARK PLANNING COMMISSION
AGENDA REPORT
TO: Honorable Planning Commission
FROM: Barry K. Hogan, Community Development Director
DATE: March 13, 2006 (PC Meeting of 06127106)
SUBJECT: Consider Amendment No. 1 of Downtown Specific Plan No. 1995 -01, A
Request to Amend the Downtown Specific Plan to Provide More
Specific Direction Regarding Development and Architectural Style in
the Commercial and Residential Areas
BACKGROUND
In October 2005, the City Council adopted an interim moratorium on development in non-
residential zones of the Downtown Specific Plan Overlay Zone and on decreased parking
requirements in the Downtown area. In December the Council extended the ordinance
until December 8, 2007, at which time the moratorium will expire. The moratorium could be
lifted earlier by the Council upon adoption of new parking requirements and development
regulations. To address the issues the following items must be amended:
• Chapter 17.24 - Lot Area and Coverage, Setbacks, Heights and Related Provisions
• Chapter 17.32 - Parking, Access and Landscaping Requirements
• Chapter 17.72 — Downtown Specific Plan Overlay Zone (SP -D)
• The Downtown Specific Plan text and exhibits
Proposed amendments to'the above referenced chapters are discussed in a separate
report on this same agenda. Discussion of the proposed amendments to the Downtown
Specific Plan text and exhibits are discussed further in this report.
DISCUSSION
The Moorpark Downtown Specific Plan was adopted by Resolution 98 -1515 on October 7,
1998. When the City Council adopted Resolution 98 -1515 it included the text of the
Specific Plan, all 181 pages. The Specific Plan is comprised of five sections:
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Rptslpc 060627 doc CC ATTACHMENT 1
Honorable Planning Commission
June 27, 2006
Page 2
• Introduction
• Land Use and Zoning
• Circulation and Streetscape Beautification
• Public Utilities, Infrastructure, Services and Safety
• Implementation and Administration of the Specific Plan.
This proposed amendment covers the following:
• A general renumbering of the Sections, Tables, Figures and pages due to the
amendment and to provide ease in use of the Specific Plan
• Amendment to Section 2.0 Land Use and Zoning
• Amendment to Section 3.0 Circulation and Streetscape Beautification
Section 2.0: Land Use and Zoning: This section would be entirely deleted and replaced
with Attachment 1. Staff has removed all of the repetition of the Zoning Ordinance for the
various zones, signage, and parking and clarified the guidelines for development in the
Residential and Commercial areas. In particular, the Commercial area has been tailored to
provide a more eclectic architectural pallet for High Street, eliminating the "Western
Themed" architecture and focusing on the "Early American Commercial" and "Spanish
Mission" architectural styles. Photos im u lations of existing buildings have been included to
illustrate the potential for change consistent with the amended Specific Plan Guidelines_
The photosimulations are not requirements but merely a depiction of one way in which the
existing buildings could be modified to meet the Guidelines. The Guidelines do not require
the retrofitting of the existing commercial buildings.
Section 3.0: Circulation and Streetscape Beautification: This section would be entirely
deleted and replaced with Attachment 2. Staff has removed all of the repetition of the
Zoning Ordinance with respect to the Circulation Element of the General Plan and to the
parking sections of the zoning ordinance. In particular, Figure 7 has been removed since it
is a repeat of the Circulation Element Map. Figures 8; 9, 10, 11, 12, 13 and 14 have been
deleted since they are not representative of the concept for the area. New figures have not
been substituted. The amended design and development standards allow for a broader
variety of development than shown in the previous conceptual site plans.
ANALYSIS
The moratorium was adopted to allow the City to address two particular issues, parking
and commercial development standards. In order to address these issues without a
wholesale restructuring of the Specific Plan, staff has proposed to amend Sections 2 and 3
in their entirety.
Honorable Planning Commission
June 27, 2006
Page 3
Section 2.0. Land Use and Zoning: The most significant change in this section is to
provide greater design direction relative to commercial development on High Street and
Moorpark Avenue. References to the "western" themed architecture have been replaced
with Early American Commercial and Spanish Mission Commercial styles of architecture.
Working with an architect, Roger Cantrell, staff and the architect have developed
photosimulations taking the existing buildings and applying the development and design
guidelines. Examples using photosimulations of "this" not "that" are provided to show how
the proposed design and development requirements can be met on the existing buildings.
Also included are examples of existing buildings that show architecture that might be used
to meet the design guidelines for the commercial area. Both the photosimulations and the
commercial building examples are shown as Appendix 1 and 2. The City's Zoning
Ordinance contain the latest list of uses, development requirements such as setbacks,
building height, lot size, lot width and depth, second dwelling units and sign requirements.
No changes in the land use plan or the existing zoning map are proposed. The other
significant change is to the incentive program contained in Section 2.3.3. This section has
been revised so that the incentive program works better with the existing lot sizes in the
target area, i.e. RPD zoned land. The development and design requirements must still be
met in order to achieve the increased density.
Amendment to Section 3.0 Circulation and Streetscape Beautification: The most
significant change in this section is the deletion of the figures showing the Vision Plan since
they no longer represent the vision for the downtown specific plan commercial areas. The
previous circulation section has been eliminated in favor of compliance with the City's
Circulation Element. There was no need to repeat portions of the Circulation Element in
the Specific Plan. This amendment will eliminate any future conflicts with the Circulation
Element.
PROCESSING TIME LIMITS
Time limits have been established for the processing of these amendments through the
adoption of the extension of the downtown moratorium which will expire on December 8,
2006 The following timelines have been established for action on this project:
Planning Commission Action Deadline: September 26, 2006
City Council Action Deadline First Reading: October 18, 2006
City Council Action Deadline Second Reading: November 1, 2006
ENVIRONMENTAL DETERMINATION
In accordance with the City's environmental review procedures adopted by resolution, the
Community Development Director determines the level of review necessary for a project to
comply with the California Environmental Quality Act (CEQA). Some projects may be
exempt from review based upon a specific category listed in CEQA. Other projects may be
exempt under a general rule that environmental review is not necessary where it can be
determined that there would be no possibility of significant effect upon the environment. A
Honorable Planning Commission
June 27, 2006
Page 4
project which does not qualify for an exemption requires the preparation of an Initial Study
to assess the level of potential environmental impacts.
The Director has reviewed this project and found it to qualify for a General Rule Exemption
in accordance with Section 15061 of California Code of Regulations (CEQA Guidelines).
No further environmental documentation is required.
STAFF RECOMMENDATION
1. Open the public hearing, accept public testimony and close the public hearing.
• 2. Adopt Resolution No. PC- 2006 - recommending to the City Council approval of
Amendment 1 to the Downtown Specific Plan.
ATTACHMENT:
Draft Resolution recommending to the City Council approval of Amendment 1 to the
Downtown Specific Plan.
1
MOORPARK PLANNING COMMISSION
AGENDA REPORT
TO: Honorable Planning Commission
FROM: Barry K. Hogan, Community Development Director
DATE: July 18, 2006 (PC Meeting of 07125/2006)
SUBJECT: Consider Amendment No. 1 of Downtown Specific Plan No. 1995 -01, A
Request to Amend the Downtown Specific Plan to Provide More
Specific Direction Regarding Development and Architectural Style in
the Commercial and Residential Areas
BACKGROUND /DISCUSSION
Staff presented this project to the Planning Commission on June 27 2005 (staff report
attached) concurrently with proposed Zoning Ordinance Amendment No. 2005 -03_ At its
meeting, the Planning Commission questioned staff on the required timeframe for revisions
to the downtown area, parking requirements, incentives for commercial or redevelopment
area property owners, and the possible addition of "smart" shops. The public hearing was
opened and testimony was received from two property owners, both expressing concerns
over parking standards related to requiring reciprocal access and parking. The Planning
Commission continued the item with the public hearing still open to its July 25, 2006
meeting.
STAFF RECOMMENDATION
Continue to accept public testimony and close the public hearing.
2. Adopt Resolution No. PC -2006- recommending to the City Council approval of
Amendment No. 1 to the Downtown Specific Plan.
ATTACHMENTS:
June 27, 2006 Planning Commission Staff Report (without Resolution).
2. Draft Resolution recommending to the City Council approval of Amendment No. 1 to
the Downtown Specific Plan.
\ \Mor _pri_sery \City SharelCommurnty Development \DEV PMTS \S P \Downtown Specific PlanlAmendments to the SPtAgenda
Rpts \pc 060725.doc
IGO
RESOLUTION NO. PC- 2006 -505
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF MOORPARK, CALIFORNIA, RECOMMENDING TO THE
QITY COUNCIL APPROVAL OF AMENDMENT NO. 1 OF
SPECIFIC PLAN NO. 1995 -01, A REQUEST TO AMEND
SECTIONS 2 AND 3 OF THE DOWNTOWN SPECIFIC PLAN TO
PROVIDE MORE SPECIFIC DIRECTION REGARDING
DEVELOPMENT AND ARCHITECTURAL STYLE IN THE
COMMERCIAL AND RESIDENTIAL AREAS
WHEREAS, on December 8, 2005, the City Council adopted a moratorium on
development in non - residential zones of the Downtown Specific Plan Overlay Zone and
on decreased parking requirements in the Downtown area which expires on December
8, 2006; and
WHEREAS, at the meetings of June 27 and July 25, 2006, the Planning
Commission conducted a duly- noticed public hearing on Amendment No. 1 of Specific
Plan No. 1995 -01, a request to amend Sections 2 and 3 of the Downtown Specific Plan
to provide more specific direction regarding development and architectural style in the
commercial and residential areas, received public testimony on the proposed
amendments, and after receiving oral and written public testimony, closed the public
hearing and reached a decision; and
WHEREAS, the Planning Commission concurs with the Community
Development Director's determination that this project is exempt from the provisions of
the California Environmental Quality Act by the general rule that CEQA only applies to
projects that may have a significant effect on the environment.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. GENERAL PLAN AND SPECIFIC PLAN CONSISTENCY: The
Planning Commission finds the proposed Amendment No. 1 of Specific Plan No. 1995 -
01, a. request to amend Sections 2 and 3 of the Downtown Specific Plan to provide
more specific direction regarding development and architectural style in the commercial
and residential areas, is consistent with the City of Moorpark General Plan and all
adopted Specific Plans.
SECTION 2. RECOMMENDATION: The Planning Commission recommends
to the City Council approval of Amendment No. 1 of Specific Plan No. 1995 -01, a
request to amend Sections 2 and 3 of the Downtown Specific Plan to provide more
specific direction regarding development and architectural style in the commercial and
residential areas, as recommended by staff and shown in Exhibits 1 and 2, attached.
CC ATTACHMENT 2�
Resolution No. PC- 2006 -505
Page 2
SECTION 3. CERTIFICATION OF ADOPTION: The Community
Development Director shall certify to the adoption of this resolution and shall cause a
cause a certified resolution to be filed in the book of original resolutions.
The action of the foregoing direction was approved by the following vote:
AYES: Commissioners DiCecco, Peskay, Pozza and Vice Chair Taillon
NOES:
ABSTAIN:
ABSENT: Chair Landis
PASSED AND ADOPTED THIS 25th DAY OF JULY, 2006.
Kipp A. Landis, Chair
ATTEST:
Barry K. Hogan
Community Development Director
Exhibit 1:
Section 2
Exhibit 2:
Section 3
Exhibit 3:
Commercial Photosimulations
RESOLUTION NO. 2006-
A RESOLUTION OF THE CITY OF COUNCIL OF THE CITY OF
MOORPARK, CALIFORNIA, APPROVING AMENDMENT NO. 1
TO SPECIFIC PLAN NO. 1995 -01 REVISING SECTIONS 2 AND
3 OF THE DOWNTOWN SPECIFIC PLAN TO PROVIDE MORE
SPECIFIC DIRECTION REGARDING DEVELOPMENT AND
ARCHITECTURAL STYLE IN THE COMMERCIAL AND
RESIDENTIAL AREAS AND REVISING NUMBERING
THROUGHOUT THE SPECIFIC PLAN
WHEREAS, on October 7, 1998, the City Council adopted Resolution 98 -1515,
approving Specific Plan No. 1995 -01 (Downtown Specific Plan); and
WHEREAS, on December 7, 2005, the City Council adopted a moratorium on
development in non - residential zones of the Downtown Specific Plan Overlay Zone and
on decreased parking requirements in the Downtown area which expires on December
7, 2006; and
WHEREAS, at its meeting of June 27, 2006 and July 18, 2006, the Planning
Commission conducted a duly- noticed public hearing on Amendment No. 1 to Specific
Plan No. 1995 -01, a request to amend Sections 2 and 3 of the Downtown Specific Plan
to provide more specific direction regarding development and architectural style in the
commercial and residential areas, received public testimony on the proposed
amendments, and after receiving oral and written public testimony, closed the public
hearing and reached a decision, recommending approval of Amendment No. 1; and
WHEREAS, at its meeting of September 20, 2006, the City Council conducted a
duly- noticed public hearing on Amendment No. 1 to Specific Plan No. 1995 -01, a
request to amend Sections 2 and 3 of the Downtown Specific Plan to provide more
specific direction regarding development and architectural style in the commercial and
residential areas, received public testimony on the proposed amendments, and after
receiving oral and written public testimony, closed the public hearing and reached a
decision; and
WHEREAS, the City Council concurs with the Community Development
Director's determination that this project is exempt from the provisions of the California
Environmental Quality Act by the general rule that CEQA only applies to projects that
may have a significant effect on the environment.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK
DOES ORDAIN AS FOLLOWS:
SECTION 1. The City Council finds Amendment No. 1 of the Specific Plan
No. 1995 -01 is consistent with the City of Moorpark General Plan.
CC ATTACHMENT
Resolution No. 2006 -
Page 2
SECTION 2. The City Council approves Amendment No. 1 to Specific Plan
No. 1995 -01 to amend Sections 2 and 3 of the Downtown Specific Plan to provide
more specific direction regarding development and architectural style in the commercial
and residential areas, as recommended by staff and shown in Exhibits 1 and 2
attached, and to incorporate a general renumbering of the sections, tables, figures and
pages throughout the Specific Plan.
SECTION 3. If any section, subsection, sentence, clause, phrase, part or
portion of this Resolution is for any reason held to be invalid or unconstitutional by any
court of competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this Resolution. The City Council declares that it would have
adopted this Resolution and. each section, subsection, sentence, clause, phrase, part
or portion thereof, irrespective of the fact that any one or more section, subsections,
sentences, clauses, phrases, parts or portions be declared invalid or unconstitutional.
SECTION 4. The City Clerk shall certify to the adoption of this resolution and
shall cause a certified resolution to be filed in the book of original resolutions.
PASSED AND ADOPTED this 20th day of September, 2006.
Patrick Hunter, Mayor
ATTEST:
Deborah S. Traffenstedt, City Clerk
Exhibit 1:
Section 2
Exhibit 2:
Section 3
Exhibit 3:
Commercial Photosimulations
4
EXHIBIT 1
2.1.1 Planned Land Use and Zoning
As discussed in Section 1.5, Relationship to City Plans and Programs, the City's
General Plan sets forth a number of policies that encourage revitalization of the
downtown with respect to land uses, parking, and business attraction. In order to
further this goal, a Specific Plan Overlay zone has been established which sets forth
development requirements that are different from those of the base zoning within the
Downtown Specific Plan area. The specific land uses and zoning for the Downtown
Specific Plan Area are shown on Figure 5 and 6. The development requirements
indicated in Section 2.2 of this Specific Plan take into account the existing downtown
conditions and General Plan policies to intensify land use, increase aesthetics, as
well as plan for a mix of neighborhood commercial, general commercial, office,
single and multi - family residential, institutional and industrial uses.
A. Organization of Specific Plan Development Standards and Design
Guidelines
Sections 2.2.1 through 2.2.8 of this Specific Plan address the land use, zoning and
permitted and conditional uses in the Specific Plan. These sections are categorized
into specific site development standards and more general design guidelines. Each
category is discussed with respect to site planning standards, permitted density,
design guidelines, and landscape standards that will guide new development or
expansions of existing development within the downtown. Following the
development standards and design guidelines for each zone (Sections 2.2.1- 2.2.8)
is a discussion of private property maintenance, renovation and expansion (Section
2.3). This section is intended to supplement the various land use standards and
guidelines, as well as specify a program for lot consolidation and building renovation
in the Plan area.
2.2 Development Standards and Guidelines for Specific Plan Zones
2.2.1 Single.Family Residential -(R -1)
A. Site Development Standards
1. Land Use and Permitted Uses
Uses in the Single Family Residential designation shall meet the
requirements for the R -1 designation as shown in Chapter 17.20 of the
Moorpark Municipal Code.
2. Development Requirements
Development in the Single Family Residential designation shall meet
the requirements for the R -1 designation as shown in Chapter 17.24
and Chapter 17.36 of the Moorpark Municipal Code.
2 -1 S
3. Fences and Walls
Fence design shall be used to reinforce the architectural theme of the
house but shall meet the requirements of Chapter 17.24 of the
Moorpark Municipal Code.
used.
a. Low, painted picket fences or solid stone or brick
walls, a maximum of three (3) feet high, are
encouraged around front
yards promoting an
open neighborhood
atmosphere.
b.. Tile - detailing is
encouraged in such
:olumn pilasters may be
4. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
5. Second Dwellings
Second dwellings shall meet the requirements of Section 17.28.020G
of the Moorpark Municipal Code.
6. Maintenance and Renovation:
Quality maintenance of existing buildings and parcels, combined with
gradual progression in meeting design goals for this land use
designation are encouraged. To this end, the maintenance guidelines
and incentives outlined in section 2.3.1 to 2.3.2 apply to the Single
Family Residential designation.
B. Design Guidelines
General Character - 1900's California Bungalow and Early American
These design guidelines shall apply to all Single Family Residential areas in
the Specific Plan area. Downtown residential architecture consists primarily
of early 1900's California bungalow style, integrated with Early American
style structures. These guidelines apply to new construction as well as
replacement and expansion of existing structures to preserve and
strengthen historic neighborhood character. Modern interpretations of these
styles are also acceptable if they maintain integrated massing and blend
with the surrounding neighborhood.
1. Building Form and Massing
All housing constructed within the Single Family Residential areas of
the Specific Plan must be consistent with the Moorpark General Plan.
a. The buildings and building additions should be carefully massed
and articulated to blend with the existing historic neighborhood.
Building additions and expansions should be of similar form and
proportionally massed with the existing structure.
b. The building mass should be softened with architectural features
such as garden walls, porches, balconies, and trellises.
c. The building form should clearly define entries using roof forms,
stoops (elevated porch), and porches.
d. The building form should de- emphasize garages and garage
doors by locating them behind the main building.
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2. Roof Form
Roof forms and details must be consistent with the Early American and
California Bungalow style architecture of the surrounding
neighborhood. Dormers, eaves, exposed rafter tails; exposed roof
beams, detailed corbels, and triangular knee braces are common
elements of this style. Appropriate roof forms include gable, shed, and
hip roofs with a low pitch (3:12 - 4:12).
a. Mansard roof forms should only be used when and if the building
emulates a traditional style that employs mansard roofs (e.g.
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Fsam.ies o; tht 1900''s r xL7 rnia Bungaiuw style
1. Building Form and Massing
All housing constructed within the Single Family Residential areas of
the Specific Plan must be consistent with the Moorpark General Plan.
a. The buildings and building additions should be carefully massed
and articulated to blend with the existing historic neighborhood.
Building additions and expansions should be of similar form and
proportionally massed with the existing structure.
b. The building mass should be softened with architectural features
such as garden walls, porches, balconies, and trellises.
c. The building form should clearly define entries using roof forms,
stoops (elevated porch), and porches.
d. The building form should de- emphasize garages and garage
doors by locating them behind the main building.
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2. Roof Form
Roof forms and details must be consistent with the Early American and
California Bungalow style architecture of the surrounding
neighborhood. Dormers, eaves, exposed rafter tails; exposed roof
beams, detailed corbels, and triangular knee braces are common
elements of this style. Appropriate roof forms include gable, shed, and
hip roofs with a low pitch (3:12 - 4:12).
a. Mansard roof forms should only be used when and if the building
emulates a traditional style that employs mansard roofs (e.g.
2 -3 j
Victorian, Beaux Arts, etc.). The following guidelines should apply
to buildings with such roof form;
1. Dormer windows and other
architectural features should
occupy a minimum of twenty -five
percent (25 %) of the roof length.
2. Buildings should be three (3)
stories in height.
3. Roof design should enclose no
more and no less than one (1) floor
of habitable space.
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3. Materials
Building materials should reflect quality, durability and consistency,
when possible, with the materials used throughout the surrounding
neighborhood. Appropriate building materials include horizontal and
vertical wood siding, stucco of varying surfaces and brick and stone
occasionally used as accents, particularly along the building base.
a. Appropriate roofing materials include architectural grade asphalt
shingles, concrete the or slate, or integrally colored concrete roof
tiles. Shake roofs are not permitted due to their high fire hazard
nature.
b. All stucco wall materials should be smooth, unsanded surfaces
to prevent collection of dirt, surface pollutants, and surface paint
deterioration. Textured stucco is not encouraged unless the
application is hand troweled or float finished.
c. Vivid stripes, arches, tile inlay, or similar architectural accents
should be used to reinforce traditional style.
2 -4
4. Windows
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Window proportions and detailing
should reflect the architectural
style of the early 1900's by
incorporating key elements such
as recessed windows, wood
framing, detailed or ornamental
molding around openings, multi -
paned windows and window
flower boxes.
a. All windows within a building should be related in
operating type, proportion and trim. Unifying
elements such as common sill or header lines are
preferred.
b. Window placement should consider privacy of
adjacent residences.
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c. Vertical rather than
horizontal windows are _
consistent with the ^
desired bungalow and Victorian style
architecture and are encouraged.
d. Painted wood window accents
reflects the Victorian and bungalow
style architecture and is encouraged.
Built -up sills and trim should be used
to create surface relief and texture.
e. Glass should be inset a minimum
of three (3) inches from the exterior
wall surface to add relief, especially
in stucco buildings.
f. Silver or gold metal window frames
with large, glazed glass panes and
dark tinted or reflective glass are
discouraged.
5. Front Doors and Garage Doors
Front doors as well as garage doors are a critical, visual element and
should be carefully selected and detailed.
2 -5
a. Front doors should be wood
with decorative panels and /or
multi -paned windows.
b. Metal garage doors are
discouraged unless panel
detailing is used.
c. Garage doors should be
recessed into the garage wall
and multi - paneled to provide relief. Decorative panels and /or
windows are encouraged. Decorative panels and /or windows are
encouraged.
6. Front Porches
Front porches are a key architectural element which help define the
home entry, unify the neighborhood street scene and encourage
physical activity near the street.
a. Elevated porches with gable overhangs are traditional elements
of the bungalow architectural style and are encouraged.
b. Victorian and bungalow style porches should include overhangs,
heavy wood trellis structures or traditional lattice or picket surround
courtyards whenever possible.
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Kccesrcd garage loon with decararwe A"au!(, .a
6. Front Porches
Front porches are a key architectural element which help define the
home entry, unify the neighborhood street scene and encourage
physical activity near the street.
a. Elevated porches with gable overhangs are traditional elements
of the bungalow architectural style and are encouraged.
b. Victorian and bungalow style porches should include overhangs,
heavy wood trellis structures or traditional lattice or picket surround
courtyards whenever possible.
_ . _...
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Ph_
2 -6 ' Q
7. Garbage /Recycling Areas
Storage areas for garbage and recycling bins shall be provided unless
provision for storage is made inside the garage. Storage areas should
be shielded from street view using landscaping or fencing on all sides.
8. Mechanical Equipment
Mechanical equipment, satellite dishes, and utility meters should be
screened from view using landscaping, decorative fencing or roof
parapets. Whenever possible, roof - mounted equipment should not be
permitted unless it is screened from view.
9. Accessory Structures
Trellis, pergolas, gazebos and other outdoor structures. are
encouraged provided they meet the requirements of Chapter 17.24 of
the Moorpark Municipal Code. Materials and colors should match or
complement those of the main residence.
10. Energy Efficiency
Structures should be designed to incorporate passive and active solar
features, when possible.
11. Wall Articulation
All building walls should have staggered
planes to create interest. Avoid large
blank wall surfaces. Architectural-'
elements that add scale or interrupt the
wall fagade are encouraged, such as
trellises, bay windows, courtyards, and
porches.
2 -7 ..
Turrers, "cvebrovvs. " and othcr
special features are common
with Victorian architernure
C. Landscape Guidelines
A vane£` of elements a&ls in to the walllrlane
New planting within the Single Family Residential zone should be
consistent with the Suggested Plant Palette shown in Table 5 of this
Specific Plan Section and with the City's Landscape Guidelines.
1. Planting
Water is a limited resource in California and drought remains a
recurrent environmental concern which should be addressed within the
overall landscape design. Landscaping materials should be selected
with consideration for water requirements over the lifetime of the
plants. The use of plants with low water requirements, particularly
plants that are considered drought - tolerant, and the use of efficient
irrigation systems is strongly recommended.
a. Eighty percent of the selected plant material should be drought
tolerant.
b. All planting area watering systems should be properly designed
to conserve water and minimize the amount of runoff.
c. Conservation techniques such as the use of drip irrigation should
be explored and, given the soil constraints, may be the most
effective means of irrigating the residential landscape. Urban runoff
from buildings, for example air conditioning units, may be reclaimed
and used for landscape irrigation purposes.
d. Plants should be arranged in groups and spaced to allow them to
develop in masses. Avoid spacing plants so far apart that
individual shaping is a temptation, unless they are designated as a
single specimen plant.
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2 -8
e. Formal perennial planting may be appropriate at entries or along
walkways.
f. Trees should be used to create an intimate scale, enclose
spaces, frame views, but their placement should respect views from
downtown to the surrounding hillsides. The use of Pepper trees is
encouraged.
g. Landscape structures (decks, trellises, arbors, gazebos, etc.)
should be used to provide entry accents, shade or enhance the
building structure. Colors applied to the structure must be
complimentary to the building. Plants and metal Q-*r,,GA Tres are nGt
perm��4-. -
2 -9 r
Table 5
DOWNTOWN SPECIFIC PLAN SUGGESTED PLANT PALETTE
BOTAMCAL NAM
GnovwrocovEws: BacchanspulBans'TkdnPeaks
Cerestiurn tomentosum
Festuca ovine 'Glauca'
Gazania ssp.
Hedern helix
Hypertcum catycinum
Juniperus confena
Lantana montevbansis
Liriope spicats
Lonicera japorrtca
Pelargonium peltatum Balcan'
Rosmarinus o►ficmelis
Trachelospemtum/asminoides
Venrena peruviana ,
Vitas: Rose ssp.
Dislictis buocinatorle
Ficus pumda
Hardenbergia violaces
Jasminum polyanthum
Mandeville Alice du Pont'
Passilbra alatocaundee
SHRUes Agapenthus ssp.
and Cistus ssp.
PERENNIALS: Comus sencea
Dietes vageta
Diosma pukhrum
Echium lastuosum
Erigeron karMskianus
Euryops pentinatus vindis'
Ilex ssp.
Hemerocailis hybrids
Hibiscus ros"inensis
hIldrengee rrsecrophyge
Lantana ssp.
LavenckA
Ligustrum ssp.
Lycianthes ranionnei
Pittosporum tobirs
Plumbego aunculate
Raphiolepis indice
Rose ssp.
Salvia ssp.
Syrkvs vtrlgaris
Tulbaghia violacea
Trees: Albizia julibrissin
Cihus
Ficus microcarpa 'Given Gem'
Jacaranda mimosftia
Lagerstmemia indica
Proms ssp.
Schinus molle
COMMON NAME
Coyote Blush
Snow in Summer
Blue Fescue
MCN
English Ivy
St. Johnswort
Shore Juniper
ACN
Creeping Lily Turf
Japanese Honeysuckle
IVY Geranium
Rosemary
Star Jasmine
ACV
Old- Fashioned Climbing Rose
Blood -red Trumpet Vine
Creeping Fig
Happy Wanderer
Pink Jasmine
ACN
Passion Vine
Lily of the Nile
Rockrose
RedMV Dogwood
Fortnight Lily
Breath of Heaven
Pride of Madera
Santa Barbara Daisy
Euryops Daisy
Holly
Daymy
Hibiscus
Garden Hydrangea
AM
Lavender
Privet
Paraguay Nightshade
AKXV
Cape Ptumbago
lndianNew0 me
Rase
Sage
Laac
Society Gallic
Silk Tree
Citn s
Laurel Fig
Jacaranda
owe"
Ffowe"Plum and Cheny
CaMomis Pepper
Note: Additional plant species may be substituted for the species GsW above, if such species an found
to be consistent with the architectural themes encouraged in the Downtown Specific Plan, and will not
result in damage to infrastructure or become a maintenance problem for the public streets and side•
walk areas.
NCN = No Common Name
2 -10
2.2.2 Two - Family Residential (R -2)
A. Site Development Standards
1. Land Use and Permitted Uses
Uses in the Two - Family Residential designation shall meet the
requirements for the R -2 designation as shown in Chapter 17.20 of the
Moorpark Municipal Code.
2. Development Requirements
Development in the Two - Family Residential designation shall meet the
requirements for the R -2 designation as shown in Chapter 17.24 and
Chapter 17.36 of the Moorpark Municipal Code.
3. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
4. Maintenance and Renovation
Maintenance and renovation for the Two - Family Residential
designation shall comply with the maintenance and renovation for the
Single - Family Residential designation contained in Section 2.2.1.
B. Design Guidelines
Design Guidelines for the Two - Family Residential designation shall be the
same as the guide- lines for the Single- Family Residential designation as
contained in Section 2.2.1.
C. Landscape Guidelines
Landscape Guidelines for the Two- Family Residential designation shall be
the same as the guidelines for the Single - Family Residential designation
as contained in Section 2.2.1.
2.2.3 Residential Planned Development (RPD)
A. Site Development Standards
The Residential Planned Development is to provide a flexible regulatory
zone to encourage creative and innovative design. These units should
be well articulated as individual or collective units, and act as a transition
between Single Family Residential and the Old Town Commercial
Buildings. The design of the units shall generally be oriented toward the
street with parking to the rear behind the units.
2 -11
1. Land Use and Permitted Uses
Development in the Residential Planned Development designation
shall meet the requirements for the RPD designation as shown in
Chapter 17.24 and Chapter 17.36 and the use requirements as shown
in Chapter 17.20 of the Moorpark Municipal Code.
2. Development Requirements
The density maximums within the Residential Planned Development
area have been established to encourage lot consolidation and
redevelopment of under developed or declining properties. The
maximum permissible density is 20 units /acre. The maximum can only
be achieved when it is for a low /very low or senior housing project.
Section 2.3.3 Building Expansion and Renovation provides for
increases in density beyond the low end of 7 dwelling units per acre.
This section allows for increased density under certain standards and
conditions.
3. Fences and Walls
Fence design should be used to
reinforce the architectural theme of
the building and shall meet the
requirements of Chapter 17.24 of the
Moorpark Municipal Code.
a. Low, painted picket fences or
solid stone or stucco -face walls
are encouraged around front yards
promoting an open neighborhood
atmosphere.
b. Iron grillwork and tile detailing is
encouraged on stone or stucco
space walls or on corner pilasters.
4. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
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5. Building Maintenance and Renovation
Quality maintenance of existing buildings and parcels, combined with
gradual progression in meeting design goals for this land use
designation is encouraged. To this end, the maintenance guidelines
and incentives outlined in section 2.3.1 to 2.3.3 apply to the Residential
Planned Development designation.
2 -12 4
B. Design Guidelines
In addition to the Single Family Residential guidelines, the following
design guidelines apply to the Residential Planned Development areas.
All housing constructed within the Residential Planned Development areas
of the Specific Plan must be consistent with the Moorpark General Plan.
General Character- 1900's California Bungalow and Early American
Downtown neighborhood architecture primarily consists of early 1900's
California bungalow style, integrated with Western- Victorian and Early
American style structures. These guidelines and standards apply to new
construction as well as replacement and expansion of existing structures
to preserve and strengthen historic. neighborhood character. Modern
interpretations of these styles are also acceptable if they maintain
articulated massing and blend with the surrounding neighborhood.
1. Building Form and Massing
Building form and massing is particularly important for these higher
density buildings. The following guidelines will emphasize varied
building forms and enable renovations or new construction to blend
with the surrounding small lot single family development.
a. Avoid designing buildings longer than 120 feet.
b. Buildings and building additions shall be carefully massed and
articulated to blend with the existing historic Charles Street
neighborhood. Building additions and expansions should be of
similar form and proportionally massed with the existing structure.
c. Building mass should soften they
structure's appearance with architectural
features such as garden walls, porches,
balconies, and trellises. -'
d. The building form should clearly define
entries using roof forms, stoops (elevated
porch), and porches. , }
e. Building form should de- emphasize
garages and garage doors by locating
building, when feasible. Where garages
primary structure, a breeze -way or
encouraged to connect structures.
them behind the main
are separated from the
an overhead trellis is
2 -13 3 �,
2. Unit Articulation
Unit articulation will help diminish the massive look of large structures,
and blend with the surrounding neighborhood. These guidelines are
especially pertinent to those parcels along Charles Street that may be
affected by the lot consolidation (aka. Spring Road) density incentives.
a. The elevation of buildings backing up to public streets should be
carefully articulated.
b. Variety in roof levels and wall planes should be used to articulate
buildings and reduce the building mass.
c. To reduce the long facades of multi - family buildings they should
be divided into shorter modules a maximum of 30 feet in width.
This can be done with varied setbacks, vertical moldings, texture
changes on the facade, porches, and balconies.
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3. Roof Form
Multiple family buildings tend to be larger structures; it is important to
articulate the roof forms to better blend these buildings with the
surrounding smaller single family residential buildings.
a. Breakup roof form with elements such as dormers, eaves,
exposed rafter tails, exposed roof beams, and triangular knee
braces.
2 -14 r
Projection Overhang
Building Articuiati n
b. Appropriate roof forms include gable, shed, and hip roofs with a
low pitch (3:12 - 4:12).
c. Mansard roof forms should only be used when and if the building
emulates a traditional style that employs mansard roofs (e.g.,
Victorian, Beaux Arts, etc.). The following guideline should apply to
buildings with mansard roof forms.
i. Dormer windows and other architectural features should
occupy a minimum of twenty five percent (25 %) of the roof
length.
ii. Buildings should be three (3) stories in height.
iii. Roof design should enclose no more and no less than one
(1) floor of habitable space.
4. Materials
Building materials should reflect quality, durability and consistency,
when possible, with the materials used throughout the surrounding
neighborhood.
a. Appropriate building materials include horizontal and vertical
wood siding, stucco of varying surfaces and brick and stone
occasionally used as accents, particularly along the building base.
b. Appropriate roofing materials include architectural grade asphalt
shingles, standing seam metal roofing, concrete tile or slate, or clay
or integrally colored concrete roof tiles. Shake roofs are not
permitted due to their high fire hazard nature.
c. All stucco wall materials should be smooth, unsanded surfaces to
prevent collection of dirt, surface pollutants, and surface paint
deterioration. Textured stucco is not encouraged unless the
application is hand troweled or float finished.
2 -15 4
d. Vivid stripes, arches, tile inlay, or similar architectural accents
should be used to reinforce traditional style, when appropriate.
S. Windows
Window proportions and detailing on new structures and renovations
should reflect the architectural style of the early 1900's by incorporating
key elements such as recessed windows, wood framing, detailed or
ornamental molding around openings, multi -paned windows and
window flower boxes. On space building additions, windows should
complement windows in the existing structure.
a. All windows within a building
should be related in operating type,
proportion and trim. Unifying
elements such as common sill or
header lines are preferred.
b. Window placement should
consider privacy of adjacent
residences.
�t L ,
c. Glass should be inset a minimum of three (3) inches from the
exterior wall surface to add relief, especially in stucco buildings.
d. Silver or gold metal window frames with large, glazed glass
panes and dark tinted or reflective glass are discouraged.
6. Front Doors and Garage Doors
Front doors as well as garage doors are a critical, visual element and
should be carefully selected and detailed.
a. Front doors should be wood with decorative panels and /or multi -
paned windows. Metal doors are discouraged unless the detailing
is similar to the wood doors.
b. Metal garage doors are discouraged unless panel detailing is
used.
c. Garage doors should be recessed into the garage wall and multi -
paneled to provide relief Decorative panels and /or windows are
encouraged.
7. Front Porches
Front porches are a key architectural
element which help define the home
entry, unify the neighborhood street
scene and encourage physical
activity near the street.
r.
a. Elevated porches with gable L --'
overhangs are traditional elements of the bungalow architectural
style and will help the larger structures blend with the surrounding
neighborhood.
b. Early American and Victorian style porches should include large
overhangs, wood post structures with traditional bracketed and
tapered porch columns whenever possible.
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14
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2 -17
8. Garbage /Recycling Areas
Storage areas for garbage and recycling bins shall be provided.
Storage areas shall be shielded from street view using landscaping,
walls or fencing on all sides consistent with City standards.
9. Mechanical Equipment
Mechanical equipment and utility meters shall be screened from view
using landscaping, decorative fencing or roof parapets. Whenever
possible, roof - mounted equipment shall not be permitted unless it is
screened from view.
10. Accessory Structures
Trellises, pergolas, gazebos and other outdoor structures are
encouraged provided they meet the requirements of Chapter 17.24 of
the Moorpark Municipal Code. Materials and colors shall match or
complement those of the main structure.
11. Energy Efficiency
Structures should be designed to incorporate passive and active solar
features, when possible.
C. Landscape Guidelines
New planting within the Residential Planned Development zone should be
consistent with the Suggested Plant Palette (Table 5) located in Section
2.2.1 C of this Specific Plan.
1. Planting
Water is a limited resource in California and drought remains a
recurrent environmental concern that should be addressed within the
overall landscape design. Landscaping materials should be selected
with consideration for water requirements over the lifetime of the
plants. The use of plants with low water requirements, particularly
2 -18
plants that are considered drought - tolerant, and the use of efficient
irrigation systems is strongly recommended.
a. Eighty percent of the selected plant material must be drought
tolerant.
b. All planting area watering systems should be properly designed
to conserve water and minimize the amount of runoff.
c. Conservation techniques such as the use of drip irrigation should
be explored and, given the soil constraints, may be the most
effective means of irrigating the residential landscape. Urban runoff
from buildings, for example air conditioning units, may be reclaimed
and used for landscape irrigation purposes.
d. Plants should be arranged in groups and spaced to allow them to
develop in masses. Avoid spacing plants so far apart that
individual shaping is a temptation, unless they are designated as a
single specimen plant.
e. Formal perennial planting may be appropriate at entries or along
walkways.
f. Trees should be used to create an intimate scale, enclose
spaces, frame views, but their placement should respect views from
downtown to the surrounding hillsides.
g. Landscape structures (decks, trellises, arbors, gazebos, etc.)
should be used to provide entry accents, shade or enhance the
building structure. Colors applied to the structure must be
complimentary to the building. Plastic and metal structures are
discouraged.
2.2.4 Office (C -0)
A. Site Development Standards
1. Land Use and Permitted Uses
Uses in the Office designation shall meet the requirements for the C -O
designation as shown in Chapter 17.20 of the Moorpark Municipal
Code.
2. Development Requirements
Development in the Office designation shall meet the requirements for
the C -O designation as shown in Chapter 17.24 and Chapter 17.36 of
the Moorpark Municipal Code with the exception of building height
2 -19 ';
which shall be 35 feet, maximum and no more than three stories high.
Accessory structures (such as garages and patio covers) shall be 15
feet, maximum height. Front yard setback shall be a maximum of
twenty (20) feet, an average of ten (10) feet and a minimum of zero (0)
for every three hundred (300) feet of street frontage. The average
setback shall be determined by totaling the width of the three
properties, i.e. the subject property and each adjacent property and
then dividing by three. In no case, shall the width of the three
properties be less than 300 feet. If the width is less than 300 feet then
additional properties shall be used in the calculation to achieve at least
300 feet. The variable front yard setback takes into account the
existing buildings with zero (0) to ten (10) feet setbacks while providing
some visual relief along this reach of Moorpark Avenue.
3. Parking
Parking shall meet the requirements of Chapter 17.32 of the Moorpark
Municipal Code.
4. Building Maintenance and Renovation
Quality maintenance of existing buildings and parcels, combined with
progress in meeting design goals for this land use designation are
encouraged. To this end, the maintenance guidelines and incentives
outlined in section 2.3.1 to 2.3.3 apply to the Office designation.
5. Walls
Walls shall meet the requirements of Chapter 17.24 of
the Moorpark Municipal Code. Decorative masonry
or masonry walls with a stucco finish should be used
to screen service areas, parking, and ground
mounted mechanical equipment. Trash containers
shall be enclosed by a masonry wall consistent with
City standards.
6. Signage
Signage shall meet the requirements of Chapter
17.40 of the Moorpark Municipal Code
B. Design Guidelines
1. Architectural Character
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wish 'S4sms'tpcnin ;r
Early American Commercial Style
The following design guidelines apply to the Office(C -0) zone as
designated in Figure 6, the Specific Plan Zoning Map.
The properties zoned for Office uses are located adjacent to an
existing single family residential neighborhood. Many of the structures
2 -20
on the east side of Moorpark Avenue are single family residences with
driveways off of Moorpark Avenue as well as alley access to the rear of
the property. Reuse or conversion of property along Moorpark Avenue
and the design of the new office buildings along Moorpark Avenue
should reflect the same architectural character desired on High Street
but targeted to office usage. Due to the larger front setbacks, exterior
and interior courtyards can be incorporated. Tower -like elements,
turrets, loggias should be used to accent buildings and other
architectural features.
2. Building Form and Massing
Moorpark Avenue is an entrance to the downtown High Street area
and as such should provide a transition from the modern day
architecture found on
Los Angeles Avenue to
the more historic
architecture of High
Street. Use of
varying stories and
building height can
provide visual interest A
and also lessen the
impact of one story
directly above the
ground floor story.
There should be a
minimum five (5) foot 3fnaller• roof arnras taut` ovel,ha zgs break up the building mass
setback for the second
story from the ground floor wall in order to provide more visual interest
and to minimize the towering effect of a single wall two stories high.
The size and mass of a larger building should be softened to blend
with the surrounding neighborhoods. A variety in roof levels and wall
planes should be used to reduce the mass and bulk of the structure..
3. Site Planning
a. Building faces for every three
properties or 300 feet should front
public streets with varying front
setbacks from zero (0) to twenty (20)
feet with an average of ten (10) feet,
whichever is greater.
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2 -21
LOW WALL
b. Parking areas should
be located to the rear of
buildings whenever
possible with access
from the adjacent alley,
when available.
Reciprocal parking and
access shall be required
in order to reduce the
number of driveways
needed along public
streets.
c. Parking lots located near public streets shall be screened from
view with substantial landscaping, berms, hedges, or low walls.
d. Low walls within and along Moorpark Avenue should be used,
where appropriate, to provide architectural and visual variety and to
provide a physical barrier for pedestrians directing them to a safe
crossing. The walls should be a maximum of three (3) feet high,
located in such a manner so as to provide for landscaping from the
back of the curb face to the wall in some instances, or adjacent to
the back of curb in other instances, and /or combined with seating,
trash containers, drinking fountains, and decorative features. The
walls should be of durable construction material with the wall
design consistent with the adjacent buildings, i.e. use of stucco
over block, or brick, or slumpstone block, punctuated with
decorative material such as tile, stone or brick.
4. Entries
a. Entrances to individual office units should be
easily- visible from public areas. Avoid . long
balconies and corridors for access to units.
b. Stairs, stoops, and porches
are recommended to
emphasize the entries and
create attractive semi - public
spaces.
c. Stairway
complement
metal stairs are discouraged.
2 -22
location and form should
building form. Prefabricated
C_
0.
5. Accessory Buildings
Covered parking, patio areas and accessory buildings should be
architecturally compatible with the main building and shall meet the
requirements of Chapter 17.24 of the Moorpark Municipal Code.
6. Garbage and Recycling Areas
Areas for garbage and recycling
locations enclosed by structures to
and detailing should be consist
consistent with City standards.
shall be provided in convenient
shield from public views. Materials
ant with the overall project and
7. Lighting
a. Parking lot and walkway lighting should
provide appropriate levels of light for security
and safety consistent with Section 17.30 of the
Moorpark Municipal Code.
b. Building and parking lot lighting should
consistent with the Early American Commercial
Style architecture.
c. Light poles should be appropriate for the building, complex and
site. Height of light poles shall not exceed the main building height
and in all cases not exceed twenty -five feet (25').
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C. Landscape Guidelines
New planting within this zone should be consistent with the Suggested
Plant Palette shown in Table 5 of Section 2.2.1 of this Specific Plan as
well as the City's adopted Landscape Guidelines. The following landscape
guidelines apply to the Office (C -0) zone.
1. Planting
a. Trees and planting should
buildings, shade parking lots,
entries plazas, and courtyards
2 -23
be used to soften the mass of larger
and accent important areas such as
b. The use of large specimen trees (24" box material, minimum) as
specified in the suggested plant palette is encouraged. Shrubs
should be a minimum five - gallon, except where standard nursery
and installation practices use one gallon.
c. Top dressings should be a minimum 2" layer composted organic
material to aid in weed control and conservation.
d. Tree well grates should be used in the right -of -way area for the
planting of street trees.
2.2.5 Old Town Commercial (C -OT)
A. Site Development Standards
1. Land Use and Permitted Uses
Uses in the Old Town Commercial designation
shall meet the requirements for the C -OT
designation as shown in Chapter 17.20 of the
Moorpark Municipal Code.
2. Development Requirements L
Development in the Old Town Commercial designation shall meet the
requirements for the C -OT designation as shown in Chapter 17.24 and
Chapter 17.36 of the Moorpark Municipal Code with the exception of
building height which shall be 35 feet, maximum. Architectural
elements such as towers, chimneys, and parapet walls may have a
maximum height of forty (40) feet. Parapets used as architectural
accents may exceed the maximum height when approved by the
Community Development Director.
3. Parking and Signage
Parking and signage shall meet the. requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
4. Building Maintenance and Renovation
Quality maintenance of existing buildings and parcels combined with
progress in meeting design goals for this land use designation are
encouraged. To this end, the maintenance guidelines and incentives
outlined in Section 2.3.1 to 2.3.3 of this Specific Plan apply to the Old
Town Commercial designation.
5. Mixed Use Development
A mixed commercial - residential use project is a project in which
commercial uses will occupy the entire street level of a building or
group of buildings, and residential uses will occupy portions. or all of
2 -24
F
'per
2. Development Requirements L
Development in the Old Town Commercial designation shall meet the
requirements for the C -OT designation as shown in Chapter 17.24 and
Chapter 17.36 of the Moorpark Municipal Code with the exception of
building height which shall be 35 feet, maximum. Architectural
elements such as towers, chimneys, and parapet walls may have a
maximum height of forty (40) feet. Parapets used as architectural
accents may exceed the maximum height when approved by the
Community Development Director.
3. Parking and Signage
Parking and signage shall meet the. requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
4. Building Maintenance and Renovation
Quality maintenance of existing buildings and parcels combined with
progress in meeting design goals for this land use designation are
encouraged. To this end, the maintenance guidelines and incentives
outlined in Section 2.3.1 to 2.3.3 of this Specific Plan apply to the Old
Town Commercial designation.
5. Mixed Use Development
A mixed commercial - residential use project is a project in which
commercial uses will occupy the entire street level of a building or
group of buildings, and residential uses will occupy portions. or all of
2 -24
the upper floors of that same building(s). The intent of allowing for
mixed use projects in the Old Town Commercial District is to provide
continuous frontage of retail shops and commercial business
establishments at the street level, while providing opportunities for
downtown residential living. The following requirements shall apply to
these mixed use projects:
a. The primary use shall be commercial and the residential use
shall be secondary to the commercial use of the property.
b. The street frontage level of the commercial structure shall be
utilized for commercial uses and not for parking.
c. The entire ground floor or street level, with the exception of
circulation access, shall be used exclusively for retail and other
commercial uses and no dwelling shall be permitted to be
located in whole or in part on the ground floor or street level.
d. All parking spaces required by the residential use shall be
provided on -site to serve the residential units and shall be
specifically designated and reserved for the exclusive use of the
residents.
e. Where a project consists of more than ten (10) units, the
project shall be clustered in two or more buildings to reduce
building mass and create architectural interest.
f. Wall planes for buildings shall have design articulation
consistent with the design standards set for all buildings in the
Old Town Commercial district.
g. Direct access for parking areas and driveways is discouraged
along High Street. Access for parking and driveways shall be
taken from adjoining alleys or alternative streets when available.
If a parking area or driveway cannot be designed to avoid
access from High Street the driveway and parking area shall not
occupy more than 40% of the lot frontage, leaving the majority
of the lot width for commercial store front development.
h. Driveway access to parking shall be taken as close to a side
lot line as is feasible, rather than from the middle of the lot
frontage.
i. Additions to existing buildings shall be designed to be
integrated with the existing building when the Community
Development Director has determined that the existing design is
2 -25
in conformance with the Downtown Specific Plan. The new
addition should match the original in terms of scale, architectural
details, window and door styles and openings, roofline,
materials, color and other aspects of design.
j. Where a large addition to an existing structure is developed,
the entire building should be renovated to achieve a single,
coordinated appearance.
B. Design Guidelines
1. Architectural Character
High Street was the original "main street" of Moorpark and today is an
eclectic mix of architecture including many architectural styles. The
eclectic nature of the architecture is part of the charm of the historic
street and should be encouraged within the classic 1920's Commercial
Style architecture. Some Spanish Mission or Santa Barbara Spanish
may also be appropriate on certain lots along High Street although it
was not specifically used on High Street.. Contemporary interpretation
of these styles should be used in the Old Town Commercial zone
today. The two primary styles below are encouraged as the
architecture of preference in the Old Town Commercial Zone.
a. Spanish Mission Style
This style was not historically used along High Street although it is
a common style in the region. It is characterized by the use of
arches, patios, porticos, architectural features such as cornices,
decorative plaster and cement ornamentation, and wrought iron.
Plastered or stucco walls punctuated with colorful, sometime ornate
Spanish, Mexican and
mosaic tiles are also
prevalent in addition to
smooth plastered walls.
e h
Interior patios or atriums �J
with fountains and ar1.
g dens
are often found along with
red clay tile flooring within
and in patio areas of the 3
buildings. Often the use of
deep opening for windows and doors are used to accentuate the
building fagade and to provide relief from the sun.
b. Early American Commercial Style
Throughout America, a
significant number of -_ k R K A, r,.�y
commercial structures -- A
2 -26
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V,'AINPCOT 3ASt TRE TMENT
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t
were built in the 1920's and 30's which adapted the more ornate
styles of classical, Greek Revival, and Chicagoan architecture to a
more simplified, plain commercial style. Such architectural
treatments were done to emulate these ornate styles in a less
expensive way. This architectural solution was especially popular
in smaller towns throughout California where property owners were
not wealthy enough to construct highly ornate buildings, more
typically built Early American Commercial Architecture in larger
urban areas. These more modest structures exhibit only some of
the characteristics known to the more ornate architectural styles,
such as parapets with caps and finials, multi -paned windows,
canvas awnings, and decorative base treatments. This
architectural style allows for a healthy mix 'of building details and
can be blended with more traditional eastern elements such as
brick and mortar buildings or wraps and ornate cornice or frieze
details.
2. Building Form and Massing
a. Building form and massing should
promote continuity of the street scene.
The size of new structures should be
compatible with adjacent buildings and
neighborhoods. `
...... ...... ....
_
b. To create a less massive building,
the building mass should vary in modules of 50 feet or less.
Buildings with frontage of longer than 50 feet should have vertical
architectural features such as columns or pilasters every 25 to 30
feet.
c. The use of towers and other accent
elements on corner buildings and key
entries is strongly encouraged.�,'```'-
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d. Provide convenient pedestrian
circulation and architectural interest. Corner buildings should
incorporate features such as angled corner and walk- through
arcades, interesting signage and store fronts.
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2 -27
CUT CORNER
CORNfIR DISPLAY WINO6W
e. Special architectural features such as towers, turrets, and
loggias should be used to accent buildings at street corners, at the
terminus of a street, alley, or pedestrian way, and at other highly
visible locations.
f. Two to three -story buildings should be located around prominent
intersections and public plazas.
g. "Four -sided architecture " - exterior fagade detailing and
architectural treatment on all sides of buildings readily visible to the
public should be used when buildings are not constructed to the
side property lines.
h. "Corporate architecture" and generic designs are discouraged.
Each project should be designed to address the downtown goal to
create a pedestrian atmosphere with quality architecture rich in
detail.
3. Service Areas
a. Service areas including trash and
recycling containers, mechanical
equipment, and satellite dishes should
be located behind buildings screened by
landscaping and enclosed by masonry
walls that are architecturally compatible
with the building design.
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b. Parapet walls, or fully enclosing mechanical equipment should
be used to screen public view of roof tops and roof top mounted
mechanical equipment. Placement, material, and color of roof
screens shall be architecturally compatible with the building design.
c. Loading areas and service- bays should be located at the rear of
buildings, when possible, screening them from public view.
4. Roof Forms
Inspired by the architectural styles of the r
early 1900's, new or renovated roof forms %
should be compatible with existing roof
forms in downtown Moorpark; I --
predominantly flat roofs with parapets and a
few pitched, gable roofs. Continuous or false mansard roofs that are
not compatible with the style of architecture allowed in the Downtown
Specific Plan are discouraged.
2 -28
a. Parapet wall designs should be used on flat roofs to add
architectural variety. It should have detail articulation and features
such as corner treatments and continuous banding.
b. Parapet walls, whether simple or
ornate, should always include a
cap and corner detail to enhance a
building's identity.
c. Parapets should be integrated 177LJW '
into the building. If the backside of
the parapet is visible, it should be
I
appropriately detailed. When
parapet roofs are used on long structures with multiple tenants, the
building should be designed with two or more facades and parapet
roof forms.
d. Decorative chimney caps or bell tower turrets are encouraged.
f. Where gabled or
pitched roofs are used,
careful integration with
the primary building and
adjacent buildings
should be considered in
design. The gable end,
or in the case of a
multiple pitched roof, the
predominate gable end
should face High Street.
Slopes of pitched roofs
should not exceed 3:12 and 6:12.
2 -29
e. Varied roof forms within a
building such as tower
elements, gabled roofs,
extended eaves with rafters or
corbels, can also be used to
add interest and to create an
Early American style building.
5. Windows and Doors
Entrances to commercial buildings should
be prominently located. Windows and
doors should be carefully detailed.
Quality framing, molding, detailing, and
window box treatments should be used as
accents where possible.
f
r-
_ __._ __ ._ .. _ .. . . _...... _
a. Recessed windows and doors create interesting shadows
and are common of Early American Commercial style
architecture. Windows should be recessed from the exterior
wall plane a minimum of three (3) inches: Doors should be
recessed from the exterior wall plane a minimum of six (6)
inches.
b. Transom windows located above storefront windows can
provide horizontal consistency and add interior light throughout
the downtown.
c. Consistency between window styles and door frames should
be maintained throughout the structure to unify building facades.
d. To minimize the expansive nature of glazed windows which
can detract from the desired historical character in Old Town,
the use of multi -paned windows and mullions is recommended
in window and door designs.
e. Entrances and doors should be carefully located and detailed
providing a clear sense of entry. Clearly detailed and marked
doorways will relate the building to the street and help orient
pedestrians.
cnrrsil�[ ;S.n; 5cf Sfax
f. Customized paving materials and accents between the private
sidewalk and the building facade are encouraged. Unique
patterns and materials will personalize businesses and act as a
2 -30 '
form of signage, helping pedestrians identify specific
businesses.
g. Storefront windows which open up to the sidewalk create an
inviting atmosphere and are encouraged.
h. 50 -80% of the ground floor retail areas should be transparent
storefront windows. Second level and third level windows
should not exceed 50% of the total exterior wall surface.
i. To be consistent with the desired early 1900's Early American
Commercial architecture, windows should be vertically rather
than horizontally oriented, unless they are accenting vertically
dominated storefront windows.
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6. Arcades, Porches, and Covered Walkways
a. Arcades, covered walkways and porches add pedestrian scale
to building design and to the street. They are encouraged, adding
a practical and attractive architectural element and providing
winter weather protection and shade during hot summer months.
b. Proportion and human scale are important in the design of
arches, columns, and arcades. Arcades should have sufficient
wall thickness emphasizing a sense of strength, balance, and
traditional masonry proportions.
2 -31
c. The ratio between the top of the arch and the mass it is
supporting should be carefully designed so that sufficient wall
surface is present between the key of the arch and the next
architectural element above.
d. Columns supporting the arches should be proportionate to the
size of the arch. Neither spindly and undersized columns, nor
squat, overly massive columns are appropriate.
7. Architectural Details
a. Architectural details can be used to enhance a new or existing
structure adding color, shadows, and interesting architectural
forms. Often the architectural style of the building is depicted
through the simple details.
b. Storefront windows should incorporate a base rather than
extending the glass to the ground. This protects storefront glass
from skateboards, bikes, etc and provides a location for low seat
walls, landscaping, or other architectural features. Built -up
stucco, brick, or wood base is encouraged.
c. Framing and relieved detailing around
windows, pedestrians doors, parapet caps,
and building bases are recommended.
Window boxes, balconies, and balcony type
features or other design details which can
enhance two -story structures are
encouraged.
d. Porch, balcony and overhang treatments
to the building facade provide pedestrian
protection from sun and rain.
e. To create a more comfortable space for
pedestrians, the use of awnings and
canopies are encouraged. Canopies
protect people and furniture from inclement
weather and reduce the perceived height of
the building facade to human scale.
Awnings also provide a clearly definable
place to introduce color and signage.
2 -32
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g. Exterior walls, especially at ground level, should include
elements to build depth and character to the wall plane. Use of
reveal patterns, material changes, balconies, overhangs, building
pop -outs, and recessed entries is preferred.
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h. Tile accents and relief bands are simple ways to add interest
and character to a building facade.
i. When possible, wrought iron or similar �= l a
iron grillwork and ornamental fixtures
should be used as building accents,
lighting or signage.�
8. Low Walls
a. Low walls are an important unifying element providing
continuity to the street edge and buffering parking and service
areas.
b. Walls should have a minimum height of 2.5 feet and maximum
4 feet height. The finish material and design should be
compatible with the architectural character of adjacent buildings.
c. Community art display panels may be incorporated into wall
design to enhance public pride.
d. For a clean, finished appearance, and to ensure durability and
safety in design, low walls should incorporate a wall cap and
pilasters anchoring entry points.
e. Defining breaks in low walls should be incorporated to allow for
pedestrian circulation.
9. Building Materials
Building materials and finishes should be selected to reinforce the
guiding architectural image (Spanish Mission or Early American) and
should be consistent with the desired architectural character of the
individual and immediately adjacent buildings. The following materials
2 -33
are suggestions for renovation and new construction to the Old Town
Commercial zone street facades and exposed structure sides. Backs
of buildings should use similar materials, however, less expensive and
more utilitarian substitution materials are acceptable provided they are
compatible with the overall design. Materials and finishes should be
selected for ease of maintenance and durability. The following
materials are encouraged:
a. Roofs (see Roof Section for graphic examples)
1. Exposed wood structural lumbers such as rafter tails, roof
beams, and ornamental corbels
2. Copper accents, gutters, downspouts, and scuppers
3. Concrete or routered wood corbels
4. Dimensional asphalt shingles
5. Standing seam metal roof
6. Fire retardant light weight concrete shingles
b. Building Walls
1. Stone and brick are also acceptable materials (float- finished
surfaces are preferred)
2. Colored or stained concrete block can be used to simulate
brick or adobe
3. Stone or brick wainscoting may be used
4. Ornamental tiles, wood, brick, and glass block can be used
as trim or accents around the base of the building.
5. Heavy timber construction should be used in trellises, roof
overhangs, balconies and other architectural elements.
c. Low Walls and Fences
1. Masonry wall with cap detail
2. Brick or stone wall
3. Wrought iron or similar iron fence
4. Brick or stone masonry wall with wrought iron or similar
material widow's walk or similar riser
DO NOT USE THE FOLLOWING MATERIALS:
Roofs that use:
• Flat or corrugated metal, aluminum or fiberglass roofing material
• Brightly colored glazed roofing tiles
• Flat asphalt or wood shingles
• Crushed rock
• Spray- finished stucco unless it is not dominant on the building
Building Walls that are:
• Reflective or dark glass
2 -34
2
• Poor quality synthetic materials resembling brick or masonry
• Corrugated fiberglass
• Coarsely finished or unfinished plywood
• Metal siding
• Unfinished concrete block and split -face block
• Shingles or untreated redwood shingles
• T -111 Siding
• Slump stone block
Low Walls and Fences that are:
• Rolled wire, fencing, i.e. chicken wire, pig fencing, etc.
• Chain -link (especially uncoated, uncolored)
• Unfinished materials such as concrete block or plywood
• Vinyl or sheet metal siding
10. Color
Color is an important aspect of the overall building design and street
scene creating variation while maintaining an overall consistency in the
downtown area. Maintaining a balanced color palette using the correct
proportions between lighter "base colors" and brighter "accent colors"
on individual buildings is essential to reinforce character and
compatibility between structures.
a. Base Color
Buildings with large expanses of blank walls should have lighter,
subtle base color. The base color on smaller buildings or those
with more elaborate details can use slightly stronger tones. Good
base color examples include
1. Light gray
2. Cream /ecru
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3. White (non-glaring)
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4. Pale Flesh
5. Pale Yellow
6. Light Beige
7. Pastel Tones
b. Accent Color
Brighter accent colors should be carefully and minimally used to
accent windows, doors, signs and awnings. Special materials such
as glazed tile can also be used to introduce accent colors on
building facades Good accent color examples include-.
1. Forest Green
2. Deep Blue Green
3. Dark Browns
2 -35
4. Rich Magenta
5. Brick Red
6. Deep Blue
11. Lighting
Lighting shall be in compliance with Chapter 17.30 of the Moorpark
Municipal Code and in compliance with the guidelines indicated below
except that low pressure sodium lighting is not required:
a. Lighting can be used to enhance architectural
details, create shadows, provide security to a
building and indicate whether a business is open
or closed. Lights should be subtle, directional,
and not overpowering or glaring lighting sources
should be integrated into the architectural ' - -
design. Examples of well- integrated lights include soffit lighting and
accent light fixtures, which can be a design element unto
themselves.
b. Accent lighting should be used to accent landscaping (up- lights
or focused directional lights) or building details such as tower
elements and cupolas.
c. Light fixtures that illuminate large areas (over 200 copy area)
should be avoided.
d. Lighting used to illuminate store signs should be
subtle and non - glaring. Bulbs should not be exposed
and should focus light directly onto the sign or building.
e. Pedestrian level lights add interesting architectural
detail as well as provide security and lighting for
pedestrians at. night. These lights should be
incorporated into building and parking lot designs and
be well detailed.
f. Lights used nearby or adjacent to High Street should not conflict
with the Early American lampposts that are currently located along
the street.
g. Recommended lamp types for lighting signs and buildings should
be warmer incandescent halogen, metal halide, or "daylight"
fluorescent bulbs. Cold (blue- tinted) lamp types are not
appropriate. Precise intensity and types of light should be
recommended by a qualified lighting design professional. Metal-
2 -36
halite bulbs may only be used as building, accents or to illuminate
key building features.
C. Landscape Guidelines
New planting within the Old Town Commercial zone should be
consistent with the suggested Plant Palette shown in Table 5 of
Section 2.2.1 of the Specific Plan.
1. Planting
a. Landscaping should be used to soften the impact of large blank
building walls, as well as parking lots. Shrubs and planters can help
screen views to parking lots from the street. Trees can breakup
large expanses of pavement while providing shade for cars and
pedestrians.
b. Colorful annual or seasonal accent planting (via pots, planter
boxes and hanging pots) should be used to accent entries and add
color and interest to buildings, or special locations.
c. Decorative vines should be considered for use along fences,
garden walls, property boundaries and perimeter walls, and on
blank building elevations.
d. Free standing earth berms and or earth berms near structures
are not permitted unless it is proven that such landscaping
techniques will not detract from the overall Early American, natural
planting theme.
e. Evergreen trees and shrubs should be used whenever a
landscape screen or buffer is required.
2.2.6 Neighborhood Commercial(C -1)
A Site Development Standards
1. Land Use and Permitted Uses
Uses in the Neighborhood Commercial designation shall meet the
requirements for the C -1 designation as shown in Chapter 17.20 of the
Moorpark Municipal Code.
2. Development Requirements
Development in the Neighborhood Commercial designation shall meet
the requirements for the C -1 designation as shown in Chapter 17.24
and Chapter 17.36 of the Moorpark Municipal Code except that the
front yard setback shall be a maximum of twenty (20) feet, an average
2 -37
of ten (10) feet and a minimum of zero (0) for every three hundred
(300) feet of street frontage. For example, on Moorpark Avenue
starting from the corner of Poindexter Avenue three hundred (300) feet
south there are three one hundred foot wide properties along this
reach. The front yard setback could be met by having all buildings
setback ten (10) feet. Alternatively, these same three properties could
meet the front setback requirement by having one at zero, one at
twenty (20) feet, and one at ten (10) feet. The purposed of this
variable front yard setback to allow for some of the existing buildings to
remain while providing some visual relief along this reach of Moorpark
Avenue.
3. Fences and Walls.
Fences and walls shall meet the requirements of Chapter 17.24 of the
Moorpark Municipal Code and as modified below:
a. Garden walls and low fences are an
important unifying element providing
continuity to the street edge and
buffering parking and service areas.
b. The finish materials and design
should be compatible with the
architectural character of adjacent
buildings.
c. For a clean, finished look, durability, and safety, walls should
incorporate a wall cap and pilasters at entry points.
4. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
5. Building Maintenance and Renovation
Quality maintenance of existing buildings and parcels, combined with
progress in meeting design goals for this land use designation are
encouraged. To this end, the maintenance guidelines and incentives
outlined in sections 2.3.1 to 2.3.3 apply to the Neighborhood
Commercial designation.
B. Design Guidelines
1. General Character
This zone is located on the west and east side of Moorpark Avenue
between First and Third Streets, consisting primarily of early 1900's
residential bungalows. This zone acts as a transition and entry to the
2 -38
Early American architecture of the Old Town Commercial zone to the
north. Because this zone abuts State Highway 23 (Moorpark Avenue),
it is essential that new and refurbished uses provide a transition
between the residential uses to the west and east, and the well -
traveled road. These guidelines are intended to reinforce a pedestrian -
friendly atmosphere, encouraging residents to walk from the
surrounding neighborhoods for shopping.
Separated by the railroad tracks, but in proximity to the High Street
area, this zone serves as a key corridor to downtown and the
architectural character should be compatible with the Old Town
Commercial zone. Thus, for a description of the desired architectural
character in the Neighborhood Commercial zone,' refer to the Old Town
Commercial zone (Section 2.2.5). The standards and guidelines
described in Section 2.2.5 will complement the existing bungalow
architecture across Moorpark Avenue, as well as the other surrounding
architecture, there by creating a cohesive neighborhood.
2. Building Form and Massing
a. Building form is an important design element for the
Neighborhood Commercial zone, specifically to ensure compatibility
with the adjacent smaller, single family homes.
b. The size and mass of a larger building should be softened to
blend with the surrounding neighborhoods. A variety in roof levels
and wall planes should be used to reduce the mass and bulk of the
structure.
c. When possible, mass the height of new or replacement
structures away from residential neighborhoods for privacy
protection.
d. Consistency of the form and massing of buildings will- help
establish continuity along Moorpark Avenue. The size of new
structures should be compatible with adjacent buildings.
e. Building facades should parallel
Moorpark Avenue rather than set
at an angle.
f. When possible, buildings should
front on to the sidewalk with zero
setback to the street.
h 2 -r
MKO
g. Two and three -story structures should be designed to avoid
windows and balconies overhanging into or adjacent to the nearby
residential area.
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C. Landscape Guidelines
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Place hul ?c'ir:, c !n Nac back 6Y :r r.ea'e
New planting within the Neighborhood Commercial zone should be
consistent with the Suggested Plant Palette located in Table 5 of
Section 2.2.1 of this Specific Plan.
1. Planting
a. Landscaping should be used to soften the impact of large
blank building walls, as well as parking lots. Shrubs and
planters can help screen views to parking lots from the street.
Trees can break up large expanses of pavement while providing
shade for cars and pedestrians.
b. Both deciduous and evergreen trees should be used to
provide a variety of texture, color and form.
c. Colorful annual or seasonal accent planting (via pots, planter
boxes and hanging pots) should be used to accent entries and
add color and interest to buildings, or special locations.
d. Decorative vines should be considered for use along fences,
garden walls, property -boundaries and perimeter walls, and on
blank building elevations.
e. Freestanding earth berms and /or earth berms near structures
are not permitted unless it is proven that such landscaping
techniques will not detract from the overall Early American,
natural planting theme.
0 .,1]
f. Vines, espaliers and potted plants are excellent ways to
texture walls, columns and posts, and shall be used wherever
possible.
g. Evergreen trees and shrubs should be used whenever a
landscape screen or buffer is required.
h. Nicely detailed gates and iron work can reflect the character
of a business or project. Designs should incorporate artistic
details in the landscape.
i. Relatively short-lived and high maintenance plants shall be
limited to areas receiving regular, skilled maintenance.
2.2.7 Commercial Planned Development (C -2 CPD)
A. Site Development Standards
1. Land Use and Permitted Uses
Uses in the Commercial Planned Development designation shall meet
the requirements for the C -2 CPD designation as shown in Chapter
17.20 of the Moorpark Municipal Code
2. Development Requirements
Development in the Commercial Planned Development designation
shall meet the requirements for the C -2 CPD designation as shown in
Chapter 17.24 and Chapter 17.36 of the Moorpark Municipal Code
except that the front yard setbacks shall be established by permit on a
case -by -case basis depending upon location and adjacent and
surrounding land uses.
3. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
4. Fences and Walls
Fences and walls shall meet the requirements of Chapter 17.24 of the
Moorpark Municipal Code.
B. Design Guidelines
1. General Character
To support the general character of the different residential and
commercial building forms and architecture in the Commercial Planned
2 -41
Development designation building forms and massing which relate to
the Early American style architecture should be encouraged.
For the CPD design guidelines, refer to the Institutional design
guidelines in Section 2.2.8 of this Specific Plan.
C. Landscape Guidelines
New planting within the CPD designation should be consistent with the
Suggested Plant Palette located in Table 5 of Section 2.2.1 of this Specific
Plan.
For landscape guidelines-in the CPD designation, refer to the Institutional
landscape guidelines Section 2.2.8 of this Specific Plan.
2.2.8 Institutional (1)
A. Site Development Standards
1. Land Use and Permitted Uses
Uses in the Institutional designation shall meet the requirements for the
I designation as shown in Chapter 17.20 of the Moorpark Municipal
Code
2. Development Requirements
Development in the Institutional designation shall meet the
requirements for the I designation as shown in Chapter 17.24 and
Chapter 17.36 of the Moorpark Municipal Code
3. Parking and Signage
Parking and signage shall meet the requirements of Chapter 17.32 and
Chapter 17.40, respectively, of the Moorpark Municipal Code.
4 Fences and Walls
Fences and walls shall comply with Section 17.24.050 of the Moorpark
Municipal Code.
5. Signage
Signing shall comply with Chapter 17.40 of the Moorpark Municipal
Code.
6. Building Maintenance and Renovation
The public facilities in this designation would continue to be maintained
by the responsible public agency. Future expansions should be
consistent with the design guidelines established within this section.
2 -42
B. Design Guidelines
1. Architectural Character -
Property designated Institutional is across the street from the Early
American Commercial architecture of the property designated Old
Town Commercial. The existing institutional structures have a
California- Spanish influence; however, the architecture is of no
particular significance and should not be used as an architectural
example for additional institutional buildings. The Early American
Commercial architecture that is employed in the adjacent C -OT
designation should be utilized for the design of future civic buildings
and the remodeling the existing buildings.
For a detailed description of the Early American Commercial style refer
to Sections 2.2.4 Office and 2.2.5 Old Town Commercial.
2. Roof Forms
One of the most important factors in
determining a building's overall
character is the roof design. This
includes the shape, form, slope,
material, texture and color of roofs. To
ensure consistent architectural quality
roof masses should be proportionate
with the design and scale of the
building.
F'A Ar E ='r R 0 0 F
LOW PITCHED
GABLE ROOF
%1A NSA R1) P,00F
V7vih i roof rig,nt
a. Varied roof forms within a building such as tower elements,
gabled roofs, and extended eaves, with rafters or corbels can also
be used to add interest.
b. Flat roofs with articulated parapets are encouraged.
c. Continuous mansard roofs are discouraged unless detailed
mansard roof cover treatments are incorporated for visual interest.
2 -43
d. Deep roof overhangs are encouraged, especially when used in
balconies, colonnades, canopies, verandas or where they are
specifically used to enhance passive solar design.
3. Windows and Doors
a. Entrances to institutional buildings should be prominently
located. Windows and doors should be carefully detailed. Quality
framing, large or deep moldings, detailing, and window box
treatment should be used, where possible, as accents.
b. Windows should be recessed from the exterior wall plane a
minimum of 6 inches to provide greater visual interest.
c. To unify the building facade, windows and door frames should be
consistent throughout the structure.
d. The use of multi -paned windows and mullions are recommended
in window and door designs to minimize the expanses of glazing
which detract from the desired historical character.
e. To help orient pedestrians and relate the building to the street,
buildings and doors should be carefully located and detailed to
provide a clear sense of entry.
f. Windows should be vertically rather than horizontally oriented.
Specially designed horizontal accents are permitted when design
reinforces symmetrical facade composition.
4. Balconies
a. Balconies and covered walkways add pedestrian scale to the
building design and to the street are encouraged.
b. Balconies should have sufficient post detailing and posts should
emphasize a sense of strength, balance, and traditional base
proportions.
2 -44
c. The ratio between the top of the post, the base and the canopy it
is supporting should be carefully designed so that sufficient wall
surface is present to the next architectural element above.
d. Spindly and undersized posts, and squat, overly massive posts
are not appropriate.
5. Architectural Details
a. Architectural details should be used to
enhance a new or existing structure adding
color, shadows, and interesting architectural
forms.
b. Framing and relieved detailing around
windows, doors, parapet caps, and building
bases are recommended. Use of window
boxes, balconies, and false balcony features
help enhance two -story structures.
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C+<¢ks numwcm}
c. To create a more comfortable space for pedestrians, the use of
awnings and canopies is encouraged.
d. Tile accents and brick or detailed wood relief bands are simple
ways to add interest and character to a building facade.
6. Low Walls
a. Low walls are an important unifying element providing continuity
to the street edge and buffering parking and service areas.
b. The finish material and design should be compatible with the
architectural character of adjacent buildings.
c. Community art display panels may be incorporated into wall
design to enhance community feeling.
d. For a clean, finished look, durability, and safety, walls should
incorporate a wall cap and pilasters at entry points.
2 -45 F o:,
e. Breaks in walls should be incorporated to allow for pedestrian
circulation.
7. Building Materials
Building materials and finishes should be selected to reinforce the
overall design intent of the project and to be consistent with the desired
architectural character of the building. The following are suggestions
for the street facades and exposed sides. Backs of buildings should
use similar materials, however, may be less expensive and more
utilitarian.
Materials and finished should be selected for ease of maintenance and
durability. The following materials are encouraged:
a. Roofs
1. Exposed wood structural members such as rafter tails, roof
beams, and corbels
2. Copper accents, gutters, downspouts, and scuppers
3. Concrete or stone or wood corbels
4. Unglazed concrete or clay roofing tiles (slate -like /flat)
b. Building Walls
1. Wood siding (horizontal or vertical)
2. Stucco and brick/stone
3. Stone or brick wainscoting
4. Ornamental tiles, wood, bricks, and glass block can be used
as trim or accents around the base of the building.
c. Low Walls and Fences
1. Finished solid wood fence
2. Stuccoed brick/stone wall with cap detail
3. Wrought iron or similar material fence
4. Masonry wall with wrought iron on top
DO NOT USE THE FOLLOWING MATERIALS
Roofs which use:
• Brightly colored glazed roofing tiles
• Wood shingles and shakes
• Metal roofing
Building Walls that are:
• Solid brick
• Wood or simulated shingles or shakes
• Reflective or dark glass
2 -46
• Synthetic materials made of poor quality and resemblance to
brick masonry
• Corrugated fiberglass
• Coarsely finished or unfinished plywood
• Metal siding
• Unfinished concrete block and split -face block
• T -111 Siding
• Slump stone block
Low Walls and Fences that are:
• Rolled wire, fencing, i.e. chicken wire, pig fencing, etc
• Chain link
• Unfinished materials such as concrete block or plywood
• Vinyl or sheet metal siding
8. Color
Color is an important aspect of the overall building design creating
variation while maintaining an overall consistency within the Civic
Center area. It is very important to keep a balanced color palette using
the correct proportions between the lighter "base colors" and the
brighter "accent colors" on each building.
a. Base Color
Buildings with large expanses of blank walls should have lighter,
subtle base color. The base color on smaller buildings or those
with more elaborate details can use slightly stronger tones. Base
color examples-
1 . Light gray
2. Cream
3. White
4. Pale Flesh
5. Pale Yellow
6. Light Beige
b. Accent Color
Brighter accent color should be used minimally to accent windows,
doors, and awnings. Special materials such as glazed tile can also
be used to introduce accent colors on building facades. Accent
color examples:
1. Forest Green
2. Deep Blue Green
3. Brick Red
4. Deep Blue
5. Dark Browns
2 -47
9. Lighting
Lighting can be used to enhance architectural details creating shadows
as well as provide security to a building. Low pressure sodium lighting
shall not be required.
a. Lights should be subtle, directional,
and not over powering or glaring.
Lighting sources should be integrated
into the architectural design.
Examples of well- integrated lights
include soffit lighting and accent light
fixtures which are a design element
unto themselves.
b. Accent lighting should be used to
accent landscaping or building details
such as tower elements -and
ornamental windows. It should be low
key to reduce sky glow and or glare.
Site ligialrg sirt.-rtgtleerts urtcage
c. Light fixtures that illuminate large areas should be avoided.
Lighting used to illuminate store signs should be subtle and non-
glaring. Bulbs should not be exposed and should focus light
directly on to the sign or building.
d. Pedestrian lights add interesting architectural detail as well as
provide security and lighting for pedestrians at night. These lights
should be incorporated into the building and parking lot designs and
be well detailed.
e. Recommended lamp types for lighting signs and buildings should
be warmer incandescent halogen, metal halide, or, "daylight"
fluorescent bulbs. Cold (blue- tinted) lamp types are not appropriate
precise intensity and types of light should be recommended by a
qualified design professional.
C. Landscape Guidelines
New planting within this zone should be consistent with the suggested
plant palette located in Table 5 Section 2.2.1 of this Specific Plan.
In addition to the standards in the Single - Family Residential section of
the Specific Plan and requirements of the Moorpark Zoning Code, the
following landscape guidelines shall apply to the Institutional zone.
2 -48 ..`.,
1. Planting
a. Trees and planting should be used to soften the mass of
larger buildings, shade parking lots, and accent important areas
such as entries, plazas, and courtyards.
b. The site area devoted to landscaping should be greater than
10% of the overall lot area.
c. The use of large specimen trees (24" box material, minimum)
as specified in the suggested plant palette is encouraged.
Shrubs shall be a minimum five - gallon, except where standard
nursery and installation practices use one gallon.
d. Top dressings should be a minimum 2" layer composted
organic material to aid in weed control and conservation.
2.2.9 Industrial Park/Light Industrial (M -1)
A. Site Development Standards
1. Land Use
Uses in the Industrial Park/Light Industrial designation shall
meet the requirements for the I designation as shown in Chapter
17.20 of the Moorpark Municipal Code.
2. Development Requirements
Development in the Industrial Park/Light Industrial designation
shall meet the requirements for the M -1 designation as shown in
Chapter 17.24 and Chapter 17.36 of the Moorpark Municipal
Code
3. Parking and Signage
Parking and signage shall meet the requirements of Chapter
17.32 and Chapter 17.40, respectively, of the Moorpark
Municipal Code.
4 Fences and Walls
Fences and walls shall comply with Section 17.24.050 of the
Moorpark Municipal Code.
5. Building Maintenance and Renovation
Quality maintenance of existing buildings and parcels, combined
with progress in meeting design goals for this land use
designation are encouraged. To this end, the maintenance
guidelines and incentives as well as the building restoration
2 -49 s
guidelines outlined in sections 2.3.1 to 2.3.3 apply to the
Industrial Park designation
B. Design Guidelines
The Industrial Park zones are located along the railroad tracks
adjacent to the Early American Commercial style of the Old Town
Commercial properties. Because of this proximity, the architectural
character should be consistent with the Early American Commercial
style of High Street.
General Architectural Character
Early American Commercial Style
1. Roof Forms
a. Varied roof forms accenting a
building such as tower elements,
dormers, cupolas, gabled roofs,
clerestories, extended eaves with
rafters can be used to add interest to
large agrarian structures.
b. Weather vanes are indications of
farmland structures and provide
vertical landmarks to downtown.
c. Single pitch, basic roof structures
are also appropriate to the agrarian
style.
2. Windows and Doors
a. Consistency between windows and door frames should be
maintained throughout the structure to unify the building.
b. The use of either very large repeated, or very small multi -
paned windows and mullions are recommended in window and
door designs to minimize the expanses of glazing which detract
from the desired agrarian character.
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2-50
c. To create a more comfortable space for pedestrians, the use
of awnings and canopies are encouraged. Canopies protect
people and furniture from inclement weather while bringing the
building fagade to human scale. Awnings also provide a place
to introduce color and signage.
I Low Walls
a. Low walls are an important unifying element providing
continuity to the street edge and buffering parking and service
areas.
b. Walls should have a minimum height of 2.5 feet and
maximum 4 feet. The finish material and design should be
compatible with the architectural character of adjacent buildings.
c. For a clean, finished look, durability, and safety, walls should
incorporate the wall cap and pilasters at entry points.
d. Breaks in walls should be incorporated to allow for pedestrian
circulation.
4. Building Materials
Building materials and
finishes should be
selected to reinforce the
overall design intent and
to be consistent with the
desired architectural
character of the building.
Below are suggestions for
the street facades and
exposed sides of
buildings. Backs of
buildings . should use
similar materials, however,
utilitarian. Buildings in this
function, thus can use less
building design and material
guidelines.
V oiccai Board and baton siding is ajopropriate
maybe less expensive and more
zone will be primarily utilitarian in
expensive materials, provided the
selection meet the intent of these
a. Materials and finishes should be selected for ease of
maintenance and durability. The following materials are
encouraged:
b. Roofs (see Roof Section for graphic examples)
1. Dimensional asphalt shingles
2 -51
2. Standing seam metal roof
3. Light Weight Concrete shingled roofs
4. Aluminum, galvanized or corrugated tin accents, gutters,
downspouts, and scuppers
c. Building Walls
1. Horizontal lap siding, board and batten siding, and barn
siding are the most appropriate material to be used on a
main surface of the building.
2. Metal siding
3. Stucco, adobe, and brick are also acceptable materials
4. Colored concrete block used to simulate brick
5. Stone or brick wainscoting maybe used on buildings
6. Heavy timber construction used in trellises, roof
overhangs, balconies, and other architectural elements
d. Low Walls and Fences
1. Finished solid wood fence
2. Masonry wall with cap detail
3. Brick wall
4. Wrought iron or similar material fence
5. Brick or stone masonry wall with wrought iron accent
DO NOT USE THE FOLLOWING MATERIALS:
Roofs that use:
• Brightly colored glazed roofing tiles
• Slate or concrete tile
Building Walls that are:
• Reflective or dark glass
• Synthetic materials made of poor quality and resemblance to
brick or masonry
• Corrugated fiberglass
• Coarsely finished or unfinished plywood
• Unfinished concrete block and split -face block
• Shingles
• T -111 Siding
• Slump stone block
Low Walls and Fences
• Rolled wire, fencing, i.e. chicken wire, pig fencing, etc.
• Chain -link
• Unfinished materials such as concrete block or plywood
• Vinyl or sheet metal siding
2 -52
5. Color
Color is an important aspect of the overall building design and
street scene creating variation while maintaining an overall
consistency with the surrounding neighborhood. It is very important
to keep a balanced color palette using the correct proportions
between the lighter "base colors" and the brighter "accent colors"
on each building.
a. Base Color
Buildings with large expanses of blank walls should have lighter,
subtle base color. The base color on smaller buildings or those
with more elaborate details can use slightly stronger tones.
Whenever possible, color should include natural, earth tones or
subtle, gray blue colors.
b. Accent Color
Brighter accent color should be used minimally to accent
windows, doors, and awnings.
6. Lighting
Lighting can be used to
enhance architectural details
creating shadows as well as
provide security to a building
and indicate whether a'
business is open. Lights should
be subtle, directional, and not
overpowering or glaring.
Lighting sources should be =
integrated into the architectural ' �' " °" rrt!�, and Pre -5 atwrtt.n `AU!ing shout
carr:; }ierrre� ?rt the t,railciir:p
design. Examples of well
integrated lights include soffit lighting and accent light fixtures which
are a design element unto .themselves. Low .pressure sodium
lighting shall not be required.
a. Accent lighting should be used to accent landscaping or
building details such as tower elements and cupolas.
b. Light fixtures that illuminate large areas should be avoided.
Lighting used to illuminate store signs should be subtle and non -
glaring. Bulbs should not be exposed and should focus light
directly onto the sign or building.
c. Pedestrian lights add interesting architectural detail as well as
provide security and lighting for pedestrians at night. These
2 -53 ``� or
lights should be incorporated into the building and parking lot
designs and be well detailed.
d. Recommended lamp types for lighting signs and buildings
should be warmer incandescent halogen, metal halide, or
"daylight" fluorescent bulbs Cold (blue- tinted) lamp types are not
appropriate. Precise intensity and types of light should be
recommended by a qualified design professional.
C. Landscape Guidelines
New planting within the Industrial Park zone should be consistent with
the Suggested Plant Palette located in Table 5 of Section 2.2.1 of this
Specific Plan.
1. Landscaping should be used to soften
the impact of large blank building walls,
as well as parking lots.
2. Shrubs and planters can help screen
the views of the parking lot from the
street.
3. Trees can break up the expanses of
pavement while providing shade for cars
and pedestrians.
4. Colorful accent planting should be
used to accent entries and add color
and interest to buildings.
U411(ISe(tptng cart v(gjtert
parking lots
Rowing lri , crtlgr trratnients can be rn apprappuae imayc
2 -54
2.3 Private Property Maintenance, Expansion, and Renovation
2.3.1 Private Property Maintenance Guidelines
All buildings, public sidewalks, and spaces need to be well maintained
to present a clean, well -kept appearance in the downtown. Keeping
the area free from trash, debris, removing graffiti, repairing cracked
sidewalks, and general cleaning of building facades goes a long way to
beautify downtown Moorpark.
Property owners of buildings which do not currently meet design
guideline criteria should be encouraged to beautify by making simple
changes such as repainting, adding new signage and lighting, installing
awnings, and removal of unsafe and unsightly building features. To
that end, the City has provided a series of photosimulations prepared
by an architect who depicts examples of how existing building facades
can be improved to increase the quality of the architecture and make
the buildings and the area a more desirable place to visit. These
photosimulations are shown as an Appendix to the Specific Plan as
Commercial Photosimulations. This type of work is recommended as a
first tier facade improvement program.
Sections 2.3.1 and 2.3.3 contain development standards and /or
guidelines related to site up keep, land use and renovation. These
standards and guidelines are intended to supplement the City's
existing Municipal Code Title 8, Health and Safety, Chapter 17.08.48
Property Maintenance. However, listed below are some voluntary
building and site maintenance measures encouraged for all districts.
a) Regularly clean and maintain painted and stained surfaces.
b) Treat metal windows and doors for rust protection or finish in a
permanent, opaque color.
c) Business owners should sweep up trash and debris daily
around their buildings.
d) Storefront repairs such as old cracked window mullions, cracks
in stucco, chipped paint, broken windows, damaged signs, etc
should be repaired.
e) Owners of vacant lots should cut weeds and eliminate trash on
a regular basis.
f) Vacant lots should be screened at the street frontage with low
walls and landscaping.
g) Immediate removal of graffiti.
2.3.2 Legal Non - Conforming Uses, Expansions, and Renovations
Chapter 17.52 of the City's Zoning Ordinance (Non- conforming Uses)
2 -55
allow for the continued operation of uses that current do not conform to
the established zone or specific plan. With the approval of an
Administrative Permit, the Community Development Director could
grant moderate expansions of non - conforming buildings and uses as
long as the supplemental findings for non - conforming uses are met.
Moderate expansions are defined as floor area or use area increases
of less than fifty percent (50 %) of the total existing floor /use area.
Land use intensification is defined as additional activity or services
offered by a business which increase the degree of non - conformity
from the zone in which the use is located.
When the Director can make all of the following findings, in addition to
any findings required by the Zoning Ordinance, moderate expansions
of non - conforming buildings and uses can occur:
A. The property and its associated improvements have
historically been maintained in a clean and well -kept
manner, and /or the nature of the proposed expansion will
result in related site and building improvements which will
improve the overall appearance and compatibility of the use
with adjacent and surrounding land uses; and
B. The proposed expansion incorporates design measures such
as fagade improvements, shielding of future and existing
exterior lighting, and conforming signs, or has proposed
operational measures such as hours of operation, limitations
on outdoor use areas adjacent to sensitive land uses; and
C. The location, orientation, height, and mass of the expansion
will not significantly affect privacy for nearby residences or
inhibit business operations of surrounding commercial uses;
and
D. The location, orientation, height, and mass of expansion
areas will conform to the design guidelines established for
the land use district in which the use is located; and
E. The expansion of the building or use is in conformance with
the goals and policies of the Downtown Specific Plan.
The Community Development Director may add conditions to the
permit to assure compliance with the above noted findings.
2 -56
2.3.3 Lot Consolidation and Incentives
The maximum density in the High to Very High Density Residential
areas can only be achieved when lot consolidation occurs. On the
Specific Plan Zoning Map, Figure 6, those areas are zoned RPD 7 —
14 dwelling units per acre. Lot consolidation allows for greater
flexibility in site design, potential for reduction in the number of
driveways serving the consolidated property and opportunities to more
quickly improve a neighborhood.
Due to the relatively small size of existing lots in the High and Very
High Density Residential area and the narrow lot width, a minimum of 2
lots would need to be consolidated in order to take advantage of the
incentive program. A two lot consolidation would increase the number
of units allowed by fifty percent, i.e. from two dwellings to three. The
greater the number of lots that are consolidated allows for more
flexibility in site design. For example, consolidation of two 45 by 135
foot lots into one lot 90 feet wide by 135 feet deep would allow enough
land area to provide three dwellings each with a two car garage,
minimum 15 foot rear yard and two parking spaces in front of the
garage. The minimum home size would be at least 1,400 square feet
in a two story design. Each development when lots are consolidated
must still meet the development requirements of the Specific Plan as
well as the requirements of the Zoning Ordinance. The design of the
homes must still conform to the character of the neighborhood in which
the property is located. Single family detached homes are the product
type that is allowed. The potential resulting number of units per lot, in
relation to lot size, is illustrated on Table 6 below.
Table 6
Minimum Lot
Size
(in sq. ft.)
No of Units6ets
Allowed Under
Current Zoning
No of Unitst =ets
Allowed Under
Incentive
Program
Density
6, 000
1
1
7.26
12,000
2
3
10.89
18,000
3
5
12.1
24,000
4
7
12.7
30,000
5
9
13.07
Increases in density up to the maximum dwelling units allowable may
be granted through the approval of a residential planned development
permit in accordance with the Zoning Ordinance. In approving a
density higher than the low end of the range the approving authority
shall make all of the following findings-
2-57
1. The project is consistent with the City's General Plan and
Specific Plan goals and policies; and
2. The project is consistent with the City's Zoning Ordinance and
the development requirements and design standards of the
Downtown Specific Plan; and
3. The project is compatible with existing and planned surrounding
land use and development; and
4. The project is superior to a lower density design.
• r�
2 -58
EXHIBIT 2
3.0 Circulation, Overall Site Development and Beautification
3.1 Existing Conditions
The major street circulation routes in the plan area are High Street, Spring
Road, Los Angeles Avenue, and Moorpark Avenue. Large trucks have been
restricted from High Street and must use Los Angeles Avenue and Moorpark
Avenue (State Highway 118 and Highway 23) although vehicular traffic is
quite heavy through the High Street corridor. Automobile traffic is expected to
decrease once Spring Road is open from Charles Street to Walnut Canyon
Road.
Sidewalks adjacent to commercial uses on the north side of High Street are
15 feet wide; a good width for a pedestrian- oriented downtown. Sidewalks on
Spring Road and Moorpark Avenue, exist but are 4.5 to 5 feet in width in
many areas and directly adjacent to the curb in many areas. People living in
the nearby residential areas utilize these sidewalks to access the commercial
uses on High Street and Moorpark Avenue.
East/west connections for pedestrians that run parallel to Moorpark Avenue
are the internal streets in the residential sections of the plan area.
Landscaping along High Street and Charles Street is well defined and mature,
while along Moorpark Avenue very little landscaping exists and is frequently
interrupted by the diversity of the land uses, noncontiguous building setbacks,
and clutter from utility lines and signage poles.
3.2 Circulation System Hierarchy
As shown on the Circulation Element Map Spring Road and Moorpark
Avenue (Highway 23) are the major north /south roads which link northern
portions of the City to Los Angeles Avenue. Heavy Truck traffic is
experienced on Highway 23 traveling to and from the City of Fillmore to the
northeast. Once Spring Road has been completed from Charles Street to
Walnut Canyon Road, much of the pass through automobile traffic now using
Walnut Canyon /Moorpark Avenue should be diverted. It is anticipated that
High Street will then carry primarily local traffic in the AM and PM hours in
addition to the east /west traffic from the SR 118. Once traffic signals at
Casey Road/Walnut Canyon Road, High Street/Moorpark Avenue and
Poindexter Avenue /Moorpark Avenue are synchronized, traffic flow along this
reach should improve.
3.3 Overall Site Development and Beautification
There are two components to overall design; first is the design of the
3 -1 �,"3
amenities along the streets and second is how the site design relates to the
street. Streets are truly the public's domain, places where everyone goes and
where the image of a place is shaped: places where the vitality of a town or
an area is measured largely by the composition and life on its streets. Streets
provide an intrinsic opportunity to shape and add character to our
communities. By embracing the street as an important public place, we
create an environment rather than simply a means to get from point A to point
B.
In downtown Moorpark two primary streets play a major role in creating the
ambiance and character of the area; High Street and Moorpark Avenue. In
order to properly establish a long -term vision, revitalization of the downtown
" streetscape" is necessary to establish a blue -print for renovation and new
growth. By painting a picture for these two key downtown streets, the City
can target a vision for realizing the community's desires for beautifying these
important public travel ways in the downtown. Transitional beautification
enhancements into the downtown should be considered for Spring Road
north of Los Angeles Avenue and Moorpark Avenue near Los Angeles
Avenue to provide a sense of entry or gateway to the downtown area.
Site development will take time, money, effort, and partnerships between
public and private interests in order to realize its goals. The general goals are
3.3.1 General Goals
a) Retain, expand and attract selected business opportunities in the
downtown and provide amenities to attract shoppers and visitors.
b) Create public plazas and open spaces that serve as focal points and
landmarks for community events.
c) Provide standards and guidelines for the location, amount, type and
quality of new development in downtown.
d) Promote downtown as a special place for cultural and civic events,
dining, entertainment, and shopping.
e) Focus city and Redevelopment Agency investment and public
improvement on the downtown core, giving it the highest priority.
f) Make provisions for entry statements along key corridors to the
downtown, i.e. at Moorpark Avenue near Los Angeles Avenue at
Moorpark Avenue and High Street, and Moorpark Avenue and Spring
Road.
g) Encourage property owners and business owners to help maintain and
3 -2
improve the appearance of the downtown by upgrading and renovating
building facades, screening unsightly mechanical equipment,
improving the appearance of their storefront sidewalks, cleaning up
vacant lots, participating in an active merchants association,
developing a downtown icon or logo, and a cooperative plan for
compliance and safety in the downtown.
h) Encourage outdoor seating for food service establishments allowing
appropriately permitted encroachments on the public sidewalks to
accommodate such activities.
3.3.2 Building Renovation and New Development Goals
a) New development and expansions of existing buildings downtown shall
be consistent with the design standards and guidelines described in
the downtown Specific Plan and with the requirements of the zone in
which it is located. Infill projects are encouraged to help create the
intensity of development traditionally associated with historic
downtowns.
b) New buildings and remodels of existing buildings shall be consistent
with the development standards and guidelines in the Specific Plan
and the City's Zoning Ordinance.
c) Buildings which have historic or architectural significance should be
preserved, and to the extent possible restored to highlight their
traditional materials and architecture.
3.3.3 Land Use Goals
a) Seek proposals for the development of a retail development, consistent
with the specific plan development standards and guidelines, for the
property. the Moorpark Redevelopment Agency owns along the south
side of High Street.
b) Encourage continued investment in the neighborhoods surrounding the
downtown so these neighborhoods continue to improve and remain
viable.
c) Maintain coordination with the VCTC, Union Pacific, and Metrolink to
ensure that vacant and under -used sites along the tracks are
maintained and developed with compatible uses that are integrated
into the downtown.
d) Encourage evening and weekend activities in the downtown, especially
those that support one another such as dining, strolling, art galleries,
3 -3 �"
crafts, etc.
e) Actively pursue the relocation of the Post Office in the downtown area
to bring more daily use of the downtown area.
f) Continue to maintain a civic presence in downtown through the
expansion of the Civic Center area to provide for are enlarged City Hall
and Library. _
3.3.4 Circulation and Parking Goals
a) Enhance pedestrian, bicycle, and automobile circulation facilities.
b) Pursue directional signage and landscaping in parking lots to help
direct traffic and soften the effect of traffic in parking areas.
c) Encourage facilities that provide for increased pedestrian traffic
downtown such as building awnings, gazebos, informational kiosks or
directional signs, public restrooms, clearly defined crosswalks and
pedestrian ways.
d) Preserve on- street parking and locate off - street parking in places that
are easy to recognize and access, but are well screened from public
sidewalks.
e) Provide more a greater distribution of on -site parking lots to better
serve the businesses along High Street.
3.3.5 Activities, Events and Promotions Goals
a) Create a logo theme in order to establish a downtown identity and
develop a program of frequent activities tied to that theme.
b) Once the concentration of commercial uses
increases, investigate the re- establishment of a
Downtown Merchants Association or possibly
creation of a business improvement district.
c) The City, Redevelopment Agency, and
Downtown Merchants Association should
sponsor and encourage festivals, events, and
other activities in the downtown.
d) Encourage citywide and regional promotions of
the downtown as a district of the City.
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3 -4
e) Consider working with Caltrans, to pursue historic or downtown
signage on Highway 23 and Highway 118 to increase regional
attraction and tourism.
There are a number of beautification elements for areas within the public
right -of -way. Construction of a public kiosk along the south side of High
Street could be done on property owned by the Redevelopment Agency.
Others can be simply implemented by the City as funding is secured. Use
of bollards, low garden walls, courtyards and the like are just a few
concepts private property owners could implement with the future
development of their property. Other elements of the streetscape
beautification plan are described on the following pages.
3.3.6 Public Pathways and Plazas
Opportunities exist to connect the
downtown through public sidewalk
and pathways to private plazas and
public gathering spaces. Re -use of
the existing gazebo on the south
side of High Street is encouraged, or
if possible, reconstruction of a larger
bandstand structure could provide a
functional alternative for public
performances.
R- OTtar1d proviotes entertcrvrneent and evo?es turn of tits
cenrlo,q ctuur; ^ter
Pedestrian and bicycle connections should be encouraged through the
use of public sidewalks, private /public paseos, or coves through new
buildings to key landmarks such as the church at the corner of Walnut and
Charles Streets, and the civic center. The corner of High Street and
Moorpark Avenue which is owned by the Redevelopment Agency has the
potential to become a pocket park or open space focal point with the
opportunity for locating public art within this space.
Public Plazas /Parks
Small plaza areas integrated into the design of the development on the
south side of High Street along with strategically located public pocket
parks and greens act as an attraction, drawing the public to use these
area. Providing public and private open space in the form of plaza and
pocket parks also allows for retail commercial to take advantage of this
attraction by locating uses such as restaurant and art studios adjacent to
them.
Opportunities exist for the City to acquire strategically located lots for a
park or public facility. The City is implementing a public pocket park at
Magnolia Avenue and Charles Street. This area is protected and will be
3 -5
increased by the vacation of a portion of Magnolia Avenue. A much
needed small play area will be provided for the Charles Street
neighborhood. Opportunities also exist to provide a landscaped open
space area at Charles Street and Spring Road with the realignment of
Spring Road by the developer of the Specific Plan to the north.
Figure 12
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This parcel will provide a nice landscape buffer along Spring Road.
3 -6 A t
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This parcel will provide a nice landscape buffer along Spring Road.
3 -6 A t
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3.3.7 Street Trees
Street trees should be planted a minimum of 30 feet on center to act as
traffic calming devices. Trees should not be planted any closer than ten
feet from any driveway. Tree installation shall include 24 -inch box size
species and they should be staked per City standards. Consideration
should be given to using decorative tree grates where planting area is
limited and access for the disabled is required. The general tree character
shall be compatible with the mature California Peppers on High Street,
providing a large canopy of shade for pedestrians as well as substantial
greenery to establish rural character. The following species shall be
planted unless other wise specified by the City. Dn Moorpark Avenue tree
planting is currently subject to Caltrans approval.
Street
Botanical Name
High Street
Schinus molle
Moorpark Avenue
Prunus blireiana
Pistacia chinensis
Lagerstroemia indica
Geijera Parviflora Rutaceae
Magnolia Court
Magnoliagrandiflora "MajesticBeauty'
Walnut Street
Pistacia chinensis
Bard Street
Pyrus calleryana 'Bradford'
3.3.8 Medians
Common Name
California Pepper
Flowering Plum
Chinese Pistache
Crape Myrtle
Australian Willow, Wilga
Southern Magnolia
(medium size)
Chinese Pistache
Bradford Pear
With driveway consolidation along Moorpark Avenue and greater use of
the existing alley on the east side, opportunities exist in the future for
installation of raised and planted medians on Moorpark Avenue. Medians
would control vehicle- turning movements and serve to slow traffic and
thus reduce noise. The medians will introduce color and greenery and
also provide a place for directional signage to parking lots, announcing
key intersections, and other downtown features. Installation of a median
is subject to Caltrans approval.
3.3.9 Lighting
The City of Moorpark has installed decorative theme lights along High
Street to enhance the character of the street both with the fixture and with
the quality of the lighting. Ultimately, these fixtures should be continued
along Moorpark Avenue to the civic center, and south to the gateway
feature, which will designate the beginning of the downtown core.
Consideration should be given to using these light fixtures as a design
element on Magnolia Avenue, Bard and Walnut Streets between High
Street and Charles Street to significantly reinforce the small town scale of
downtown. The globes are mounted onto concrete fluted poles, which
3 -7 _t c'.`'' 9
should be fitted with bracket hangers to accommodate a custom banner
with a selected downtown logo, and to advertise festivities and events in
the future.
In addition to the decorative street lighting, there should be provisions for
lighting flag poles, directional signage, and entrance signage. Lighted
bollards should be used in areas such as a public plaza. Bollard style
lighting should be similar to the light poles and fixtures and in keeping with
the Early American heritage.
3.3.10 Street Furnishings
A six -foot bench and trash receptacle should be
placed every 200 feet; on average, along High
Street and should be clustered at transit stops and
public plazas. Decorative planter pots should be
placed adjacent to light posts and /or benches with a
maximum distance of 50 feet between pots. As the
existing benches, trash receptacles and planter
boxes need replacing, they should be replaced with
benches similar to the Victorian wrought iron and I`r"' t W E"' YN wood bench that now exists, or an appropriate �
alternate approved by the City of Moorpark
Community Development Department. Bike racks,
lockers, newspaper racks, etc., should also be carefully located along the
street. Drinking fountains should be located in public gathering areas.
Bollards should be used to define public plazas and walkways. Properly
placed, bollards can delineate between vehicle and pedestrian zones,
creating a safe walking environment.
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3 -8 .�
3.3.11 Landscaping
In addition to the street trees and median planting, streetscape planting is
an inexpensive and quick way to beautify a street. Planting along
Moorpark Avenue and High Street should consist of planter pots, flower
boxes on or adjacent to the buildings, parking lot shrub and hedge
screens, plaza landscaping, and building setback landscaping. All
planting done within the downtown core should be consistent with the
suggested plant palette shown in Table 5 in Section 2.2.1. The intent of
the plant palette is to complement the historic architecture with plants that
emulate those used in gardens in that era. Substituted plants should be
used with the approval of the City of Moorpark Community Development
Department.
3.4 Roadway Improvements
In addition to streetscape beautification, a number of roadway
improvements are suggested. No significant realignment of either
Moorpark Avenue or High Street will be required to implement the
improvements. Realignment of the intersection of Moorpark Avenue at
Poindexter Avenue and First Street is needed to create a four way
intersection. This would alleviate the current circuitous route through that
intersection for east and west bound traffic on Poindexter Avenue.
Additionally there will be a need to consolidate driveways and share
parking in order to minimize traffic conflicts along Moorpark Avenue. More
effective use of the alley for parking and access for the east side of
Moorpark Avenue will also aid in reducing traffic conflicts.
3.4.1 Traffic Calming
High Street: To assist in attracting customers to the.downtown, the traffic
speed on High Street needs to be reduced. There are a number of ways
in which this might occur through the use of traffic calming methods or
devices including, but not limited to blubout or curb extensions, gateway
features, raised intersections, and road narrowing through striping for
diagonal on- street parking. The City should explore all methods of traffic
calming in order to reduce traffic speed, increase safety and make High
Street more pedestrian friendly.
Bard Street: A pedestrian activated stop light could be considered at the
intersection of High and Bard Streets to facilitate pedestrian crossing of
High Street. This would provide a safe point of pedestrian and bicycle
crossing and would slow traffic on High Street. It would also have the
added benefit of increasing merchant visibility as traffic slows or stops for
3 -9 f •1
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crossing pedestrians. _Alternatively, consideration should also be given to
the use of a "landscaped bulb out" on the curbing at the corner-?! Hiqh
Street and Bard Street with the use of a stop sign
3.4.2 Programmed Roadway Improvements
Decorative themed lights have been installed by the City. The decorative
light theme should be considered along Spring Road and Moorpark
Avenue to enhance the ambience and provide for a greater sense of entry
into the High Street area. Improvement to the intersection of Moorpark
Avenue at Poindexter Avenue and First Street should be explored to make
this a four way intersection. Consideration should also be given to a cul-
de -sac at Everett Street and Walnut Canyon, with a street connection to
Wicks Road.
3.4.3 Re- striping of High Street
In most small downtown areas that were constructed at in the in the early
1900's on- street parking was diagonal to the curb face. Consideration
should be given to re- striping High Street for diagonal parking. Allowance
for left turn, right turn and through lanes at the intersections of Walnut and
Bard Streets and Spring Road and Moorpark Avenue would have to be
made. At these intersections on- street parking may need to be prohibited
or restricted in order to accommodate traffic flow and turning movements
in peak hours.
3.4.4 Vacation of a Portion of Magnolia Street
Recently the new Fire Station was completed at the northwest corner of
Magnolia Street and High Street. In the process of acquiring the site for
the Fire Station the Redevelopment Agency acquired the residential lot at
the southwest corner of Magnolia Street and Charles Street. This vacant
loft is available for conversion to a pocket park and since the portion of
Magnolia Street adjacent to this lot is not needed for circulation. The
vacation of that portion of the street has occurred and will be added to the
park. Providing a park at this location will serve the residents north of
High Street providing easy access by pedestrians.
Aft;gnolir Naza cart ynz3vidt= an trt,pcTrAntt nttbt'ic gothc ring pl.ue trrt.f nromote retail activir:
3 -10 i l0iC,v2
3.4.5 Realignment of Poindexter Avenue and First Street Intersection
Presently the intersection of Poindexter Avenue and First Street at
Moorpark Avenue are off -set causing delays in traffic flow and making
pedestrian access circuitous. This intersection should be realigned so that
it provides a four way configuration. This realignment would provide more
efficient traffic flow, easier signalization, increase the ease of use for
pedestrians, and increase pedestrian and traffic safety.
3.5 Pedestrian /Bicycle Circulation
Opportunities are available as development occurs to provide a
continuous bikeway system through the downtown area connecting the
rest of the City. Once the system is connected to the rest of the City, it will
make bicycle travel a more attractive means of transportation throughout
the City. When complete, the bikeway system will provide safe and
convenient Class II bike routes, both within and outside the area. These
connections will provide an essential critical link to regional commuter bike
traffic.
The bikeway plan is fairly simple and envisions development of Class II -A
and B bike lanes along Poindexter Avenue entering the Plan area from the
west, connecting to Moorpark Avenue north to High Street, then east
along High Street and Los Angeles Avenue to Princeton Avenue. There
may be a need to modify the bike lanes to accommodate angleparking for
vehicles aloncHigh Street. Class II bikeways will also be designated
along Spring Road from the south entering the Plan area at Los
Angeles /New Los Angeles Avenue and will extend north of Charles Street.
Other important connections will be provided on the local streets from
Moorpark Avenue to Third Street, and east and then south to the Flory
School.
Figure 15
1� i
3 -11 t000%-- 3
Under Caltrans Bikeway Planning and Design Standards, bikeways are
defined in three classes as shown in Figure 15.
Bikeways are defined by these categories:
Class I bike paths: Bike paths provided within a completely
separated right -of -way for the exclusive use of
bicycles and pedestrians, with cross -flow of
motorists minimized minimum eight feet wide.
Class II -A bike lanes: Provides a striped lane for one -way bike travel
on a street or highway. Class IIA bike lanes
are located between the parking stalls and the
traffic lanes, minimum five feet wide.
Class II -B bike lanes: The same as Class IIA, except the bike lane is
located in areas where there is no on street
parking and is adjacent to the curb. Minimum
width four feet where there is no gutter.
Class III bike routes: Bike routes provided within the street right -of-
way designated by signs or permanent
markings. Re- striping of bike lanes will
connect to existing and planned bike lanes
outside of the Specific Plan area. High Street
is being reclassified as a Class II bike route to
better facilitate pedestrian and bicycle access
to the downtown core.
3.5.1 Bicycle Racks and Bench /Rest Stops
While no specific locations have
been designated in the 'plan,
bicycle racks and bench /rest stops
F should be placed on both
Moorpark Avenue and High Street
in order to increase ridership.
Bench /rest stops can consist of a simple bench, seating
area, and canopy trees for shade. Bicycle racks can be
simply bolted to an existing sidewalk, a plaza, or a
paving space in key areas such as downtown.
3.5.2 Pedestrian Walkways
Currently, the existing sidewalk and crosswalk connections from the civic
center to downtown, as well as along Moorpark Avenue north to the
3 -12 ,' `, 1 u4
Metrolink parking lot are interrupted and not well defined. Opportunities
exist for bulbouts, neckdowns and defined pedestrian crosswalks in
various locations, that will make pedestrians feel more safe and promote
walking convenience.
3.6 Public Transit
3.6.1 Bus Transit
The City currently has a public transportation system which serves the
needs of persons living and /or working in the community. Improved public
transit to the downtown will increase pedestrian circulation and decrease
vehicular trips both through and to the area. Bus connections to Amtrak
and the Metrolink station could be used by commuters as well as visitors
to the downtown.
3.6.2 Rail Service
Amtrak and Metrolink currently serve Moorpark both for regional trips as
well as intra -state service. The rail stop is located off of High Street and
Moorpark Avenue. As this service increases there is sufficient land south
of the railroad tracks to provide both short-term and long -term parking.
Ingress and egress to this south parking area should be examined in light
of any realignment of the Poindexter Avenue /First Street and Moorpark
Avenue intersection. Alternative for safer and more convenient access
should be explored.
Ongoing coordination with both VCTC and Union Pacific will be necessary
to ensure the safe crossing, at grade at the Metrolink station continues, as
well as appropriate buffers be accommodated along the rail lines and the
City -owned parcels. Further, in order for the City to pursue development
of the High Street property, an agreement that allows vehicle access and
parking on a portion of the VCTC right -of -way is necessary.. Preliminary
discussions with VCTC staff have indicated their willingness to support
this use provided setbacks, fencing and buffer criteria can be met. Written
correspondence from VCTC staff indicating their support for this use can
be found in the Appendix to this Plan.
3.7 Gateways and Signage
3.7.1 Designated Gateway Locations
To facilitate circulation into the downtown and recognize the downtown as
a special place in the City, entry monuments should be constructed at the
following gateway locations and coordinated with CalTrans or private land
owners as appropriate. These entry monuments should be subtle, classy
3 -13 j it 'c'
structures that reflect the character of the downtown. Signage should
reflect a downtown logo and directional arrows to key stopping points and
uses. Signs should be lighted, landscaped, and placed prominently at the
back of the sidewalk or as possibly an over - the - street structure. The
following gateway locations are suggested-
High Street and Moorpark Avenue
High Street and Spring Road
Moorpark Avenue and Los Angeles Avenue (approximate
location)
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Parking in the downtown specific plan area is divided into separate areas,
i.e. High Street and Moorpark Avenue. Parking requirements for
Moorpark Avenue shallshould be consistent with the parking requirements
of the City's Zoning Ordinance. Special consideration should be given to
the High Street area for it parking requirements due to the nature of the
area, its state of development and its prominence in the community.
While parking should still be convenient, consideration should be given to
High Street as a shopping center or district and allow on- street parking to
be counted toward the current Zoning Ordinance standard. Off - street
parking, both private and public, should be placed behind buildings
whenever possible. Parking lots can be created behind proposed and
3 -14 ri'�0 ,%2G
existing buildings and reciprocal access and parking agreements
shallshould be utilized to maximize shared parking and consolidating
access. Directional parking sign should also be utilized to guide
customers to parking areas.
3.8.1 Parking Conditions on High Street and Surrounding Streets
A parking survey was performed for the High Street, Walnut Street area
taking count of on- street and off - street parking that has been provided.
On- street parking was based upon actual counts of the existing parking on
Walnut Street and an estimate of 105 angle parking spaces that would be
striped on High Street. Building square footages were estimated for all
existing commercial buildings not including the theater. The total square
footage of the existing commercial building is 108,300 square feet,'
requiring 361 parking spaces based upon a ratio of one space for each
300 square feet of building square footage. Approximately 105 diagonal
on- street parking spaces can be provided on High Street with an
additional 32 parking spaces on Walnut Street for a total of 137 spaces.
Based upon an actual count of the existing off - street parking, there are a
total of 143 parking spaces. Parking for the theater is currently
accommodated on the land owned by the Redevelopment Agency, but this
is only a temporary measure. Future parking for the theater is anticipated
to be in the area of the Civic Center on the west side of Moorpark Avenue,
a short distance from the theater.
3.8.2 Parking Conditions on Moorpark Avenue
Development along the east side of Moorpark Avenue south of First Street
is still primarily in existing single family homes. There are a few
commercial developments that have occurred, all of which meet the
current parking requirements of the Zoning Ordinance. Development on
the west side of Moorpark Avenue is primarily commercial and has
existing parking or sufficient areas of land to meet-the current parking.
requirements -of the Zoning Ordinance. On street - parking on Moorpark
Avenue is not permitted nor anticipated in the future.
3.8.3 Parking Recommendations
Parking along the reach of High Street and its surrounding streets will be
sufficient to meet current and future demand if the following
recommendations are implemented:
a) Development of the Redevelopment Agency owned property
must be at a parking ratio consistent with the Zoning Ordinance.
b) Parking for the theater must be accommodated in the plans for
3 -15
the future Civic Center.
c) Reciprocal access and parking agreements must be required for
all new development. Additional driveways should be minimized
and shared driveway access required where physically feasible.
d) Parking areas should be located behind the buildings whenever
physically possible.
Limited term parking along High Street
Parking along Moorpark Avenue will be sufficient to meet current and
future demand if the following recommendations are implemented:
a) Development of all property must be at a parking ratio consistent with
the Zoning Ordinance.
b) Properties on the east side of Moorpark Avenue shall utilize the alley
for ingress and egress to its parking areas.
c) Reciprocal access and parking agreements must be required for all
new development. Additional driveways should be minimized and
shared driveway access required where physically feasible.
d) Parking areas should be located behind the buildings whenever
physically possible.
3.8.4 Parking Management Plan
As the High Street and surrounding area builds out, parking demand may
increase and parking management may be necessary. The following
recommendations should be implemented in anticipation of future need:
a) Annually adjust' the in -lieu parking fee based upon the
construction cost index.
b) Periodically review parking restrictions to make sure that long
term parking is limited and there- is an adequate number of
parking space turnover.
c) Work with the downtown merchants to conduct a program so
that employees do not park in street curb spaces.\
d) Negotiate with VCTC for the sale of the existing Metrolink
parking lot and the adjacent vacant land so that additional
parking can be made available to the High Street and
surrounding area. Utilize the parking in -lieu fee to pay back the
3 -16 0 Ir,, : �
cost of acquisition.
e) Work with the VCTC to relocate Metrolink and Amtrak parking to
the south side of the railroad tracks so that parking lots on High
Street are available for customers of the High Street merchants.
f) Provide signage to publicly owned, leased, or used lots.
g) Provide pedestrian amenities, access and directional signs to
public lots.
3 -17'i� �5
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