HomeMy WebLinkAboutAGENDA REPORT 1995 0426 CC SPC ITEM 04A7#rR
TO:
FROM:
DATE:
SUBJECT:
Background
MEMORANDUM
The Honorable City Council
Jaime Aguilera, Director of Community
Paul Porter, Senior Planner
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March 3, 1995 (CC meeting of April 5, 1995)
CONSIDER THE RECOMMENDATION FROM THE PLANNING COMMISSION
TO ADOPT THE ATTACHED HILLSIDE ORDINANCE
The City Council and Planning Commission held a joint meeting to
discuss the draft Ordinance on July 9, 1994. At the joint meeting
the City Council directed staff to set the matter for a public
hearing to be held by the Planning Commission. Several recommended
changes to the Ordinance were recommended at the joint Town Hall
meeting of the Planning Commission /City Council.
Discussion
The Planning Commission held the first public hearing regarding the
Draft Ordinance on August 8, 1994. At that meeting, staff
Presented pictures of existing slopes within the City ranging from
2.2% to 46.66 %. The Planning Commission stated that the Ordinance
should be specific in identifying land forms, prominent land
area /viewsheds and the Valley Floor. One speaker (Eloise Brown)
identified the Valley Floor as being Highway 118 and New Los
Angeles Avenue. The Planning Commission continued the public
hearing to September 12, 1994. On September 12, 1994, staff
presented pictures taken from the Valley Floor (Highway 118) which
was intended to give a better idea of the Hillside areas within the
City that should be protected in order to "enhance and maintain the
suburban identity of the community" (Goal No. 16 of the Land Use
Element). Pictures were taken from the following areas depicting
ridgelines from Los Angeles Avenue:
North from the Arroyo Simi Bridge
North from Wendy's Restaurant
North from Spring Road Bridge
North from Millard Street
North from Moorpark Avenue
North from Liberty Bell Road
North from Shasta Avenue
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North from Maureen Lane
North from Tierra Rejada Road
North from the City limits
Most of the discussion at the Planning Commission meeting on
September 12, 1994 centered around identifying the viewshed and
whether the General Plan land use forms designation needed to be
modified to include specific ridgelines. The Commission decided
that the viewshed was to be protected as seen from SR118, from the
City limits (west) to SR23, then easterly along the railroad tracks
to a point aligning with Princeton Avenue, then easterly along the
118 Freeway to the City limits.
Staff also gave the Planning Commission an exhibit depicting visual
horizon lines on major slopes within the City which are to be
protected (Attachment 3). These designated ridgelines as well as
the Valley Floor have been depicted on the attached topographic
map. The intent is to attach the map as an exhibit to the
Ordinance. This map will be referenced in the definitions
contained in the Ordinance for both "Prominent Landform or
Ridgeline" and "Valley Floor ".
The Planning Commission meeting was continued to September 26,
1994. On September 26, 1994, the Planning Commission closed the
public hearing and directed staff to prepare a resolution (See
Attachment 1) for the Commission's review recommending to the City
Council adoption of the Draft Hillside Ordinance which incorporates
the Planning Commission's recommended changes and requested staff
to have the City Attorney review the Ordinance prior to taking the
matter to the City Council for their review. The City Attorney has
reviewed and made several comments on the draft Ordinance. As the
City Attorney's comments are several pages long, a copy of the City
Attorney's comments dated February 2, 1995 and 24, 1995 are
attached under separate cover. The attached draft Ordinance has
been revised to incorporate the City Attorney's recommended
changes. These changes have been, done in legislative format on
Attachment No. 2.
Fiscal Impact
This is a non - revenue - generating effort on the part of staff. As
of the writing of this report, the case planner and other
chargeable staff has spent a total of 201.25 hours at a cost of
$15,505.50. The City Attorney's and City Engineer's cost for
review of the draft Ordinance has not yet been determined. It is
estimated that the total cost to complete the project inclusive of
the City Engineer's and City Attorney's time, as well as
codification codification of the Ordinance to be approximately
$19,000.
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Recommendations:
1. Open the public hearing and take testimony and close the
public hearing.
2. Find that the Hillside Ordinance is categorically exempt
pursuant to State CEQA Guidelines Section 15061 (b) (3) in
that the proposed amendments to the Zoning Ordinance do not
have the potential for causing a significant effect on the
environment.
3. Introduce the Ordinance for first reading.
Attachments: 1. Planning Commission Resolution
2. Hillside Ordinance
3. Prominent Landform /Ridgeline Map
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0010.0
RESOLUTION NO. PC -94 -293
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MOORPARK,
CALIFORNIA MAKING A RECOMMENDATION TO THE CITY COUNCIL PERTAINING
TO PROPOSED CHANGES TO THE CITY'S ZONING ORDINANCE - ESTABLISHING
STANDARDS AND PROCEDURES FOR DEVELOPMENT OF HILLSIDE AREAS WITHIN
THE CITY OF MOORPARK _
Whereas, at their meeting on August 8, 1994, the Planning
Commission held a public hearing on the issue, reviewed the draft
Ordinance establishing standards and procedures for development of
hillside areas within the City; and
Whereas, at their meeting on September 26, 1994, the
Planning Commission closed the public hearing and instructed staff
to prepare a Resolution to be acted on at the Planning Commission
meeting of October 10, 1994 recommending to the City Council
adoption of the Ordinance with Planning Commission recommended
changes.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. On
Planning Commission held
City's Zoning Ordinance -
Development of Hillside
recommends to the City
City's Zoning Ordinance:
August 8, 12, and September 26, 1994, the
Public hearings regarding, Changes to the
Establishing Standards and Procedures for
Areas within the City of Moorpark and
Council 1-.he following revisions to the
PROPOSED ORDINANCE MODIFICATIONS
AN ORDINANCE OF THE CITY OF MOORPARK ADDING ARTICLE. 16 TO CHAPTER
1 OF THE MOORPARK MUNICIPAL CODE (ORDINANCE NO.
ORDINANCE) ESTABLISHING STANDARDS AND PROCEDURES FOR DE -
VELOPMZONING
HILLSIDE AREAS WITHIN THE CITY OF MOORPARK.
Page 1 of 25
ATTACHMENT 1 00101
CHAPTER 1
ARTICLE 16 - HILLSIDE MANAGEMENT
Section 16.01 Purpose and Intent
The Hillsides within the City constitute a significant -natural
topographical feature of the community and provide aesthetic relief
to the viewscape from virtually every location in the City. The
intent and purpose of this article is to implement the goals and
policies of the General Plan and the various elements contained
therein as they relate to development and resource management in
hillside areas within the City of Moorpark. The provisions
contained herein will allow for orderly and sensitive development
of hillside areas in conjunction with the preservation of natural
open space. The following specific goals and policies of this
article reflect those contained in the General Plan and provide the
purpose and intent of this article:
A. To allow for development patterns in hillside areas that
minimize erosion and geologic hazards and that provide
for the protection of the public health, safety and
welfare.
B. To encourage grading techniques that blend with the
natural terrain, minimize earth moving activity, minimize
impacts of large cut and fill slopes and provide for the
preservation of unique and significant landforms.
C. To encourage retention of natural drainage patterns and
the preservation of significant riparian areas.
D. To reduce water use in slope replanting and retention by
encouraging grading design: that minimizes manufactured
slopes.
E. To allow density transfers, where appropriate, to
facilitate development in more appropriate locations
while retaining significant natural slopes and areas of
environmental sensitiveL y.
F. To substantially retain the integrity and natural grade
elevations of the significant natural ridgelines and
prominent landforms tha,, in aggregate, form the City's
skyline backdrop.
Page 2 of 25
00102
G. To the maximum extent possible, preserve the view from
the valley floor and make every effort to maintain the
original view of the site.
Section 16.02 Applicability of this Article
This article establishes specific development standard submittal
requirements, review standards, and processing procedures for
projects within hillside areas, as defined herein. Development
applications proposed on a parcel or parcels that fall within the
definition of a hillside area shall comply with all procedures,
standards, and findings contained in this article.
Specific provisions of this article which address grading and slope
revegetation will apply to all types of development in hillside
areas, including, but not limited to, commercial, industrial and
Public, residential, quasi - public, or institutional uses.
Section 16.03 Exemptions
Parcels containing only isolated landform features and drainage
courses that contain slopes greater than twenty (20) percent are
not considered a hillside area and are exempt from this Article if
one of the following is met:
A. The features or features contain a vertical height no greater
than fifty (50) feet and a horizontal dimension no greater
than two hundred (200) feet in any direction as measured from
the twenty (20) percent slope line. In the case of multiple
isolated landforms on the same property, said isolated
landforms shall be physically separate topographic features
that are not a component of a significant ridgeline or any
other prominent landform that contains slopes greater than
twenty (20) percent.
B. Properties with minor drainage courses not indicated on the
United States Geological. Survey (U.S.G.S.) maps as
intermittent or perennial (blue- line) streams.
C. Previously created manufactured slopes.
D. Any Final, Tentative, or, Parcel Map, Residential Planned
Development, Specific Plan, _,r --onditional Use Permit which
was approved prior to adoption of this article, or any time
extension to a previously approved project, shall be exempt
from the provisions of t:h i 1 °-t is l e unless the approving
Page 3 of 25
0003
authority finds that the changes to the project constitute a
major modification to the original project approval.
Modifications considered major include, but are not limited
to, the following:
(1). An increase in the number of developable lots.
(2) A reduction in lot size below the minimum :lot size
established for the zone or below a size previously
approved by the Planning Commission or City Council.
(3) An increase to the vertical height or horizontal width of
manufactured slopes that alters the plan to a level that
may be inconsistent with what was originally approved.
(4) An increase to building bulk or site /lot coverage that,
alters the plan to a level that may be inconsistent with
what was previously approved.
(5) A combination of minor alterations that represents
substantial, cumulative changes to the project, or other
similar modifications to the previously approved project
that significantly change the design or character of the
project.
E. Construction of a residential dwelling unit, or additions
thereto, and accessory building(s) on a legally subdivided,
residentially zoned parcel as of the date of adoption of this
article.
F. Modification of or addition to an existing single family
dwelling and accessory building including Second Dwelling
Units on an existing parcel created prior to the date of
adoption of this article. This exemption shall not include an
increase in the number of units /lots or changes in use.
G. Construction of additions to commercial /industrial buildings
which will not add more than ten f10) percent in floor area
and an expansion of less than 5,)00 square feet, whichever is
less.
I. Grading for agricultural purposes, pursuant to a grading
permit reviewed by the Planninc_ Commission following a duly
noticed public hearing.
J. Lot line adjustments, lot mergers or condominium conversions
involving existing structures, issued pursuant to local
ordinance.
Page 4 of 25
00104
K. Fire breaks and fire roads required by the Ventura County Fire
Department.
L. Recreation trails for pedestrian or equestrian purposes
constructed by or pursuant to the requirements of the City of
Moorpark.
M. The - construction of public works improvements, inclUdIng, but
not limited to drainage channels, retention basins, water
tanks and pumping stations, provided that such facilities are
landscaped and bermed so as to minimize their visibility from
view points from the valley floor as defined in this article.
N. The replacement or reconstruction of structures which are
destroyed or damaged by fire or earthquake or other natural
disaster.
P. Properties having development agreements that exempt them from
the provisions of this article.
Section 16.04 Definitions
Contour Grading - A grading technique which utilizes curvilinear,
horizontal, and vertical undulations in order to simulate the
characteristics of natural topography.
Daylight Grading - A grading technique which designates an existing
natural contour as the transition line between a manufactured pad
for development and the adjacent natural slope face and which
eliminates the need for fill slope,- along the exposed edges of the
development pad.
Density Transfer - An increase in density on one portion of
property to a level that may exceed the underlying General Plan
designation of that portion of the property while maintaining a
gross density over the entire property that is consistent with the
underlying General Plan designation.
Hillside Area - Any property containing slope areas of twenty (20)
percent or greater. The steepness of a slope is defined as the
relationship (the ratio) between the changes in elevation (rise)
and the horizontal distance (rani over which that change in
elevation occurs. The percent ul steepness of any given slope is
determined by dividing the rise �.,, tz� ru'i on the natural slope of
land, multiplied by 100.
Page 5 of 25
UU1.0s
Horizontal and Vertical Building Envelopes - The maximum width and
height of a structure based on minimum setback requirements and
maximum building height limitations for the zone within which the
project is located. These envelopes may be utilized to evaluate
visual impacts when specific architectural plans are not provided
for subdivision review.
Isolated Landform - A parcel which has an isolated top $ gfaphical -
feature having a slope of greater than twenty (20) percent which
has a horizontal run of less than 200 feet and a vertical rise of
less than 50 feet.
Manufactured Slope - A slope created by grading that consists of
cut and /or fill material.
Mass Grading - A grading technique in which all lots, building pads
and streets are generally graded over the entire area resulting in
the disruption of the majority of the on -site natural grade and
vegetation and, often resulting in, but not required to result in,
a successive pad /terrace configuration
Open Space - Land that has been Deft in its natural state and has
not been developed with primary or accessory structures.
Prominent Landform or Ridgeline - A visually prominent landform or
ridgeline means any hill or canyon visible from the major arterial
road system of the valley floor. as shown on Exhibit "A "(Note:
ridgelines shown on exhibit are not considered precise location,
which forms a part of the skyline or is seen as a distinct edge
against a backdrop of land at. "Ieasl 500 feet horizontally behind
it.
Slope Face - The slopes located directly below, or leading up to,
the crest of a significant ri.dgc,li.ne or prominent landform.
Slope Steepness - The relationship (the ratio) between the change
in elevation (rise) and the horizontal distance(run) over which
that change in elevation occurs.. The percent of steepness of any
given slope is determined by dividing the rise by the run on the
natural slope of land, multipl i � i h y 1'0.
Subdivision Development Plan - Specific development plans for an
unapproved tentative map, including, but not limited to: plot
plans, building elevations, grading plans and landscape plans
applicable to individual lot: w'thin a tentative map.
Valley Floor - The Valley Floor is that area of the City as shown
on Exhibit "A" (Note: ridgel.ines shown on exhibit are not
considered precise Location �)f h Orciinance.
Page 6 of 25
001106
(b) Slope bands in the ranges of 0 -20 percent, 20 -35 percent,
35 to 50 percent, and over 50 percent shall be identified
in clearly distinguishable graphic representations (ie.,
shading, pattern, numerical highlighting within clearly
defined slope category boundaries, etc.) on the slope
map.
(c) Individual contours shall be clearly indicated on the
slope map or said map shall be augmented by a clear mylar
overlay, of the same scale as the slope map, which
clearly indicates individual contours. The slope and
topographic overlay maps shall extend off -site a
sufficient distance, as determined by the Director of
Community Development, to incorporate the topography of
all abutting properties as it relates to the proposed
site.
(d) The slope analysis shall specifically identify and
calculate the slope percentages for each individual
topographic feature. Horizontal runs used to calculate
slopes shall be limited to each individual feature.
(e) Total land area within each category shall be indicated
on a table to be provided on 3 legend on the map.
(2) Preliminary Gradina Plan
(a) A Preliminary Grading Plan, prepared by a California
registered Civil Engineer, Land Surveyor, or equivalent
shall indicate the height and width of all manufactured
slopes, proposed drainage patterns, methods of storm
water detention /retention, and identification of areas to
remain in a natural state. C)ff -site contour intervals
shall be shown for adjacent unimproved areas within one
hundred (100) feet of the project's boundaries. When an
adjacent property is improved, the plan shall show: pad
elevations, street grades, wall sections, and any
approved or existing improvements immediately adjacent to
the subject property, zhal.l also be shown.
(b) One (1) colored copy _f said preliminary grading plan
showing all cut and fill area3.
(3) Cross Sections /Preliminary :-ut and Fill
No less than two (2) cross sections which completely traverse
the property at appropri_ateLy spaced intervals in locations
where topographic variation, is greater. Said exhibits shall
be prepared by a Califor-n - r(- cti.sl ered Civil Engineer, Land
Page 8 of 25
00108
(a) A soils engineering report shall be submitted with
each application for development under the
requirements of this article.
engineering report shall contain, but a not be limited to, data regarding the nature, distribution
and strengths of existing soils, the potential for
liquefaction, degree of seismic hazard, conclusions
and recommendations for grading pr6cedures
consistent with these regulations, design criteria
for any identified corrective measures and opinions
and recommendations covering the adequacy of sites
to be developed.
(b) The above investigations and report shall be
performed by a professional soils engineer
registered with the State of California who is
certified in the practice of soil mechanics.
(2) Geologic Report
(a) A geology report shall be submitted with each
application for development under the
requirements of this article. Such a report
shall include, but not be limited to, the
surface and sub - surface geology of the site,
conclusions and recommendations regarding the
effect of geologic conditions on the proposed
development, opinions and recommendations
covering the adequacy of sites to be developed
and design criteria to mitigate any identified
geologic hazards consistent with this article.
(b) The investiga-tion and report shall be
completed by a professional
registered wit? the State of California owho lis
certified it tt-tc practice of engineering
geology.
(3) Hydrologic Report
(a) A hydrologic report shall be submitted with
each application for development under the
requirements of this article. Such a report
shall include, but not be limited to, the
hydrologic condi.t::ions on the site, the
location of any above Dr below ground springs,
the location of all wells, possible on -site
flood inundation, downstream flood hazards,
identification, )+ rat iral drainage courses,
Page 10 of 25
OO1I -o
conclusions and recommendations regarding the
effect of hydrologic conditions on the
proposed development, opinions and
recommendations covering the adequacy of the
sites to be developed and design criteria to
mitigate any identified hydrologic hazards
consistent with these regulations.: This
report shall also account for runoff and
debris from tributary areas and shall provide
consideration for each lot or dwelling unit
site in a development. Runoff and debris
volumes shall be computed using the County of
Ventura Flood Control District criteria.
(b) The investigation and report shall be
completed by a registered Civil Engineer
certified in the science of hydrology and
hydrologic ldrvestigation.
(8) Biological (Flora and Fauna) .Analysis
A biological resources report shall map the habitat areas
of the property. Potential presence within the project
area of any sensitive habitat and any unique rare or
endangered plant or ar:ima- species shall be determined
and mapped.
(9) Construction Schedule, Parking Plan and Hauling Plan
A construction schedule, construction parking plan and
hauling plan to be used and submitted to the City for
review and approval for .mporting and exporting material.
(10) Plot Plan
A plot plan showing the location of all proposed and
existing structures. Structures and pad elevations
within 300 feet of the proposed development shall be
included on the plot p. ",n.
D. Standards for Exhibits
Completeness and accuracy of the above specified plans,
studies and other submittal requirements will be determined by
the Director of Community Development, City Engineer, or their
designees in accordance with Section 65944 of the California
Government Code. All studies shall be in conformance with the
current City guidelines for r :ach individual study or report.
Page 11 of 25
00111
Section 16.06 Density Transfers
Permissible densities on steeper- portions of a property may be
transferred to portions of the property that require less grading
and are less steeply sloped, less ecologically sensitive, and less
prominent if the proposed transfer complies with the provisions of
this article.
Density Transfer Review Criteria
A transfer of density shall be found suitable for a particular site
only if the proposed density transfer complies with the following
standards:
(1) Design of the density transfer minimizes impacts on
adjacent areas.
(2) The physical location IS suitable for a higher density
project. If available, natural physical features shall
be utilized to visuall,,� and physically separate higher
density housing from nearby areas that are developed at
lower densities.
(3) On sites where physical separation utilizing natural
features is not feasible, buffering techniques shall be
utilized to ensure that density transfer does not result
in negative impacts upon existing neighborhoods of a
lower density or rural. development pattern. Appropriate
buffering techniques ma,y include, but are not be limited
to.
(a) Incorporation of larger lot sizes /patterns which
are consistent: with immediately adjacent
neighborhoods.
(b) Utilization of architectural styling, fence
details, landscape and lot patterns, or similar
features that are compatible with those found in
adjacent areas.
(c) Establishment of buffer areas of appropriate size
to ensure that transition of densities is gradual
in order to minimize incompatible mixing of
development types associated with various
intensities of dev,�Iopme-t.
Page 12 of 25
00112
Section 16.07 Significant Ridgelines and Prominent Landforms
Standards
A. Purpose of Section
To assure that the physical characteristics of the significant
ridgelines and prominent landforms on the
perimeter
retained as a skyline backdrop to the City, and -tAat any
of the Aity are
development on physical features encompassing these landforms will
integrate with, rather than significantly modify existing
topography. The goal of this Section is to encourage site planning
techniques that ensure integration of development with physical
features such as natural bowls, broad plateaus, valleys and similar
natural landforms. Implementation of this Section will ensure that
the natural form and elevations Df the City's backdrop will be
retained.
B. Requirements
All applications for development proposed in these areas shall be
subject to the standards and procedures set as follows:
(1) Parameters for Requirement of a Visual Impact Stud
A visual impact study will be required for projects located on
the crest or slope face of prominent landforms and ridgelines
that are physical components of the topographic features and
which form an integral part of the City's natural skyline
backdrop. Applicability of ttris Section may be determined by
the Director of Community development during preliminary
conceptual review or during application review. In cases of
dispute, the approving auth(-.:r-ity stall have final decision
making authority on applicai-) ity o this Section.
(2) Review Standards
The criteria listed below shall be utilized in evaluating
projects located on the crest =yf the slope face of significant
ridgelines or prominent landforms forming the City's skyline
backdrop.
(a) All development proposed on prominent landforms or
significant ridgelines, as defined herein, shall be
designed to substantially retain the natural
contour elevations of these features as viewed from
vantage points on t?.e Va]. ey Floor within the City
of Moorpark.
Page 13 of 25
00113
(b) Grading to substantially re -shape prominent
landforms and ridgelines that form a component of
the City's skyline backdrop shall be minimized
wherever possible and shall be subject to the
provisions of Section (c) below.
(c) Dwellings constructed near the crest of the
ridgeline or prominent landforms shall utilize
architectural, grading, and landscape elements that
serve to integrate the structure with the landform
upon which it is constructed. In determining
whether a project complies with this requirement, a
project must be found consistent with the following
criteria:
1. On steep natural grades, foundations and floor
Plans should be designed with multi - levels to
change elevations with natural contours.
2. Roof planes should vary rather than be angled
in one direction. The main building mass,
including gabled sections of roof structures,
should face away from lower lying areas.
3. Roof lines should provide architectural relief
in such a way as _o complement the natural
contours of the lanai.
4. Building colors should emphasize blending with
the surroundi.nq natural terrain.
5. Utilize day.ight grading techniques, where
appropriate, to reduce disruption of natural
topography, a: d vegetation.
6. Structural setbacks from the edge of natural
slopes shou,I reduce visual prominence of
structures.
7. - Berming and tree massing near the landform
crest should be utilized to blend in with the
natural landforms and to screen view of the
structure fr -li sower lying areas.
Page 14 of 25
00114
Section 16.08 Slope Categories
The overall number of units allowed on a property shall be based on
the summation of the total number of units allowed by the General
Plan with density transfers permissible for development in slope
areas which exceed 20 percent..
Where density transfers are not feasible, additional open - space may
be dedicated anywhere within the project boundaries to compensate
for the development of steeper slopes as outlined below:
Slope Categories
20 to 35%
35 to 50% slope
50 percent or more slope
Open Space Dedication
35 open space
50 plus percent open space
Density transfer required, except
as delineated otherwise in Section
1 IA 09
Note: Total open space includes any minimum percentage already
required by the City of Moorpark:
Section 16.09 Slopes Greater than Fifty (50) Percent Standards
No construction or grading shall. be permitted in areas containing
slopes of fifty (50) percent or greater except under the following
circumstances:
A. Development is proposed on isoiated peninsula shaped fingers
Of fifty (50) percent slopE' within an otherwise developable
area of lessor slopes.
B. The grading involves the filling of small ravines or drainage
courses not shown on the U.S.G.S. maps as intermittent or
perennial streams which contain ancillary slopes of fifty (50)
percent or greater if said ravine or drainage course is not
deemed a significant biological area, (as determined by the
environmental study for the project) and if measures to convey
surface water, are proposed tc the satisfaction of the City
Engineer; or
C. The grading involves the construction of roads if the 50
percent slope area is an isolated landform as defined in
Section 16.04, or if nc -) hei reasonable alternatives are
Page 15 of 25
00115
available and all hillside street design criteria are met as
specified in Section 16.13.
Section 16.10 Grading Standards
A. Purpose :
The standards contained in this Section are established to
ensure _that grading techniques are utilized which reduce
erosion potential, minimize visual impacts, promote use of
development patterns and street designs that follow natural
contours, and minimize length and width of manufactured
slopes. These regulations are meant to complement Chapter 70
of the Uniform Building Code.
B. Grading Standards
Except as otherwise permitted pursuant to this article, no
Project in a hillside area shall be permitted unless the
project, or the project as modified with conditions, complies
the following standards:
1. The maximum height for manufactured slopes shall be 15
feet except as specified in this, article.
manufactured slope in excess of fifteen Any
vertical shall have variable !15) feet
gradients.
2. Manufactured fill slopes adjacent to primary and
secondary arterials shall be no steeper than 3:1 within
landscape assessment areas and public right -of -ways, and
shall not exceed 30 feet Ai hErLght.
3. When a proposed subdivision contains average net lot
sizes exceeding 20,000 square feet, lot grading shall be
limited to building pad and related functional yard area.
The area allowed for building pad and functional yard
area shall be as determined by the City. Flat pad
grading of the - entire ].ot is prohibited. The grading
plan submitted for project review shall clearly delineate
graded and natural portiDn: of proposed lots.
4. Grading on the perimet-er of the site shall not be
designed with perimeter downslopes to property lines
unless a homeowners ssociation, slope maintenance
district, or similar entit'"'I is established for
maintenance of such dcwn .'OPE.,. For interior slopes
Page 16 of 25
00116
between lots, manufactured building pads shall be
designed with up- slopes to property lines.
5. Subdivision development plans shall indicate a minimum
setback of 15 feet from the rear dwelling wall or
retaining wall to the toe of slope and 20 feet-setback
from the rear dwelling wall to the top of a manufactured
slope or retaining wall. - t
6. Manufactured slopes greater than ten (10) feet in height
shall be rounded at the top and at the toe of slope to
simulate natural topography. At the discretion of the
Director of Community Development, side slopes may be
exempt from this provision if the height of slope does
not exceed 15 percent of the width of the lot and have a
slope of less than ter) (10) feet in height.
7. Manufactured slopes in excess of two hundred (200) feet
in length and greater than ten (10) feet in height shall
be designed with horizontal curvature that simulates the
horizontal surface variat---ons of natural contours.
8. Dwellings proposed on ungraded lots with natural grades
of 20 percent and greater shall follow natural contours,
utilizing such techniques as stepped foundations and
Split level floor plar.
9. For projects on property defined in this article as a
hillside area, and where it can be clearly established
that reduced setbacks, will enhance preservation of
natural terrain and reduced grading, front setbacks may
be reduced to ten (11)) feet as applied to the main
portion of the dwelling. garage setbacks shall normally
be twenty (20) feet except. for a side loaded garage where
a minimum driveway depth of twenty (20) feet from the
right -of -way edge shal': 1:1E pr; vided.
10. Any continuous manufactured slope within a subdivision
with a slope steepness of 3 1 or steeper, a vertical
height of ten (10) feet Dz greater where so allowed under
this article, and whit a ,.but:; five (5) or more lots,
shall require the creation of ,i Homeowners Association or
other maintenance er.ti I pith provision for the
collection of fees or assessments designated specifically
to pay costs associat: d 4it- the maintenance of all
slopes falling undez tais category. The slope
maintenance entity, rather ?han individual property
owners, will be respc:,r s:Lhle for maintenance of said
slopes. The tentati_v( tct map shall be designed in
Page 17 of 25
00117
such a manner that provides access to said slopes by
assessable easements and which avoids the necessity of
gaining access to the slopes through individual lots. No
fences shall be permitted between lots within the slope
easement areas. Slope easement areas may be included as
lot area for purposes of calculating lot size. Habitable
structures shall not be permitted within common slope
easement areas.
Section 16.11 Landform Grading Standards
A. General
Landform grading, as a design concept, utilizes grading
techniques that stress the preservation of significant
topographic features, the selective placement of development,
variations in slope gradients, transitional slopes, and the
sculpture -like shaping of manufactured slopes in a manner that
replicates the shapes and characteristics of natural
landforms.
B. Authorization for Landform Gradin
The height and slope steepness limitations and other
applicable standards for manufactured slopes may be modified
under the approved landform grading plan, if the proposed
project is found to incorporate the following design elements:
(1) Variation to slope gradients utilizing compound
slopes and state of the art grading techniques with
maximum slope steepness to be determined by the
City Engineer as specified in the Uniform Building
Code. An example of this technique would be slope
transitions varying from 4:1 to 1:1 punctuated by
slopes of varyi ag steepnE';3S .
(2) Variation to pad sizes and shapes that correspond
to variable topogragh },.
(3) The artful utilization of contour and daylight
grading to achieve a subtle transition between
natural landforms a —id man -made slopes.
(4) Use of drainage arid landscape elements such as
clustering of trees and shrubs typical of
concentration fount in nature, incorporation of
rock elements ant,_ made -made culverts and down
Page 18 of 25
00118
drains. The shall have coloring which blends with
J the surrounding area to reduce visibility.
C. Processing Procedures - Determination of Compliance with
Lanciform Grading
Conformance with landform grading provisions shall be
determined during project review. It will" `be the
responsibility of the applicant to provide the City with
exhibits necessary to establish compliance with mandated
design characteristics of landform grading. No modification
to the grading standards may be granted unless this
determination is made.
Section 16.12 Hillside Street Standards
A. Streets within any project proposed in a hillside area as
defined in this article shall be designed and constructed in
accordance with the standards listed below:
(1) Hillside street standards should reflect a rural, rather
than an urban character. Streets in hillside areas
should, where feasible', be aligned parallel to the
natural contours of the land.
(2) Bridges and oversized culverts, if recommended as a
biological mitigation measure, may be required when
streets cross drainage ways and ravines that serve as
significant wildlife corridors.
(3) Development of street:: oriented along the top of a
significant ridgeline as be prohibited.
(4) If approved by the lty Engineer, standard street
sections shall be as follows in hillside areas where
streets are proposed on ,natural grades of 12% or greater.
Said street plates may inr.ludc, the following:
(a) Four -Lane Arteria:s in hillside areas: Ventura
County Road StandarJ Plates B -3A or B.
(b) Rural Collectors in hil�_ side areas:
County Road Standard Flats B-7. Ventura
(c) Local Collectors i:r: hillside areas: Street width
may be reduced as ;E)ecified in Plate B6B.
Page 19 of 25
00119
(d) Any street with a paved width less than 36 feet
may have parking prohibited on one side.
(e) Any street with a curb to curb width less than 36
feet may have parking prohibited on one side. Any
cul -de -sac with a radius of less than 40 feet may
result in restricted on- street park�fng as
determined by the City Traffic Engineer.- i
(5) Split level, one -way streets are encouraged in areas of
steep terrain when deemed acceptable by the City during
project review.
(6) Street grades shall not exceed the following except if
modified by the approving authority and the Fire
Department:
Primary Arterials:
Secondary Arterials:
Local Streets:
10 percent
12 percent
15 percent, except for limited
distance that may exceed 15
percent if approved by the City
Engineer and the Ventura County
Fir.e Department.
(7) In order to encourage a rural feeling,in residentially
zoned parcels of two urlit:s per acre or less, the
elimination of sidewalks and formal parkways will be
allowed if the City Engineer determines that this
modification will not be detrimental to the public
health, safety or welfare or that adequate alternative
pedestrian circulation has been provided.
(8) Special Streets - Special streets, such as one -way
streets, split level streets and dead -end streets shall
be acceptable when their use is justified by detailed
engineering studies submitted by the applicant, approved
by the City Engineer in consultation with the Director of
Community Development, I their designees, and are found
to be necessary for t:he "tall a,- hievement of the Findings
of this article.
(9) Rolled curbs and gutters are encouraged in order to
enhance the rural __ifest�les -.f their water carrying
capacity is not compr_orr se i.
Modifications to these standard, may rte made by the approving
authority if it can be found that. Such modifications are consistent
with the Circulation Element ()f • 1E GenE,ral Plan and further the
Page 20 of 25
001:20
Purpose and intent of this article by reducing
visual impacts while retaining acceptable traffic grading safety and
design characteristics, as determine by the City Engineer and the
Director of Community Development.
Section 16.13 Landscape and Erosion Control Standards
The grading
g plan shall reserve natural terrain and vegetation to
the maximum extent feasible, by utilizing creative design concepts,
as permitted by standards established in this article. However, it
is recognized that grading in some areas may involve considerable
surface disruption and removal of natural vegetation. Where this
occurs, and manufactured slopes are created,
standards and submittal requirements shall a 1 the following
PP Y
A. Submittal Requirements
(1) With Formal Application: Conceptual landsca e
indicating both temporar a
y and P Plans
shall be prepared by a. California registered landscape
architect and submittaa to the Department of Community
Development. Such a plan shall outline all proposed
Planting in graded areas, means of irrigation, proposed
timing of landscape installation and the manner in which
landscaping will be maintained. A precise landscape plan
shall be submitted pri::) to the :issuance of a grading
permit.
(2) Prior to Grading Permit Issuance: A manufactured slope
re- vegetation report which analyzes existing soil
conditions, proposed soil amendments nd
suitability shall be submitted '.o the City �for a
reviewland
approval by the Directo of Community Development.
B. Concrete Drainage Ditches
All concrete drainage ditches shale be colored concrete of
Omaha Tan by Davis Concrete c:T an eq_iivalent color.
Section 16.14 Slope Maintenance Standards
A. Performance Bond
A performance bond for an amount_-
Public Works Department shall ��,� t�' be established by the
Posted with the City in order
Page 21 of 25
00121
to ensure that the ultimate establishment of all re- vegetation
is completed.
B. Erosion Control Standards
Provide erosion control measures meeting the current
specifications of the City Engineering Design Standards and
Uniform Building Code that are in effect on the date 14hen the
formal application for the project is submitted.
Section 16.15 Drainage Standards
All proposed drainage facilities shall respect the natural (before
development), hydrologic characteristics of the subject terrain,
preserve major drainage channels in their natural state, and be
designed in such a manner as to preserve the ublic or welfare. The provisions of the following shall safety
to all land subject to these regulations, and shall be in addition
to the provisions of the adopted version of the Uniform Building
Code, the Ventura County Land Development Manual or other
standards the City may adopt in tie future.
(a) To the maximum feasible extent, all natural drainage
courses serving major drainage areas and containing
significant perennial vegetation which,may constitute a
significant wildlife habitat should remain in their
natural state. Alterations to the above drainage courses
may be allowed if the application of this Section will
result in upstream or downstream flooding hazards for
which there is no other t'easible means of mitigation.
(b) In the event that- off -sate drainage facilities will be
required to handle increased runoff from any development
subject to these regulations, interim drainage facilities
which provide for no increase in peak runoff from a ten
(10) year storm shall be :::onstruc:ted and maintained until
such time as the permanent f'aci' -sties are completed.
(c) The overall drainage sys,em sha]_1 be compl -eted and made
operational at the ear::_iest possible
construction or shall Gtherwise be provided mford in na
manner acceptable tc t'rae Cit }r of Moorpark. If a
development is to be pha ed a-1 downstream
(including
interim facilities wi }hi:;. the project area or required
interim off -site drainaq( facilities) elements of the
approved drainage fa,,:.' t f>s ;tall be completed or
Page 22 of 25
001 22
otherwise provided for in a manner acceptable to the City
Of Moorpark before the completion of upstream phases.
(d) A drainage plan, including text, maps, and diagrams,
shall be submitted to the City as part of any formal
application for development under these regulations.
The City engineer in consultation with the Dir4ctor of
Community Development, or their designees, shall review
the submitted information for completeness, adequacy and
conformance with tha above and other applicable
standards.
Section 16.16 Hillside Development Findincs
No project in a hillside development area shall be approved by the
Planning Commission or the City Council unless
conform to all of the it is found to
forth in this article: following findings based on standards set
1. That the grading, and design standards contained in this
article have been complied with in the overall design of the
project.
2. That the project design and site layout retains and utilizes
natural contours of the site to the maximum extent feasible.
3. That the project design Incorporates drought tolerant
landscape materials, water --:onserving irrigation techniques
and erosion control measures n a manner that eliminates both
short and long term erosion Hazards while providing for
aesthetic and effective re- v (-�getaticn of these slope areas.
4. That development is cited i a manner that substantially
retains the visual qualities and natural elevations of the
significant ridgelines and - :.r.ominent landforms forming the
City's skyline backdrop, defined in this article, and
preserves those portions he - -idgelines visible from the
Valley Floor of the City.
5• That grading has been kept to --.n absolute minimum in order to
maintain the natural charact =r of the hillsides and that
unavoidable grading complemer , s na ti ' ail landforms .
6. That significant natural landmarks
features have been retained i `Jie_r ratdural stateutstanding
Page 23 of 25
00,123
7. That mass grading of large pads and excessive terracing has
been avoided in residential zones and minimized in commercial
and industrial zones.
8. That proposed residential development plans have been utilized
such as varying setbacks and heights for buildings, building
techniques, building forms, and materials which ensure the
compatibility of structures with the surrounding terrain and
that proposed commercial and industrial development plans have
been utilized varying setbacks and heights for buildings,
building techniques, building forms, materials and colors
which ensure the compatibility of structures with the
surrounding terrain.
9. That street and circulation design respects the natural
contours of the land, minimizes grading requirements, and
minimizes the percentage of land devoted to streets.
10. That land graded for road right -of -way purposes through slopes
not otherwise permitted to be graded herein does not include
or permit construction of an increase in the number of
existing or proposed building pads other than those permitted
within that parcel. Such road grading shall not increase an
existing or proposed bui1di- -,,1 pad site.
11. That altered slopes will be re- -landscaped with plants which
are compatible with the project-'s soils, terrain and micro -
climate, which reduce :he risk of fire, and which are
consistent with the City'; eonservation Ordinance.
12. That any grading on slopes greater than 20 percent is
restricted and encourages t:hE! preservation of visual horizon
lines and significant hillsj.c es is T)rominent visual features.
13. That the overall density and intensity of development
decreases as the slope incr(- use:;.
Section 16.17 Variances to Hillside Management Ordinance
No variance from the provisions this article shall be allowed
unless it is approved pursuant to IrOvisions contained in the City
Of Moorpark Zoning Ordinance.
Page 24 of 25
00124
The action with the foregoing directionwas approved by the
following roll call vote:
Ayes: Commissioners Torres, Martens, May, y, Miller and
PASSED, APPROVED, AND ADOPTED THIS LOTH DAY OF OCTOBER, 1994.
ATTEST:
Celia La Fleur, Secretary
to the Planning
Commission
Chairman:
Page 25 of 25
00125
ORDINANCE
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MOORPARK
CALIFORNIA, ADDING CHAPTER 17.38 TO TITLE
MOORPARK MUNICIPAL CODE (ZONING ORDI 17 OF THE
STANDARDS AND PROCEDURES FOR D ORDINANCE) ES .17
AREAS WITHIN THE CITY OF MOORPARK r1'p OF HILLSIDE
Planning Commission on held public 8, 12, and September
City's Zoning Ordinance - Establishin Stan P ember ha 1994, the
public hearings regarding, changes to the
Development of Hillside Areas within the dt and Procedures for
recommended to the City Council the addition of ChapteMoorpark 8and
Title 17 of the Municipal Code establishing
Procedures for development of hillside areas witinsthedCits and
Whereas, the City Council opened and closed the
City;
and
p
hearing on April 5, 1995; and
Whereas, the city
modifications to the city, s Council determined that the
Pursuant to State CEQA Guideli ection 15061 (b) 3 onin
g Code is categorically exempt
proposed amendments to the Zoning Code do not have the Potential
that
he
for causing a significant effect on the enviro
Where
nment; and
by the
as, requested changes to the Zoning Code as directed
City Council have been made to this Ordinance.
CALIFORNIA' NOW' THEREFORE. THE CITY COUNCIL OF THE CITY OF MOORPARK
DOES ORDAIN AS FOLLOWS:
SECTION 1. ,
That the modifications to the City,s Zonin
s S ection
15061 (b) (3)• q Code are
categorically exempt pursuant to State CEQA Guideline
SECTION 2. That Title 17 of the Moorpark Municipal
hereby amended by adding Chapter 17.38 as found in Section Cod is
SECTION 3.
CHAPTER 17.38 TITLE 17
- HILLSIDE MANAGEMENT
Section 17.38.01 Purpose and Intent
The Hillsides within the
topographical feature of the communityland provide aest
to the viewscape from virtuall ever significant natural
intent and Y y location in the City.
Purpose of this chapter is to a The
Policies of the General Plan and the var oP eelements
therein as the goals and
y relate to development. and resource management pin
PP03:29 :95 111:33pAA :\RHD0RD.CC ,
ATTACHMENT 2 00126
hillside areas within the City of Moorpark. The provisions
contained herein will allow for orderly and sensitive development
of hillside areas in conjunction with the preservation of natural
open space. The following specific goals and policies of this
chapter reflect those contained in the General Plan and provide the
purpose and intent of this chapter:
A. To allow for development patterns in hillside areas that
minimize erosion and geologic hazards and that provide
for the protection of the public health, safety and
welfare.
B. To encourage grading techniques that blend with the
natural terrain, minimize earth moving activity, minimize
impacts of large cut and fill slopes and provide for the
preservation of unique and significant landforms.
C. To encourage retention of natural drainage patterns and
the preservation of significant riparian areas.
D. To reduce water use in slope replanting and retention by
encouraging grading design that minimizes manufactured
slopes.
E. To allow density transfers, where appropriate, to
facilitate development in more appropriate locations
while retaining significant natural slopes and areas of
environmental sensitivity.
F. To substantially retain the integrity and natural grade
elevations of the significant natural ridgelines and
prominent landforms that, in aggregate, form the City's
skyline backdrop.
G. To the maximum extent possible, preserve the view from
the valley floor and make every effort to maintain the
original view of the site.
Section 17.38.02 Anylicability of this Chapter
This chapter establishes specific
requirements, review standards,
projects within hillside areas,
applications proposed on a parcel
definition of a hillside area shi
standards, and findings contained
development standard submittal
and processing procedures for
s defined herein. Development
or parcels that fall within the
11 comply with all procedures,
in this chapter.
PP03:29:95 112:33pmA: \REDORD.CC
00127
revegetat
::I''
areas, —I:a
, -
�t F1 t
1
hillside
.
ff4� -te, ec to
er
PP03:29:95 112:33pmA: \REDORD.CC
00127
L , V• B! publie, e r �•�Te ,
Section 17.38.03 Exemptions
Parcels containing only isolated landform features and drainage
courses that contain slopes greater than twenty (20) percent are
not considered a hillside area and are exempt from this Chapter if
one of the following is met:
A.
B.
C.
The - features -er featir- 'eight ne e
thaf4 twe hundred ( 200) fee eetlea-as measured sem
shall 7 L. ..I ,
�ck€erms s�=�e -phys eaiiy separate tepegEaphle - €e�es
r
ether_ irHiCiinent— 'san4f �fi! there Eei3 �repeH greater ■t ••r t�i3ii
twenty ereent .
Previeusly .t a -
D. Any Final, Tentative, or Parcel Map, Residential Planned
Development, Specific Plan, or Conditional Use Permit which
was approved prior to adoption of this chapter, or any time
extension to a previously approved project, shall be exempt
from the provisions of this chapter unless the approving
authority finds that the changes to the project constitute a
major modification to the original project approval.
Modifications considered major i.nc].ude, but are not limited
to, the following:
(1) An increase in the number of developable lots.
PP03:29:95 112:33pmA: \REDORD.CC --3
00128
L*
(2) A reduction in lot size below the minimum lot size
established for the zone or below a size previously
approved by the Planning Commission or City Council.
(3 ) An increase to the vertical height or horizontal width of
manufactured slopes that alters the plan to a level that
may be inconsistent with what was originally approved.
(4) An increase to building bulk or site /lot coverage that,
alters the plan to a level that may be inconsistent with
what was previously approved.
(5) A combination of minor alterations that represents
substantial, cumulative changes to the project, or other
similar modifications to the previously approved project
that significantly change the design or character of the
project.
Geas et=ear era reeldentl - dwe33:!n - acid4:t4:eRs
F. Modification of or addition to an existing single family
dwelling and accessory building including Second Dwelling
Units on an existing parcel created prior to the date of
adoption of this chapter. This exemption shall not include an
increase in the number of units /lots or changes in use.
G. Construction of additions to commercial /industrial buildings
which will not add more than ten (10) percent in floor area
and an expansion of less than 5,,000 square feet, whichever is
less.
H. Grading for agricultural purposes, pursuant to a grading
permit reviewed by the Planning Commission following a duly
noticed public hearing.
I. Lot line adjustments, lot mergers or condominium conversions
involving existing structures, issued pursuant to local
ordinance.
J. Fire breaks and fire roads required by the Ventura County Fire
Department.
PP03:29:95 112:33pmA :\REDoRD.CC 4
00129
R. Recreation trails for pedestrian or equestrian purposes
constructed by or pursuant to the requirements of the City of
Moorpark.
L. The replacement or reconstruction of structures which are
destroyed or damaged by fire or earthquake or other natural
disaster.
M. Properties having development agreements that exempt them from
the provisions of this chapter,
Section 17.38.04 Definitions
Contour Grading - A grading technique which utilizes curvilinear,
horizontal, and vertical undulations in order to simulate the
characteristics of natural topography.
Daylight Grading - A grading technique which designates an existing
natural contour as the transition line between a manufactured pad
for development and the adjacent natural slope face and which
eliminates the need for fill slopes along the exposed edges of the
development pad.
Density Transfer - An increase in density on one portion of
property to a level that may exceed the underlying General Plan
designation of that portion of the property while maintaining a
gross density over the entire property that is consistent with the
underlying General Plan designation.
Hillside Area - Any property containing slope areas of twenty (20)
percent or greater. The steepness of a slope is defined as the
relationship (the ratio) between the changes in elevation (rise)
and the horizontal distance (run) over which that change in
elevation occurs. The percent of steepness of any given slope is
determined by dividing the rise by the run on the natural slope of
land, multiplied by 100.
Horizontal and Vertical Building Envelopes - The maximum width and
height of a structure based on minimum setback requirements and
maximum building height limitations for the zone within which the
project is located. These envelopes may be utilized to evaluate
visual impacts when specific architectural plans are not provided
for subdivision review.
Isolated Landform - A parcel which has an isolated topographical
feature having a slope of greater- than twenty (20) percent which
PP03:29:95 1I2:33pmA :\REDORD.CC
It
00130
has a horizontal run of less than 200 feet and a vertical rise of
less than 50 feet.
Manufactured Slope - A slope created by grading that consists of
cut and /or fill material.
Mass Grading - A grading technique in which all lots, building pads
and streets are generally graded over the entire area resulting in
the disruption of the majority of the on -site natural grade and
vegetation and, often resulting in, but not required to result in,
a successive pad /terrace configuration.
Open Space - Land that has been left in its natural state and has
not been developed with primary or accessory structures.
Slope Face - The slopes located directly below, or leading up to,
the crest of a significant ridgeline or prominent landform.
Slope Steepness - The relationship (the ratio) between the change
in elevation (rise) and the horizontal distance(run) over which
that change in elevation occurs. The percent of steepness of any
given slope is determined by dividing the rise by the run on the
natural slope of land, multiplied by 100.
Subdivision Development Plan - Specific development plans for an
unapproved tentative map, including, but not limited to: plot
plans, building elevations, grading plans and landscape plans
applicable to individual lots within a tentative map. _
zrwl-
OR - -
PP03 :29:95 112:33pmA: \REDORD.cc 4?
00131
Section 17.38.05 Processing Procedures and Submittal Requirements
A. At the time an applicant
Conditional Use Permit,
discretionary approval of a
applicant shall submit the
paragraph C of this section
Development.
applies for a tentative map,
Site Plan review or other
project in a hillside area, the
items and information listed in
to the Department of Community
B. In the event it is uncertain whether or not a parcel or
parcels of land falls within a hillside area, as defined in
the chapter, the applicant shall, submit a slope map and
related topographic information to determine the applicability
of this chapter to the project area. This information shall
be submitted at the time of application for the discretionary
project. The decision of the applicability of this chapter to
a parcel or parcels of land shall be made to the Director of
Community Development prior to the determination of
completeness of the applicat.i..ion for the discretionary project.
C. Application submittals for development projects in hillside
areas may include, but are not limited to, the requirements
listed below. Additional information or studies may be
required if deemed necessary under California Environmental
Quality Act CEQA) review proc«adures and other local, state, or
federal laws.
(1) Slope MaD and Analysis
The topographic exhibits and analysis shall be prepared as set
forth below and shall include the following items:
Slope Map
The Slope Map shall be prepared by a California registered
Civil Engineer, licensed Land Surveyor, or other qualified
PP03:29:95 112:33pmA:\RHDORD.CC
E
00132
- -
_ - ME--V
B. In the event it is uncertain whether or not a parcel or
parcels of land falls within a hillside area, as defined in
the chapter, the applicant shall, submit a slope map and
related topographic information to determine the applicability
of this chapter to the project area. This information shall
be submitted at the time of application for the discretionary
project. The decision of the applicability of this chapter to
a parcel or parcels of land shall be made to the Director of
Community Development prior to the determination of
completeness of the applicat.i..ion for the discretionary project.
C. Application submittals for development projects in hillside
areas may include, but are not limited to, the requirements
listed below. Additional information or studies may be
required if deemed necessary under California Environmental
Quality Act CEQA) review proc«adures and other local, state, or
federal laws.
(1) Slope MaD and Analysis
The topographic exhibits and analysis shall be prepared as set
forth below and shall include the following items:
Slope Map
The Slope Map shall be prepared by a California registered
Civil Engineer, licensed Land Surveyor, or other qualified
PP03:29:95 112:33pmA:\RHDORD.CC
E
00132
professional. Said Map shall provide the following
information:
(a) The map shall be based on contour intervals no greater
than ten (10) feet except where steep terrain warrants
contour intervals greater than ten (10) feet.
(b) Slope bands in the ranges of 0 -20 percent, 20 -35 percent,
35 to 50 percent, and over 50 percent shall be identified
in clearly distinguishable graphic representations (ie.,
shading, pattern, numerical highlighting within clearly
defined slope category boundaries, etc.) on the slope
map.
(e) individual eenteure shall be eleariy indleated en the
Dllent dis -tanee
as _determined brthe- Direeter of
11 abutting
it
preperties
as relates — te the -- prepeeed
(d) The slope analysis shall specifically identify and
calculate the slope percentages for each individual
topographic feature. Horizontal runs used to calculate
slopes shall be limited to each individual feature.
(e) Total land area within each category shall be indicated
on a table to be provided on a legend on the map.
(2 ) a"" =�nar -- Grading Plan
(a) A Preliminary Grading Plan, prepared by a California
registered Civil Engineer, Land Surveyor, or equivalent
qualified professional shall indicate the height and
width of all manufactured slopes, proposed drainage
patterns, methods of storm water detention /retention, and
identification of areas to remain in a natural state.
Off -site contour intervals shall be shown for adjacent
unimproved areas within one hundred (100) feet of the
project's boundaries. When an adjacent property is
improved, the plan shall show: pad elevations, street
PP03:29 :95 112:33pmA:\RBDORD.cc r4
00133
grades, wall sections, and any approved or existing
improvements immediately adjacent to the subject
property, shall also be shown,
(b) One (1) colored copy of said preliminary grading plan
showing all cut and fill areas.
(3) Cross Sections /Preliminary Cut and Fill
No less than two (2) cross sections which completely traverse
the property at appropriately spaced intervals in locations
where topographic variation is greater. Said exhibits shall
be prepared by a California registered Civil Engineer,
licensed Land Surveyor, or equivalent qualified professional.
The cross sections shall clearly depict the vertical variation
between natural and finished grade
(4) Visual Impact Analysis
The purpose of these exhibits is to replicate how the project
will appear if it were to be constructed as conceptually
proposed. The exhibit shall include, but not be limited to,
panoramic photographs of the project site with an overlay of
scaled rendering (s) of the conceptual project designed to
depict project scaled rendering(s) of the conceptual project
designed to depict project appearance when viewed from the
Valley Floor within the City of Moorpark. Tw ddit .._ -�
e ev-e lepment's — gulde l lees —fer t-he
i�riary er ferm-►1 appileatlen ire. ---- At he d_iseret-i. -eit
���e
�fai� w i t h nn k�n ti.. r
2, 5, and/er 10 year --grew to prried-
(5) Building Envelopes
Horizontal and vertical building envelopes or plot
plans /building elevations may be required for subdivisions
where visual impacts are being evaluated.
(6) Pedestrian Circulation /Trails Plan
For projects in which hillside street sections as specified in
Section 17.38.12 are proposed, the necessity for sidewalks or
alternative pedestrian circulation systems shall be considered
during project review. A pedestrian circulation and trail
plan may be required if alternatives to standard sidewalks are
proposed.
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(7) Recruired Technical Reports
In any area proposed for development which falls under the
jurisdiction of this chapter, certain technical reports shall
be required. Such reports will be used to determine the
suitability of the subject site for development and suggest
special construction and design measures necessary to mitigate
identified problems which may endanger the public health,
safety or welfare. These reports shall be submitted at the
time that the application is submitted.
(a) Soils Engineering Report
A soils engineering report shall be submitted with each
application for development under the requirements of
this chapter. The soils engineering report shall
contain, but not be limited to, data regarding the
nature, distribution and strengths of existing soils, the
potential for liquefaction, degree of seismic hazard,
conclusions and recommendations for grading procedures
consistent with these regulations, design criteria for
any identified corrective measures and opinions and
recommendations covering the adequacy of sites to be
developed.
(b) Geologic Report
1. A geology report shall be submitted with each
application for development under the requirements
of this chapter. Such a report shall include, but
not be limited to, the surface and sub - surface
geology of the site, conclusions and
recommendations regarding the effect of geologic
conditions on the proposed development, opinions
and recommendations covering the adequacy of sites
to be developed and design criteria to mitigate any
identified geologic hazards consistent with this
chapter.
2. The investigation and report shall be completed by
a professional geologist registered with the State
of California who is certified in the practice of
engineering geology.
(c) Hydrologic Report
1. A hydrologic report shall be submitted with
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00135
each application for development under the
requirements of this chapter. Such a report
shall include, but not be limited to, the
hydrologic conditions on the site, the
location of any above or below ground springs,
the location of all wells, possible on -site
flood inundation, downstream flood hazards,
identification of natural drainage courses,
conclusions and recommendations regarding the
effect of hydrologic conditions on the
proposed development, opinions and
recommendations covering the adequacy of the
sites to be developed and design criteria to
mitigate any identified hydrologic hazards
consistent with these regulations. This
report shall also account for runoff and
debris from tributary areas and shall provide
consideration for each lot or dwelling unit
site in a development. Runoff and debris
volumes shall be computed using the County of
Ventura Flood. Control District criteria.
2. The investigation and report shall be
completed by a registered Civil Engineer
certified in the science of hydrology and
hydrologic investigation.
(8) Biological (Flora and Fauna) Analysis
A biological resources report shall map the habitat areas
of the property. Potential presence within the project
area of any sensitive habitat and any unique rare or
endangered plant or anima] species shall be determined
and mapped.
(9) Construction Schedule Parking Plan and Hauling Plan
A construction schedule
hauling plan to be used
Development Department
importing and exporting
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construction parking plan and
and submitted to the Community
for review and approval for
material.
00136
(10) Plot Plan
A plot plan showing the location of all proposed and
existing structures. Structures and pad elevations
within 300 feet of the proposed development shall be
included on the plot plan
D. Standards for Exhibits
Completeness and accuracy of the above specified plans,
studies and other submittal requirements will be determined by
the Director of Community Development, City Engineer, or their
designees in accordance with Section 65944 of the California
Government Code. All studies shall be in conformance with the
current City guidelines for each individual study or report.
Section 17.38.06 Density Transfers
transferred te pertiens ef t e preperty that- re-1-A-re less grading
andAnc ' -'I__ ,�� - - --' ' - - � - - -
A. Density Transfer Review Criteria
A transfer of density shall be found suitable for a particular site
only if the proposed density transfer complies with the following
standards:
(1) Design of the density transfer minimizes impacts on
adjacent areas.
(2) The physical location is suitable for a higher density
project. If available, natural physical features shall
be utilized to visually and physically separate higher
density housing from nearby areas that are developed at
lower densities.
(3) On sites where physical separation utilizing natural
features is not feasible, buffering techniques shall be
utilized to ensure that density transfer does not result
in negative impacts upon existing neighborhoods of a
lower density or rural development pattern.
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Appropriate buffering techniques may include, but are not
be limited to:
(a) Incorporation of larger lot sizes /patterns which
are consistent with immediately adjacent
neighborhoods.
(b) Utilization of architectural styling, fence
details, landscape and lot patterns, or similar
features that are compatible with those found in
adjacent areas.
(c) Establishment of buffer areas of appropriate size
to ensure that transition of densities is gradual
in order to minimize incompatible mixing of
development types associated with various
intensities of development.
Section 17.38.07
A. Purpose of Section
To assure that the physical characteristics of the prominent
landforms or ridgelines in the City are retained as a skyline
backdrop, and that any development on physical features
encompassing these landforms will integrate with, rather than
significantly modify existing topography. The goal of this Section
is to encourage site planning techniques that ensure integration of
development with physical features such as natural bowls, broad
plateaus, valleys and similar natural landforms. Implementation of
this Section will ensure that the natural form and elevations of
the City's backdrop will be retained.
B. Requirements
All applications for development proposed in hillside areas shall
be subject to the standards and procedures set as follows:
(1) Parameters for Recruirement of a Visual Impact Study
A visual impact study will be required for projects located on
the crest or slope face of a prominent landforms or ridgeline
that are physical components of the topographic features and
which form an integral part of the City's natural skyline
backdrop.
i� E3ii— rwEiie;. - -1A ..e., r
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001.38
(2) Review Standards
The criteria listed below shall be utilized in evaluating
Projects located on the crest of the slope face of a prominent
landform or ridgeline forming the City•s skyline backdrop.
(a) All development proposed on prominent landforms or
ridgelines, as defined herein, shall be designed to
substantially retain the natural contour elevations
of these features as viewed from vantage points on
the Valley Floor within the City of Moorpark.
(b) Grading to substantially re -shape prominent
landforms and ridgelines that form a component of
the City's skyline backdrop shall be minimized
wherever possible and shall be subject to the
provisions of Section (c,) below.
(c) Dwellings constructed near the crest of the
Prominent landform or ridgeline shall utilize
architectural, grading, and landscape elements that
serve to integrate the structure with the landform
upon which it is constructed. In determining
whether a project complies with this requirement, a
project must be found consistent with the following
criteria:
1. On steep natural grades, foundations and floor
plans shall be designed with multi- levels to
change elevations with natural contours.
2. Roof planes shall vary rather than be angled
in one direction. The main building mass,
including gabled sections of roof structures,
shall face away from lower lying areas.
3. Roof lines shall provide architectural relief
in such a way as to complement the natural
contours of thE• land
4. Building colors shall emphasize blending with
the surrounding natural terrain.
5• Utilize daylight grading techniques, where
appropriate, tc: reduce disruption of natural
topography and vegetation.
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00139,
6. Structural setbacks from the edge of natural
slopes shall reduce visual prominence of
structures.
7. Berming and tree massing near the landform
crest shall be utilized to blend in with the
natural landforms and to screen view of the
structure from lower lying areas.
Section 17.38.08 Slope Categories
The overall number of units allowed on a property shall be based on
the summation of the total number of units allowed by the General
Plan with density transfers permissible for development in slope
areas which exceed 20 percent. Where density transfers are not
feasible, additional open space may be dedicated anywhere within
the project boundaries to compensate for the development of steeper
slopes as outlined below:
Slope Categories
20 to 35%
35 to 50% slope
50 percent or more slope
requ
Open Space Dedication
35% open space *
50 plus percent open space
Density transfer required, except
as delineated otherwise in Section
17.38.09
Section 17.38.09 Slopes Greater than Fifty (50) Percent Standards
No construction or grading shall be permitted in areas containing
slopes of fifty (50) percent-or greater except under the following
circumstances:
A. Development is proposed on isolated peninsula shaped fingers
Of fifty (50) percent slope within an otherwise developable
area of lessor slopes.
B.
The grading involves the filling of small ravines or drainage
courses not shown on the U.S.G.S. maps as intermittent or
perennial streams which contain ancillary slopes of fifty (50)
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such a manner that provides access to said slopes by
assessable easements and which avoids the necessity of
gaining access to the slopes through individual lots. No
fences shall be permitted between lots within the slope
easement areas. Slope easement areas may be included as
lot area for purposes of calculating lot size. Habitable
structures shall not be permitted within common slope
easement areas.
Section 17.38.11 Landform Gradin Standards
A. Gen_ eral
Landform grading, as a design concept,
techniques that stress the Preservation utilizes grading
topographic features, the selecive p acem nt of development
variations in slo a significant
sculpture -like shaping gradients, transitional slopes, and the
replicates ping of manufactured slopes in a manner that
landforms. p the shapes and characteristics of natural
B. Authorization for Landform Gradin
The height and slope
applicable standards or manufactured slopes (ao( and other
herein) may be modified by the approving as delineated
proposed project is found to incororate he following design
elements:
(1) Variation to slope gradients utilizing compound
slopes and state of the art grading techniques with
maximum slope steepness to be determined by the
City Engineer as specified in the Uniform Building
Code. An example of this technique
transitions varying from 4:1 to 1: would be slope
slopes of varying steepness, punctuated by
(2) Variation to pad sizes and shapes that cor
to variable topography. respond
(3) The artful utilization of contour and daylight
grading to achieve a subtle transition between
natural landforms and man -made slopes.
(4) Use of drainage and landscape elements such as
clustering of trees and shrubs
concentration found in nature tYPical of
rock elements into made-made �culve sorando down of
drains. The culverts and downdrains shall have
coloring which blends with the surrounding area to
reduce visibility.
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C.
Landform Grad*
Conformance with landform
determined during grading techniques shall be
responsibility t g project review. It will
exhibits necessary f the applicant to provide the be the with
characteristics to establish compliance with general design
of landform grading
Section 17.38.12
A.
Hillside Street Standards
Streets within
defined in this
accordance with
(1)
(2)
any project proposed in a hillside area as
chapter shall be designed and constructed in
the standards listed below:
Hillside street standards shall reflect a rural, rather
than an urban character.
shall, where feasible, be aligned ets in hillside areas
contours of the land. Parallel to the natural
Bridges and oversized culverts
biological mitigation measure if recommended as
streets cross drainage ways shall be required a
significant wildlife corridorsnd ravines th se has
(3) Development of streets significant ridgeline shalllbeted along the top of a
Prohibited.
(4) Standard street sections shall be as follows
areas where streets are proposed on in hillside
greater. Said street sections grades of 12% or
following: shall include
the
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—E" it leye�eite -way - s�rc�co C-re eneei�ajed - 4 - F
sieep prejeet review-
(6) Street grades shall not exceed the following except if
modified by the approving authority:
Primary Arterials:
Secondary Arterials:
Local Streets:
10 percent
12 percent
15 percent, except for limited
distance that may exceed 15
percent if approved by the City
Engineer and the Ventura County
Fire Department.
(7) In order to encourage a rural feeling in residentially
zoned parcels of two units per acre or less, the
elimination of sidewalks and formal parkways will be
allowed if the City Engineer determines that this
modification will not be detrimental to the public
health, safety or welfare or that adequate alternative
pedestrian circulation has been provided.
(8) Special Streets - Special streets, such as one -way
streets, split level streets and dead -end streets may be
allowed by the approving authority when their use is
justified by detailed engineering studies submitted by
the applicant and are found to be necessary for the full
achievement of the Findings of this chapter.
(9) Rolled curbs and gutters shall be required in order to
enhance the rural lifestyles if their water carrying
capacity is not compromised.
Modifications to these standards may be made by the approving
authority if it can be found that such modifications are consistent
with the Circulation Element of the General Plan and further the
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001245
B. Erosion Control Standards
Section 17.38.15 Drainage Standards
All proposed drainage facilities shall respect the natural (before
development), hydrologic characteristics of the subject terrain,
preserve major drainage channels in their natural state, and be
designed in such a manner as to preserve the public health, safety
or welfare. The provisions of the following standards shall apply
to all land subject to these regulations, and shall be in addition
to the provisions of the adopted version of the Uniform Building
Code, the Ventura County Land Development Manual or other standards
the City may adopt in the future.
(a) To the maximum feasible extent, all natural drainage
courses serving major drainage areas and containing
significant perennial vegetation which may constitute a
significant wildlife habitat should remain in their
natural state. Alterations to the above drainage courses
may be allowed by the approving authority if the
application of this Section will result in upstream or
downstream flooding hazards for which there is no other
feasible means of mitigation.
(b) In the event that off -site drainage facilities will be
required to handle increased runoff from any development
subject to these regulations, interim drainage facilities
which provide for no increase in peak runoff from a ten
(10) year storm shall be constructed and maintained until
such time as the permanent facilities are completed.
(c) The overall drainage system shall be completed and made
operational at the earliest possible time during
construction or shall otherwise be provided for in a
manner acceptable to the City Engineer. If a development
is to be phased, all downstream (including interim
facilities within the project area or required interim
Off-site drainage facilities) elements of the approved
drainage facilities shall be completed or otherwise
provided for in a manner acceptable to the City of
Moorpark before the completion of upstream phases.
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El
10.
11.
been utilized varying rying setbacks and
g techniques, building forms heights for buildings,
which ensure the compatibilit ' materials
surrounding nd colors
g terrain. Y of structures with the
That street and circulation
contours of the land design respects the
minimizes the ' minimizes grading re natural
Percentage of land devoted to streets. nts' and
That land graded for road right -of -wa
not otherwise permitted to be Y Purposes through slopes
or permit construction of graded herein does
existing or proposed building increase not include
within that in the number of
parcel. g Pads other than those permitted
existing or proposed building r,gaading shall not incrAaoo
That any grading and encou on rages ages Plies greater than 20
lines and significant hillsides as Percent is
q preservation of visual horizon
13. That Prominent visual features.
the overall density and
decreases as the slope increases„ Intensity of
development
Section 17.38.17
No variance Tana ement Ordinance
unless from the provisions of this chapter shall
it is approved pursuant to be
of Moorpark Zoning rovisions contained in the lC td
g Ordinance.
SECTION 4, Y
phrase That if any section
be part or Portion of this subsection, sentence
invalid Or Ordinance is for an clause,
jurisdiction unconstitutional Y reason held to
remaining ' such dedision shall by any court of
9 portions of not affect the validity of the
that it would this Ordinance. y of the
subsection have adopted this The City Council declares
irrespective sentence, clause, Ordinance and each
subsections of Phrase, part or section,
fact that an Portion thereof,
declared ' sentences, clauses, Y orie or more
invalid or unconstitutionalases, parts or sections,
Portions be
SECTION 5,
days after the
This Ordinance shall
passage and adoption.
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become effective
thirty (30)
00149
unless a homeowners association, slope maintenance
district, or similar entity is established for
maintenance of such downslopes. For interior slopes
between lots, manufactured building pads shall be
designed with up- slopes to property lines.
(5) Subdivision development plans shall indicate a minimum
setback of 15 feet from the rear dwelling wall or
retaining wall to the toe of slope and 20 feet setback
from the rear dwelling wall to the top of a manufactured
slope or retaining wall.
(6) Manufactured slopes greater than ten (10) feet in height
shall be rounded at the top and at the toe of slope to
simulate natural topography. The approving authority may
exempt side slopes from this provision if the height of
slope does not exceed 15 percent of the width of the lot
and has a slope of less than ten (10) feet in height.
(7) Manufactured slopes in excess of two hundred (200) feet
in length and greater than ten (10) feet in height shall
be designed with horizontal curvature that simulates the
horizontal surface variations of natural contours.
(8) Dwellings proposed on ungraded lots with natural grades
of 20 percent and greater shall follow natural contours,
utilizing such techniques as stepped foundations and
split level floor plans.
(9) For projects on property defined in this chapter as a
hillside area, and where it can be clearly established
that reduced setbacks will enhance preservation of
natural terrain and reduced grading, front setbacks may
be reduced by the approving authority to ten (10) feet
as applied to the main portion of the dwelling. Garage
setbacks shall normally be twenty (20) feet except for a
side loaded garage where a minimum driveway depth of
twenty (20) feet from the right -of -way edge shall be
provided.
(10) Any continuous manufactured slope within a subdivision
with a slope steepness of 3:1 or steeper, a vertical
height of ten (10 ) feet or greater where so allowed under
this chapter, and which abuts five (5) or more lots,
shall require the creation of a Homeowners Association or
other maintenance entity with provision for the
collection of fees or assessments designated specifically
to pay costs associated with the maintenance of all
slopes falling under this category. The slope
maintenance entity, rather than individual property
owners, will be responsible for maintenance of said
slopes. The tentative tract map shall be designed in
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00142
Percent or greater if said ravine or drainage course is not
deemed a significant biological area
environmental study for the Project) and(if measures to con ey
surface water, are proposed to the satisfaction of the City
Engineer; or
C. The grading involves the construction of roads if the 50
Percent slope area is an isolated landform as defined in
Section 17.38.04, or if no other reasonable alternatives are
available and all hillside street design criteria are met as
specified in Section 17.38.13.
Section 17.38.10 Grading Standards
A.
B.
Pur ose
The standards contained in this Section are established to
ensure that grading techniques are utilized which reduce
cerosion potential, minimize visual impacts, promote use of
ontoupsent patterns and street designs that follow natural
and minimize length and width of manufactured
slopes. These regulations are meant to complement Chapter 70
of the Uniform Building Code.
Gradiny Standards
Except as otherwise permitted pursuant to this chapter, no
Project in otherwise hillside area shall be ermitted Project, or the project as modified with conditions,n complies the
the following standards:
(1)
(2)
(3)
(4)
The maximum height for manufactured slopes shall be 15
feet except as specified in this chapter. An
manufactured slope in excess of
vertical shall have variable gradientsfteen (15) feet
Manufactured fill
secondary arterials slopes adjacent to shall be no steeper than r 1 Within
landscape assessment areas and public right -of -ways, and
shall not exceed 30 feet in height.
When a proposed subdivision contains average net lot
sizes exceeding 20,000 square feet lot be
limited to building pad and related functional yardlarea
which may not exceed 100% of the size of the pad area.
Flat pad grading of the entire lot is
e
grading plan submitted for project review shall clearly
delineate graded and natural portions of proposed lots.
Grading on the perimeter of the
designed with perimeter downslopes
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site shall not be
to property lines
00-141