No preview available
HomeMy WebLinkAboutAGENDA REPORT 1997 0226 CC SPC JNT PC ITEM 03AAGENDA REPORT CITY OF MOORPARK TO: The Honorable City Council and Planning Commission FROM: Nelson Miller, Director of Community Development DATE: February 21, 1997 (For the Joint City Council /Planning Commission Meeting of February 26, 1997) SUBJECT: Downtown Specific Plan Attached are a copy of a Revised Draft Specific Plan for the Downtown area, a memorandum outlining some policy issues for discussion relating to the downtown area, and a memorandum regarding a potential action plan with alternatives for the City -owned properties in the downtown area. The Draft Specific Plan still could use some more work, particualrly as it relates to implementation and how it relttses to reuse of properties, as opposed to new construction. Also the memorandum regardign policy issues involves some potential changes to the plan. Attachments: 1996/97 Mission Statement, Goals, and Objectives CITY OF MOORPAM CALIFORNIA Cityr Conacil Netting of t � _ 199..2. BY: A411- '.'� C A OFFICE \WPWIN\WPDOCSVCCRPTS \DNTWNSP. W PD 00 W A MOORPARK DOWNTOWN SPECIFIC PLAN POLICY ISSUES REQUIRING DIRECTION February 19, 199/ It has been some time since we last discussed priorities and policy direction for the Downtown Specific Plan. Yet, the issues in the downtown remain relatively the same as they were one year ago when we held a Planning Commission / City Council study session to review the "Rating of Preliminary Ideas Exercise" and receive input on the plan's progress. Since that time, we have prepared a preliminary Draft Specific Plan which brings to light issues related to zoning, preferred uses, and design standards that need discussion and direction from the City Council in order to finalize the plan into a workable and meaningful document. With this goal in mind, we have prepared the following summary list of items that should be used for discussion at the February 26, 1997 public hearing on the Downtown Specific Plan. Because the plan encompasses a broad range of issues, this memo is intended to focus discussion on specific issues in which we need policv or design direction 1. ZONING/ LAND USE ISSUES The Draft Downtown Specific Plan suggests substantial land use and zoning changes intended to resolve existing land use incompatibilities and establish preferred uses in the downtown vicinity. This memo is designed to prompt key policy decisions on zoning issues critical to downtown. The fundamental land use changes being recommended are identified . below and in the corresponding, attached exhibits. City Council direction is needed in order to finalize the land use find zoning in the Downtown Specific Plan, including: A. Creation of the Old Town Commercial Zone and Landmark Building Designation A.1 Our recommendation is that the City should create a special, mixed -use zone for downtown with an expanded list of allowable uses, combining uses currently permitted within the C -1 and C -2 Commercial zoning categories. The suggested list of allowable uses can be found in the Draft Specific Plan. The important policy decision is whether or not the City Council desires to create a new zone and encoura�,e preferred, mixed -uses in the proximity of High Street. ojr �r 4y ;z MOORPARK DoWN'LOWN SPP:CIPIC PLAN POLICY IssuEs RLQULRING DIRECTION Fcbruizry ��, ?99' - A2 We are recommending the creation of ,i landmark building designation that would be applied to special buildings in downtown. General guidelines to preserve and renovate structures are written into the Specific Plan which would encourage landowners to restore or protect these important features. (See page 27 of the Draft Specific Plan for general guidelines) B. Residential Land Use Downtown B.1 Should a High to Very High residential zoning designation on the northeast end of High Street be considered between Magnolia Street and Spring Road? B.2 The plan calls for changing the northern block of Charles Street near Bonneview Drive from Medium Density Residential to Residential Planned Development 14- du. The purpose of this recommendation is that a higher density residential designation may encourage lot consolidation of existing small parcels, and renovation of the existing, dilapidated structures. B.3 Do we want to provide incentives or allow for senior housing expansion on the parcels adjacent to the existing senior housing complex at the corner of Magnolia and Charles Streets? Senior housing is a compatible use with downtown and is a good transitional use between commercial and residential, but difficult to attract unless larger parcels or higher densities are permitted. Does the City Council want to consider allowing higher densities of 20du or greater to encourage senior uses'' B.4 We are recommending that the City Council expand the existing High Density Residential designation at the northern terminus at Moorpark Avenue at the Everett Street intersection across from City Hall. This property has tough physical constraints, and a higher density residential designation may make development: more financially feasible to the landowner, thereby encouraging conversion of the existing uses B.5 We are suggesting the City convert the residential block between Flory School and Moorpark Avenue from the existing R -2, Two- Family Residential zone to RPD- 7du, thereby eliminating the only location of this zone in the Citv B.6 We are recommending that in Residential Planned Development zones (RPD 7- 14du) adjacent to Commercial / Office zones, offices should be permitted on a case -by -case basis with an administrative use permit. Standards to ensure compatibility between uses would be developed in the Specific Plan. 4JQ(I MO ORPARK DOWNTOWN SPIAIFIC PI V, POLICY tSSUES REQUIRING DIRF;C' LION I'ehrtranl 19, 1997 C. Commercial / Industrial Zoning C.1 We are recommending the City convert the southwestern parcel at the corner of High Street and Moorpark Avenue from M -2 to Old Town Commercial, allowing for retail -type uses at this gateway intersection C.2 The existing parcels adjacent to the railroad on the south are zoned (M -1) Industrial Park. We are recommending that these parcels be designated Old Town Commercial at the west / Moorpark Avenue end, Commercial Planned Development (CPD) in the center, and Industrial Park on the east / Spring Road end. We need City Council direction on the appropriateness of these uses. C.3 1"he plan calls for rezoning the existing C -2, General Commercial, strip of land west of Moorpark Avenue to Commercial Planned Development (CPD) and Neighborhood Commercial (C -1). This should encourage uses preferred in the market analysis, as well as more compatible uses with the adjacent residential uses to the west 2. CONVERSION OF EXISTING USES ALONG MOORPARK AVENUE A. Legal, Non - Conforming Uses A.1 We have provided for the ultimate conversion of the existing residential uses on the east side of Moorpark Avenue by designating this area C -O, Office. In order to recognize the existing residences, do we want to create special standards to allow for longer amortization periods for legal, non - conforming uses to remain residential, and permit expansions up to a certain percentage of the existing structure? Conversion / expansion of existing uses could require either an administrative or conditional use permit, thus, be discretionary in nature. Please advise if thi,, is nol the Cite Council's preferred direction. MOOKPARt,� DOWN"I'OWN SPLCIIIC PLA\ POLICY ISSUES REQUIRING DIRLC 110\ F'chruary 19, 1997 - -- A.2 We have called for the rezoning of commercial uses on the northeast side of Moorpark Avenue near High Street from C -1, Neighborhood Commercial, to C -O, Office. Do we want to create standards to allow minimal expansions to existing commercial uses within an administrative use permit? This rezoning will create legal, non- conforming uses, but we believe providing standards whereby limited expansion could occur will alleviate the hardship concerns. We need Council direction if Office is not the preferred land use in this area. A.3 The plan calls for rezoning the square block of land along Moorpark Avenue between Everett Street, Walnut Street, and Charles Street from General Commercial (C -2) and Single Family Residential (R -1) to Office (C -O) and Single Family Residential (R -1). Office use will support downtown and is a compatible transitional use between the Civic Center, Old Town Commercial and residential neighborhoods B. Permit Streamlining B.1 To provide incentives for downtown revitalization, we ask the City Council consider lifting existing "road blocks" to locating preferred uses downtown. The existing permit system is not particularly user - friendly, and permit fees are substantial. We would like to encourage streamlining the City's permit process through lessening the planned development and conditional use permit requirements for preferred uses in the Specific Plan to require administrative use permits only. The City may also want to consider permit fee reductions for certain preferred uses. We need City Council direction on both these ideas. 3. CITY -OWNED PROPERTY (discuss Och)I)c) 199x, ruicnro> c/p95420 \prod \Ih- MoorparkSPComment, Y• 1.B.1 Moorpark Downtown Should a High to Very High residential zoning designation on the northeast end of High Street be considered between Magnolia Street and Spring Road? r�rfrrFr s�rRrFf�� . • F��fffJ Existing Zoning Legend R (R - 1) Single Family Residential (R - 2) Multi Family Residenu:,i ® (RPD) Residential Planned 1. ,clopment, 7 -14 units /acre ® (C 1) Nei�hh -1 I ('-m,n u ® ((' . - 2) General ( unuuc,c Ia. ® (CPD) C.ollllnelclal Pl1,111r i DcVClopmen, ® (M - I) lndu III III l P II k El(M - 2) Light In;fus,nal Specific Plan Zoning Legend (R - 1) Single Family Residential (RPD) Residential Planned Development, 7 -14 units /acre" ® (( O) Office ,( 1) Neighborhood Commercial IC' OT) Old Town Commercial IA ((' PD) Commercial Planned Development U! Institutional (M It Industrial Park ---- Specific flan Boundary Advantages • High density residential uses typically healthy mix in or near a downtown area • Good transitional use between Spring Road commercial and High Street downtown core • Creates 24 -hour life in downtown • Could spur development of vacant parcels Disadvantages • Reduces Old Town Commercial land use inventory and concentrated FAR needed to build healthy commercial synergy • Not sales tax generating - use generally requires increased services • New Old Town Commercial designation allows second story residential - additional residential use may not be beneficial 1.B.2 Moorpark Downtown The plan calls for changing the northern block of Charles Street near Bonneview Drive from Medium Density Residential to Residential Planned Development 14 -du. The purpose of this recommendation is that a higher density residential designation may encourage lot consolidation of existing small par- cels, and renovation of the existing, dilapidated structures f , % t' r j . . . . . . . . . . . --- A • rssE�Ei 1 Existing Zoning Legend (R - 1) Single Family Residential (R - 2) Multi Family Resident ,Al ® (RPD) Residential Planned Dcvclopment, 7 -14 units /acn� ® (C - 1) Neighborhood (:- omn1,,,�,.¢ ® (C - 2) General Con ... i c jI ® ICPD) Commercial Planned DevelopmenT ® (M I) Industrial Pmk El(M - 2) Light Industnul D DTl 1 A . Specific Plan Zoning Leaend (R - 1) Single Family Residential ® (RPD) Residential Planned Development, 7 -14 units /acre* ® C O) Office ® ( 1) Neighborhood Commercial •( (:)T) Old Town Commercial ,('. PD) Commercial Planned Development i 11 ITISlhnllOnal ..M 1) Industrial Park ­ Specific Plan Boundary Advantages • High to Very High Density designations could encourage lot consolidation • Higher densities will potentially offset increased development costs due to tough physical site con- straints • Compatible with existing senior housing complex • Good transitional use to Old Town Commercial zone Disadvantages • Could be perceived as less compatible with surrounding single - family residential properties • Could change the character of this section of Charles Street • More active use could result in impacts from traffic. noise, etc. D 4 du 00(jtU07 1.B.3 Moorpark Downtown Do we want to provide incentives or allow for senior housing expansion on the parcels adjacent to the existing senior housing complex at the corner of Magnolia and Charles Streets? Senior housing is a compatible use with downtown and is a good transitional use between commercial and residential, but difficult to attract unless larger parcels or higher densities are permitted. Does the City Council want to consider allowing higher densities of 20du or greater to encourage senior uses? l�„ �76� Y.'AfWIQ R Y VAVA1 A Charles S � Existing Zoning Leaend (R - I) Single Family Residential (R -2) Multi Family Residential ® (RPD) Residential Planned Devciopment, ? -14 unitslacn. ® (C - 1) Neighborhood Gmunen ® (C - 2) General Commercial ® ((-'ND) Commercial Planned Development ® (M - 1) Industrial Park Eg(M - 2) L.rght Indust;;a! Specific Plan Zoning (R - 1) Single Family Residential (RPD) Residential Planned Development, 7 -14 units /acre* ® C O) Office C 1) Neighborhood Commercial C CPI') OId Town Commercial C PD) Commercial Planned Development I) institutional M I) Industrial Park Specific Plan Boundary Advantages • Senior housing can be an excellent use adjacent to downtown (safe, pedestrian oriented, etc.) • Low traffic generator (estimated 1/2 of equivalent density residential) • Could encourage use through density bonuses for lot consolidation Disadvantages • Hard use to attract, special development criteria • Usually need large- acreage parcels to make financial sense 1.B.4 Moorpark Downtown We are recommending that the City Council expand the existing High Density Residential designation at the northern terminus at Moorpark Avenue at the Everett Street intersection across from City Hall. This property has tough physical constraints, and a higher density residential designation may make development more financially feasible to the landowner, thereby encouraging conversion of the exist- ing uses. High St Everett St High St V, �.':f'f'�. ' �,j.. .... Existing Zoning Specific Plan Zoning Legend Legend (R - I) Single Family Residential (R - 2) Multi Family Residential Q LR - 1) Single Family Residential ® (RPD) Residential Planned Development, 7 -14 units /acre* ® (RPD) Residential Planned Development, 7 -14 units /acre O) Office ®IC (C - I) Neighborhood Commercial C 1) Neighborhood Commercial ® (C - 2) General Commercial (' O7 -) Old Town Commercial TO (CPD) Commercial Planned Developmem C PD) Commercial Planned Development ® (M - 1) Industrial Park r 1 I Institutional (M - 2) Light Industrial {M - 1) Industrial Park 'ipecific Plan Boundary Advantages • Tough physical site constraints, higher density may spur renovation /new development • Higher density residential compatible with civic uses • More compatible with high traff ic volumes and speeds along State Highway 23 • Creates stronger gateway /edge to Everett residential neighborhood Disadvantages • Could prompt incompatibilities to adjacent single family residences east on Everett Street • Access on State Highway 23 could be difficult/hazardous 1.B.5 Moorpark Downtown We are suggesting the City convert the residential block between Flory School and Moorpark Avenue from the existing R -2, Two - Family Residential zone to RPD -7du, thereby eliminating the only location of this zone in the City. 0 LP Flory School _ __._ Los Angeles Avenue Existing Zoning Legend "'"�""'J`-"fwo_Family Residential (R - 1) Single Family Residential (R - 2) Multi Family Residential ® (RPD) Residential Planned Development, 7 -14 units /acre ® (C - 1) Neighborhood Commcrci.n (C - 2) General COmmerClal ® (CPD) Commercial Planned Development ® (M - 1) Industrial Pali, (M - 2) Light Industrial Ir , Specific Plan Zoning Leaend (R - I) Single Family Residential (RPD) Residential Planned Development, 7 -14 units /acre* ® IC - O) Office © ( C 1) Neighborhood Commercial Elr( OT) Old Town Commercial ®(('PD) Commercial Planned Development h Institutional E] (M 1) Industrial Park ---- Specific Plan Boundary Advantages • Clean -up amendment to City Zoning Code - eliminates only designation city -wide • Good transitional use between school and office • Zone consistent with existing developed properties • Will allow higher density development and senior /affordable housing with PC conditional use permit Disadvantages • R -2 zone currently allows two single - family dwellings. Change would require conditional use permit for single or two - family residential 1.C.1 Moorpark Downtown We are recommending the City convert the southwestern parcel at the corner of High Street and Moorpark Avenue from M -2 to Old Town Commercial, allowing for retail -type uses at this gateway intersection. r: Existing Zoning Legend (R - 1) Single Family Residential (R - 2) Multi Family Residential ® (RPD) Residential Planned Development, '7 -14 units /acrc ® (C - I) Neighborhood Cornmerc-�a; ((' - 2) General Commercial ® (CPD) Commercial Planucd Development ® (M - 1) Industrial Park El (M - 2) Light Industrial Poindexter Specific Plan Zoning Leaend (R - 1) Single Family Residential RPD) Residential Planned Development, 7 -14 units /acre* ® O) Office ( I i Neighborhood Commercial ( - OT) Old Town Commercial C PD) Commercial Planned Development I. Institutional M 1 ) Industrial Park —og— specific Plan Boundary Advantages • Old Town Commercial permitted uses are more compatible with desired downtown image • Railroad tracks are logical buffer for use change • Strengthens entryway and key corner with preferred uses for downtown Disadvantages • Substantial departure from existing M -2 use 0 1.C.2 Moorpark Downtown The existing parcels adjacent to the railroad on the south are zoned (M -1) Industrial Park. We are recommending that these parcels be designated Old Town Commercial at the west/ Moorpark Avenue end, Commercial Planned Development (CPD) in the center, and Industrial Park on the east / Spring Road end. We need City Council direction on the appropriateness of these uses. Existing Zoning Existing Zoning ' "?= Legend (R - 1) Single Family Residential ® (R - 2) Multi Family Residential ® (RPD) Residential Planned D,;velopment, 7 -14 units /acre ® (C - 1) Neighborhood Commert 0 V1(C - 2) General Commercial ® (CPD) Commercial Planned Development ® (M - 1) Industrial Pork (M 2) Light Indusmal Specific Plan Zoning Specific Plan Zoning Leaend (R - 1) Single Family Residential ® (RPD) Residential Planned Development, 7 -14 unitslacre" ® (C O) Office ® ((' 1) Neighborhood Commercial El ((' OT) Old Town Commercial ® (C. PD) Commercial Planned Development t1) Institutional (M 1) Industrial Park Specific Plan Boundary Advantages • Increases Old Town Commercial zone inventory and promotes downtown -style uses between Moorpark Avenue and High Street • Allows for compatible commercial development of existing parking lot should the market demand increase • Allows for existing industrial uses to expand Disadvantages • Existing parking lot • Recent water line construction could hinder future development of western -most part of the site - • "Synergy" between uses across railroad may never actually materialize 1.C.3 Moorpark Downtown The plan calls for rezoning the existing C -2, General Commercial, strip of land west of Moorpark Avenue to Commercial Planned Development (CPD) and Neighborhood Commercial (C -1). This should encourage uses preferred in the market analysis. as well as more compatible uses with the adjacent residential uses to the west IN ; II Imp +, Existing Zoning Legend L' I (R - 1) Single Family Residcu (R - 2) Multi Family Reside ® (RPD) Residential Planned to.r�olnuent. 7 -14 units /a� re ® (C - 1) Noighborhoo,l ( omv ., 0 2) Cicneral Commcrcni ® (CPD) Commercial 1'lannc Development ® (M - 1) lndustnal Park (M - 2) Light Industrwl U51 Specific Plan Zoning Legend (R - 1) Single Family Residential (RPD) Residential Planned Development, 7 -14 units /acre* ® 1(' O) Office i ( 1 ) Neighborhood Commercial Eli ( O'I ) Old l'own Commercial ® I( 111)7 Commercial Planned Development (li Institutional (M I ) Industrial Park Specific Plan Boundary Advantages • Neighborhood uses tend to be more compatible with adjacent uses and heavy traffic along Moorpark Avenue • Expands C -1 inventory near downtown, Incorporating market/survey recommendation Disadvantages • Could create some legal, non - conforming uses • More restricted use list than C -2 zone 2.A.1 Moorpark Downtown We have provided for the ultimate conversion of the existing residential uses on the east side of Moorpark Avenue by designating this area C -O, Office. In order to recognize the existing residences, do we want to create special standards to allow for longer amortization periods for legal, non- conform- ing uses to remain residential, and permit expansions up to a certain percentage of the existing struc- ture? Conversion / expansion of existing uses could require either an administrative or conditional use permit, thus, be discretionary in nature. Please advise if this is not the City Council's preferred direction. f' i Second St P0, Los A Existing Zoning Legend (R - 1) Single Family Resideuuai (R - 2) Multi Family Restdenua: ® ( RPD) Residential Planned Drvcluprnent, 7 -14 unusla�r�. ® (C - 1) Neighborhood Cunvn -n ® (C - 2) General Conunenial ® (CPD) Commercial Pluuued Development ® (M - I) Industrial P,,r El(M - 2) Light hidusi i d rr �• Ir: 1 ice. t �:� rrt:iw ■ Leaend (R 1) Single Family Residential (RPD) Residential Planned Development, 7 -14 units /acre• ® C O) Office ® .0 1) Neighborhood Commercial ;( OT) Old Town Commercial ® J PD) Commercial Planned Development ;1, Institutional IM I1 Industrial Park Sp�rctfic Plan Boundary Advantages • Allows for "gradual" office conversion of existing residences • Maintains bungalow character • Alley access to office uses could reduce hazardous turning movements along Moorpark Avenue • Compatible use with adjacent residential Disadvantages • Reduces inventory of C -t uses • Office market maybe saturated • May increase enforcement, likelihood for home occupation uses .i.,:! 00Ub. > i � U1 !o E1 o 0. sC Los Angeles Ave Specific Plan Zoning Leaend (R 1) Single Family Residential (RPD) Residential Planned Development, 7 -14 units /acre• ® C O) Office ® .0 1) Neighborhood Commercial ;( OT) Old Town Commercial ® J PD) Commercial Planned Development ;1, Institutional IM I1 Industrial Park Sp�rctfic Plan Boundary Advantages • Allows for "gradual" office conversion of existing residences • Maintains bungalow character • Alley access to office uses could reduce hazardous turning movements along Moorpark Avenue • Compatible use with adjacent residential Disadvantages • Reduces inventory of C -t uses • Office market maybe saturated • May increase enforcement, likelihood for home occupation uses .i.,:! 00Ub. 2.A.2 Moorpark Downtown We have called for the rezoning of commercial uses on the northeast side of Moorpark Avenue near High Street from C -1, Neighborhood Commercial, to C -O, Office. Do we want to create standards to allow minimal expansions to existing commercial uses within an administrative use permit? This rezoning will create legal, non - conforming uses, but we believe providing standards whereby limited expansion could occur will alleviate the hardship concerns. We need Council direction if Office is not the preferred land use in this area. � III First St •+ Third St Existing Zoning Legend (R - 1) Single Family Residenuai (R - 2) Multi Family Residentia. ® (RPD) Residential Planned Drvt�lopment. 7 -14 units /acre ® (('. - 1) Neighborhood Comm, IL .A! ®(U- 2) General Commercral ® (CPD) Commercial Planned Development ® (M - 1) Industrial Park (M - 2) bight Industrial 4W IN wwr � • t Wwww • 1�•' • �� � 1 111, ••t �► �. Y wiw•.w Specific Plan Zoning Leaend Q (R - 1) Single Family Residential ® (RPD) Residential Planned Development, 7 -14 units /acre* ® (C O) Office ® (C - 1) Neighborhood Commercial (C OT) Old Town Commercial ® W PD) Commercial Planned Development Q(11 Institutional (M 1) Industrial Park Specific Plan Boundary Advantages • Office use more compatible with adjacent residential and alley access • Traffic turning movements less prevalent with office use than commercial use Disadvantages • Creates legal, non - conforming uses • May need to establish longer phase -out periods for turnover of existing uses 0VW1�1 St 2.A.3 Moorpark Downtown The plan calls for rezoning the square block of land along Moorpark Avenue between Everett Street, Walnut Street, and Charles Street from General Commercial (C -2) and Single Family Residential (R- 1) to Office (C -O) and Single Family Residential (R -1). Office use will support downtown and is a compatible transitional use between the Civic Center, Old Town Commercial and residential neighbor- hoods. Charles Street Existing Zoning Legend m a� VJ' CI 0 El (R - 1) Single Family Residential (R - 2) Multi Family Residential ® (RPD) Residential Planned Development, 7 -14 units/aca° ® IC - I) Neighborhood Commercial ® (C - 2) General Commercial ® (CPD) Commercial Planned Development ® (M - 1) Industrial Park ED (M - 2) Light Industnal Charles Street a� a� L Specific Plan Zoning Legend (R - 1) Single Family Residential ® (RPD) Residential Planned Development. 7 -14 units/acre- (C - O) Office ® (C - 1) Neighborhood Commercial ((' - OT) Old Town Commercial ® (C PD) Commercial Planned Development (1) Institutional (M I) Industrial Park Specific Plan Boundary Advantages • Allows for easier reuse /renovation of residential structures • Good transition between civic center and downtown commercial /residential areas • Compatible with fire station use • No residential /commercial nuisances Disadvanta es Could create nonconforming residences and potential non - conforming commercial uses • Could spur home - occupation style uses o o r p a F 0 w 1�raft Speck Plan 'February 20, 1997 Prepared for. City of Moorpark 799 Moorpark Avenue Moorpark, CA 93021 (805) 529 -6864 Mar(rt Feasibi1ityAna(ysis Prepared by: Applied Development Economics 2029 University Avenue Berkley, CA 94794 Specific Tfan (Prepared by: �.G1 i ,Q* r RRM DESIGN GROUP 000019 Architecture • PIanning • Engineering Surveying • Interiors a Landscape Architecture 3026 Higuera Street • San Luis Obispo, CA Phone: (805)543 -1794 • Fax: (805)5434609 Vic Montogocnery, Architect Co11090 - Jerry Michael, RCE 36895, LS 6276 - Jeff Ferber, Landscape Architect 2944 000020 CITY OF MOORPARK DOWNTOWN SPECIFIC PLAN DRAFT February 19, 1997 Prepared for City of Moorpark Community Development Department 799 Moorpark Avenue Moorpark, CA 93021 Adopted by: City Council Resolution No. 96- , 1997 Ordinance No. , 1997 lip 000021 000022 Downtown Specific p[an ACKNOWLEDGEMENTS City Council: Patrick Hunter, Mayor Bernardo Perez, Mayor Pro Tem John Wozniak Debbie Rogers- Teasley Christopher Evans Planning Commission: (needs to be updated) John Torres, Chair Christina May, Vice Chair Barton Miller Ted Martens Ernesto Acosta atam. Steven Kueny, City Manager Nelson Miller, Director of Community Development Debbie Traffenstedt, Senior Planner OOQW3 TABLE OF CONTENTS Page Number 1.0 Introduction I 1.1 Vision 3 1.2 Plan Location and Setting 4 1.3 Organization of Specific Plan 5 1.4 Public Participation Process and Market Analysis 6 1.5 Relationship to City Plans and Programs 15 2.0 Land Use and Zoning 18 2.1 Existing Land Use and Zoning 18 2. 1.1 Development Standards, Design Guidelines, and Landmark Structures 21 2.2 Medium Density Residential -Zone: R -1 28 2.2.1 Site Planning Standards 28 2.2.2 Design Guidelines 29 2.2.3 Landscape Standards 34 2.3 Office Zone - C-0 37 2.3.1 Site Planning Standards 37 2.3.2 Design Guidelines 38 2.3.3 Landscape Standards 41 2.4 Old Town Commercial 43 2.4.1 Site Planning Standards 43 2.4.2 Design Guidelines 44 2.4.3 Landscape Standards 56 2.5 Neighborhood Commercial (West side of Moorpark Avenue) 59 2.5.1 Site Planning Standards 59 2.5.2 Design Guidelines 60 2.5.3 Landscape Standards 62 2.6 Commercial Planned Development 64 2.6.1 Site Planning Standards 64 2.6.2 Design Guidelines 65 2.6.3 Landscape Standards 65 000025 40 OOW26 TABLE OF CONTENTS (continued) 2.7 Institutional (Civic Center) 2.7.1 Site Planning Standards 2.7.2 Design Guidelines 2.8 Industrial Park 2.8.1 Site Planning Standards 2.8.2 Design Guidelines 2.8.3 Landscape Standards 3.0 Circulation and Streetscape Beautification 3.1 Intent 3.2 Circulation System Hierarchy 3.3 Streetscape Beautification 3.4 Roadway Improvements 3.5 Pedestrian /Bicycle Circulation 3.6 Public Transit 3.7 Gateways and Signage 3.8 Parking 4.0 Public Utilities, Infrastructure and Services 4.1 Water Service 4.2 Sewer Service Page Number 66 66 67 75 75 76 81 82 82 84 86 94 97 99 100 101 107 000027 OWoz$ TABLE OF CONTENTS (continued) 4.3 Drainage 4.4 Solid Waste and Recycling 4.5 Fire, Police Protection and Enforcement 4.6 Public Utilities 5.0 Implementation 5.1 Introduction 5.2 Discussion of Potential Funding Sources 5.3 Action Plan 5.3.1 Steps 5.3.2 Funding 5.3.3 Schedule and Responsible Party 5.4 Downtown Management Page Number I: 000024 0 i0U30 LIST OF TABLES Page Number Table 1. Market Analysis, Leakage 9 Table 2. 10 Table 3. Resident Survey Summary 1 1 Table 4. Mixed -Use Observations 19 Table 5. Old Town Commercial Permitted Uses 20 Table 6. Suggested Flant Palette 57 -58 Table 7. Existing Roads within Downtown 83 Table 8. High Street Parking Inventory 103 Table 9. Moorpark Avenue Parking Inventory 103 000031 LIST OF FIGURES Page Number Figure 1. Vicinity Map 4 Figure 2. Existing Conditions 7 Figure 3. Opportunities and Constraints 13 Figure 4. Specific Plan Land USe 22 Figure 5. Specific Plan Zoning 23 Figure 6. Study Area Boundaries 25 Figure 7. Vision Plan 87a Figure 8. Vision Plan 87b Figure 9. Vision Plan 87c Figure 10. Vision Plan 87d Figure 11. Street System Hierarchy 85 Figure 12. Public Pathways and Plazas 90 Figure 13. Moorpark Avenue Street Section 95 Figure 14. High Street Street Section 95 Figure 15. Bicycle Lane Classifications 97 Figure 16. Parking Blocks 102 004906#1 1.0 Introduction For many years, downtown Moorpark served as an agricultural hub and commercial center for the surrounding Ventura and Los Angeles County communities. Founded in the late 1800's and early 1900's, the early colonization of Moorpark stemmed from the small com- munities of Epworth and Fremontville. A number of small buildings arose shortly after the turn of the century in which one could find civic uses, schools, dining, and fraternal meeting halls. The railroad provided excellent transportation to larger cities in both Los Angeles and Ventura County. An active agricultural based downtown district thrived. Today, in the mid- 1990's, the downtown's role as a commercial district has declined. De- spite the historic agricultural value and character, many of the original old buildings have been demolished as a part of the suburbanization of Los Angeles and the evolution of Moorpark into a bedroom community for the greater Los Angeles area. Very few unreinforced masonry buildings exist in the downtown. Most retailing takes place in the newer, modern shopping centers in both Simi Valley and on Los Angeles Avenue in Moorpark, as opposed to the downtown High Street core. Unfortunately, the downtown is not viewed as a place one generally goes for entertainment, public gathering, strolling or socializing. This is due mostly from the absence of businesses serving these types of needs. Instead, most of the downtown businesses are small scale, commercial service, type uses as well as some agri- cultural support wholesalers and retailers. The potential for revitalization of the downtown is strong. The regional retailing and indus- trial activity throughout the City and the greater Simi Valley has dispersed and changed the City over recent years. The retention and possible resurgence of the High Street corridor's unique and historic role as a civic and community focus, can be preserved and strengthened provided firm direction and programs are implemented toward that goal. The High Street corridor's compact size, historical character and proximity to civic facilities such as City Hall, the senior center, and multiple schools suggest a place in which people could enjoy visiting, walking and entertaining. Further- more, the downtown, especially the High Street corridor, has quite a few interesting and potentially attractive places, such as the Melodrama, the train depot, the original Epworth Church and the landmark Birkenshaw House on Moorpark Avenue. These key landmarks afford glimpses back to Moorpark's heritage. Birkenshaw House 000033 The physical terrain of the downtown core reinforces the small town, quaint character that is desired. The very large pepper trees, originally planted in 1904, establish the rural char- acter of the area. The downtown is framed by a mountain backdrop to the north which provides a gradual transition from the downtown commercial uses to the more residential suburban neighborhoods extending northwest and eastward The downtown remains the site of one of the most popular and long- standing community events in Moorpark, "Country Days ", as well as the annual car show. These events recall Moorpark's rural past. The railroad may once again be a boon to downtown activity should the increase in the Metrolink ridership and hours of operation expand. The City's purchase of the railroad property adjacent to the lines provides exciting, long term possibilities for downtown revitalization and development of public spaces. In recent years Moorpark has been subjected to suburbanization of its borders, which has caused a decentralization from the downtown High Street corridor. Convenience shopping and market demands that promote big and medium box retailers have shifted many of the commercial businesses toward the nearby, modern strip shopping centers on Los Angeles Avenue. Consequently, the "sense of place" and concentrations of uses in the old down- town has been partially lost. Historically, many of the large residential development areas in the city, such as Peach Hill and Mountain Meadows are not located in close proximity to Old Town Moorpark.. With a number of specific plans for master planned communities being processed around the periphery of the City, there is now the potential opportunity to draw on a large customer base in closer proximity to Old Town Moorpark. The City and its Redevelopment Agency are dedicated to the improvement of downtown revitalization. This is evidenced by the fact that in 1989 the City commissioned a consult- ant study to identify and address the issues of revitalization of the downtown. Since the completion of the 1989 Downtown Study, City leaders and officials have implemented many components of that plan. As a part of this latest effort, the recommendations in the 1989 study were reviewed and summarized to determine whether individual programs have been implemented, are in the progress of being implemented, or have not yet been acted upon. This summary review is available in the Appendix to this Specific Plan. OW034 2 1.1 Vision As the next logical step toward implementing some of the stated goals of the 1989 Down- town Study, this Specific Plan furthers the vision for the overall revitalization of the down- town and implements design standards, guidelines, and a strategy for business attraction and development of the City owned parcels in the downtown. Most importantly, as a part of this Specific Plan effort it has been determined that the community as a whole recognizes the potential in revitalizing "Old Town Moorpark ", making it an attractive and thriving place for the enjoyment and benefit of everyone. Based upon numerous interviews with City residents and businesses, a downtown merchant survey, a public opinion survey sent to 800 residences and businesses, parking counts, an up -to -date land use survey, and other field studies, the following vision summarizes the special qualities of Old Town Moorpark. The vision for Old Town Moorpark is that of rural small town America. The High Street area is particularly important because it retains the country charm and agrarian quali- ties that are the roots of Moorpark's history. Important features include a family town with friendly people who care for each other. It is a pedestrian- oriented area where people walk, shop, and feel safe on the street at night. It is a unique mix of offices and businesses, and the cultural and civic hub to the City. Both High Street and Moorpark Avenue are surrounded by mixed housing types that are homes to people of multiple classes and cultures. Identifiably different than other commercial areas of the City, the goal is to not have corporate business uses overwhelm the area at the expense of the small town character. In recognizing the value and irreplacability of the downtown's cultural heritage and social and economic well being, high quality, new development reflecting the small town charm is essential. Revitalization and image building of Old Town Moorpark will contribute to a memorable City identity, welcoming residents and visitors to downtown Moorpark. ijw035 3 Doumtoum 1.2 Plan Location and Setting The City of Moorpark benefits from an impressive physical setting. It is surrounded by open space, predominantly farmland and rolling hills. A scenic approach to the City is provided by Highway 23 which enters Moorpark from the foothills to the east and south. From Fillmore, Highway 23 is a winding, two -lane rural road that passes through rolling terrain. The downtown plan area is located in the center of the City limits and contains High Street at its core. The study area also includes other parts of Old Town Moorpark, including the residential neighborhood north of High Street, the railroad right -of -way be- low High Street, and the strip of land south along Moorpark Avenue to Los Angeles Avenue. Two distinct areas of the downtown exist. One is the High Street corridor, and the second is the Moorpark Avenue corridor, as shown in the map below. Source: City of Moorpark General Plan, May, 1992 0!� North Not to Scale Ftgure 1. 0lltiy36 51KoorparkDowntown Specific p(an 1.3 Organization of the Specific Plan This Specific Plan is composed of five comprehensive sections. Section 1.0 - is the Introduction which describes the purpose of the plan, the vision for downtown, its contents, and the methodology through which it was prepared. Section 2.0 - discusses land uses, zoning characteristics, including the existing conditions in downtown, and the proposed amendments as a part of this Specific Plan. Likely the most substantive section of the Specific Plan, this section is broken down into eight separate sub- sections describing the various land uses including Medium Density Residential, Office, Old Town Commercial, Neighborhood Commercial, General Commercial, Public Institu- tional, and Light Industrial. Site planning standards, design guidelines, and landscape stan- dards are comprehensively described in this section. Section 3.0 - addresses circulation and alternative forms of circulation for the Downtown Specific Plan. This section addresses circulation system hierarchy, streetscape beautifica- tion and roadway improvements based on the Vision Plan for the High Street and Moorpark Avenue Corridors, public transit, pedestrian/bicycle circulation and gateways, and parking. Section 4.0 - summarizes the public utilities, infrastructure and services that are present in the downtown. Specific services that are addressed include water, sewer, drainage, fire/ police protection and enforcement, which are key concerns to area residents. Section 5.0 - addresses implementation of the plan. Included in this section is a discussion of how to organize and promote special events and other civic activities in the downtown, as well as the discussion of possible strategies for attracting and retaining businesses in the downtown. Moreover, this section provides recommended improvement projects, funding, and timing for implementation of those projects. This section also discusses issues of down- town management and image building. ()()0U37. 5 (Downtown Specific p(an 1.4 Public Participation Process and Market Analysis The downtown Moorpark Specific Plan has evolved over a 1 -1 /2 year process and involved public outreach through a series of methods. Project consultants worked with the commu- nity and City leaders through a series of activities to solicit interaction input so that the goals of the downtown are indeed representative of the merchants, landowners, and public that regularly use the downtown. Preferences were openly discussed with the City's con- sultants, resulting in specific issues that needed to be addressed in the Specific Plan. Below is a summary of the public participation process, as well as the market analysis and techni- cal support that was pursued to create the Downtown Specific Plan. Aerial PhotograQhs and Base MaouiN: In order to clearly articulate the vision for the downtown, the City's aerials were combined with assessor's parcel maps and available legal instruments of record into a base map encompassing all the parcels in downtown. This information is a valuable tool to the City since this is the first occasion a comprehen- sive map of existing parcels and uses has been created. Existing conditions are illustrated in Figure 2. Attendance at Mooruark's "Country Nye': In order to understand how the downtown functions during a City festival, project consultants attended the "Country Days" celebra- tion in the Fall of 1995. Field notes and observations were made about parking, circulation, traffic, public spaces, and general interest in retail opportunities for the downtown. A number of interested people who care about the downtown's revitalization, most of which were from the Moorpark community, talked with consultants and offered input and interest in the outcome of the study. This was a helpful tool for consultants to target planned improvements for the down- town, Market Analysis: As part of the Specific Plan effort, a basic retail supply and demand analysis was prepared, with informa- tion provided by the City Redevelopment Agency and profes- sional estimates of spending by Moorpark residents on specific ` P , r k Sign -in Sheet ...... .... , .,.. , .Y..x. _ 1��ilaro,iy��ryr, u�.�.�r.�rr�. ...: . �rbl�� 11�r��uu"11�``r"`.ly" Ift Mft...,.d.._.. products and at specific store types. The purpose of this study was to estimate the amount of spending leakage leaving the City of Moorpark in order to properly plan for and capture some of that leakage into new market development opportu- nities in the downtown. The analysis included a discussion of sales leakage, local develop- ment potential, and regional transit that may affect the opportunities for business growth downtown. While this market analysis serves the needs of the Specific Plan, it is prelimi- nary in nature. As revitalization opportunities are identified, more detailed market analysis and financial feasibility studies may be needed for specific development proposals. 000038 6 �T� r $2 to 1,_, - 4 a.+ K IL 0. ■1_ of0" q1-9* i� ❑ _ Downtown Specific plan ke.�i� i����lA b " m O • 11 r'r■I dibil ad r a OW 035 Figure 2. 7 pq 16 a ■r■ ' Im w�hua now North r D Not to Scale �� !■ EXISTING CONDITIONS a OW 035 Figure 2. 7 Downtown The market analysis addressed several key areas: Public/private efforts that have been unsuccessful due to a lack of agreement on how to best improve the downtown. Downtown revitalization opportunities including expanding the regional tourism in- dustry, taking advantage of the Metrolink station, reinforcing the distinct physical character of "Old Town ", and capturing some of the consumer spending capacity that's leaking to other areas of Ventura and Los Angeles Counties. Downtown revitalization barriers that may prevent capitalizing on the market oppor- tunities such as, the separate and distinct geographic areas of the City, location of downtown away from commuting traffic patterns, the fact that Moorpark residents have become accustomed to shopping out of town, strong regional competition, and overcoming the downtown's negative image. The study addressed in table format a summary of the City's retail supply and demand including household spending, tax- able sales, actual sales and leakages, and determined that over 50% of retail spending which constitutes almost $2 million dollars, leaks outside of the City of Moorpark. Most significant leakage overwhelmingly occurs in auto sales, but substantial leak- ages also occur in apparel, department stores, general merchandise, home furnish- ings and household appliances, and eating and drinking establishments. The out- come of the market analysis recognized that there is retail leakage among nearly every category of business in Moorpark, and defined specific uses that would be most appropriate for the High Street corridor and the Moorpark Avenue corridor, which are listed in Table 1 Other general recommendations involved City leadership in improving communica- tions and establishing a working relationship among the downtown merchants, rec- reating a Farmers Market or a crafts market for the downtown area, and exploring the possibility for hiring an Economic Development Director whose primary purpose is to attract new retailers into the City with a special emphasis on the downtown dis- trict. The market analysis report and more detailed recommendations can be referenced in the Appendix to this Specific Plan. Residence Survey: Upon evaluating the market conditions and leakage that appears preva- lent in Moorpark, it was determined that a resident survey should be conducted. A total of 800 resident surveys were distributed to a random sampling of homeowners in the follow- ing areas: Campus Park, Peach Hill, Mountain Meadows, downtown, Varsity Park, and Steeple Hill. Survey questions were specifically targeted at issues of downtown image and architectural character, use of the Metrolink station and retail and business opportunities for the downtown versus Los Angeles Avenue commercial areas. A total of 234 respondents participated in the survey which is described on page 11. 000040 8 (Downtown Specific plan Table 1. TOTAL, s192 oos,s7z ,, ►, +�+�+ a7w,eA,o� .•.,. ^ Appstel Gtvup 13,356,196 504,900 604,900 12,7$1,296 Women's sod miss. apparel $5,063,489 $604.900 $604,900 34,460,589 Mena and boy's clothing 1,322,890 0 0 1,322,890 Children's clothing 523,795 0 0 323,193 Family clothing 4,313.823 0 0 4,313.823 Shoo stores 2 130,199 0 0 2 !30 199 Getletal Merc;�AndLe I 36,075,246 1 12.012.600 I 15,241,072 1 20.834.174 Vsrisdy stores 871,016 0 0 871,018 Dapattment 8tor44 11,042.197 0 0 lt,o42;197 Dinooal, mm auk-dundising 12,037,142 9,826,000 10,633,773 11401,367 Drug and ptoprictaty story 4.904,113 211881600 I 4,609,296 298,817 Watebou" clubs 3,076,967 0 0 3,078,967 Oam General Mesehandise _ 4,141,309 0 0 4,141.809 Specialty Retail j 11,702,592 6,547,300 6,369,783 S,132,W9 Gift, novelty and souvenir 711,865 0 0 711.865 Sporting goods 2,316,704 0 0 2,316,704 Flotisu 679,867 0 0 676,667 Photographic equipmant 189,726 0 0 3880726 Record and prsreaorded tape stotss 193 ,515 0 0 793,315 Musical insttumsttt atom 303,278 0 0 303,278 Book and 5utionery Stores 764,139 2,928,100 2,940.329 (21176.190) Jrvsip stores 1,357,285 0 0 1,337,285 Computer and software stores 465,651 2,619,200 I 2,619,200 (1,753,543) Other specialty retail 3,722,556 1,000,000 1,010,234 2,712,303 Toy$ 1,040,569 Lugger and leather 63.446 Optical goods x4,300 Candy and confectionery 124,619 Taboo* stores 60,698 n tt.A_ VMWI 1.638,123 000041 9 tic' Table 2. DoUmtown Specific plan 10 Grocaty Group 36,696,691 11,041,500 37,579,547 (362,936) Sopstmarlata and convenience food 33,572,079 10,401,200 36,914,911 (3,342,432) Specialty food.st*m 1,667,101 0 0 1,667,101 Delicatessens 182.313 Mast and fith mania" 523,093 Fruit and vegdable nm*m 190,514 Retail bakeries 561.433 Mac. food stores 2091741 Li uar stores 1,457,511 642,300 664.636 792,87S Eating & Drinking Group 20.541,616 13,172,300 13,172,300 7,369,316 Ratancanl Cafiuriaa/apseialty 11,136,736 Fit Food 8,312,893 DdnkLnz laces 1,071.m Home dt Garden Group 15,1581406 006.600 1,513,102 13.645,304 Furniture and hone Nmis"s 7,566,967 0 0 7.366,967 f Household appliances and sleotronic4 5.080,670 0 0 5,040,670 Used merchandise 625,220 0 0 625,220 11 Nutudes, lawn and garden supply stases 737,904 1,306,600 1,513,102 (775,198) Fuel and ice .dealers 1,147,445 i 0 0 1,147,443 Building Materials Group 3,150,420 621,200 6221653 2,527,765 Lumber and other bvildmg matocia4 2.325.313 0 1 0 2,323,313 Hardwoft story 603,872 621,200 622,633 (16,783) Paint and a c 221,233 0 0 221,235 Autanadve Group 49,966,033 13,392,300 13,392,300 36,573,753 AwAmbile dealers 34,383,302 0 0 34,283,502 RV. mobile home, and boat dealers 1,747,264 0 0 C 1,747,254 Auto papa, tim, socetaerlss 1.397,942 1.06L000 1.061,000 336,942 Gasolinic swvm arati0os 12 437,343 1 331 300 12,331 300 106 043 10 ,Downtown S Table 3. Moorpark Downtown Survey Summary Resident Survey May, 1996 Respondents: 234 total 25% Campus Park 15% Peach Hill 39% Mtn. Meadows 19% Downtown 1% Varsity Park 1% Steeple Hill An overwhelming number of respondents use the Metrolink Station less than 1 day /month. Only 7% responded that they use the station at all. Ridership is up, therefore commuters may be drawn from outside Moorpark or outside our study area. The most common purchases made on High St. are food and hardware. Food (ice cream, diner /cafe, restaurants, etc.) was the primary reason people come to High St. Second was to visit Whitaker's Hardware, which draws a-respectable 22 %. Animal care and the Melodrama were other regularly attended uses. Los Angeles Avenue however, draws a healthy cross - section of purchases. While food definitely ranked the most purchased item (89 %), such uses as video, gas, drug store cleaners and K -Mart (specifically), are commonly visited. Specialty items seem to be purchased more often on High St. (antiques, art, theater, flowers). The most liked commercial establishments are Wood Ranch BBQ, K -Mart, Hughes Market, Chuy's, the Cactus Patch, Monica's General Store, Video Thyme and fast food. People are interested in convenience, good quality service/food and variety. An even number of people attended County Days as did not attend. More importantly, 50 % -75% of the respondents stated that they would attend new activities in the downtown such as a Farmer's Market, art fairs, the theater and parades. Many respondents currently attend the Melodrama. The survey showed that people want to dine and shop for specialty goods in the High St. area. Most people responded that they currently do not shop or dine downtown, but they do shop and dine on Los Angeles Avenue. Given the few cafe's /restaurants and retail establishments on High St./MoorparkAve., about 30 % -50% said that they presently use the High St./Moorpark area, which tells us that the demand exists for such uses. With respect to grocery shopping, most people buy their groceries in Moorpark, and only 30% go outside to shop. Another interesting response was those uses that people said would cause them to visit downtown more often. Overwhelmingly, people want to see a variety of uses (food and specialty shop diversity), and "name" restau- rants (Marie Callendars, Chili's, Hudson's, etc.). Of concern was that many people raised issue with the lack of enforcement and that the area does not feel safe, particularly at night. People are concerned about the town's image, and feel as though loitering (Tipsy Fox and other markets) don't bode well at the City's entrances. Some people suggested that both upscale Spanish and English business's could be appealing and a draw to downtown. Other's liked the idea of maintaining the history and integrating it through design and architecture. Increasing tourism was mentioned often. 88% of the respondents want to maintain and promote the rural, country charm in downtown. 35% preferred the Victorian charter of the buildings and street. Support was also voiced for maintaining the cultural diversity and integrating civic uses when possible. When asked about what people like the most, the small town atmosphere, quaint architecture, landscaping, lighting and new improvements, the Metrolink Station and boutique/pedestrian uses prevailed. When asked what they like the least, people stated the lack of different businesses /restaurants and specialty shops, lighting, clean sidewalks, parking, too much loitering and lack of town pride. 0t110043 11 (Downtown Spec1 c p(an Planning Com is ion/City Council Study Session: In December of 1995, a study ses- sion was held at the Planning Commission and City Council to discuss the preliminary ideas being generated for the downtown, and the results of the market analysis. At this meeting, existing conditions and observations based on field study and a windshield tour of the downtown were presented, as shown in Figure 2. Opportunities and constraints as assessed from a physical site planning perspective, as well as market and land use opportu- nities, were mapped and presented for discussion and direction. The opportunities and constraints exhibit is shown in Figure 3. An exercise titled "rating of preliminary ideas for downtown" was pursued which raised multiple ideas for both the High Street and Moorpark Avenue corridors relating to market attraction, character/beautification, land use, and circulation/parking and traffic flow. These preliminary ideas were raised for discussion, and the City Council, Planning Commission, and public were asked to prioritize them from high to low, or whether the idea is not worth pursuing. Specific discussions regarding reuse of the High Street, City-owned property were presented and direction received that the best alternative was to pursue developer interest and lease incentives to attract private developers to the property. A number of downtown merchants were present at the meeting expressed interest in participating in the exercise, "rating of preliminary ideas for downtown." Downtown Merchant Survey: As a follow -up to the December Planning Commission/ City Council Study Session, the preliminary ideas discussed were distributed in survey form to merchants near downtown High Street. Respondents often wrote in comments, personalizing the surveys. The results of the survey can be referenced in the Appendix to this Specific Plan. Mixed Use Analysis: At the outset of the Specific Plan effort, the City expressed interest in studying the issue of mixed use in the downtown and whether it would be appropriate to help stimulate flexible downtown zoning and provide more opportunity for retail capture. The planning consultants surveyed City/State -wide programs to determine how mixed use projects in downtowns succeed and fail and whether the nuisances with mixed use far out- weigh the benefits to permitting retail commercial office and residential uses in close prox- imity to one another. The summary in Table 4 describes the common opportunities and challenges that were identified in mixed use communities. The result of this analysis is that mixed use is inappropriate in the Old Town Commercial Zone along the High Street corri- dor. Should the city create this zone, the Administrative Use Permit procedures should be incorporated into the City Municipal Zoning Code. 12 Moorpark(Downtown Specific p(an " Fpg ac � NMi�RRA`r7�.S/V� 0 CLj J[a]E � �� 0000❑ ❑O ::::::wa...ws� w : ~11 ©..<.+►+Kr`•���. FAT. ...... i r s rrt V fib ET 0 C�3[3'7 0,,3 51 0 ' [3 '�..'... - °� `- �rrtfti,rrlf`�rlt�ri�f�r�lrtin G� D Q ❑ G 3 ❑i� D ° C] O a p u ^°" °°' ""�" '.�►',.,,,,� --�^ North Not to Scale Oa 00 0v� 0 C30 ® 3 O 0❑ o C3 a OPPORTUNITIES and o o CONSTRAMS 1 — ww urs- r� rwM�wrwn w.w Figure 3. 0000 13 (1owntown MOORPARK DOWNTOWN MIXED -USE OBSERVATIONS Table 4. 1. Provides affordable housing. 2. Creates safer downtown. 3. Creates safer nightlife, as well as morning and midday activity (no dead zones). (Can create "24 -hour life ", if desired.) 4. Reduces vehicle trips by providing services, jobs, and housing in close proximity to each other. 5. Promotes a compact City urban form. 6. Can work with peak use times through shared parking, reducing the overall number of needed parking spaces. 7. Allows for land use flexibility to respond to changing market demands. 8. Tends to have more flexible and stronger design character. (Mixed -use architecture is often designed with more sensitiv- ity to the pedestrian due to the incorporation of residential uses.) 9. Adds life to the upper story of buildings. 10. Can be a more efficient use of land. 11. A tool for the redevelopment / revitalization of depressed areas. 12. Creates a lively urban environment. i . Lending capabilities (economic viability of the commercial and residential components). 2. Noise and nuisance issues between various uses. 3. Parking — can create competition between residential and business spaces. 4. Lack of yard, garage, and storage space for residences. 5. Must be located in high exposure area for commercial uses. 6. More complex property management T Potential "fear of something new" — the public tends to over regulate and over condition new mixed -use zones which deteriorates the marketability of the project — the community may fear the unknown and not support it. 8. Integration and compatibility with adjacent uses (noise, trash and hours of operation) 9. Potential for overall increase in traffic, noise, and impact on air quality, utilities, schools, and parks. The challenges with mixed -use developments involving issues of compatibility, traffic, other environmental concerns and con- sistency with the General Plan could be addressed either on a case -by -case basis during the individual project review process (i.e., a Special Use Permit), or during the preparation of a City- initiated Zone Change and General Plan Amendment, depending on the vehicle used to implement the mixed -use concept. In the case where a specific plan is being prepared, General Plan and Zoning amendments can be addressed in the specific plan. To address parcel specific uses, in many areas mixing office and residential uses near existing residential neighborhoods, cities employ the following procedure: An administrative use permit is required for the construction of nonresidential structures or the conversion of residen- tial structures to nonresidential uses in a mixed -use zone. In order to approve a use permit, the director would make each of the following findings: A. That the location, orientation, height, and mass of new structures will not significantly affect privacy in nearby resi- dential areas. B. That the project's location or access arrangements will not significantly direct traffic to use local streets in nearby residential areas. C. That the project includes landscaping and yards that adequately separate parking and pedestrian circulatidn areas from sites in nearby residential areas. 0000,36 14 (Downtown 1.5 Relationship to City Plans and Programs General Plan Consistency This Specific Plan is authorized by Article 8 of the California Government Code, Section 65450 et. set.. This document meets the requirements as specified in Section 65451 of that Code. The Specific Plan furthers the objectives of the City of Moorpark General Plan. It provides detailed criteria for development of specific sites and public streetscape improve- ments. This Specific Plan has been prepared to reinforce the General Plan Land Use Ele- ment adopted by the City Council on May 13, 1992. The following General Plan Land Use Element policies have guided the Downtown Specific Plan effort. Commercial Development Goal 9: Promote the revitalization of the downtown commercial core (Moorpark Av- enue area, Walnut Street, Bard Street, Magnolia Avenue, and High Street). Policy 9.1: The visual character of the downtown commercial core shall be strengthened in order to attract a variety of commercial uses and to promote the economic viability of downtown Moorpark. Policy 9.2: The low -rise scale of the downtown commercial core should be maintained. Policy 9.3: The establishment of a community meeting/marketplace in the downtown core shall be promoted. Policy 9.4: A comprehensive plan for the downtown commercial core shall promote new commercial infill areas, park or recreational opportunities, public parking, and a potential multimodel transportation center. Policy 9.5: The civic center shall remain in the downtown area to encourage the revitaliza- tion of downtown. Policy 9.6: Public spaces and services shall be maintained to create an aesthetically and functionally welcoming environment. Policy 9.7: An integrated architectural theme should be used in the redevelopment of exist- ing or development of new commercial buildings. Economic Development and Employment Policy 13.3: The City shall encourage the coordinated revitalization of obsolete or declin- ing commercial areas, particularly focusing on the downtown area. UQ0047 15 Moorpark0owntown Policy 13.4: The City shall work with the business community in a cooperative manner to encourage desired businesses to locate and to remain in the City. Policy 13.5: The City shall work with the business and development community to encour- age an increase in sales tax capture. Policy 13.6: The City shall establish and implement a business attraction, promotion, and retention plan. Community Appearance Policy 17.2: Identifiable entryways for the overall community, and unique or principal business /commercial districts of the City (i.e., City core and transportation corridors) should be encouraged.. Policy 17.4: Design concepts should be established for the overall community and for special treatment areas, such as the downtown district, which may include guidelines for architecture, landscape architecture, signage, streetscape, and infrastructure. The Moorpark Downtown Specific Plan is intended to be consistent with and help imple- ment the Moorpark General Plan which encourages the preservation and enhancement of the downtown while maintaining the City's small town character. Existing General Plan Land Use designations within the Specific Plan can be referenced in the City General Plan and Zoning Code. Consistency with City Zoning Code The City of Moorpark Municipal Code, Title 17 - Zoning, provides site specific develop- ment and use regulations that govern the size, shape, and intensity of development in the downtown and the uses to which new development may be committed. The provisions of the City Zoning Code apply to any additional regulations not expressly stated in the Spe- cific Plan. This Specific Plan sets forth development standards and design guidelines which are consistent with the City Zoning Code. In such cases where the Specific Plan develop- ment standards and zoning code standards conflict, the Specific Plan development stan- dards shall apply. This Specific Plan involved extensive revisiting of land uses and zoning within the Specific Plan boundary. The new land use and zoning maps can be referenced in Figures 4 and 5 in Section 2.0. The most significant changes in land use and zoning involve the creation of the Old Town Commercial zone which is a mixed use zone with a special list of allowable uses within the High Street corridor. 16 .rkcDowntown Spec fic plan In many cases the Specific Plan supplements the City Zoning Code. In such cases the City Zoning Code is referenced for detailed standards. This is particularly true for sign require- ments since the City's Zoning Code involves comprehensive sign standards. oWQ4y 17 �WoorparkDowntown Specific 2.0 Land Use and Zoning 2.1 Existing Land Use and Zoning The existing land use and zoning maps for the Downtown Specific Plan can be referenced in the City General Plan and Zoning Code. As discussed in Section 1.5, Relationship to City Plans and Programs, the City's General Plan Land Use Element 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, this Specific Plan sets forth seven (7) different land use designations and seven zoning districts within the Downtown Specific Plan area. These designations reflect the existing downtown conditions and General Plan policies to intensify land use, as well as plan for a mix of commercial neighborhood, com- mercial retail, general commercial, office, single and multi - family residential, public insti- tutional, and industrial zoning districts. Probably the most significant change that is occurring as a part of this Specific Plan is the creation of the Old Town Commercial zone. The purpose of creating this zone is to allow for an expanded list of allowable uses, combining uses currently allowed within the city's C -1 and C -2 commercial zoning categories in order to focus and encourage preferred the uses to the downtown. The permitted uses of the Old Town Commercial zone are shown in Table 5, which corresponds to the City's Zoning Code allowable uses with respect to review authority. In some cases, zone changes made as a part of the Specific Plan will result in creating legal non - conforming uses. In such cases, this Specific Plan allows minor expansions for these legal, non - conforming uses based on compliance with strictly written criteria (see Sections 2.2 -2.8) in order to not create a hardship upon existing uses and force them to relocate. Also according to the City General Plan, there currently exists approximately 194 acres of General Commercial zoning in the City and nine acres of Neighborhood Commercial zon- ing. In order to estimate what the potential build -out would be in terms of square footage for the Downtown Specific Plan area, approximate calculations were performed based on City of Moorpark Zoning Code building coverage requirements. In order to properly de- sign and project build -out of the vacant parcels and underdeveloped parcels in the down- town, physical "vision" plans were prepared for the High Street and Moorpark Avenue corridor. Illustrated in Figures 6 through 9, these Vision Plans characterize build -out of the downtown with respect to public streetscape, beautification, parking, massing, and pedes- trian circulation and plazas. tD00U -5U Land Use and Zoning — 18 Downtown Specifc p(an Table 5 ,NOTE. The italicized and bold items are the uses added or amended from the current allowable use list in the Zoning Code for the C -I zone. RECOMMENDED USE LLST FOR COT ZONE Temporary use permit ♦ Permitted by zone clearance n Planning Commission- approved planned development permit ■ City Council - approved planned development permit O Pl Commissioa"' v6d conditional`usc ff COT Expanded Cl Use List (owro*n _,Commei a � Amusement and Recreational Facilitles (see dejinitlons in Chapter 17.08) n Art Galleries, Museums, and Botanical Gardens n n Automobile Repair, including component repair O Automobile Service Stations O O Banks and Related Financial Offices and Institutions n • Barber, Hairstylists, Manicurists n • Tanning Centers n n Bars, Taverns, and Nightclubs O Care Facilities: For 7 or more persons (Da) n • Churches, Synagogues, and Other Buildings used for Religious Worship n O Club Projects, Temporary Outdoor O O Clubhouses O O With Alcoholic Beverages O O Communications Facilities O O Radio and Television Broadcasting Stations O O Crop Production Dog and Cat Grooming n O Dressmaking and Tailor Shops n O Dwelling for superintendent or owner co) • Dwelling, caretaker O O Education and Training Festivals and Similar Events, Temporary Outdoor Government Buildings, excluding correctional institutions n • Fire Stations n Grading Health Club / Gymnasium (see de idons) O n Health Services such as professional offices and outpatient clinics n O Hotels, Motels, and Boarding Houses O Kennels (Animal Hospitals, boarding and grooming - small animals) O 1 O Laundry Service - Laundromats n Laundry Service - Light n Libraries and Information Center • • Land Vse and Zoning 1.9 Table 5 (continued) Manufacturing and Repair of Photographic and Optical Goods 0 O Martial Arts and Dance Studios n n Motion Picture and TV Production, and related activities and structures O O Temporary (maximum 47 days in any 180 -day period) offices n O Offices: Business, professional, and administrative, except health and veterinary n n Offices and Meeting Rooms Optical Goods n O Organizations (professional, religious, political, labor, fraternal, trade, youth, etc.) O O Parks Parking Lots n Public Utility Facilities O O Offices only Pharmacy, accessory retail, for prescription pharmaceuticals only n Photocopy / Quick Printers PhotoJlnishin (1 -hour photo) n Produce Stands, Retail I ' Repair of personal goods such as jewelry, shoes, and saddlery Restaurants, cafes, and cafeterias temporary outside eating n O Retail Sales and Rental - specialties (record, clothing, vidw stores, and toy stores) Retail Trade O O Christmas Tree Sales Lumber and Building Materials Sales Yards Nurseries Schools: Elementary and Secondary (nonboardin only) O Schools: Professional, Vocational, Art, Craft, and Self- improvement O O Signs Storage of Building Materials, temporary Uses and Structures, accessory Outdoor sales and services, tem (see definitions in Chapter 17.08, Title 17) Repair of products retailed Vaccination Clinics, temporary, for pet animals Veterinary Clinics, pet animals onlyO O Water Production, Storage, and Distribution Facilities: Private purveyors O O ijwU52 Land Vse and Zoning — 20 ,Downtown S Potential Commercial Build -out Presently, the City of Moorpark Zoning Code allows building coverage up to 50%. Based upon preliminary site planning and parking coverage proposed build -out of the Vision Plan shows the average building coverage at approximately 37 %. Presently, for the commercial areas in the downtown building coverage totals approximately 15 -20 %, demonstrating that the area is significantly underdeveloped. The total land square footage within the commer- cial areas of the downtown include approximately 564,700 and 676,500 square feet for the Moorpark Avenue and High Street areas. Presently, the existing zoning includes C -1, C -2, CPD, M -1 and M -2 zones. The total existing commercial building square footage within those zones is 102,600 square feet and 54,300 square feet. Assuming proposed build -out per the Vision Plan, new commercial building square footage would almost triple from 156,900 to 441,850 square feet. This assumes building footprint only and does not consider the allowance for two and three -story development. Given this build -out scenario, assum- ing the downtown commercial areas could accommodate a 1.5 to 3.0 floor area ratio, there is a potential commercial build -out capacity in the downtown of approximately five to ten acres. Further, given the City's existing Zoning Code incentive that allows a 50% reduction in parking to encourage downtown uses, it is likely that up to ten acres of commercial development could be realized along the Moorpark Avenue and High Street corridors. Sections 2.2 through 2.8 of this Specific Plan address the seven land use and zoning catego- ries designated in the Specific Plan. These sections are categorized into specific site plan- ning standards and more general design guidelines. Each category is discussed with respect to site planning standards, design guidelines, and landscape standards that will guide new development or expansions of existing development within the downtown. 2. 1.1 Development Standards, Design Guidelines, and Landmark Structures The following site planning standards and architectural design guidelines for downtown Moorpark are intended to reinforce building character and establish design criteria for all new buildings, renovated buildings, and remodels. The guidelines and standards should be used in conjunction with the Downtown Vision Plan (see Figures 7-9), and are intended to provide property owners, merchants, and their designers with basic design criteria. These guidelines are intended to apply to any and all renovations regardless of the level and inten- sity. Goals of the DeveloFment Standards and Design Guidelines: The goals of these development standards and design guidelines are as follows: A. Establish a hierarchy of building types in the downtown area utilizing a landmark building designation to identify special and important places. w0053 Land Vse and Zoni — 21 -fl- TR tit, mmmpq Emmull womml Emmol onorml vux R YYY IIF t �. y y `� }� �� 11 ■1111' _. _ . r r r w .. r+,'.+a',n:.+'4.:h.'.nl+•'.iw .+�,,. i SEEN --------- r- r.r..� ■ ■ ■ ■iii�ii i mom ��.l P ~i air r _...1 .....�. 1� � h1 � i � <l, r `�ro14T UI 1 ri -�\ .a, • � F'� i�ii�+ri�r"�r'�r��,r � 7 ti T �r�r�►��trLair�r�� EP OD SIM Flory r■■■ ■.r iiia�i ���■� j■ School .. .: Downtown p6in B. Provide basic design recommendations for all buildings in the downtown promoting design creativity, and variation while insuring consistency in building scale, propor- tion, and pedestrian orientation. C. Establish clear and usable design standards, guidelines and criteria. D. Protect and enhance historical architectural buildings and utilize historical building forms and styles to create future buildings.. Description of the ARelicable Study Area: The applicable area for these design standards and guidelines is shown on Figure 6. Gener- ally these standards and guidelines apply to all commercial and non - commercial buildings found within the downtown. History: Moorpark began as a small agricultural community prior to the turn of the century. It was subdivided into a number of larger ranchettes consisting of fruit orchards and pasture land. The arrival of the railroad provided Moorpark with an economic boost as it became a central point for shipping and dispersion of agricultural prod- ucts and supplies. The first buildings were residential structures that supported farming. Commer- cial buildings in the downtown core began to appear slowly and sporadically in the early 1900's. These buildings were typically single story and were predomi- nantly constructed of wood and to a lesser degree, unreinforced masonry. There were a number of landmark buildings constructed including the Epworth Church (Wesley Chapel), the Cornett Home on Charles Street, the Moorpark Depot and the Birkenshaw Home on Moorpark Avenue, all of which occupied prominent downtown locations and have a high level of architectural ornamentation. Historical photographs and histories of downtown Moorpark show that there was not a clear and overriding design theme to the old town, but rather a blend of Early American commercial architectural styles. As more and more buildings were con- structed and infilled in the downtown, their styles took on the design themes of the day. Thus today, a variety of architectural styles and character adds to the area's richness and vitality. The guiding architectural styles downtown include Victo- rian, Early American, and Spanish Mission: The design standards and guidelines in this Specific Plan, therefore, do not impose strict stylistic regulations, but rather provide basic guidelines of themes such as massing, height, setback, scale, pro- portion, pedestrian orientation in the storefronts while allowing design individu- ality in each building. 000056 Land "Use and Zoninp AN. ?d ... 9toorparkcDowntown Specific plan _ ❑ I r'• Y r" F-�- _1I �[Ij('��j rti - -4' -i j �� I� -- - -- 1 ;QI I I I i I r'11 D IJ; r.�•� /\,; 1J •Y-r-T -T 1r- J�.�s.[..: II TrT'r- r-t�-r -• •4 --y11 "i�'o1 9 ID ICI ' b �q�❑ I I boa 1000, - ��iq� Q �Q. i . . Q ; -- O - D a ' ° --- -- -T-- '-1 LJ I I I I ■ . r ■ d i ■a •■ e PL I �� � 1 i..■ � its 1 � ■ — 1" II I I r I t- I I L F� a I i a ti• � i ■i L. ■i ti .� j .i L .I �i � ti 7 �ti1�ltirti � �r r9 ti Land Vse and Zoning — 25 0!� North Not to Scale Figure 6. 0000V Moorpark(Downto-um Landmark Building Designation: The purpose of establishing a landmark building designation is to begin to iden- tify and thus, beautify important and key locations downtown. Landmark sites have provided in the past, and will continue to provide, a sense of place and iden- tity for downtown Moorpark. Landmarks will become community gathering places and icons. The process of developing a "place marking" system is critical to establishing a sense of pride and ownership in downtown Moorpark. Landmark buildings in- clude both private buildings such as the Birkenshaw House, the Old Epworth Church and public buildings such as the Railroad Depot. All buildings, regardless of their landmark status that are, located at intersections in the core area need to be given special attention. The following design criteria will insure that existing landmark buildings maintain their special status and beauty, and that new land- mark buildings will be regally constructed and denote special places in the down- town. • The use of tower -like design and landmark buildings is encouraged. This will en- hance and emphasize the important qualities of the site and structure. • Landmark buildings should be a minimum of two stories and prefer- ably three stories (at least through punctuated architectural elements) to further emphasize the importance of key intersections. • Exterior staircases are encouraged and should be compatible with the architectural character. • New structures proposed for land- mark building sites should respond Historic Epworth Church to pedestrian circulation by providing areas for corner arcades. • Corner landmark buildings can emphasize their importance with architectural details, building height, towers, arcades, etc. • Existing or new public landmark buildings such as the Railroad Depot should include such features as grand entrances, tower elements, high ceilings and trusses, vertical, multi- paneled and recessed windows, ample landscaping and fountains, and/or pub- lic greens or courtyards. Land 7Jse and Zoning — 26 000058 Downtown • Integrating pedestrian plazas and courtyards on landmark sites is recommended as is stately entrances with planters, wood beams, and large doors that emphasize the im- portance of these buildings. Renovations and Maintenance: • Quality maintenance of all buildings, public sidewalks, and spaces is critical to present a clean, well-kept appearance in the downtown. Cleaning up trash, debris, removal of graffiti, repair of cracks, and general cleaning of building facades will go a long way to help beautify downtown Moorpark. Property owners of buildings which do not currently meet these design guidelines criteria should be encouraged to beautify by making simple cosmetic changes such a repainting, adding new signage and lighting, installing awnings, and removal of un- safe and unsightly building features. This type of work is recommended as a first tier facade improvement program. • Painted and stained surfaces should be cleaned regularly and maintained. • Metal windows and doors are to be treated for rust protection or finished in a perma- nent, opaque color. • Business owners should sweep up trash and debris daily around their buildings. • Storefront repairs such as old cracked window mullions, cracks in stucco, chipped paint, broken windows, damaged signs, etc. should be repaired. • Owners of vacant lots should cut weeds and eliminate trash on a regular basis. • Vacant lots and areas visible from street should not be used for storage and should be properly screened with low walls and landscaping. 000059 Land'Wse and-Zoning - 27 Downtown 2.2 Medium Density Residential - Zone: R -1 2.2.1 Site Planning Standards A. Building Setbacks - Medium Density Residential - Zone: R1 Front From main house Min. 20 feet From front porch Min. 14 feet Side Interior lot Min. 5 feet Corner lot street side Min. 10 feet Rear Min. 15 feet B. Height The maximum height is 25 feet; measured from finish grade to the highest point of a flat or mansard roof, or in the case of pitched or hip roof, to the "averaged midpoint" which is the average of the highest point on the roof with the top of the finished wall height. C. Second Dwellings and Building Additions Second dwellings are permitted on lots that are 10,890 square feet (1/4 acre) or larger in size. For lots 10,890 square feet (1/4 acre) to 21,780 square feet (1/2 acre) – a second dwelling unit shall not exceed 800 square feet. These units may be located over garages. All secondary structures and building additions /expansions should compliment the existing structure in form, massing, building materials, and architectural character. The maximum size of the second dwelling shall be limited to the more restrictive of either 30 %* of the existing single - family dwelling floor area or the following lot size limitations: Less than 1/4 acre 450 sq. ft. ( <10,890 sq. ft.) 1/4 acre - 1/2 acre 800 sq. ft! (10,890 - 21,780 sq. ft.) *Per City of Moorpark Zoning Code. OOCJOG0 Medium Density 4sidentiaf — 28 31 crkDowntown s plan The Planning Commission may authorize exceptions to the standards by use permit upon finding that 1) The purpose of this section is served 2) Strict compliance with the size limitations would (a) require significant structural modifications that would not otherwise be required, or (b) adversely affect an historic or architecturally sig- nificant building. • Either the primary unit or the second unit must be owner - occupied. • Accessory buildings shall not be located in front setback areas between the main structure and the public street. • The style material and color of accessory buildings visible from public streets shall be the same or substantially consistent with the main structure. • In the case of carport design: - Materials and colors shall be the same as the main buliding - Where carports back -up to public streets or alleys, provide rear carport walls to screen cars - Include facias in carport roof design to screen support beams and trusses - Roof design should be compatible with the main structure 2.2.2 Design Guidelines Medium Density Residential General Character - - 1900's Bungalow and Spanish Mission These Moorpark design guidelines shall apply to all Medium Density Residential areas in the Specific Plan area. Downtown medium density residential neighborhood architecture consists of early 1900's California bungalow style, primarily integrated with Spanish Mis- sion style structures. These guidelines and standards apply to new construction as well as replacement and expansion of existing structures to preserve and strengthen historic neigh- borhood character. Modem interpretations of these styles are also acceptable if they main- tain integrated massing and blend with the surrounding neighborhood. Example of the 1900's Bungalow style Example of the Spanish Mission style. — Medium Density 4�fsidentia[— (JWOGI: 29 (Downtown A. Building Form and Massing All housing constructed within the Medium Density Residential areas of the Specific Plan must be consistent with the Moorpark General Plan. • The buildings and building additions shall 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. • Soften the overall building mass with architectural features such as garden walls, porches, balconies, and trellises. • The building form should clearly define entries using roof forms, stoops (elevated porch), and porches. • The building form should de- emphasize garages and garage doors by locating them behind the main building. B. Roof Form Roof forms and details must be consistent with the bungalow and Spanish Mission style architecture of the surrounding neighborhood. Dormers, eaves, exposed rafter tails, ex- posed roof beams, and triangular knee braces are common elements of this style. Appropri- ate roof forms include gable, shed, and hip roofs with a low pitch (3:12 - 4:12). Mansard roof forms should gai yy be used when and if the building emulates a tradi- tional style that employs mansard roofs (e.g. Victorian, Beaux Arts, etc). The following guideline should apply to buildings with such roof form; - dormer windows and other architectural features should occupy a minimum of twenty - five percent (25 %) of the roof length. - buildings should be three (3) stories in height. - roof design should enclose no more and no less than one (1) floor of habitable space. C. 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 vary- ing surfaces and brick and stone occasionally used as accents, particularly along the build- ing base. 000062 — 3ledium (Density Wgidential, 30 Downtown Speck plan • Appropriate roofing materials include architectural grade asphalt shingles, concrete tile or slate, or clay or integrally colored concrete roof tiles. Shake roofs are not permitted due to their high fire hazard nature, 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 it is hand troweled. • Vivid stripes, arches, tile inlay, or similar architectural accents should be used to reinforce traditional style. D. Windows 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 orna- mental molding around openings, multi -paned windows and window flower boxes. All windows within a building should be related in operating type, proportion and trim. Uni- fying elements such as com- mon sill or header lines is pre- ferred. Window placement should con- sider privacy of adjacent resi- dences. • Vertical rather than horizontal windows are consistent with the desired bungalow and Spanish Mission style architec ture and are encouraged. A _ _ fill off to Ce � g�9 1bi1 rn� AM 0111 oils ■�� ; :. ■: N. %edium (Density sufentiaC- 31 Appropriate Window Orientation 000063 (Downtown Cast or wrought iron grillework as window accents reflects the Spanish Mission style architecture and is encouraged. Built -up sills and trim should be used to create sur- face relief and texture. Glass should be inset a minimum of three (3) inches from the exterior wall surface to add relief, especially in stucco buildings. Deep window recess and fancy ironwork Arched window with wide wood trim. Silver or gold metal window frames with large, glazed glass panes and dark tinted or reflective glass are discouraged. E. Front Doors and Garage Doors Front doors as well as garage doors are a critical, visual element and should be carefully selected and detailed. • Front doors should be wood with decorative panels and/or multi -paned windows. • Metal garage doors are discouraged unless panel detailing is used. Garage doors should be recessed into the garage wall and multi- paneled to provide relief. Decorative panels and/or windows are encouraged. 000064 — 9Kedtum OenstU 4sufentu:f- 32 Downtown S F. Front Porches plan 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. Elevated porches with gable overhangs are traditional elements of the bunga- low architectural style and are encour- aged. Spanish Mission style porches should include stucco - arched overhangs, heavy wood trellis structures or tradi- tional stucco -faced courtyard walls whenever possible. G. Garbage / Recycling Areas Storage areas for garbage and recycling bins shall be provided. Storage areas shall be shielded from street view using land- scaping or fencing on all sides. H. Mechanical Equipment Mechanical equipment, satellite dishes, and utility meters shall be screened from view using landscaping, decorative fencing or roof parapets. Whenever possible, roof- Steps to deep overhang and shed roof. Raised Front Porch mounted equipment shall not be permitted unless it is screened from view. I. Accessory Structures Trellises, pergolas, gazebos and other outdoor structures are encouraged provided they meet Title 17 codes with respect to height, placement and construction. Materials and colors shall match or complement those of the main residence. Simple wood trelis with landscaped posts creates attractive building detail. ., 9Hedium Density Asidentiaf , 33 I Energy Efficiency Structures should be designed to incorporate passive and active solar features, when pos- sible. K. Wall Articulation All building walls should have staggered planes to create interest. Avoid large blank wall surfaces. • Long facades or multiunit buildings should be divided into shorter modules a maximum of forty (40) feet in width, preferably less to reflect the volumes of individual units within the building. These modules may be created in a series of ways including Varied Building Articulation changes in the roof line and window group- ings, recessing or projecting wall surfaces, and/or placement of entry porches, balconies, bay windows, etc. Architectural elements that add scale or interrupt the wall facade are encouraged, such as trellises, bay win- dows, courtyards, and porches. A variety of elements adds interest to the wall plane. 2.2.3 Landscape Standards Turrets, "eyebrows. " and other special features are common with Victorian architecture. Medium Density Residential New planting within the Medium Density Residential zone should be consistent with the suggested plant palette located in Section 2.4 of this specific plan. 00()666 — Wedium 4sidentiaf, A. 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 ma- terials 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 consid- ered drought- tolerant, and the use of efficient irrigation systems is strongly recommended. • Eighty percent of the selected plant material must be drought tolerant. • All planting area watering systems should be properly designed to conserve water and minimize the amount of runoff. • 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 residen- tial landscape. Urban runoff from buildings, for example air conditioning units, may be reclaimed and used for landscape irrigation purposes. • 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. • Formal planting may be appropriate when designing garden structures for perennial plantings near bungalow homes only. • 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. • Landscape structures (decks, trellises, arbors, gazebos, etc.) should be used to pro- vide 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. B. Fence Standards Fence design shall be used to reinforce the architectural theme of the house. • Low, painted picket fences or solid stucco -face fences are encouraged around front yards promoting an open neighborhood atmosphere. Iron grillework and tile detailing is encouraged on stucco fences or on pilaster cor- ners. 00006'7 — 3ledium Density WsidentiaC- 35 Fences within the front yard setback areas may be a maximum of three feet high. Taller fences may be used in side yards (to the rear of the front set- back) and rear yards. These may be a maximum of six feet high. (Refer to the City Zoning Code for more detailed fence regulations). wooa fence with pilaster columns frame iron gate — 94tedium 2!!!i Wsidential- Picket fence creates edge and reduces scale. 2.3 Office Zone - C -O 2.3.1 Site Planning Standards A. Building Setbacks The following table indicates the minimum building setbacks in the Office (C -0) zone. The front and side setbacks are consistent with the R -P -D zone provisions in the Moorpark Zoning Code. (Refer to the City Zoning Code for more detailed descriptions and excep- tions). Front From Arterial Streets Minimum 20 feet (Spring Road, Los Angeles Avenue) Average 24 feet Local and Collector Streets (First, Second, Third, Charles, Walnut, Bard, Magnolia Streets, and Moorpark Avenue) Minimum 20 feet Side Interior yard Minimum 5 feet Rear— Adjacent to Residential Zones From property line Minimum 15 feet From alley Minimum 5 feet Rear— Adjacent to Commercial Zones From property line or alley As determined by permit B. Height The maximum height for an office structure shall be 35 feet, and no more than three stories high. The maximum height of accessory structures such as garages shall be 15 feet with the exception that the maximum height of a patio cover shall be 12 feet. U(1006S O e 37 2.3.2 Design Guidelines Office A. Architectural Character 1900's Bungalow and Spanish Mission In addition the design standards in the Medium Density Residential section of this Specific Plan, the following design standards shall apply to the Office zone as designated in Figure 5, the Specific Plan Zoning Map. Office land uses are located in a residential neighborhood with primarily single family homes built in the early 1900's. The neighborhood has a historic character with many California bungalow style buildings as well as a few Spanish Mission style homes. Reno- vations of existing structures, as well as new structures, should follow the design standards set in the Medium Density Residential section of the Specific Plan, which provide design elements characteristic of this architectural style. Building forms, massing, and design elements shall be incorporated to preserve and blend with the existing historic neighbor- hood character. B. Building Form and Massing The building form is an important design element particularly for the Office zone where there is a transition from larger commercial structures (with little to no setbacks) to smaller single family homes. The structures in the Office zone shall create this transition by mass- ing the buildings in a way which blends with the form and massing of the smaller single family homes. 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. Strong vertical element combined with "theme" openings 3malter roof areas and overhangs break up the building mas V00 i0 Office C. Site Planning • Building faces should front pub- lic streets. Parking areas should be located to the rear of build- ings whenever possible. Park- ing areas off of private drives or alleys along the rear property line are encouraged. • Parking lots located near public streets shall be screened from view with substantial landscap- ing, berms, hedges, or low walls. LOW WALL French doors as storefront engries Coping Base D. Entries • Entrances to individual office units should be easily visible from public areas. Avoid long balconies and corridors for access to units. Pier Simple overhang and well- detailed in -scale monument sign Office M • Stairs, stoops, and porches are rec- ommended to emphasize the entries and create attractive semi - public spaces. Raised porches will help blend new buildings with the exist- ing bungalow style architecture of the neighborhood. • Stairway location and form shall complement building form. Prefab- ricated metal stairs are discouraged. vooa examples of oungatow -style architecture Ornamental iron work and detailed steps enhance entry E. Accessory Buildings • Laundry facilities, recreational buildings, garages, and sales offices should be archi- tectural compatible with the main building. F. Garbage and Recycling Areas • Areas for garbage and recycling shall be provided and should be in convenient loca- tions. Permanent enclosures should be constructed to shield views from both sides and above. Materials and detailing shall be consistent with the overall project. • Refuse collection enclosures should be six feet in height and be constructed of du- rable, lowmaintenance and non - combustible materials. — 2 —e 40 G. Lighting • Parking lot and walkway lighting should pro - vide appropriate levels of light for security and safety. • Lighting fixtures should be compatible with the architectural character of the project. • Lighting fixtures in the parking lot and on the building shall be shielded and the light shall be directed downward to avoid light and glare im- pacts on neighboring properties. • Building lighting should be consistent with the Spanish Mission Style Architecture. 2.3.3 Landscape Standards (Downtown Spec, II r Office New planting within this zone should be consistent with the suggested plant p- alette located in Section 2.4 of this specific plan. In addition to the standards in the Medium Density Residential section of the Specific Plan and requirements of the Moorpark Zoning Code, the following landscape standards shall apply to the Office zone. A. Planting • Trees and planting should be used to soften the mass of larger buildings, shade park- ing lots, and accent important areas such as entries, plazas, and courtyards. • The site area devoted to landscaping shall be greater than 10% of the overall lot area • 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, ex- cept where standard nursery and installation practices use one gallon, • Top dressings shall be a minimum 2" layer composted organic material to aid in weed control and conservation. OW0 73 - -.09k O e 41 Moorpark(Downtown B. Fences • Attractive fences or walls should be used to screen service areas, parking, mechanical equipment, and trash containers; planters should buffer fences and expansive walls. C. Signage • Refer to City Zoning Code, Chapter 17.40, for detailed sign regulations. Projection sign with wrought iron detailing and stylized lettering encouraged oOW 74 office 2.4 Old Town Commercial 2.4.1 Site Planning Standards A. Building Setbacks - Old Town Commercial Zone - OTC Buildings should be located along the street right - of -way inside property lines. This will create a strong edge for storefronts and public sidewalks. Minor setbacks from street right -of -ways are per- mitted only when providing areas for benches, plant- ers, or pedestrian plazas. The following are new setback requirements that apply to new and renovated structures in the OTC zone. These requirements vary from other commer- cial zone landscaping setback requirements ,Downtown S nt None Side Parking Lots None Parking Lots From right -of -way to parking lot Minimum 6 feet B. Height The maximum building height is 35 feet; measured from finish grade to the highest point of a flat or mansard roof, or in the case of pitched or hip roof, to the "average and midpoint ", which is the average of the highest point on the roof with the top of the finished wall height. • Architectural elements such as towers, chimneys, parapet walls, and flagpoles may have a maximum height of forty (40) feet. • Corner buildings should be a minimum of two (2) stories high. ,UQW 7J Ofd Town Commerciaf — 43 „(Downtown S 2.4.2 Design Guidelines Old Town Commercial A. Architectural Character High Street was the original "main street” of Moorpark. The architectural styles of many existing buildings were established in the late 1800's and early 1900's. The historic styles consist of a Victorian - Western combination, Agrarian, and classic 1920's Commercial Style architecture. These historic architectural styles, as well as any contemporary interpretation of these styles should be used in the Old Town Commercial zone today. Though Spanish Mission and adobe architectural styles were not historically used along High Street, they are common styles of this region and may also be incorporated in the Old Town Commer- cial zone. The three primary styles below are encouraged as the architecture of preference in the Old Town Commercial Zone. The Victorian Western Style This style is characterized by a combination of elongated vertical windows, ornate wood detailing, arcades or porches (often with a balcony above) and light pastel colored facade of Victorian architecture, with western architectural elements such as flat roofs with simple parapets, wood shingle roofing over arcades, awnings, natural wood colors used on facades and vertical wood siding. ti Existing downtown office building - excellent character example ()W()?C3 Ofd Town Commerciaf — aa Early American Commercial Style Spanish Mission Style Architecture Downtown Specific plan Throughout America, a significant number of commercial structures 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 Early American Commercial Architecture smaller towns throughout California where property owners were not wealthy enough to construct highly ornate buildings, more typically built 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 phinneals, multi -paned windows, canvas awnings, and wainscot base treatments. The Spanish style of architecture covers several different periods of architecture from the Franciscan missions of the late 1700's, to the adobes of the mid- 1800's, to the neo- Spanish or Mission revival of the 1920's and 30's. Many "Spanish style" buildings today are a revival of these earlier styles and more similarly resemble Mediterranean stucco bungalow. Excellent Spanish Mission Style building example Common architectural elements of the Spanish Mission style include: - Simple buildings with box -like massing embellished with arcades, colonnades and trel- lises -Clay tiled roofs -Flat or low sloped roof pitches -Full semicircular arch- shaped windows, usually "punched" into the wall surface six (6) inches or more - Parapets with detailed corners and detailed hanging caps OW 077 Old Town Commercial 45 �Downtoum s, -Bell towers, quatrefoil windows, asymmetrical facades and scalloped, parapeted gable ends -Hand troweled plaster or stucco walls -Arched doors and window openings - comprise less than 50% of the wall surface -Arcades and walls are used to enclose formal courtyards and paseos -Tile accents on facade, ex- posed timber structural mem- bers such as rafter tails and corbels -Wrought or cast iron grillework -Ornamental iron or wood light fixture -Columns used to define ar- cades are plastered (24" or greater in width) or heavy timber B. Building Form and Massing minimize imitaing mass • Building form and massing should promote continuity of the street scene. The size of new structures should be compatible with adjacent buildings and neighborhoods. • 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. • The use of towerlike elements on corner buildings and key entries is strongly encouraged. CUT CORNER OfdTown Commercial I� NOT THIS Corner Treatments OOtN= DOMALY WINDOW OU00 7b (Doumtown Specific pCan • To provide convenient pedestrian circulation and architectural interest, corner build- ings should incorporate features such as angled corners and walk- through arcades, interesting signage and storefronts. • 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. Two to three -story buildings should be located around prominent intersections and public plazas. C. Service Areas Service areas including trash and recycling containers, mechanical equipment, and satellite dishes should be located behind buildings and enclosed or screened by landscaping or fencing. MECHANICAL EQUIPMENT PARAPET WALL USED FOR SCREENING Screening Mechanical equipment on the ground or on the rooftop should be screened as much as possible. • Parapet walls shall be used to screen mechanical equipment on rooftops. Loading areas and service bays should be located at the rear of buildings, when possible, screening them from public view D. Roof Forms Inspired by the architectural styles of the early 1900's, new or renovated roof forms should be compatible with existing roof forms in downtown Moorpark; predominantly flat roofs with parapets and a few pitched, gable roofs. CORNER DETAILS CAP DETAILS Parapet caps and corner details • Parapet wall designs should be used on flat roofs to conceal roof - mounted mechanical equipment (such as air- conditioners) and to add architectural variety. Parapet walls, whether simple or ornate, should always include a cap and corner detail to enhance a building's identity. 0Cd7own Commercial 47 00.0079 Moorpark(Downtown Specific pfan • Decorative chimney caps or bell tower turrets are encouraged. • 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 authen- tic Spanish Mission style building. Irregular non - uniform the patterns create historic character E. Windows and Doors Pronounced shadows are created by deep roof overhangs, adding depth and visual interest Entrances to commercial buildings should be prominently located. Windows and doors should be carefully detailed. Quality framing, molding, detailing, and window box treat- ments should be used as accents where possible. 1 ransom Windows Recessed windows and doors create interesting shadows and are common of Early American 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. Transom windows located above storefront windows can provide horizontal consis- tency and add interior light throughout the downtown. OOO(AO O(d Town Commerciaf .7�f oorpark�Downtown p(an • Consistency between window styles and door frames should be maintained through- out the structure to unify building facades • 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 mul- lions is recommended in window and door designs. • 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. r, J Archways frame well - detailed doors Grand doorway • Customized paving materials and accents between the private sidewalk and the build- ing facade is encouraged. Unique patterns and materials will personalize businesses and act as a form of signage, helping pedestrians identify specific businesses. • Storefront windows which open up to the sidewalk create an inviting atmosphere and are encouraged. Kecessea storefront open srorejMMronr — O(dTown Commercial 000081 49 Downtown Specific plan • 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 • To be consistent with the desired early 1900's and Spanish Mission architecture, windows should be vertically rather than horizontally oriented. Ornamental shutters in a vertical alignment F. Arcades, Porches, and Covered Walkways • 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. • Proportion and human scale are important in the design of arches, columns, and ar- cades. Arcades should have sufficient wall thickness emphasizing a sense of strength, balance, and traditional masonry proportions. • 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. • Columns supporting the arches should be proportionate to the size of the arch. Nei- ther spindly and undersized columns, nor squat, overly massive columns are appro- priate. Ofd Town Commercial G. Architectural Details • Architectural details can be used to enhance a new or existing structure adding color, shadows, and interesting architectural forms. Often the archi- tectural style of the building is depicted through the simple details. • 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. • Framing and relieved detailing around windows, doors, parapet caps, and building bases are rec- ommended. Window boxes, balconies, and bal- cony type features or other design details which can enhance two -story structures are encouraged. Porch, balcony and overhang treatments to the building facade reinforce a structure's Western Victorian look while providing pedestrian protection from sun and rain. Pedestrian Street Scene STREET TREES PEDESTRIAN LIGHTING SEATING (Downtown S Deep overhang allows ample morn for pedestrians Covered Sidewalk • To create a more comfortable space for pedestrians, the use of awnings and canopies are encouraged. Canopies pro- tect 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. Building ornamentation on Western Victorian structures should include de- tailing such as routered posts, railings, balustrades, and decorative bulkheads. Tile accents and relief bands ale simple ways to add interest and character to a building facade. O(d7own Commercial — 51 0("83 Downtown • When possible, wrought iron grillework and ornamental fixtures should be used as building accents,lighting or signage. H. Low Walls • Low walls are an important unifying element providing continuity to the street edge and buffering parking and service areas. Low walls and hedges along the High Street vacant lot frontages can "bridge" large void spaces and provide unity in the street scene. • 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 char- acter of adjacent buildings. varaen watts • Community art display panels may be incorporated into wall design to enhance public pride. • 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. • Defining breaks in low walls should be incorporated to allow for pedestrian circula- tion. I. Building Materials Building materials and finishes should be selected to reinforce the guiding architectural image (Western Victorian, Spanish Mission or Early American) and should be consistent with the desired architectural character of the individual and immediately adjacent build- ings. The following materials are suggestions for renovation and new construction to Old Town street facades and exposed structure sides. Backs of buildings should use similar materials, however, less expensive and more utilitarian substitution materials are accept- able 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: Roofs (see Roof Section for graphic examples) -Exposed wood structural lumbers such as rafter tails, roof beams, and ornamental corbels -Copper accents, gutters, downspouts, and scuppers •Concrete or stucco corbels -Dimensional asphalt shingles 000w4k Ofd Town Commercud Downtown s - Unglazed concrete or clay roofing tiles - Standing seam metal roof - Barrel vaulted, Mission, "S "- shaped or layered clay tiles -Fire retardant wood shingles - Horizontal and vertical wood parapets with routered cap and detailed frames plan Building Walls - 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 - Stucco, adobe, and brick are also acceptable materials (hand - trowelled surfaces are preferred) - Colored or stained concrete block can be used to simulate brick or adobe -Split -faced block may be used on unexposed sides and rears of buildings - Ornamental tiles, wood, brick, and glass block can be used as trim or accents around the base of the building. -Heavy timber construction should be used in trellises, roof overhangs, balconies and other architectural elements. Low Walls and Fences - Finished solid wood fence, generally with picket or unusual top -member detail - Stuccoed masonry wall with cap detail -Brick or adobe wall - Wrought iron fence -Brick or stucco masonry wall with wrought iron 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 shingles - Crushed rock Building Walls that are: - Reflective or dark glass -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 O(d Town Commercial — 53 Downtozvn 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 J. Color Color is an important aspect of the overall building design and street scene creating varia- tion while maintaining an overall consistency in the downtown area. Maintaining a bal- anced 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. BASE COLOR ON FACADE ACCENT COLOR ON ACCENT COLOR ON WINDOW FRAMES a DOORS ACCENT COLOR ON BUILDING BABE 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 stron- ger tones. Good base color examples include: -Light gray -Cream / ecru -White (non - glaring) -Pale Flesh -Pale Yellow -Light Beige - Pastel Tones ofd T wn Commercial ,(Downtown s 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: *Forest Green -Deep Blue Green -Dark Browns -Brick Red -Deep Blue -Rich Magenta K. Lighting • Lighting can be used to enhance architectural details, create shadows, provide secu- rity 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 them- selves. • Accent lighting should be used to accent landscaping (up- lights or focused direc- tional lights) or building details such as tower el- ements and cupolas. • Light fixtures that illuminate large areas (over 200' copy area) should be avoided. • Lighting used to illuminate store signs should be subtle and non - glaring. Bulbs should not be ex- posed and should focus light directly onto the sign or building. • Pedestrian level lights add interesting architec- tural detail as well as provide security and light- ing for pedestrians at night. These lights should be incorporated into building and parking lot designs and be well detailed. Lights used nearby or adjacent to High Street should not conflict with the Early American lampposts that are located along the street. Recommended lamp types for lighting signs and buildings should be warmer incandescent halogen, metal halide, or "daylight" fluores- cent bulbs. Cold (blue - tinted) lamp types are not appropriate. Pre- cise intensity and types of light should be recommended by a quali- fied lighting design professional. Metal - halite bulbs may only be used as building accents or to illuminate key building features. Ofd Town Commercial OWo87 55 Doumtown 2.4.3 Landscape Standards Old Town Commercial New planting within the Old Town Commercial zone should be consistent with the Sug- gested plant palette shown in Table 6 of this Section. A. Planting • 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. • 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. • Decorative vines should be considered for use along fences, garden walls, property boundaries and perimeter walls, and on blank building elevations. • 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. • Evergreen trees and shrubs should be used whenever a landscape screen or buffer is required. B. Garden Walls • Garden walls are an important unifying element providing continuity to the street edge and buffering parking and service areas. Walls should have a minimum height of 2.5 feet and a maximum height of four feet. The finish materials and design should be compatible with the architectural character of adjacent buildings. For a clean, finished look, durability, and safety, walls should incorporate a wall cap and pilasters at entry points, C. Plant Palette The guiding landscape theme for downtown Moorpark is to compliment the Early Ameri- can and Spanish Mission style architecture with plants that emulate those used in western Victorian gardens. The plant palette below shall be adhered to whenever new construction, expansions or remodels are pursued. Substituted plants shall be used only with the ap- proval of the Moorpark City Community Development Department. ()WOSIS O(d lawn Commerciaf Moorpark0owntown DOWNTOWN SPECIFIC PLAN SUGGESTED PLANT PALETTE TABLE 6 BOTANICAL NAME GROUNDCOVERS: Baccharis pulilaris Twin Peaks' Cerastium tomentosum Festuca ovina 'Glauca' Gazania ssp. Hedera hekx Hypencum calycinum Juniperus conferta Lantana montevidensis Liriope spicata Lonicera japonica Pelargonium peltatum 'Balcan' Rosmarinus officinalis Trachelospermum jasminoides Verbena peruviana VINES: Rose ssp. Distictis buccinatoria Ficus pumila Hardenbergia violacea Jasminum polyanthum Mandevilla "Alice du Pont' Passiflora alatocaerulea SHRUBS and PERENNIALS: Agapanthus ssp. Cistus ssp. Corpus sericea Dietes vegeta Diosma pulchrum Echium fastuosum Edgeron karvinskianus Euryops pentinatus `Viridis' Ilex ssp. Hemerocallis hybrids Hibiscus rosa- sinensis Hydrangea macrophylla Lantana ssp. Lavandula Ligustrum ssp. Lycianthes rantonnei Pittosporum tobira Plumbago auriculata Raphiolepis indica Rose ssp. COMMON NAME Coyote Brush Snow in Summer Blue Fescue NCN English Ivy St. Johnswort Shore Juniper NCN Creeping Lily Turf Japanese Honeysuckle Ivy Geranium Rosemary Star Jasmine NCN Old- Fashioned Climbing Rose Blood -red Trumpet Vine Creeping Fig Happy Wanderer Pink Jasmine NCN Passion Vine Lily of the Nile Rockrose Redtwig Dogwood Fortnight Lily Breath of Heaven Pride of Madiera Santa Barbara Daisy Euryops Daisy Holly Daylily Hibiscus Garden Hydrangea NCN Lavender Privet Paraguay Nightshade NCN Cape Plumbago Indian Hawthorne Rose 0005.9 Ofd Town Commercial — 57 Trees: Salvia ssp.. Syringa vulgans Tulbaghia violacea Albizia julibrissin Citrus Ficus microcarpa `Green Gem' Jacaranda mimosifolia Lagerstroemia indica Prunus ssp. Schinus molle JKoorpark.Downtown Sage Lilac Society Garlic Silk Tree Citrus Laurel Fig Jacaranda Crape Myrtle Flowering Plum and Cherry California Pepper O!d Town Commcrda! — O(MbO Downtown 2.5 Neighborhood Commercial (C-1, West side of Moorpark Avenue) 2.5.1 Site Planning Standards A. Building Setbacks The following table indicates the minimum setbacks in the Neighborhood Commercial zone. The front setback is consistent with the Commercial zone landscaping provisions in the Moorpark Zoning Code: the side setback requirements are consistent with the R -1 zone provisions but differ from the commercial zone landscaping provisions in the Moorpark Zoning Code; while the rear setback is unique to the Downtown Specific Plan. (Refer to the City Zoning Code for more detailed descriptions and exceptions). Front Minimum 20 feet Corner lot Minimum 5 feet a& Interior lot adjacent to Residential zone Minimum 5 feet Interior lot As specified by permit Rear - Adjacent to Residential Zones From property line Minimum 15 feet From alley Minimum 3 feet Rear - Adjacent to Commercial Zones From property line or alley As determined by permit B. Height The maximum height for a Neighborhood Commercial structure shall be 35 feet and no more than three stories high. +OW91 — Neigh6orhood Commesciaf — 59 (Downtown 2.5.2 Design Guidelines Neighborhood Commercial These standards apply to the Neighborhood Commercial zone outlined in Figure 5 This zone is adjacent to a residential neighborhood, an Office zone with Old Town Com- mercial to the north, and General Commercial to the south. Due to its proximity to this wide variety of land uses, these design standards strive to blend the building character of the Neighborhood Commercial zone with the surrounding established neighborhoods. A. General Character This zone faces the Residential / Office zone along Moorpark Avenue consisting primarily of early 1900's residential bungalows, and acts as a transition and entry to the Victorian - Western, Agrarian, Spanish, and Early American architecture of the Old Town Commercial zone. 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 the well traveled road. These guidelines are intended to reinforce a pedestrian- friendly atmosphere, encouraging residents to walk from the surrounding neighborhoods for shop- ping. Because of the close proximity of this zone to the High Street area and since it serves as a key corridor to downtown, 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 2.4). The standards described in Section 2.4 will complement the existing bungalow architecture across Moorpark Avenue, as well as the other surrounding architecture, thereby creating a cohesive neighborhood. B. Building Form and Massing • Building form is an important design element for the Neighborhood Commercial zone, specifically to ensure compatibility with the adjacent smaller, single family homes. The size and mass of a larger building should be softened to blend with the surround- ing neighborhoods. A variety in roof levels and wall planes should be used to reduce the mass and bulk of the structure. • When possible, mass the height of new or replacement structures away from residen- tial neighborhoods for privacy protection. • 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. 00e0s2 — ? ' h6orhood Commerciaf — Downtown • Building facades should parallel Moorpark Avenue rather than set at an angle. • When possible, buildings should front onto the sidewalk with zero setback to the street. -Buildings at back of sidewalk -Higher buildings on comers with appartments above commercial. THIS Build to the Back of Sidewalk Awning brings large building wall to pedestrian scale -Do not place buildings at odd angles off of street right -of -way. -Higher buildings on comers with appartments above commercial. NOT THIS Second and third storied structures should be designed to avoid windows and balco- nies overhanging into or adjacent to the nearby residential area. 00owa — .T(eighborhood` Commerciaf — 61 ,Downtown j 2.5.3 Landscape Standards Neighborhood Commercial New planting within the Neighborhood Commercial zone should be consistent with the suggested plant palette located in Section 2.4 of this specific plan. A. Planting • 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. • Both deciduous and evergreen trees should be used to provide a variety of texture, color and form.. • 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. • Decorative vines should be considered for use along fences, garden walls, property boundaries and perimeter walls, and on blank building elevations. • 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. • Vines, espaliers and potted plants are excellent ways to texture walls, columns and posts, and shall be used wherever possible • Evergreen trees and shrubs should be used whenever a landscape screen or buffer is required. • Whimsical gates and iron work can reflect the character of a business or project. Designs should incorporate artistic details in the landscape. • Relatively short-lived and high maintenance plants shall be limited to areas receiving regular, skilled maintenance B. Garden Walls • Garden walls are an important unifying element providing continuity to the street edge and buffering parking and service areas. tD000 -44 — 5v ' k6orfi commcrcid — Moor parkDowntown plan Walls should have a minimum height of 2.5 feet and a maximum height of four feet. The finish materials and design should be compatible with the architectural character of adjacent buildings. For a clean, finished look, durability, and safety, walls should incorporate a wall cap and pilasters at entry points. (R)OOyS Neiyfi6orkoocf Commerciaf 63 2.6 Commercial Planned Development (CPD) 2.6.1 Site Planning Standards A. Building Setbacks The following table indicates the minimum setbacks in the Commercial Planned Develop- ment zone. The front and side setbacks are consistent with the R -1 zone provisions in the Moorpark Zoning Code, while the rear is unique to the Downtown Specific Plan. (Refer to the City Zoning Code for more detailed descriptions and exceptions). Front None Side Corner lot Minimum 5 feet Interior lot adjacent to Residential zone Minimum 5 feet Interior lot As specified by permit Rear - Adjacent to Residential Zones From property line Minimum 15 feet From alley Minimum 2 feet Rear - Adjacent to Commercial Zones From property line or alley As determined by permit B. Height The maximum height for a Commercial Planned Development structure shall be 35 feet and no more than three stories high. OWO!J6 Planned 0evt t — (Downtawn Specific plan 2.6.2 Design Guidelines Planned Development Commercial A. General Character The Commercial Planned Development zone applies to the northwest corner of Moorpark Avenue and Los Angeles Avenue and the Metrolink Parking lot south of the railroad tracks. The existing design character has a Spanish flare consistent with a majority of the buildings along Los Angeles Avenue. This zone is surrounded on two sides by smaller early 1900's bungalow architecture, and two sides by larger commercial structures with Spanish archi- tectural influence. To bridge the transition between these different building forms and ar- chitecture, the this Commercial Planned Development zone shall encourage building forms and massing which relate to the smaller bungalow architecture with design standards which will help blend with the Spanish and Mediterranean architectural influence along Los An- geles Avenue. Since much of the property in this zone is comprised of new structures, the design standards would apply to any future renovations or reconstruction. For the Commercial Planned Development design standards refer to the Institutional design standards in Section 2.7 of this Specific Plan. 2.6.3 Landscape Standards Commercial New planting within the Commercial Planned Development zone should be consistent with the Suggested plant palette located in Section 2.4 of this specific plan. Refer to the Institutional landscape standards Section 2.7 of this specific plan. U()()Ob ? _ — T&nnedOeveC aot 65 Downtown 2.7 Institutional (I -Civic Center) 2.7.1 Site Planning Standards A. Building Setbacks The following table indicates the minimum setbacks in the Institutional zone. The front and side setbacks are consistent with the R -1 zone provisions in the Moorpark Zoning Code, while the rear is unique to the Downtown Specific Plan. (Refer to the City Zoning Code for more detailed descriptions and exceptions). Front None Corner lot Minimum 5 feet sidg Interior lot adjacent to Residential zone Minimum 5 feet Interior lot As specified by permit Rear - Adjacent to Residential Zones From property line Minimum 15 feet Rear - Adjacent to Commercial Zones From property line or alley As determined by permit B. Height The maximum height for a Institutional structure shall be 35 feet and no more than three stories high. 00mbs 2.7.2 Design Guidelines Institutional (Civic Center) A. Architectural Character The Institutional zone is located adjacent to early 1900's Bungalow architecture of the residential and office neighborhoods and the Victorian- Western, Spanish Mission, Agrar- ian, and Early American Commercial architecture of the Old Town Commercial zone. The existing structures have a Spanish Mission influence which blends well with the surround- ing neighborhoods. The following standards will help create a rich authentic Spanish Mis- sion character within the Institutional zone, Spanish Mission Style Architecture: The Spanish style of architecture actually covers several different periods of architecture from the Franciscan missions of the late 1700's, to some of the adobes of the mid- 1800's to the neo- Spanish or Mission revival of the 1920's and 30's. Many "Spanish style" buildings today are a revival of these earlier styles. Common architectural elements of this style include: -Simple buildings with box -like massing embellished with arcades, colonnades and trellises • Clay tiled roofs -Flat or low sloped roof pitches -Full semicircular arch- shaped windows, usually "punched" into the wall surface six (6) inches or more -Parapets with detailed corners and detailed hanging caps -Hand troweled plaster or stucco walls -Arched doors and window openings - comprise less than 50% of the wall surface -Arcades and walls are used to enclose formal courtyards and paseos -Tile accents on facade, exposed timber structural members such as rafter tails and corbels -Wrought or cast iron grillework -Ornamental iron or wood light fixture -Columns used to define arcades are plastered (24" or greater in width) or heavy timber) ()("59 InstitutionaC 67 B. 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 throughout Moorpark, the roof masses should be proportionate with the design and scale of the building. • Varied roof forms within a buildin such as Downtown • PARAPET ROOFS LOW PITCHED W GABLE ROOF 4; MANSARD ROOF g Varied roof forms tower elements, gabled roofs, extended eaves, with rafters or corbels can also be used to add interest and to create an authentic, Spanish Mission style building. Parapet and file roof combination • Barrel tile caps at roof hips and ridges are encouraged. Deep overhang and shed roof • Flat roofs with articulated parapets are encouraged. • Continuous mansard roofs are discouraged while detailed tile man- sard roofs cover treatments are accept- able. Exposed structural elements • Deep roof overhangs are encouraged, especially when used in arcades, colonnades, paseos, verandas or where they are specifically used to enhance passive solar design. tj®c"'100 Institutional Downtown Spectfu C. Windows and Doors • Entrances to institutional buildings should be prominently located. Windows and doors should be carefully detailed. Quality framing, molding, detailing, and window box treatment should be used where possible as accents. • Recessed windows and doors produce interesting shadows and are common of Span- ish Mission style architecture. Windows should be recessed from the exterior wall plane a minimum of 6 inches. • Consistency with windows and door frames should be maintained throughout the structure. This will help unify the building facade. • 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. • Buildings and doors should be carefully located and detailed providing a clear sense of entry. This will relate the building to the street and help orient pedestrians. • To be consistent with the desired Spanish Mission architecture, win- dows should be vertically rather than horizontally oriented. Spe- cially designed horizontal accents are permitted when design rein- forces symmetrical facade compo- sition. D. Arcades Arcades and covered walkways add pedestrian scale to the building design and to the street. They are a practical and attractive architectural element providing winter weather protection and shade during hot summer months. Proportion and human scale are important in the design of arches, columns, and ar- cades. Arcades should have a sufficient wall thickness emphasizing a sense of strength, balance, and traditional masonry proportions. 000101 Institution! 69 (Downtown p(an • 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 arc and the next architectural element above. • Columns supporting the arches should be proportionate to the size of the arch. Spin- dly and undersized columns, nor squat, overly massive columns are not appropriate. E. Architectural Details • Architectural details can be used to enhance a new or existing structure adding color, shadows, and interesting architectural forms. Often the ar- chitectural style of the building is depicted through the simple details. • Framing and relieved detailing around windows, doors, parapet caps, and building bases are rec- ommended. Window boxes, balconies, and bal- cony type features or other design details which can enhance two -story structures. Vertical elements are visual landmarks • To create a more comfortable space for pedestrians, the use of awnings and canopies are encouraged. Canopies protect people and furniture from inclem- ent weather while bringing the building facade to human scale. Awnings also provide a place to intro - shadows duce color and signage. Clear coat, vinyl, or plastic awnings that are backlit with signage are discouraged. • Tile accents and relief bands are simple ways to add interest and character to a building facade. Institutionaf reaesrran scale sneer scene 000:.( .(Downtown S F. Low Walls plan • Low walls are an important unifying element providing continuity to the street edge and buffering parking and service areas. • 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. • Community art display panels may be incorporated into wall design to enhance community feeling. • For a clean, finished look, durability, and safety, walls should incorporate the wall cap and pilasters at entry points. • Breaks in walls should be incorporated to allow for pedestrian circulation. G. 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 fol- lowing materials =encouraged: Roofs (see Roof Section for graphic examples) -Exposed wood structural lumbers such as rafter tails, roof beams, and corbels -Copper accents, gutters, downspouts, and scuppers *Concrete or stucco corbels -Unglazed concrete or clay roofing tiles -Barrel vaulted, Mission, or "S "- shaped clay tiles Building Walls -Stucco, adobe, and brick -Split-faced block may be used on unexposed sides of buildings -Ornamental tiles, wood, bricks, and glass block can be used as trim or accents around the base of the building. ,0103 Institutionaf — 71 Downtown Low Walls and Fences -Finished solid wood fence -Stuccoed masonry wall with cap detail -Wrought iron fence -Stucco masonry wall with wrought iron on top Roofs which use: -Brightly colored glazed roofing tiles -Wood shingles and shakes -Metal roofing Building Walls that are: -Brick *Wood or simulated shingles or shakes -Reflective or dark glass -Synthetic materials made of poor quality and resemblance to brick or 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 H. Color Color is an important aspect of the overall building design creating variation while main- taining 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. OWID4 Institutional 711 (Downtown 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 stron- ger tones. Base color examples: -Light gray -Cream -White -Pale Flesh -Pale Yellow -Light Beige Accent or 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: -Forest Green -Deep Blue Green -Brick Red -Deep Blue -Dark Browns I. Lighting Lighting can be used to enhance architectural details creating shadows as well as provide security to a building. Lights should be subtle, directional, and not over- powering or glaring. Lighting sources should be in- tegrated into the architectural design. Examples of well integrated lights include soffit lighting and ac- cent light fixtures which are a design element unto themselves. • Accent lighting should be used to accent landscaping or building details such as tower elements and orna- mental windows. Light fixtures that illuminate large areas should be Site lighting strengthens image 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. Pedestrian lights add interesting architectural detail as well as provide security and lighting for pedestrians at night. These lights should be incorporated into the build- ing and parking lot designs and be well detailed. 0W1.05 Institutional 73 Recommended lamp types for lighting signs and buildings should be warmer incan- descent halogen, metal halide, or "daylight" fluorescent bulbs. Cold (blue- tinted) lamp types are not appropriate. Precise intensity and types of light should be recom- mended by a qualified design professional. OoJOs Institutional 74 ,Downtown s 2.8 Industrial Park (M -1, Light Industrial) 2.8.1 Site Planning Standards A. Building Setbacks The following table indicates the minimum setbacks in the M -1 Industrial Park zone. The front and side setbacks are consistent with the R -1 zone provisions in the Moorpark Zoning Ordinance, while the rear is unique to the Downtown Specific Plan. (Refer to the City Zoning Ordinance for more detailed descriptions and exceptions). Front None Side Corner Lot Minimum 5 feet Side Interior lot adjacent to Residential zone Minimum 5 feet Interior lot As specified by permit Rear - Adjacent to Residential Zones From property line Minimum 15 feet From alley Minimum 2 feet Rear - Adjacent to Commercial Zones From property line or alley As determined by permit B. Height The maximum height for a Neighborhood Commercial structure shall be 35 feet and no more than three stories high. tD() JL0 7 Lkht Industr a! 75 2.8.2 Design Guidelines Industrial Park: The Industrial Park zone is located along the railroad tracks between two different architec- tural styles; the Victorian- Western, Early American Commercial, Spanish Mission, and Agrar- ian styles of the Old Town Commercial zone and the Bungalow architecture of the Medium Residential zone. Due to both the types of uses in this zone and to its proximity to the railroad, the architectural character should have an agrarian image. This character is appro- priate and compatible with the adjacent neighborhoods and allows for functional design space for Industrial uses. General Architectural Character Agrarian Style: This architecture evolved from the agricultural influence in rural towns. The building forms are simple, reflecting barn elements such as pitched roofs, clerestories, dormers, cupolas, and wood / metal siding. This architectural style is appropriate with »F! larger structures such as the existing railroad '..x station building on High Street. This archi- tectural style can be integrated into build- ings downtown through the use of vertical, farm -like elements. The existing silos near the train station and on Poindexter Avenue create visible landmarks to outlying areas in the city. A. Roof Forms Varied roof forms accenting a build- ing such as tower elements, dormers, cupolas, gabled roofs, clearstories, extended eaves with rafters can be used to add interest to large agrarian structures. • Weather vanes are indications of farm- land structures and provide vertical landmarks to downtown. Single pitch, basic roof structures are also appropriate to the agrarian style. Agrarian Architecture OWILOs L ' ht IndustriiaC 9�foorparkDowntawn B. Windows and Doors Consistency between windows and door frames should be maintained throughout the structure to unify the building. The use of either very large repeated or very small multi -paned windows and mul- lions are recommended in window and door designs to minimize the expanses of glazing which detract from the desired agrarian character. Repeated wind ow patterns reinforce character • 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 facade to human scale. Awnings also provide a place to intro- duce color and signage. C. Low Walls • Low walls are an important unifying element providing continuity to the street edge and buffering parking and service areas. • 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. • For a clean, finished look, durability, and safety, walls should incorporate the wall cap and pilasters at entry points. • Breaks in walls should be incorporated to allow for pedestrian circulation. (()()1,,(t' Lk t Industrial 77 D. Building Materials Building materials and finishes should be selected to reinforce the overall design in- tent and to be consistent with the desired architectural character of the building. Be- low are suggestions for the street facades and exposed sides of buildings. Backs of buildings should use similar materials, however, may be less expensive and more utilitarian. Buildings in this zone will be primarily utilitarian in function thus can use less expensive materials, provided the building design and material selection meet the intent of these guidelines. vertical and board and baton siding are appropriate Materials and finished should be selected for ease of maintenance and durability. The following materials = encouraged: Roofs (see Roof Section for graphic examples) -Dimensional asphalt shingles - Standing seam metal roof - Treated Wood shingles roofs - Aluminum, galvanized or corrugated tin accents, gutters, downspouts, and scuppers Building Walls - 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. -Metal siding - Stucco, adobe, and brick are also acceptable materials - Colored concrete block used to simulate brick -Split -faced block may be used on unexposed sides and rears of buildings -Heavy timber construction used in trellises, roof overhangs, balconies, and other architectural elements Low Walls and Fences - Finished solid wood fence - Stuccoed masonry wall with cap detail -Brick wall - Wrought iron fence -Brick or stucco masonry wall with wrought iron on top VooIA() L ' ht Industrial 78 Moorpark(Downtown Roofs that use: - Brightly colored glazed roofing tiles -Slate or clay 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 E. Color Color is an important aspect of the overall building design and street scene creating varia- tion 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. 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 stron- ger tones. Whenever possible, color should include natural, earth tones or subtle, gray blue colors. Accent Color Brighter accent color should be used minimally to accent windows, doors, and awnings. o() ill _ — Lkht Indjustnaf — 79 K Lighting Lighting can be used to enhance architec- tural 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 overpower- ing 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 them- selves. Wall mounted and free- standing lighting should complement the building • Accent lighting should be used to accent landscaping or building details such as tower elements and cupolas. • Light fixtures that illuminate large areas should be avoided. Lighting used to illumi- nate store signs should be subtle and non - glaring. Bulbs should not be exposed and should focus light directly onto the sign or building. • Pedestrian lights add interesting architectural detail as well as provide security and lighting for pedestrians at night. These lights should be incorporated into the build- ing and parking lot designs and be well detailed. • Recommended lamp types for lighting signs and buildings should be warmer incan- descent halogen, metal halide, or "daylight" fluorescent bulbs. Cold (blue- tinted) lamp types are not appropriate. Precise intensity and types of light should be recom- mended by a qualified design professional. OWU2 L' t Industnaf — 80 2.8.3 Landscape Standards Industrial Park New planting within the Industrial Park zone should be consis- tent with the Suggested Plant Palette located in Section 2.4 of this specific plan. • Landscaping should be used to soften the impact of large blank building walls, as well as parking lots. • Shrubs and planters can help screen the views of the park- ing lot from the street. • Trees can break up the expanses of pavement while pro- viding shade for cars and pedestrians. • Colorful accent planting should be used to accent entries and add color and interest to buildings. Berming with edge treatments can be an appropriate image L' ht Industniaf 81 Downtown Specific plan Landscaping can sotfien parking lots Ooolia (Downtown 3.0 Circulation and Streetscape Beautification 3.1 Intent The primary purpose of the Circulation Element is to reinforce the 1992 General Plan Cir- culation Element policy which states "to designate a safe and efficient circulation system which promotes the movement of people and goods in and around the City". Further, the Circulation Element identifies goals, policies, and implementation measures that will en- sure that all components of the system will meet future transportation needs of the City. A number of widespread policies related to vehicular circulation, traffic management and control, roadway standards, transportation demand management, bicycle and pedestrian facilities, and roadway facility designations are addressed in the City's Circulation Ele- ment. No specific policies, however, reference improvements to the downtown. This Specific Plan addresses existing and future circulation issues and establishes improve- ment policies for the Moorpark Downtown Specific Plan area. The study components in- clude roadways and intersections, connection to the railroad, public transit, and pedestrian and bicycle routes. The goal of the study is to improve the existing circulation system and accommodate the current and projected circulation of vehicular traffic, as well as pedes- trian, bicycle and public transit. The key automobile 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 State Highway 118 and Highway 23 (Los Angeles Avenue, and Moorpark Avenue) although vehicular traffic is quite heavy through the High Street corridor. Pres- ently, along High Street pedestrians have a well defined path. Sidewalks adjacent to commercial uses on the north side of High-Street are 15 feet wide; a good width for a pedestrian- oriented downtown. Recent improvements to the pedestrian sidewalks along the south side of High Street have occurred which close the gaps that originally existed in this area. Sidewalks on Spring Road and Moorpark Avenue, however, are less defined, end abruptly at the railroad right -of -way, and are not regularly used. 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 build- ing setbacks, and clutter from telephone lines and signage poles. The Specific Plan Study Area contains the following main roads: UUU1.l4 (Downtown s Existing Roads within Downtown Moorpark Table? &H Road ff!M Highway 118 - Los Angeles Ave. six -lane arterial High Street two -lane local collector 80' 44' -62' (typ.47) Charles Street two -lane local collector 60' 36' Everett Street two -lane residential street 50' 34' Second Street two -lane residential street Flory Avenue two -lane residential street Millard Street two -lane residential street Walnut Street two -lane residential street 80' 56' Bard Street two -lane residential street 80' 36' Magnolia Street two -lane residential street 60' 36' (MI15 83 Downtown Specific 3.2 Circulation System Hierarchy Specific Plan area roads, their main intersections, and their hierarchy are shown in Figure 11. The level of service for each of the individual roadways represents the optimum aver- age daily trips that the General Plan is ultimately targeting for each roadway. In addition, heavy truck traffic is experienced on Highway 23 traveling to and from the City of Fillmore to the northeast. Sianalization: Within the Specific Plan area, there currently exists signals at the intersections of Spring Road and High Street, High Street and Moorpark Avenue, Poindexter and Moorpark Av- enue, and Los Angeles Avenue and Moorpark Avenue. These signals appear to be adequate for the current projected buildout volumes of traffic as warranted in the Circulation Ele- ment of the General Plan. Given the regular vehicle trips and congestion that occurs near City Hall on Moorpark Avenue, it is suggested that an analysis be done to verify whether a signal or stop signs could be warranted at this location in order to better connect the down- town to the civic center. Investigation of possible stop sign and pedestrian crossing could reinforce this connection. 000116 Q,, T -- �- 'r `(J lip M! �� -- -- CIE ' of High i e E eta' Legend '�YPossible Extension of Spring Road �••M Specific Plan Boundary Street System Hierarchy Figure 11. RS 3.3 Streetscape Beautification As we continue to design our cities and towns, it is important to understand, recognize, and incorporate by policy true design of good streets. 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 blueprint for renovation and new growth. By painting a picture for these two key down- town streets, the City can target a vision for realizing the community's desires for beautify- ing these important public travelways in the downtown. This Vision Plan is not intended to be implemented immediately. It will take time, money, effort, and partnerships between public and private interests in order to realize its elements. Figures 7 through 10 illustrate the vision for Downtown Moorpark. To begin with the end in mind, this graphic statement enables the City of Moorpark and its residents to chart the future path toward renovation of the downtown. The overriding goals of the Vision Plan are: General: • To retain, expand and attract selected business opportunities in the downtown and provide amenities to attract shoppers and visitors. • Create designated public plazas and open spaces that serve as focal points and land- marks for community events. • To guide and provide effective standards for the location, amount, type and quality of new development in downtown. • To support these goals, the policies below should direct future efforts to renovate downtown Moorpark. The downtown should be a special place recognized by the community as a public and cultural center, civic hub, an identifiably different place including civic events, dining, entertainment, and shopping. • City and Redevelopment Agency investment and public improvement should focus on the downtown core, giving it the highest priority. o� OwIlls �r Amff- Vw� MAS Im MIL Im 1169 RL lt&.M a- IR FINs-ioi A CA rM �r i JR► �Jl � r i � J�1 Ji - - T u� \ R R M N � O ! S -1c N G R O U P HIGH STREET — VLSION PLAN �'4' _ *—,',]!to! o r p a r !� SHEVI' It , ,. ......—,,.. 9 MORE �a i m ICE FF�' 000121 VISION PLAN R ., O[ Is I G N MOORPARK G R G . oorpark AVENUE 0 SHEET A VISION PLAN MOORPARK AVENUE SHEET B lit "IR III ill Ili ;loorpark 0 41 � (Downtown Entry statements should be developed along key corridors to the downtown, prima- rily along Moorpark Avenue near the Birkenshaw House, the intersection of Moorpark Avenue and High Street, and Moorpark Avenue and Spring Road. The entry monu- ments should include directional and informational signage within a common theme and image to help define what is special about downtown. Property owners should be encouraged to help maintain and improve the appearance of the downtown by upgrading and renovating building facades, screening unsightly mechanical equipment, improving the appearance of their storefront sidewalks, clean- ing up vacant lots, participating in an active merchants association, developing a downtown icon or logo, and a cooperative plan for enforcement and safety in the downtown. • The downtown must be perceived as a safe place to visit. Theme lighting should be used to supplement the City's recent construction of historic globe lights to make downtown more interesting and inviting, as well as secure. • Streetscape improvements should be used to strengthen the lengths between the civic center, the railroad depot, the Metrolink parking lot, the senior center, the senior housing complex, and the Flory Avenue Elementary School. • The City should continue to develop outdoor public spaces such as the small gazebo near the railroad depot, and possibly closing Magnolia Street to through traffic to create a public plaza. • Businesses should be encouraged to provide outdoor seating, especially for food ser- vice establishments, and the City should allow encroachments on the sidewalks to accommodate such activities. New development and expansions of existing buildings downtown should be consis- tent with the design standards and guidelines described in the downtown Specific Plan. Infill projects are encouraged to help create the intensity of development tradi- tionally associated with historic downtowns. • New buildings and remodels of existing buildings should reflect the traditional mate- rials and design per the design standards in the Specific Plan. • Historical buildings should be preserved, and to the extent possible restored to high- light their traditional materials and architecture. ()()()u3 Q7 Lid Use: • The City should seek to obtain a developer to establish a "Ghiradelli Square" type retail center along High Street near the railroad depot. • The neighborhoods surrounding the downtown are important to the continued suc- cess and diversity of the downtown. These neighborhoods should be preserved and physically enhanced to encourage continued investment. • Coordination with the VCTC, Union Pacific, and Metrolink must occur to ensure that the large vacant and underdeveloped sites along the tracks maintain uses that are compatible with and integrated into the downtown. • Evening activities should be encouraged in the downtown, especially those that sup- port one another such as dining, strolling, art galleries, crafts, etc. • Civic uses should be maintained in downtown providing the daytime anchor and hub of activity to the heart of the City. Relocation of the Post Office and Chamber of Commerce to the downtown should be pursued. TF • Truck traffic should be rerouted from State Route 23 as planned for in the City Gen- eral Plan. • Enhance pedestrian, bicycle, and automobile circulation facilities to be pursued in and around the downtown. • Directional signage and landscaping of parking lots will help frame and focus traffic to key parking areas and should be pursued. • Other facility improvements that encourage pedestrian traffic downtown should be encouraged such as building awnings, gazebos, informational kiosks or directional signs, public restrooms, clearly defined crosswalks and pedestrian ways. • On- street parking should be preserved and off - street parking must be located in places that are easy to recognize and access, but are well screened from pedestrian side- walks. • Relocation of internal parking lots to the northeast side of the High Street commercial core will allow for a strong commercial building edge along High Street, and screen parking from view. 000124 5toorpark(Downtown Activities. Events and Promotions: plan • The downtown should seek to establish its own identity through the creation of a logo theme and developing a program of frequent activities tied to that theme. Resur- gence of the Downtown Merchants Association, or possibly creation of a BIA/BID should be pursued, once the concentration of commercial uses increases. • The City, RDA, and Downtown Merchants Association should sponsor and encour- age festivals, events, and other activities in the downtown. • City-wide and regional promotions of the downtown as a district of the City should be encouraged. • The City should consider working with Caltrans to pursue historic or downtown signage on Highway 23 to increase regional attraction and tourism. The downtown Vision Plan, as illustrated in Figures 7 through 10, addresses a number of beautification elements for areas within the public right -of -way. Some of the envisioned public improvements will require private property owner participation and/or cooperation. Others can be simply implemented by the City as funding is secured. Individual property owner concepts are simply that. They are concepts intended to help guide individual prop- erty owners with the future development of their property, but in no way are intended as mandatory plans to be implemented. Other elements of the streetscape beautification plan are fully described below. Public Pathways and Plazas: As shown in Figure 12, the Vision Plan for downtown Moorpark is integrated with a num- ber of public pathways connecting to key plazas and public gathering spaces. Existing plazas are proposed to be expanded in front of the railroad depot and at the Metrolink station. Pedestrian and bicycle connections should be readily provided through on -street sidewalks, paseos, or coves through new buildings to key landmarks such as the historic church at the corner of Walnut and Charles Streets, the civic center, the Birkenshaw House, and the railroad depot. Conversion of the public building at the comer of High Street and Moorpark Avenue which now houses the Building and Safety Departments of the City into a visitor's information center and/or Chamber of Commerce could be a good use of a public facility, at a critical intersection. Small public pocket parks and greens are designated immediately adjacent to High Street and the railroad depot, the small play area in front of the civic center and in two new loca- tions. 89 % Om two" rc-:) 7M ---------- 00 a El Flory School Lot Angola$ Avwvjo Public Pathways And Plazas I- ---- - LAN Legend Y U 11j$ —e Pedestrian/Shopping Streets PublictQuasi-public Facilities Specific Plan Boundary FIT Nmli4 Public BuildingsALandmarks Public Plazas and Squares Greens/Parks Landscape Greenway Y U 11j$ —e Pedestrian/Shopping Streets PublictQuasi-public Facilities Specific Plan Boundary FIT Nmli4 Downtown plan The first new public green location is directly across from the Birkenshaw House between the alley and Moorpark Avenue. Developing these parcels into a park or public facility would require City purchase of the lots, demolition of existing structures, and improvement of a public park. Possible reuse of these structures for a community center or public use facility could also be considered. This location for a small park provides a visual relief from the urban-style uses as one travels up Moorpark Avenue toward the downtown core. Its logical location directly across from the Birkenshaw House would establish a landscape break to the traveler along the street, and orchard -like tree planting along Moorpark Avenue would reinforce the farm -like heritage of early Moorpark through a subtle landscaping pal- ette. The location of this park adjacent to the Methodist church and daycare facilities, and across from the Flory School reinforces the public facilities component and ties the historic Birkenshaw House to the public facilities. The second possible location for a public pocket park or green is at the intersection of Spring Road and Charles Street. With the future realignment of Spring Road to the Specific Plan areas to the north, this corner parcel will be significantly affected by the need to ex- pand the right -of -way. Therefore, conversion of this parcel into a small pocket park is a logical transition, will provide a nice landscape buffer along Spring Road, and a much needed small play area for the Charles Street neighborhood. Street Trees: Street trees should be planted a minimum of 50 feet on center to act as traffic calming devices and to mitigate traffic noise. Trees should not be planted any closer than ten feet from any driveway. Tree installation shall include 15 gallon size species and they should be staked per City standards. 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 otherwise specified by the City or Caltrans on Moorpark Avenue. High Street Moorpark Avenue Magnolia Court Walnut Street Bard Street Schinus molle Prunus blireiana Pistacia chinensis Magnolia grandif/ora `Majestic Beauty' Pistacia chinensis Pyrus calleryana 'Bradford' 91 California Pepper Flowering Plum Chinese Pistache Southern Magnolia (medium size) Chinese Pistache Bradford Pear WOU? New raised and planted medians shall be constructed on Moorpark Avenue and High Street as designated on the Vision Plan, Figures 7 through 10. The design of the medians on Moorpark Avenue, including size and species of plant materials, must be approved by Caltrans. These medians will control vehicle turning movements and serve to calm traffic and reduce noise. The medians will also provide a place for directional signage designating internalized parking lots, announcing key intersections, and other downtown features. The medians will also introduce color and greenery to beautify Moorpark Avenue and High Street. The City of Moorpark recently completed the installation of decorative theme lights along High Street. These fixtures are beautiful and have significantly enhanced the character of the street. Ultimately, these fixtures should be continued along High Street up to Moorpark Avenue and the civic center, and south to the gateway feature which will designate the beginning of the downtown core. Consideration of using these light fixtures as a design element on Bard and Walnut Streets between High Street and Charles Street, and also within the Magnolia Court, could also significantly reinforce the small town scale of downtown. The globes are mounted onto concrete fluted poles which 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 the public plaza and Magnolia Court. Bollard style lighting should be similar to the light poles and fixtures and in keeping with the Early American and Spanish Mission heri- tage. WM- 64777 A six foot bench and trash receptacle should be placed every 200 feet, 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 rod iron and wood bench that now exists or an alternate approved by the City of Moorpark Community Development Department. Bike racks, lockers, newspa- per racks, etc., should also be carefully located along the street. OWUS Downtown Specefic pCan Landscanina: 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 the buildings, parking lot shrub and hedge screens, plaza landscaping, and building setback landscaping. All planting done within the down- town core should be consistent with the suggested plant palette shown in Table 6 at the end of Section 2.0. The intent of the plant palette is to complement the historic architecture with plants that emulate those used in western Victorian gardens. Substituted plants should be used with the approval of the City of Moorpark Community Development Department, 00014�j 93 3.4 Roadway Improvements In addition to streetscape beautification, a number of roadway improvements are suggested as a part of the downtown Vision Plan. No significant realignment of either Moorpark Avenue or High Street will be required to implement the Vision Plan. However, it will be necessary to re -stripe both Moorpark Avenue and High Street to accommodate left turn pockets and raised medians. The following discussion outlines the various roadway im- provements that will be required to implement the Vision Plan. As the downtown reaches full buildout, it is anticipated that traffic volumes will increase on Moorpark Avenue and High Street. In order to maintain these two streets for traffic effi- ciency and keep them from becoming expressways, traffic calming techniques can be uti- lized. Tree canopies, medians, textured crosswalks, bulbouts and narrowed drive lane widths can be used in combination to slow traffic. Specifically, a narrow median on High Street as shown in the following cross section would create a more intimate `old town" character similar to downtown Carmel. The median would also slow traffic and control ingress and egress into driveways and side streets. In addition to the High Street median, a median on Moorpark Avenue would create an entry monument at the intersection with the Birkenshaw House, slow traffic at its approaches to the downtown, and would control ingress and egress from driveways and side streets. Pro- posed cross - sections for both Moorpark Avenue and High Street are shown in Figure 13 and 14. A stop sign should be considered at the intersection of High and Bard Streets to eliminate the thoroughfare characteristics of High Street. A vehicular stop at this location would provide a safer point of pedestrian and bicycle crossing and would slow traffic in the middle of the downtown. This vehicular stop could also be beneficial, for merchant visibility as traffic slows or stops for crossing pedestrians. ft4nrammed Roadway moruv m n The City of Moorpark recently completed retrofitting High Street with decorative theme lights. Improvement plans for portions of Everett Street, Walnut Street, Magnolia Street, Bard Street and Poindexter Avenue have been approved by the City and are currently in the process of being implemented. The Vision Plan reflects these proposed improvements and incorporates their roadway configurations. 94 (DoUmtown Sped} c plan now erehaWlke woo tray `1✓ .... � v �`�' -: (— h Ian! adds greenery &A vL m L w L m a" Mrry walk r--W" Figure 13. /— Cauh..+. ►.►►.r +r.. ( ti- MNin� NrkM/ ar w [V[ tr v n v v w k p1m didawdlk lMqMw la. a@ • ►ki Adm HISH STREET SECTION f_'V1d" Figure 14. otWl;3, 95 (Downtown Specific plan Re- striping of Ma h Street: The Vision Plan illustrates how the re- striping of High Street would allow for left turn lanes and through lanes at the intersections of Walnut and Bard Streets with Moorpark Avenue. These turn lanes will prevent a stacking of three vehicles, which should accommodate the majority of turning traffic at most peak hours. The addition of these turn lanes will permit through traffic to flow unimpeded, thereby increasing traffic efficiency. Closure of Magnolia Street: While somewhat debated by those who participated in the December public workshop and comments received on the plan, in order to increase the number of public gathering spaces in the downtown, the Vision Plan illustrates how Magnolia Street between Charles and High Street could be closed to create an outdoor, pedestrian-type mall. Connecting vehicu- lar traffic between Charles and High Streets could easily use Walnut or Bard Streets versus Magnolia Street. This closure would eliminate one more potential point of vehicular con- gestion through the elimination of a cross street onto High Street. The benefits that would be created through locating an outdoor pedestrian plaza on the east end of High Street, close to the senior housing complex, may outweigh the possible redistribution of traffic issues that would be raised as a result of constructing this new plaza. Construction of this plaza should correspond to development of the vacant property located at the northwest corner of High Street and Bard Street. Relocation of Truck Traffic: Every measure should be taken to relocate truck traffic from Moorpark Avenue. Vehicular circulation through the downtown area should be limited to automobiles, pedestrians, bi- cycle and mass transit. Implementing this goal would improve circulation, minimize noise and air pollution, and increase pedestrian and bicycle safety. Alternative routes for truck traffic could be Spring Road (once it is extended), Grimes Canyon, or a future State Route 23 bypass arterial. OW144, 9F .(Downtown S 3.5 Pedestrian/Bicycle Circulation According to the City Circulation Element, the City-wide network of bicycle and pedes- trian routes for commuter, school and recreational use is only partially established. The lack of a continuous bikeway system inhibits the bicycle from becoming an attractive means of transportation throughout the City. The bicycle plan for the downtown Specific Plan area is a long -range plan for installing a bikeway system both to the downtown and between the downtown to other uses. When complete, the bikeway system will provide safe and conve- nient 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 Moorpark Avenue to High Street, Walnut Street connecting from Charles Street to Spring Road. Other important connections will be provided on the local streets from Moorpark Avenue to First Street, south to the Flory School. Under Caltrans Bikeway Plan- ning and Design Standards, bikeways are defined in three classes as shown in figure 15 below. 97 N Class I Bike Path Separated Right -of -Way NClass li -A Bike Lane Within Roadway at edge of roadway N Class II -B Bike Lane Within Roadway outside of parking bays UWI33 Figure 15. Moorpark(Downtown Specifu plan 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 2A 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 2A, 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 insured with pedestrians or motor- ists. Figure 12 shows the designated bike lanes that should be implemented as a part of the Vision Plan. Because the existing right -of -way on High Street cannot accommodate both the travel lanes, expanded sidewalks, and a center median re- routing of bike traffic from the downtown up Walnut Street and to the east on Charles Street to Spring Road, striping of bike lanes will con- nect to existing and planned bike lanes outside of the Specific Plan area. BlUsle Racks and Bench/Rest Stop: While no specific locations have been designated, bicycle racks and bench/rest stops 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 in key areas downtown. Pedestrian Walkways: Through the implementation of the Vision Plan, a continuous network of pedestrian paths and sidewalks will be constructed. Currently, the existing sidewalk and crosswalk connec- tions from the civic center to downtown, as well as along Moorpark Avenue north to the railroad depot, are interrupted and not well defined. The Vision Plan calls for bulbouts and defined pedestrian crosswalks in specific locations, that will make pedestrians feel more safe and promote walking convenience. 000134 no (Downtown 3.6 Public 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 benefit pedestrian circulation and decrease vehicular trips both through the area and to the area as a destination. Bus stop connections to the Amtrack and Metrolink station could be used by commuters as well as visitors to the downtown. As the downtown Vision Plan is implemented and the Charles Street neighborhood integrated with High Street, a downtown trolley system should be developed which would allow visitors to park once, and use the trolley for movement around the downtown. 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 in the down- town Specific Plan area. As this service increases and is used to its full capacity, commuter traffic within downtown Moorpark should increase. The continued need for adequate park- ing, as well as safe and convenience ingress and egress, will rise and needs to be accommo- dated in the Vision Plan. Ongoing coordination with both VCTC and Union Pacific will be necessary to ensure that 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 dis- cussions with VCTC staff has indicated their willingness to support this use provided set- backs, fencing and buffer criteria can be met. The Vision Plan reflects these requirements, plus is compatible with these important agency needs. 0001.35 99 • M u_1L 3.7 Gateways and Signage 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. These entry monuments should be subtle, classy structures that reflect the Victorian, west- ern, and country 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 struc- ture. The following gateway locations have been reflected in the Vision Plan: • High Street and Moorpark Avenue. • High Street and Spring Road. • Moorpark Avenue and the Birkenshaw House (approximate location). 51Le= Clearly defined, well lit and easy -to -read signage that directs drivers to off -street public parking, key landmarks, and downtown civic uses will smooth the traffic flow and mini- mize driver confusion. Signage should be consistent in graphic form and construction ma- terials. The City should consider developing an "Old Town Moorpark" sign standard that could be repeated for street signs as well as designating landmarks, historic structures, pub- lic plazas, and civic uses. Freeway Signage calling attention to downtown Moorpark should be added to State Route 23, identifying the downtown area as a specific destination. Freeway signage, both north and southbound, should be located at the Los Angeles Avenue/Princeton Avenue /State Route 118 and New Los Angeles Avenue /State Route 23 exits. (Insert downtown freeway sign here) (Downtown Specific p(an 3.8 Parldng As buildout continues in the downtown area, sufficient parking to satisfy the increased demand will become critical. Easy access to off - street parking will eliminate the "circling" which impedes the existing circulation patterns. Ample parking will also perpetuate exist- ing and new downtown businesses, adding to the overall vitality of the downtown. Off - street parking, both private and public, should be placed behind buildings whenever pos- sible. Large parking lots can be created behind proposed and existing buildings as shown in the Vision Plan. By linking parking lots in the rear of each parcel, a large parking center is formed with specific ingress and egress points, thereby consolidating access and improving efficiency. Clearly designated signage will direct drivers easily to these parking locations. Parking counts were taken for the number of parking spaces in the downtown from both field visits and aerial photographs. For study purposes only, five parking blocks have been designated within the Specific Plan area. As shown in Figure 16, they include: 1. High Street block. 2. Moorpark Avenue block. 3. Charles Street block. 4. The civic center block. 5. The Los Angeles Avenue block. The two key parking areas include blocks 1 and 2 which focus around Moorpark Avenue and High Street. Block 3 is predominantly residential where on -street parking is provided and single family detached homes have driveway access and private parking. Block 4 is the civic center and sufficient parking is provided for both civic uses, the mobile home park, and the senior center. The Los Angeles Avenue block encompasses the Hughes shopping center and the single family detached homes on the east side of Moorpark Avenue. The shopping center is self - sufficient in terms of parking and the homes have alley access con- necting Los Angeles Avenue to First Street. Therefore, parking is not generally a problem. The existing parking inventory is shown in the Tables 8 and 9 on the following page for blocks 1 and 2, High Street and Moorpark Avenue. A total of 625 parking spaces is gener- ally available for commercial uses within these two commercial areas, including both on and off -street parking. These figures do not include the Amtrack/Metrolink land and park- ing lot which houses 64 spaces, as well as the Mayflower Market site since it has yet to be reconstructed. What this table shows is that at proposed buildout, assuming building cover- age is consistent with the Moorpark Zoning Code, parking on -site can be accommodated. Further, should the City grant the 50% parking incentive reduction to any expansions or new uses in downtown, building coverage can substantially increase and the number of parking spaces would still be sufficient. 0001z7 an- 101 [a] Table 8. HIGH STREET TIO'f1J1it0'[ M Spccifu p(an does not include : Amtrak/Metrollnk land and parking (32,500 s.t. /64 sp.) New market site (18,700 sq.ft.) •' Includes new and existing buildings Square footage measurements and parking counts are approximate only. Data taken from aerial photographs. Per City of Moorpark Zoning Ordinance: • Building Coverage can be 50%. At proposed build -out, average building coverage will be only 37% • Parking spaces shall be a minimum of 1 stall/300 square feet. At proposed build -out, parking will be 1 staW285 square feet. These calculations Include the purchase and construction of a 50 -space public parking lot at Walnut and Charles Sts. Table 9. MOORPARK AVENUE • Includes new and existing buildings Square footage measurements and parking counts are approximate only. Data taken from aerial photographs. 0UU103!j 103 Moorpark(Downtown plan Nevertheless, small businesses and specialty users that are encouraged in the downtown are typically very sensitive about sufficient parking supply. Therefore, parking management and a strong program to promote sufficient parking should be entertained by the City. Since it is apparent that the City's primary focus is to. -increase the concentration of uses in the downtown, incentives for parking reductions should be maintained at existing levels. The 50% parking reduction is generous and sufficient to satisfy user criteria for most small corporate businesses. However, as existing buildings are expanded or new uses are estab- lished which would require more parking than existing uses now contain, there will be an increased demand for parking. Since there seems to be sufficient parking on -street and within the individual lots, there is no need to pursue a parking structure or shared parking program at this time. The City should continue to review its parking standards as buildout in the downtown occurs, and develop a pro- active program for attaining adequate parking in the downtown. The follow- ing parking standards apply to parking within blocks 1 and 2 of the downtown Specific Plan area. These parking standards supplement parking standards in the City Zoning Code. Where a building or buildings located within the downtown Specific Plan area are non - conforming only by reason of an inadequate parking spaces (not including resi- dential conversions to non - residential uses), the provisions of this specific plan pro- hibiting enlargements, structural alteration or expansion shall not apply, provided: That any enlargements, structural alterations or expansions shall not further reduce the existing amount of parking spaces, and 2. New parking spaces shall be supplied to meet the parking requirements for the difference in building area between the existing building and the new building, and 3. New parking spaces shall be supplied to meet the difference in parking require- ments for the existing building between the prior use and the new use. • Long -term storage of recreational vehicles and boats on front driveways of residen- tial buildings is discouraged to avoid visual impacts on the neighborhood. Covered permanent parking area/storage areas are recommended. • No more than 50% of the front setback area can be paved for driveways in single family residential projects to maintain landscaping along residential streets. • Limit curb cut entries into project sites to maintain sidewalk and streetscape continu- ity. Shared driveway access on adjacent non - single family properties is encouraged 000140 IAA Doumtoum plan • Design internal driveways for safety and convenience. For dimensional standards and requirements on driveways and parking spaces, refer to Section 17.32.080 of the City Zoning Code. • Avoid parking in required setback areas to maintain landscape strips along project boundary, reference Section 17.24, 060 of the City Zoning Code. • Separate pedestrian and automobile traffic paths and minimize conflict areas for safety. • Provide walkways to connect parking lots to building entrances. Define walkways by landscaping, lighting and paving. • Minimize the use of surface parking and large office complexes and multi - family developments to preserve open space and reduce visual effects. Below -grade park- ing facilities are encouraged. • When surface parking is unavoidable, cluster parking spaces into small parking areas dispersed around the site to avoid large paved expanses. While existing parking conditions in the downtown are sufficient, as the area builds out the actual demand for parking will increase and parking management may be necessary. It is recommended that the parking management plan be prepared, which should include but not be limited to: • Preparation of an in lieu fee parking program. • Increased enforcement of parking restrictions for all parkers to emphasize a consis- tent and fair enforcement program. • Work with the downtown merchants to conduct a program so that employees do not park in street curb spaces. • Work with VCTC to allow public parking in the high Street parking lot and the Moorpark Avenue parking lot after 5:00 p.m. on week nights and on Saturdays, Sun- days and holidays, and post appropriate signs to this effect. • Consider a merchant validation program and explore the use of lots for a merchant valet program. • Improve signage to publicly owned, leased, or used lots. 00ti1.41L ANN- 105 Downtown Specific plan • Improve pedestrian amenities, access and directional signs to public lots. Consider constructing a parking structure on either of the Metrolink parking lots so that commercial intensities on individual parcels can be increased. This would re- quire developing a parking reduction program for private property owners. • Consider parking meters for curbside spaces on High Street. 000142 Moorpark Downtown 4.0 Public Utilities, infrastructure, Services and Safety To be completed. 107 0001,43 (Downtown 5.0 Implementation To be completed 000144 Dr( ft City of Moorpark Downtown Specific Plan City -Owned Property Action Plan October, 199h Iii further investigating the conditions that surrowld the downtown, it has become increasingly apparent that the future use of the City -owned property cm1 High Street faces serious challenges. Any reuse or development of this property must be evaluated ir1 light of the investment the City has made to acquire and hold the site, as well as consider the capital outlay and staffing needed to pursue any of the alternatives. A number of options to maximize the use of this site exist, many of which are contingent upon the City's ability to negotiate a favorable encroachment into the 100' VCTC right -of- way along the railroad line. In order to fully discuss and evaluate the advantages and disadvantages of these alternatives, the summary below outlines each option and the required steps the City must take to realize the program. Alternatives that were considered and eliminated are also listed, with an explanation as to why the option should not be considered. In order for the City to realize these options, it is imperative that a. few first steps be pursued since they will dictate the City's ability to perform or solicit meaningful partnerships. "These initial steps should be pursued immediately, since their outcome dictates how the City shoutcl approach 1ructuring a program for development or the property. Initial Steps - action required immediately Negotiate and obtain right to use the VCTC permanent parking/ driveway access- This is potential of the site. The City may want to Arguments supporting encroachment include: right -of -way for existing structures and future, absolutely critical to realize the development hir( a lobbyist to advance the City's desires. • Parking and driveway access are not permanent uses. • No permanent,, new ' tructures Vvill be built within the ROW. • A secure, morl� attr,)� lip r barrirr the railroad line would be incorporated into project design 2. Investigate with the banking community the tending feasibility should a developer wish to build - out the property (80 -90 °/; coverage) and provide parking off -site. This alternative would require City cooperation to alloc,0.i° off- -site parking to the Property. 3. Prepare financial projections for reuse (4i the site ;h i,ld the VCTC ROW not be obtained, including the following reuse options Maintain / expand existing leasehold, assuming an aggressive solicitation program, and build -out of property Lased tipor existing legal right. • Conventional development of the property outside the ROW, assuming on -site parking provided at City �:rrdinance requirements (and lender satisfaction). This option would likely have the site built -out with structures anchoring the ends and a parking lot in ti�t� center tacinti; Nd:t1 7 single story site coverage is estimate 3026 South Higuera Street • 5an Luc, Obispo, CA 9340 Phone 805/543 -1794 • PAX: 805/543 -4609 00oft le 1012 11th `.,trco 4101 Mod, -,to 95354 • Pl; mr 2091/544 -1294 • FAX: 209/544 -2601 A "W -, a7 vnh , �,, 1,d , M1 ".x "C .. N: h­,' ,r -! 99,,,495 I S 46276 , Ieff IMvr LA 9 2894 • Develop the site as a parking lot and park, and increase the downtown FAR's accordingly to absorb the unrealized development potential. • Develop the site into a series of `pavliions "' , a marketplace or mercantile. "this alternative would invoh'e Strategic ,uid carefully designed and managed serni- permanent structures that could be hou-,(,d �N,ith a range of uses such as; crafts, foods, bath and home, quick print, booksto -, et(. This option would require the Cite soliciting pre - leases to determine the market rnil potential lease rates. The intent of this alternative is to provide uses _�xnsistei�t with the community voiced desirc� for the downtown, but thal woiild 0! substantial City investment in construction, Non Viable Options -no action required Other non - viable options were considered but have obstak les to implementation, including: Alternative Obstacle • Develop a parking structure either on or off- Too expensive, not enough development being site reel cd • Total build -out of site, no on -site parking Devrioper interest is unlikely since banks probably will not lend without on -site parking and, t_ity is currently not capitalized to act as a do %'E Il)pe; • Total build -out and parking across the High,v probable that VCTC /SPRR will never railroad to the south, on the vacant property all()% either at grade or grade separated crossing. • Re- engineer /re- construct High St. right- of- ub�t.�nii��1 investment in High St. has already way to achieve property depth and parknm" 0c. a "ed and would be lost; expensive. Other Action Steps -future action possible following outcome of first ste s I. Solicit developers through the preparatumn and JI,t °I,u i,�11 A an 10`1' to test the true market for the property. 2. Consider devising a sales program, including; prepaI brochure" on the property, and place the property on the market. 3. Investigation of relocating City Hall and other civic uses to the property, involving space planning, potential funding source and /or developer ,olicitatio °i giver, the possibility of a guaranteed lease. 00001 8