Moraga Municipal Code Ch. 8.132 Scenic Corridors

Footnotes:

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Editor's note— Ord. No. 317, § 6, adopted Dec. 10, 2025, repealed the former Ch. 8.132, §§ 8.132.010—8.132.090, and enacted a new Ch. 8.132 as set out herein. The former Ch. 8.132 pertained to similar subject matter and derived from Prior code §§ 8-5801—8-5809; Ord. 201 § 1, adopted 2004; Ord. No. 277, § 2, adopted April 25, 2018; and Ord. No. 287, § 10, adopted Feb. 26, 2020.

The purpose of this chapter is to provide guidelines that maintain and enhance the aesthetic qualities of designated scenic corridors in a manner that is consistent with the Moraga General Plan. In addition, this chapter sets forth approval procedures for the development and improvement of land located within major scenic corridors.

(Ord. No. 317, § 6, 12-10-2025)

These regulations apply to any area designated as a scenic corridor roadway and all areas located a distance of tow hundred (200) feet or less from the edge of each side of the right-of-way of a scenic corridor roadway. Such areas are collectively defined as a "major scenic corridor." The following routes are designated as "scenic corridor roadways":

A. St. Mary's Road;

B. Canyon Road;

C. Moraga Way;

D. Moraga Road;

E. Rheem Boulevard;

F. Camino Pablo; and

G. Bollinger Canyon Road.

(Ord. No. 317, § 6, 12-10-2025)

Except as provided in state law, the following structures and features are subject to the provisions of this chapter when they are located in a major scenic corridor and will be visible from a scenic corridor roadway:

A. New buildings, including accessory structures but excluding accessory dwelling units;

B. Additions to an existing building that raise the building height or enlarge the building by five hundred (500) square feet or more;

C. A wall, fence or tower three feet or more in height above existing ground or above finish grade after grading and located within twenty-five (25) feet of the property line abutting the scenic route;

D. Any permanent sign that the design review administrator determines does not conform to the design guidelines adopted by the planning commission and/or does need meet the findings required by MMC Section 8.88.060.E.;

E. Public utility installations as described in Section 8.72.180;

F. Landscaping which covers an area of two acres or more or landscaping as referred by the town planner; and

G. Any other prominent objects such as sculptures and sculptural elements.

(Ord. No. 317, § 6, 12-10-2025)

Structures and features subject to regulation under Section 8.132.030 shall comply with the following guidelines:

A. The design and location of each building and landscaping shall create a compatible visual relationship with surrounding development and with the natural terrain and vegetation. Road widths, road configurations, site conditions, and adjacent land uses should be considered in project design.

B. Buildings and landscaping shall be so located to avoid creating a walled effect or long uninterrupted walls, fences, and building masses that block scenic views along the scenic corridor. The positioning of buildings shall be varied in order to create a complementary relationship between mass and void.

C. Buildings shall be located and designed to maintain views of distant hillsides and ridgelines while allowing for an appropriate intensity of development consistent with the intent of the applicable zoning district and general plan designation.

D. To the extent appropriate and feasible, development shall comply with guidelines in Section SC2: Scenic Vistas in the town design guidelines and standards.

E. Each structure or feature reviewable under this chapter shall be scaled and sited to reduce visual dominance or obstruction of existing landforms (particularly hillside areas and ridgelines), vegetation, water bodies and adjoining structures.

F. Existing topography, vegetation and scenic features of the site shall be retained and incorporated into the proposed development wherever possible. In multi-family districts, structures should contribute to the vibrancy of the streetscape and add visual interest that complements the natural landscape and adjacent buildings and public spaces. In open space districts, structures should be secondary in importance to the natural landscape.

G. Structures and landscaping shall be designed and maintained to enhance scenic views and the natural landscape.

H. Conflicting aesthetic elements such as utility wires and telecommunications infrastructure shall be minimized to the extent feasible and consistent with safety requirements (for example, retain street lighting, but place wiring underground). Where it is not possible to locate such features out of view, visibility should be minimized by planting, fence wall or berm. Where the screen consists of a fence, wall or berm, it may not be higher than six feet. Screening shall consist of primarily natural materials rather than solid fencing. Preference shall be given to vegetation in conjunction with a low earth berm.

I. Lighting shall be compatible in type, style and intensity to the surrounding elements and not cause undue or aggravating disruption, glare and brightness.

J. Grading or earth-moving shall be planned and executed in such a manner that final contours appear consistent with a natural appearing terrain. Finished contours shall be planted with plant materials native to the area so that minimum care is required and the material is visually compatible with the existing ground cover.

K. The number of motor vehicle access points (e.g., curb cuts and driveways) to and from the scenic corridor shall be minimized consistent with safety and circulation needs.

L. Off-street surface parking lots facing scenic corridor roadways should be minimized, with parking located to the rear or side of buildings wherever feasible.

M. Removal of healthy, mature trees in the scenic corridor should be minimized and shall comply with all applicable provisions of the tree preservation ordinance at Chapter 12.12 of the Moraga Municipal Code.

N. In applying these guidelines, consideration shall be given to protecting the privacy and security requirements of individual property owners who seek approval for improvements under this chapter.

(Ord. No. 317, § 6, 12-10-2025)

The town council may adopt specific standards applicable to scenic corridors.

(Ord. No. 317, § 6, 12-10-2025)

Structures and features subject to this chapter must obtain approval of compliance with the provisions of this chapter prior to any grading, construction, or installation. Applications for approval shall follow the application submittal, review, and approval procedures outlined in Chapter 8.72 (Design Review), including hearing and appeal procedures, except as provided in this chapter. Applications shall be considered concurrently with any other land use application or approval required by the structure or feature. The design review administrator shall review applications for all projects not otherwise requiring review by the design review board, the planning commission, or town council in accordance with the procedures established by Chapter 8.72. The planning commission and town council shall be notified of all administrative decisions for those features regulated by Section 8.132.030. Decisions of the design review administrator may be appealed by a planning commissioner or town council member pursuant to the procedures in Chapter 8.12.240. At their discretion, the design review administrator may also refer an application to the design review board and the board shall act upon the application.

A. In addition to the design review standards established by Chapter 8.72, a supplemental finding that the proposed structure or feature is consistent with the Development Guidelines in this chapter and the Moraga Design Guidelines shall be required for approval.

B. Applications that require planned development district approval shall follow the application submittal, review and approval procedures outlined in Chapters 8.48 and 8.50 as applicable.

(Ord. No. 317, § 6, 12-10-2025)