Table 2-3 Allowed Uses and Permit
Requirements for Hillside Residential Zones
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P
CUP
MUP
—
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Permitted by Right (Planning Permit May Be Required)
Conditional Use Permit
Minor Use Permit
Not Allowed
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---|---|---|---|---|---|---|
HR-C
HR-LD
HR-MD
HR-RE
HR-VL
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Hillside—Conservation
Hillside—Low Density
Hillside—Medium Density
Hillside—Rural Estate
Hillside—Very Low Density
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(1 du/10 acres)
(1 du/10 acres)
(1 du/5 acres)
(1 du/acre)
(2 du/acre)
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Land Use
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HR-C
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HR-LD
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HR-MD
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HR-RE
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HR-VL
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Specific Use Regulations
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Residential Uses
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Dwellings
|
|
|
|
|
|
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Accessory Dwelling Unit/Junior Accessory Dwelling
Unit
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P
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P
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P
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P
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P
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Chapter 17.110 (Accessory Dwelling Units and Junior Accessory Dwelling Units)
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Single-Family Dwelling
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P
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P
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P
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P
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P
|
|
Manufactured Housing
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P
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P
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P
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P
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P
|
|
Group Home (six or fewer residents plus one employee)
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P
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P
|
P
|
P
|
P
|
|
Planned Residential Developments
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CUP
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CUP
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CUP
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CUP
|
CUP
|
|
Care Uses
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Child Day Care – Small (7 or fewer children)
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P
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P
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P
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P
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P
|
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Other Uses
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Enclosed Storage Structures
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CUP
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CUP
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CUP
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CUP
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CUP
|
|
Home Occupations
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P
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P
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P
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P
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P
|
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Public Utility Structures and Service Facilities
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CUP
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CUP
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CUP
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CUP
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CUP
|
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Table 2-4
Hillside Residential Development Standards
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Hillside Residential Zones
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---|---|---|---|---|---|
HR-C
HR-LD
HR-MD
HR-RE
HR-VL
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Hillside—Conservation
Hillside—Low Density
Hillside—Medium Density
Hillside—Rural Estate
Hillside—Very Low Density
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(0 to 1 du/10 acres)
(0 to 1 du/10 acres)
(0 to 1 du/5 acres)
(0 to 1 du/acre)
(0 to 2 du/acre)
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Development Feature
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HR-C
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HR-LD
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HR-MD
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HR-RE
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HR-VL
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Parcel Dimensions
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Minimum requirements for each NEWLY CREATED parcel.
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Density
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Maximum Dwelling Units/Acre
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1 du/10 acres
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1 du/10 acres
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1 du/5 acres
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1 du/1 acre
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2 du/1 acre
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Clustered Development10
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NA
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1 du/5 acres
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1 du/2.5 acres
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NA
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NA
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Parcel Size – Minimum (Sq. Ft.)
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435,600
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435,60010
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217,80010
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43,560
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21,780
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Parcel Width – Minimum (Feet)
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150
|
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Parcel Depth – Minimum (Feet)
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200
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Parcel Coverage – Maximum Footprint
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See Table 2-3.a(1)
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Distance Between Structures – Minimum (Feet)
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10 plus additional 5 for each story above the first
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Setbacks – Minimum (Feet)(4)(5)
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|
|
|
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Front Setback
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25
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25
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25
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25
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25
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Side Setback – Interior and Standard Corner
Parcels
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15
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|
|
|
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Side Setback – Corner Parcel where Front Door
Fronts Side Yard
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15
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Side Setback – Reverse Corner Parcel: Side
Adjoining Another Parcel
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15
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Side Setback – Reverse Corner Parcel: Side
Adjoining a Street
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15
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Rear Setback
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50
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50
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50
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15
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15
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Height Limit - Maximum (Feet)
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35
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Notes:
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---|---|---|---|
1.
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No portion of a second story wall shall be closer than 30 feet
to the property line; however, if the greater side setback has an
unobstructed graded area on that side intended for garage use suitable
for vehicle parking, a side setback may be allowed having a minimum
dimension from the structure to the property line of 30 feet open
from ground to sky.
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2.
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Carport structures may be allowed on side property lines to
not less than 5 feet from the rear property lines. The structures
shall be fire rated in compliance with the Uniform Building Code and
may be required to be screened for aesthetic purposes. No structure
shall be allowed within the front setback or exterior side setback
on corner parcels or within 15 feet of an exterior side (street side)
property line within the rear setback of corner parcels. All carport
structures shall be subject to the review of the director. The location
of carport structures must also be consistent with the ridgeline setback
standards of this table.
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3.
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Accessory Structures. Accessory structures both attached and
detached shall be allowed under the same standards as the main structures,
except that detached one-story accessory structures may have a rear
setback of 5 feet. Attached patios which are completely unenclosed,
except for fully ventilated screening, may come to within not less
than 5 feet of the rear property line.
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4.
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Permitted Development. The city shall only allow future development
within the hillside preservation area, the hillside conservation area,
and the expanded hillside area which:
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a.
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Protects the area's natural environment and sensitive environmental
features, as well as public health and safety, maximizing the preservation
of land in permanent public open space;
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b.
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Ensures that the design and layout of future hillside development
adapts to the natural hillside topography; and
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c.
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Minimizes the need for and costs of providing infrastructure,
utilities, and public services to all hillside areas.
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5.
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Preservation of Natural Scenic Vistas and View Shed Areas.
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a.
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Preservation of Vistas. New development shall only be approved
if it preserves scenic vistas of natural hillside areas and ridgelines.
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b.
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Minimization of View Shed Intrusion. New development shall only
be approved if it minimizes wall surfaces facing towards view shed
areas through the use of split pads, varying setbacks, low roof pitches,
and landscaping.
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c.
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Architectural Compatibility. New development shall only be approved
if it uses architectural style which is compatible with the natural
setting. The use of colors, textures, materials, and forms which will
attract attention shall be avoided.
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d.
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Massing and Scale. The overall scale and massing of structures
shall respect the natural surroundings by incorporating designs which
minimize bulk and mass, and minimize visual intrusion on the natural
landscape. Structures shall be sited to best fit with a hillside's
natural contours in hillside areas.
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6.
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Ridgeline Setbacks. Development shall be set back from primary
ridgelines 100 feet horizontally and 100 feet vertically. "Primary
ridgelines" include ridgelines having any of the following characteristics:
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a.
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Ridges that have a difference in elevation of at least 200 feet
from the toe of slope of the valley floor or the toe of slope of any
canyon floor.
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b.
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Ridges which, prior to grading, are visible, or which would
be visible but for manmade obstructions such as buildings or houses.
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c.
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Ridges that form a prominent landform in the foreground, a major
skyline ridge in the background, or one of the layers of ridges that
may be visible in between, or which would be visible but for man-made
obstructions such as buildings or houses.
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d.
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Ridges that frame major visual access when a person is traveling
through the hillside preservation area, the hillside conservation
area or the expanded hillside area and will provide the first view
of valley and canyon areas as a traveler emerges from the other side
of the ridge.
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7.
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Grading.
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a.
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Focused Grading Required. Focused grading is defined as the
minimum grading required for access roads, the grading necessary for
the extension of city services, and/or the grading of no more than
the size of the footprint of the house and ancillary structures on
each individual parcel, with each footprint and ancillary structures
separated from each adjacent parcel by ungraded, natural terrain.
Mass grading is defined as any grading that does not meet the definition
of focused grading.
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b.
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Mass Grading Prohibited. Mass grading on any primary ridgeline
or any northerly facing slope is prohibited.
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c.
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Slope Conforming Foundations Required. Development shall preserve
natural scenic vistas were the natural slope is 15 percent or greater
by requiring building foundations for structures to conform to the
natural slope to minimize grading and other environmental impacts
and to ensure that roof lines do not eliminate or obstruct ridgelines.
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8.
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Average Slope and Parcel Coverage Standards.
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a.
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For the purposes of this subsection, the average slope of any
parcel shall be determined by the following formula.
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S =
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.0023IL
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A
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Where: S is the average slope expressed as a percent; I is contour
interval in feet; L is the combined length of contour lines in scale
feet; and A is the gross area in acres of the parcel.
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b.
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The calculation of the average slope, S, shall be prepared by
a registered civil engineer or land surveyor using the following criteria:
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c.
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The contour map shall have a maximum interval of 10 feet;
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d.
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An interval of 2 feet shall be used for calculation of the average
slope and shall be interpolated if necessary;
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e.
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The scale of development plans and topographic maps shall be
no smaller than:
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(1)
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For a parcel smaller than 2 acres, one inch equals 20 feet,
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(2)
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For a parcel from 2 to 20 acres, one inch equals 50 feet,
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(3)
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For a parcel larger than 20 acres, one inch equals 100 feet,
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f.
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The plans and maps shall be in compliance with the requirements
for tentative maps established by the Subdivision Code.
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9.
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The maximum parcel coverage on a parcel located within the hillside
residential zones shall be as specified in the following table:
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10.
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Cluster Development. Cluster development and a density bonus
are only allowed within the Cluster Areas as defined in Section B.5.g
of Chapter 2A of the Growth Management Element:
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a.
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Cluster Area A, with 2½-acre minimum lot size: south
of Beaumont Avenue and the southern boundary of the railroad, north
of the Urban Slope Line, east of Bryn Mawr Avenue, and west of Nevada
Street.
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b.
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Cluster Area B, with 1-acre minimum lot size: south of the eastern
boundary of Loma Linda's Sphere of Influence, north of the Urban Slope
Line, east of Nevada Street, and west of the eastern boundary of Loma
Linda's Sphere of Influence.
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c.
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Cluster Area C, with ½-acre minimum lot size: with the
exception of the Northerly Facing Slopes, south of the ridgelines
of the northernmost Northerly Facing Slopes.
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d.
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In no event shall clustering be permitted on the Northerly Facing
Slopes which, prior to grading, are visible, or which would be visible
but for man-made obstructions such as buildings or houses, from north
of Barton Road, Interstate 10, or east of San Timoteo Canyon Road
(the "Northerly Facing Slopes").
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e.
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Criteria for Allowing a Density Bonus: Where all of the following
criteria are met, a density bonus may be permitted:
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(1)
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No dwelling unit or related structure or commercial recreational
development or associated development is located on the northernmost
Northerly Facing Slopes;
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(2)
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The project is clustered except for in no event shall clustering
be permitted on any Northerly Facing Slopes;
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(3)
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In no event shall a lot size less than 2½ acres be permitted
in Cluster Area A;
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(4)
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In no event shall a lot size less than 1 acre be permitted in
Cluster Area B;
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(5)
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In no event shall a lot size less than ½ acre be permitted
in Cluster Area C;
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(6)
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In no event shall densities or density bonuses be transferred
from parcels south of the northernmost ridgelines to land north of
the northernmost ridgelines;
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(7)
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All development infrastructure, including roads and utility
and service extensions, is kept off of the Northerly Facing Slopes
to the fullest extent possible;
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(8)
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The need for extensions of streets and other utilities and services
is minimized;
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(9)
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The remaining open space created through clustering, including
without limitation, significant natural areas, view areas, and habitats,
is preserved and deeded to the city and dedicated as permanent open
space and/or conservation area;
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(10)
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Provision is made for riding and hiking trails; and
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(11)
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The land is not located within the Rural Estates Zone.
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f.
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Extent of Density Bonus Allowed Where All Criteria Are Met.
Where all of the density bonus criteria above are met, the city may
grant a density bonus as follows:
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(1)
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In the HR-LD Zone, one unit per 10 acres is allowed, subject
to a density bonus of up to one dwelling unit per 5 acres; and
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(2)
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In the HR-MD Zone, one unit per 5 acres is allowed, subject
to a density bonus of up to one dwelling unit per 2.5 acres.
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g.
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Alternative Density Bonus Standard. In lieu of the above density
bonuses, the city may grant a density bonus of up to 1.5 dwelling
units per 5 acres in the HR-LD Zone, and a density bonus of up to
1.5 dwelling units per 2.5 acres in the HR-MD Zone, where all of the
following criteria are met:
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(1)
|
All of the density bonus criteria set forth above; and
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(2)
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The densities and resulting density bonuses are transferred
to land south of the northernmost ridgelines from parcels any portion
of which is north of the northernmost ridgelines.
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h.
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Transfer of Densities. Transferring densities from land north
of the northernmost ridgelines to south of those ridgelines shall
be encouraged.
| ||
i.
|
The City May Refuse to Allow a Density Bonus. The city may refuse
to allow a density bonus for reasons that include, but are not limited
to, the public health, safety, and welfare, environmental concerns,
protection of view sheds, habitat preservation, maintenance of recreational
trails, or any other rational basis consistent with the goals of the
Loma Linda General Plan, the Trails Master Plan, and Chapter 2A, Growth
Management Element.
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Table 2-4-A Maximum Parcel Coverage
| |
---|---|
Average Slope (%)
|
Maximum Parcel Coverage (Calculated as maximum % of roof coverage)
|
10—15
|
45
|
15—20
|
40
|
20—25
|
35
|
25—30
|
30
|
30—35
|
25
|
35—40
|
20
|
40—45
|
15
|
Over 45
|
5
|