The Hillside Development Suffix is established in order to:
A.
Regulate
use, development, and alteration of land in hill areas so that essential
natural characteristics such as land form, vegetation and wildlife
communities, scenic qualities, and open space can be substantially
maintained;
B.
Preserve
unique and significant geologic, biologic, and hydrologic features
of public value;
C.
Encourage,
in hill areas, alternative approaches to conventional flat land construction
practices;
D.
To
achieve land use patterns and intensities that are consistent with
the natural characteristics of hill areas such as slope, land form,
vegetation, and scenic quality;
E.
Protect
predominant views of and from hill areas in order to maintain the
identity, image, and environmental quality of the city;
F.
To
achieve land use densities that are in keeping with the general plan;
however, in order to retain the significant natural features of the
hill areas, land coverage (not density) will diminish as the slope
of the terrain increases.
(Ord. 98 § 50.01, 1974)
A.
The
(H) suffix zone may be added following the basic zone designation
to indicate the addition of the requirements in this chapter. The
standards set forth in this chapter shall apply to all lands with
an average slope ratio of greater than five to one. Average slope
ratio is the inclination of a ground surface expressed as a ratio
of horizontal to vertical distance.
B.
All
uses allowed in this zone shall be subject to a precise plan of design.
(Ord. 98 § 50.02, 1974)
A.
For
any use, development, or alteration there shall be development plans
submitted to the planning commission indicating the following:
1.
The
location, size, nature, and intended use of all buildings, roads,
walkways, and other impervious surfaces;
2.
Limits
and extent of all clearing and grading operations; grading plans showing
existing and revised contour lines; cross-sections showing the dimensions
of all proposed and their relationship to existing grades; and ratios
of slope and structure devices such as retaining walls and terrace
drains;
3.
Sizes
and locations of existing and proposed surface and subsurface drainage
with expected quantities and velocities and treatment of outfalls;
4.
Plans
for siltation and erosion control during construction shall be provided
along with schedule for revegetation of all cleared and/or graded
areas not covered by impervious surfaces;
5.
Three-dimensional
drawings or models at a scale suitable for evaluating the effect of
the modification on existing visual qualities of the parcel and its
surroundings.
B.
Development
plans prepared pursuant to this section may be included as part of
or a supplement to the city grading and excavation code or to an environmental
impact report required by any government authority.
(Ord. 98 § 50.03, 1974; Ord. 485 § 10, 1992)
The standards of Sections 17.54.050 through 17.54.200, and the applicable requirements of Chapter 17.115 (Objective Design Standards), shall apply to any use, development, or alteration of land included in this zone; provided, however, that such standards shall not apply to the development of not more than one single-family dwelling unit and accessory buildings on a parcel of record at the date of the adoption of this chapter. Standards for Accessory Dwelling Units and Junior Accessory Dwelling Units are specified in Chapter 17.110 (Accessory Dwelling Units and Junior Accessory Dwelling Units).
(Ord. 98 § 50.04, 1974; Ord. 766 § 2, 2021; Ord. 768 § 2, 2021)
Any use, development, or alteration of a parcel shall have a
maximum amount of land coverage as calculated by the following rules:
A.
Average
Slope.
1.
For
the purposes of this section, the average slope of any parcel shall
be determined by the formula
|
S
|
=
|
.0023IL
| |
|
A
|
|
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 or lot as applicable.
|
2.
The
calculation of the average slope, S, shall be prepared by a registered
civil engineer or land surveyor using the following criteria:
a.
The contour map shall have a maximum interval of ten feet;
b.
An interval of two feet shall be used for calculation of the average
slope and shall be interpolated if necessary;
d.
Such plans and maps shall also conform to the requirements for tentative
maps established by the city subdivision code.
B.
The
maximum land coverage on a parcel shall be determined by the following
table:
|
Agerage Slope
(percentage)
|
Maximum Land Coverage
(percentage of parcel)
|
|---|---|
|
10—15
|
45
|
|
15—20
|
40
|
|
20—25
|
35
|
|
25—30
|
30
|
|
30—35
|
25
|
|
35—40
|
20
|
|
40—45
|
15
|
|
Over 45
|
5
|
C.
Urban
slope line as established in adopted general plan shall establish
point beyond which density shall not exceed one dwelling unit per
twenty acres.
(Ord. 98 § 50.04.01, 1974)
The building height and setback standards specified by the base
zone may increase or decrease if such increase or decrease is necessary
for the compliance of a proposed use, development, or alteration with
the purpose and intent of this section.
(Ord. 98 § 50.04.02, 1974)
For any residential use, development, or alteration of a parcel
included in this zone the following building types are permitted:
single-family detached dwelling units, duplexes and multiple-family
units, accessory dwelling units and junior accessory dwelling units;
provided, however, that the maximum number of dwelling units shall
not exceed the maximum number of dwelling units that would be permitted
pursuant to the standards of the use zone in which the use, development,
or alteration is located.
(Ord. 98 §§ 50.04.03; Ord. 766 § 2, 2021)
No cut or embankment with a slope greater than three feet horizontal
to one foot vertical and more than fifteen feet in total elevation
shall be located adjacent to a publicly maintained right-of-way unless
an agreement with the city for the vegetation and perpetual maintenance
of such slope, at no cost to the city, is executed and bonded.
(Ord. 98 § 50.04.04, 1974)
Within six months after the commencement of grading activities,
all graded areas not covered by impervious surface shall be stabilized
by vegetative means approved by the city. No final approval of construction
shall be given unless there is evidence of eighty percent land coverage
by vegetation and a program of landscape maintenance to assure continued
growth and effectiveness of vegetation which has been approved by
the city.
(Ord. 98 § 50.04.05, 1974; Ord. 485 § 10, 1992)
Vegetative coverage and stabilization of graded areas shall
be selected and designed to be compatible with surrounding natural
vegetation or to replace removed natural vegetation and should recognize
climatic, soil, and ecological characteristics of the region. Plant
material that requires excessive water after becoming established
should be avoided. Native dry climate grasses and other xerophytic
materials shall be selected wherever feasible.
(Ord. 98 § 50.04.06, 1974)
Siting and location of all roads, buildings, and other structural
improvements or land coverage shall be designed to fit the natural
topography and shall minimize grading and modification of existing
land forms and natural characteristics.
(Ord. 98 § 50.04.07, 1974)
No use, development, or alteration shall create uniform, geometrically
terraced building sites which are contrary to the natural land forms,
substantially detract from the scenic and visual quality of the city
or substantially change the natural characteristics of existing major
watercourses, established trees, dominant vegetative communities,
or habitats of endangered species of wildlife.
(Ord. 98 § 50.04.08, 1974)
No use, development, or alteration shall have a significant
adverse environmental impact on the scenic or visual qualities of
the environment.
(Ord. 98 § 50.04.09, 1974)
Landscaping shall be required in yards and abutting scenic highways
consistent with the purpose of the scenic highways element of the
general plan. The existing natural vegetation and land forms within
the yards abutting scenic highways shall remain in a natural state
unless modification is found to be necessary for a specific use. To
enhance the scenic corridor, additional new landscaping may be required
concurrent with development.
(Ord. 98 § 50.04.10, 1974)
Where adopted plans indicate the development of trail systems,
the development plans shall include those provisions which are found
necessary by the reviewing body for the development of such trails.
(Ord. 98 § 50.04.11, 1974)
A.
Roads,
tracks, or runways for automobiles, trucks, busses, or motorcycles
within this zoning district shall not be developed except upon the
securing of plan approval. The city council shall not grant such approval
except upon finding that the purpose for which the road, track, or
maintenance of a use which is expressly permitted herein and the design
and location of the proposed road, track, or runway will be compatible
with the terrain.
B.
The
use of all roads, tracks, or runways existing at the time of the adoption
of this section which are nonconforming or have been established without
proper approvals shall be terminated and shall be returned to natural
terrain unless given approval in accordance with the regulations set
forth in this section.
(Ord. 98 § 50.04.13, 1974)
Modification of adopted standards and specifications for public
street and public utility improvements may be considered by the city
council upon the recommendation of the public works and planning departments,
when found to be consistent with the public's health, safety and welfare.
(Ord. 98 § 50.04.14, 1974)
No property shall develop at a density which exceeds the maximum
of the general plan range within which that property lies. If a parcel
of property is situated within two different general plan ranges,
the density range for that parcel shall be the weighted average of
those ranges.
(Ord. 98 § 50.04.15, 1974)
This zone is particularly applicable to those properties lying
southerly of the urban slope line as described in the general plan.
The urban slope line is specifically defined west to east as below:
Beginning at the northwest corner of the southeast quarter of
the northwest quarter of Section 35, thence southerly to the southeast
corner, thence easterly to the northwest corner of the northeast quarter
of the southeast quarter of the southeast quarter of Section 36, thence
southerly to the southwest corner thence easterly to the northwest
corner of the southwest quarter of the southeast quarter of Section
31, thence southerly to the southwest corner, thence easterly to the
southeast corner of Section 31.
(Ord. 98 § 50.04.16, 1974)
