Hillside development can offer opportunities for spectacular
views from building sites around the valley's perimeter. It is important,
however, to ensure that all are protected when designing hillside
building sites. The guidelines in this section apply to the hillside
areas illustrated in the general plan and official zoning atlas. Applicant's
compliance with this chapter shall be reviewed during the planning
application review process for any entitlements subject to this chapter.
No separate planning application or fee is required for hillside development
projects.
(Ord. 359 (Attach. 2), 1992; Ord. 773 § 3, 2008; Ord. 1005, 12/19/2023)
A. All
general grading guidelines and standards shall apply to hillside development
unless modified by this chapter.
1. Where
the average slope exceeds 25%, a geology report assessing rock slide
potential shall be submitted to the planning division at the time
of submittal of the project to the city. The report shall be approved
by the city engineer prior to planning commission approval.
2. Prior
to the submittal of a project application where the average slope
exceeds 10%, the applicant should call for a preapplication meeting
to discuss city concerns and requirements regarding the proposed hillside
development.
3. On
lots where the average slope exceeds 15%, the construction of custom
homes with multiple foundation levels are preferred.
(Ord. 359 (Attach. 2), 1992; Ord. 426 § 3.1, 1994; Ord. 475 § 1.4, 1995; Ord. 694 § 1.1, 2005; Ord. 773 § 3, 2008)
A. All
hillside development proposals shall include a portion of the site
to be retained in natural area open space.
1. The
natural open space area may be comprised of two types:
a. Undeveloped natural areas, that which has been left in its natural
state;
b. Restored natural areas, that which have been disrupted during construction
but are restored to a natural appearance.
2. The
following shall guide the location of undeveloped natural areas:
a. Contiguous areas along drainage channels;
b. Ten foot minimum widths adjacent to roadway improvements;
c. On lots where the average slope exceeds 25%, the construction of
custom homes with multiple foundation levels shall be mandatory while
post and beam construction shall be discouraged;
d. Areas contiguous with other natural areas of adjacent properties;
e. Areas containing rock outcroppings;
f. Areas containing soils with high permeability;
g. Significant stands or clusters of native vegetation;
h. Known or discovered archeological or paleontological sites.
3. The
following shall guide the location of restored natural areas:
b. Adjacent to common recreation facilities;
c. Along roadway improvements or over utility easements;
d. Fuel modification zones, as required by the fire department.
4. The
percent of the total site required to be retained in natural open
space shall be based on the average natural slope of the land surface.
The following natural open space area requirements shall apply:
Table 9.16.190A Natural Area Open Space Requirements
|
---|
Average Percent Slope
|
Minimum Percent of Site to Remain as Natural Area Open Space
|
---|
10%—15%
|
35%
|
15.1%—25%
|
50%
|
Over 25%
|
60%
|
5. The
following shall guide the allocation of undeveloped and restored natural
areas on properties:
a. Undeveloped natural areas shall constitute a minimum of 75% of the
required natural area open space.
b. Restored natural areas may constitute a maximum of 25% of the required
natural area open space.
c. No grading, excavation or construction shall be allowed within areas
designated as natural areas. Fuel modification areas may be graded
as necessary and replanted to meet fire department requirements.
d. Where construction has inadvertently scarred designated natural areas,
the applicant shall restore the affected sites, as approved by the
community development director or designee.
e. Restored natural areas shall be graded to blend in with the natural
terrain and landscaped with rock and plant materials native to the
local area.
f. All undeveloped natural areas and restored natural areas shall be
clearly shown on all proposed plans and building permit site plans
unless otherwise approved by the city council. A landscaping program
for restored natural areas shall be approved by the community development
director prior to issuance of building permits.
(Ord. 359 (Attach. 2), 1992; Ord. 426 § 3.1, 1994; Ord. 475 § 1.4, 1995; Ord. 694 § 1.1, 2005; Ord. 773 § 3, 2008; Ord. 826 § 3.6, 2011)
A. All required plans for landscaping are approved prior to issuance of building permits, and in accordance with Chapter
9.17 of this title.
B. Existing
vegetation is retained in, and part of the comprehensive development
project not designated for grading or construction. Site design preserves
native or historic/mature vegetation, unless otherwise approved by
the community development director.
C. Existing
vegetation that cannot be preserved in place, but is suitable for
transplanting, is relocated elsewhere on site, as approved by the
community development director.
D. Unimproved
disturbed areas are landscaped within 180 days following issuance
of a grading permit and/or within 30 days of issuance of a certificate
of occupancy, whichever is earlier.
E. All
landscaping within public easements or areas dedicated to the city
is of low maintenance, xeriscape or native plant material.
F. An open
space network is designed to provide contiguous linkages throughout
the development parcel, and between adjacent parcels, where major
public trail systems or vista corridors are designated.
(Ord. 359 (Attach. 2), 1992; Ord. 616 § 2.2.25, 2003; Ord. 694 § 1.1, 2005; Ord. 773 § 3, 2008; Ord. 826 § 3.6, 2011)
A. Man-made
slopes shall conform to patterns of the natural terrain. All cut and
fill slopes shall be landscaped and shall be stabilized to control
erosion.
B. "Landforming"
shall be applied to all slopes adjacent to public streets, gateways,
and public view areas, as well as to all slopes greater than 100 feet
in length or 10 feet in vertical height.
1. Landforming
shall be accomplished by the use of variable slope ratios, undulating
of tops and toes, screening of terraces and downdrains, varying of
surface features, and by landscaping.
2. Rear
and side yard slopes between adjacent lots within the same project
need not be landformed unless they are greater than 100 feet in length
or 10 feet in vertical height.
C. Any
cut or fill slope to be revegetated shall not be steeper than 2:1.
D. All
excess excavated material shall be removed or otherwise placed to
become an integral part of the site development.
E. During
construction, measures such as sediment traps or terracing shall be
used around all graded areas to minimize erosion.
F. Whenever
archeological or paleontological sites are discovered during excavation,
the planning division shall be notified immediately and mutually agreeable
precautions taken to preserve the artifacts.
G. Natural
features such as trees with four-inch or larger trunk diameters and
significant rock outcroppings shall be protected to the greatest extent
feasible in the siting of individual lots and building pads. These
features shall be shown on the grading plan with appropriate protection
and relocation notes. Where trees with four-inch or greater trunk
diameters are to be removed, they shall be replaced with at least
24 inch box size trees of the same species, or as approved by the
planning division, at a ratio of three new trees for each mature tree
removed.
H. All
dwelling units shall be located a minimum of 10 feet from the tops
and toes of all slopes, unless otherwise approved by the city engineer
and the community development department.
I. Crib
walls, or an equivalent, may be used to enhance a cut slope's capability
to be landscaped, providing they are properly irrigated. They should
not be used, however, to increase flat pad size or to otherwise intensify
project grading.
J. Any
manufactured slope shall be contoured in a manner to appear to have
a natural grade.
(Ord. 359 (Attach. 2), 1992; Ord. 426 § 3.1 , 1992; Ord. 475 § 1.4, 1995; Ord. 694 § 1.1, 2005; Ord. 773 § 3, 2008; Ord. 826 § 3.6, 2011)
A. Road
alignments, driveways and parking areas shall conform as closely as
possible to natural topography.
B. Existing
vegetation shall be preserved to the greatest extent possible in the
location of roads and shall be retained as medians or buffers wherever
possible within the unimproved right-of-way.
C. Variations
in road design and construction may be permitted to keep grading and
cut slopes to a minimum.
D. One-way
loop roads may be constructed where appropriate for the terrain.
E. Combinations
of collective private driveways, cluster parking areas and off-street
parking bays (including pervious paving where feasible) are encouraged
to minimize paved areas.
(Ord. 359 (Attach. 2), 1992; Ord. 773 § 3, 2008; Ord. 826 § 3.6, 2011)
Fire prevention standards are contained in the city's fire code.
(Ord. 359 (Attach. 2), 1992; Ord. 426 § 3.1, 1994; Ord. 773 § 3, 2008)
A. Site
Plan Design. Each structure shall be located in the most accessible,
least visually prominent, most geologically stable portion or portions
of the site, and at the lowest feasible elevation. Structures shall
also be aligned with the natural contours of the site. Locating structures
in the least prominent locations is particularly important on open
hillsides where the high visibility of construction should be minimized
by placing structures so that they will be screened by existing vegetation,
depressions in topography, or other natural features. In addition,
the following standards shall apply:
1. Significantly
visible rock outcroppings should be preserved and incorporated into
the site plan.
2. All
pads and driveways shall, to the fullest extent practicable, follow
and utilize the natural contours of the land to minimize disturbance
and shall not be located on the crest of a natural ridgeline.
3. Clustering
of development on flatter areas of the site is strongly encouraged.
4. Dwelling
units and structures shall be sited in a manner that will:
a. Retain outward views from each unit;
b. Preserve or enhance vistas and ridgelines, particularly those seen
from public places and rights-of-way in the valley below;
c. Preserve natural hydrology, native plant materials and areas of historic
significance.
5. In
areas adjacent to a ridgeline or in moderate slope areas, dwelling
units and structures shall be sited to:
a. Use the natural ridgeline as a backdrop for structures;
b. Use landscape plant materials as a backdrop;
c. Use the structure to conceal cut slopes;
d. Retain major natural skyline profiles;
e. The topmost point of a proposed structure and all site grading shall
be at least 30 feet below the top of the nearest ridge or knoll.
6. Encourage
smaller pad to lot size ratios for all dwelling units.
7. Streets,
both public and private, shall be developed below the crest of a natural
ridgeline.
B. Architectural
Design. The following architectural design standards shall apply:
1. Building
development color palettes, including roofing, fencing and exterior
building materials, shall be "earth tones" compatible with the natural
color of the terrain and vegetation, and shall be approved by the
community development director.
2. The
design of the structure should give consideration to the lot's size
and configuration in order to avoid the appearance of overbuilding
and to minimize the blocking of views.
3. Large
expanses of a single material on walls, roofs or paving areas should
be avoided. Create interesting small scale patterns by breaking up
building mass, varying building materials, etc. Building plans and
elevations should be varied throughout a development to avoid a monotonous
"cookie-cutter" look.
4. Horizontal
and vertical architecture detailing of building articulation, such
as overhangs, projections, alcoves, varied roof-plains, building offsets,
etc., should be used to avoid large expanses of a wall in a single
plane and to create light and shadow.
5. Brightly
colored structures and roofs and reflective glass or building materials
are expressly prohibited. Materials and colors shall blend with the
natural hillside environment to the greatest degree feasible. Specific
materials that are encouraged are those with natural colors and textures,
including stone, wood, textured stucco and brick.
6. Where
it will not result in increased grading and landform alteration, the
limitation of structures to a single story is strongly encouraged.
7. The
use of undulating walls that follow the land form are highly encouraged.
8. Detaching
the garage shall be encouraged, while retaining walls shall be integrated
into the garage walls on sloping lots to reduce grading and minimize
visibility of walls.
9. Include
architectural enrichments and variations in roof massing. Roofs should
have low profiles to minimize their visual impact. On sloping land,
the roof pitch should follow the slope of the hillside, instead of
being perpendicular to the hillside or opposing hillside slope. Upper
stories should not be cantilevered out of the opposite direction of
the hillside slope.
C. Lighting
Design. The intent of lighting standards for designated hillside properties
is to preserve the low light level conditions that are inherently
characteristic of hillside areas. The following lighting design standards
shall apply:
1. Lights
shall not be located on the portion(s) of the site that has not been
disturbed.
2. Lights
mounted on dwellings, buildings or structures shall be fully shielded
and directed away from adjacent developments.
3. All
light fixtures should be directed downward and properly aimed on the
targeted areas to maximize their effectiveness and minimize the total
number of light fixtures.
4. All
lighting shall be low scale and low intensity and directed downward
and away from the view of others.
5. Road,
driveway and walkway lights should be located on the "downhill" side
and aimed toward the "uphill" side and should be fully shielded from
below and only light the driveway surface.
6. Lighting
fixtures on properties should be mounted on a post not to exceed a
height of eight feet above finished grade, or on a building wall not
to exceed a height of eight feet above finished grade and fully shielded,
or on a structure not to exceed a height of eight feet above finished
grade and fully shielded for security lighting.
7. Street
lighting shall be limited to the greatest degree feasible to maintain
a "dark sky" environment. Typically, streetlights should be limited
to street intersections or other locations where safety concerns predicate
the need for illumination.
(Ord. 773 § 3, 2008; Ord. 826 § 3.6, 2011; Ord. 851 § 1.3, 2012)