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:
a. 
In required setbacks;
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.
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(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)