The purpose of this chapter is to provide design standards that are unique for specific development types provided in this chapter, as applicable according to section
17.118.020 (Applicability). The development types addressed in this chapter include single-family residential development; hillside development; commercial, office, and industrial development; and signs. The design standards and guidelines contained in this section supplement the standards in chapter
17.120 (General Design Provisions).
A. Single-Family
Home Designs. The placement of houses in single-family residential
subdivisions is an important element in creating a functional and
quality living environment. Single-family residential development
should promote an attractive streetscape through architectural and
site planning design elements that create variety and interest. Housing
tracts characterized by repetitious street scenes of nearly identical
two-story houses built at the minimum setback lines are not desirable.
Generally, it requires a combination of design concept solutions to
achieve the goal of creating varied, interesting, and attractive streetscapes.
1. Standards.
a. At least 25 percent (of all single-family detached units in any new
single-family residential development in a Residential Development
Zone consisting of four or more units) shall be single-story units.
The number of single-story units may be reduced on a case-by-case
basis when needed to serve the purposes of this Development Code and
when justified by such considerations as location, lot size, and topography.
b. Vary front yard setbacks by at least five feet so that no house has
the same front yard setback as a house, plotted on an immediately
adjacent lot on either side of it, with primary frontage on the same
street.
c. Vary garage treatments such as detached and semi-detached, side and
rear entries, etc.
d. On flag lots, use 12-foot width for that portion of the driveway
providing access to the garage to minimize concrete and maximize landscaping
potential.
e. Taper three-or four-car garage driveways down to a standard two-car
width at street.
f. Vary floor plans and elevations as shown in Table 17.122.010-1 (Single-Family
Variations Required).
TABLE 17.122.010-1: SINGLE-FAMILY VARIATIONS REQUIRED
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Number of Dwellings
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Required Floor Plans (minimum) (1), (3)
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Elevations (minimum per required floor plan) (2),
(3)
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5-10
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2
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2
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11-20
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2
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3
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21-40
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3
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3
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41-60
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3
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4
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61-80
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4
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4
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81-100
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5
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4
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Over 100
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5+ 1 (for each 40 additional)
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4
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Table notes:
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The following may be counted as additional floorplans
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(1)
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A minimum 30% reverse footprints are required. Reverse footprints
shall not be counted as a required floor plan.
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(2)
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Reverse footprints and alternate color schemes shall not count
as additional elevations. Variations in the following design elements,
which create a significant difference in streetscape appearance, shall
count as additional elevations:
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• Plans with different architectural styles.
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• Plans with changes in massing and scale.
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• Plans with different architectural styles.
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• Plans with roof ridges running in different directions.
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• Plans with significant changes in roof pitch appropriate
to the style.
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(3)
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The design committee may consider alternate mixes of floor plans
and elevations that achieve the goal of providing variety in the street
scene of new subdivisions.
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2. Guidelines.
a. Avoid excessive repetition of single-family homes with near identical
floor plans and elevations. Clustering houses around common space,
zero lot line, reverse plotting, angling house to the street, and
side entry garages may be permitted if they provide streetscape variety
and visual interest, particularly in the Low Medium Zone.
b. Use two-car garages with bonus room on some floor plans or offset
the third car space to avoid garages which dominate the streetscape.
One-story massing is preferred on corner side yards.
c. Avoid identical or similar elevation schemes plotted on adjacent
lots or across the street from one another.
d. Avoid identical color schemes plotted on adjacent lots.
e. Vary lot size and lot width in order to provide designers with opportunities
to include significant variations in house orientation that balance
livable open space with mass. For example, a wider lot creates opportunity
for greater separation between homes and accommodates side entry garages.
f. Design house size and mass in proportion to the lot size and lot
dimensions. Houses that project a two-story volume straight up at
the minimum setbacks on small lots are inappropriate.
g. Provide greater variation in front yard setback on larger lots (e.g.,
two acres or larger).
h. Vary garage treatments such as detached and semi-detached, side and
rear entries, etc.
i. Pair garages to create larger front yards, allow greater separation
between driveways, and create variety along the streetscape.
B. Subdivision
Design. The following standards and guidelines apply:
1.
Standards.
a.
Provide two means of ingress and egress.
b.
Spacing for right-of-way widths, street sections, street radii,
and intersections shall conform to the street design policy available
from the engineering department.
c.
Corner lots are to be wider than interior lots.
d.
If the proposed subdivision is bordered or surrounded by undeveloped
land, prepare a conceptual subdivision master plan for those properties
to demonstrate how circulation routes could be plotted, e.g. for vehicles,
pedestrians, and emergency access, and how storm water drainage infrastructure
could be provided.
e.
Provide four-way intersections (not offset "T" type intersections)
on collector or larger streets.
f.
Intersections, including knuckles, shall be perpendicular (radialoncurves).
g.
Align intersections with existing streets or provide adequate
spacing between intersections.
2.
Guidelines.
a.
Physically integrate and align the design of lots and streets
with one another to create connected neighborhoods.
b.
Physically integrate and align the design of new development
with existing or potential adjacent development relative to street
design and lot pattern.
c.
Avoid double-frontage lots on interior streets.
(Ord. No. 1000 § 4, 2022; Ord. No. 1023, 1/17/2024)
These Hillside Design Standards and Guidelines are intended
to facilitate the appropriate development of hillside areas and apply
within the Hillside Overlay Zone and Hillside Residential Zone.
A. Site
design.
1. Standards.
a. To the extent possible, the width of a building, measured in the
direction of the slope, shall be minimized in order to limit the amount
of cutting and filling and to better "fit" the house to the natural
terrain.
b. In steeper terrain (20 percent slope and greater), front yard setbacks
may be reduced to a minimum of 20 feet from back of curb or back of
sidewalk, whichever is more restrictive, in order to minimize rear
yard grading.
2. Guidelines.
a. Design of building sites should be sensitive to the natural terrain
and structures located in such a way as to minimize necessary grading
and to preserve natural features (such as prominent knolls or ridgelines)
to the maximum extent possible.
FIGURE 17.122.020-1 MINIMIZE UNNECESSARY GRADING
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B. Views.
Minimize impact to views of significant visual features as seen from
both within and outside a hillside development. When designing lots
and plotting homes, the following standards and guidelines apply:
1. Standards.
a. Any significant public vista or view corridor as seen from a secondary
collector or major arterial shall be maintained.
FIGURE 17.122.020-2 RETAIN INTEGRITY OF NATURAL SLOPE
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2. Guidelines.
a. Houses should be oriented to provide the opportunity, if available,
for views to residents of the house (although such views may be limited).
b. Residential development projects should incorporate site plotting
solutions such as clustering houses in a "compact" location; variable
setbacks between houses; multiple orientations of the plotting of
the houses; and other site planning techniques to preserve open spaces
on the project site, protect natural features on the project site,
and provide the opportunity, if available, for views to residents
of the new development (although such views may be limited).
c. Privacy within the rear yards of new and existing residential development
should be considered when planning the plotting of a house on a lot;
the location and size of windows when designing floor plans; and the
location and size of balconies, decks, etc. when designing exterior
elevations. However, this guideline should not altogether restrict
specific building placements, windows, and/or exterior features.
FIGURE 17.122.020-3 PRESERVE OPEN SPACE WITH CLUSTERING
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d. Whenever possible, as based on the overall parcel configuration and
orientation, homes should be designed to front onto east-west streets
or should be plotted to follow the natural contours rather than fronting
onto north-south streets.
e. Where possible, graded areas should be designed with manufactured
slopes located on the uphill side of structures, thereby hiding the
slope behind the structure.
f. Clustering of development through density transfer should be encouraged
in environmentally sensitive areas in order to reduce the potential
for fire hazard and spread, erosion, and excess runoff and to preserve
existing natural features and open space.
FIGURE 17.122.020-4 PLACE MANUFACTURED SLOPES BEHIND BUILDINGS
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C. Roadways
and driveways.
1. Standards.
a. Conform roadways to the natural landform. The physical and visual
character of a hillside should not be altered by creating large notches
in ridgelines or by defining wide straight alignments. Reduced road
sections, split sections, and parking bays should be considered in
the layout of hillside streets to reduce grading.
FIGURE 17.122.020-5 GANG DRIVEWAYS TO REDUCE GRADING
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b. Where road construction is permitted in hillside areas, disruption
to the natural landform and existing vegetation shall be minimized
to the maximum extent possible. Regrading to approximate the profile
of the natural slope conditions is preferred; retaining walls are
discouraged and, if necessary, shall be screened with landscape materials.
The view along a street front should create a pleasant appearance
with a sense of open space and landscaping. Some techniques include
the following:
i. Utilize landform planting in order to create a natural appearance
and provide a sense of privacy.
ii. Reduce the impact of grading and resulting retaining walls by creating
visual interest with the combined use of terraced or crib walls, landscaping,
and variations in the texture and pattern of sidewalks and wall materials.
iii.
Where adjacent to a steep hillside, minimal grading for the
road and right-of-way, with a transition to a natural landscape, can
be utilized to provide an open and more rural appearance.
iv. A split roadway increases the amount and appearance of landscaping,
and the median can be used to handle drainage.
v. Where retaining walls are proven to be absolutely necessary adjacent
to roadways or within street setbacks, they shall be limited to three
feet in height and screened with landscape materials to create an
aesthetically pleasing streetscape. Otherwise, terraced or stepped
structures shall be utilized which are separated by a minimum of three
feet and screened with appropriate landscape materials.
c. Driveways that serve more than one parcel are encouraged as a method
of reducing unnecessary grading, paving, and site disturbance.
FIGURE 17.122.020-6 VARY ROADWAY CROSS-SECTIONS BASED
ON SLOPE
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d. Driveway grades above 15 percent may be permitted up to a maximum
of 20 percent, provided they are aligned with the natural contours
of the land, if determined necessary to achieve site design, and if
all safety considerations have been met to the satisfaction of building
and fire officials. Proper design considerations shall be employed,
including such items as vertical curves and parking landings. In any
case, parking landings shall be utilized on all drives over ten percent
grade.
e. Driveways shall not be permitted that exceed 20 percent slope except
that one length, not at the point of access, of not more than ten
feet may have a slope of 22 percent.
f. On driveways with a slope of 20 percent or greater, a coarse paving
material or grooves for traction must be incorporated into the construction.
These driveways shall not exceed 100 feet in length from the bottom
of the approach to the structure.
FIGURE 17.122.020-7 PRESERVE EXISTING LANDFORMS IN ROADWAY
DESIGNS
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g. Retaining walls, not to exceed four feet in height, are permitted
for soil stabilization adjacent to a driveway. Retaining walls shall
be screened with appropriate landscape materials when grading is unavoidable.
Otherwise, terraced retaining walls shall be utilized which are separated
by a minimum of three feet and appropriate landscape materials.
h. Adjacent to driveways, slopes no greater than 50 percent (ratio of
2:1) will be permitted.
i. Driveways shall enter public/private streets maintaining adequate
line of sight.
j. At the point where driveways intersect the public right-of-way, the
pavement of the driveway shall not be a minimum of five feet from
any side property line. Exceptions may be considered based on lot
size, percentage of slope, and use as a common (joint) driveway.
FIGURE 17.122.020-8 LANDSCAPING OF RETAINING WALLS
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D. Architecture.
The form, mass, and profile of the individual buildings and architectural
features should be designed to blend with the natural terrain and
preserve the character and profile of the natural slope.
1. Standards.
a. Terrace the building to follow the slope. Where possible, use roofs
on lower levels for the deck open spaces of upper levels. Where decks
are provided, they shall be a minimum of six feet in width to provide
adequate usable area and to effectively break up the mass.
b. Use split pads, stepped footings, and grade separations to permit
structure to step up the natural slope. Rooflines should terrace with
the pad.
FIGURE 17.122.020-9 FOUNDATION TYPES ON HILLSIDES
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c. Detach parts of a dwelling such as a garage.
d. Avoid the use of gable ends on downhill elevations. The roof slope
should be oriented in the same direction as the natural slope.
FIGURE 17.122.020-10 AVOID GABLED ENDS ON DOWNHILL ELEVATIONS
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FIGURE 17.122.020-11 AVOID LARGE ROOF OVERHANGS
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FIGURE 17.122.020-12 CONFORM DESIGN OF STRUCTURE TO SLOPE
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e. The building envelope for all structures shall be as follows:
i. Downhill lot. An overall maximum height of 30 feet is permitted,
as measured from finished grade, from the required front setback extending
toward the rear of the lot. The maximum height at the side setbacks
shall be 15 feet extending up toward the center of the lot at a 45-degree
angle to a maximum height of 30 feet as measured from finished grade.
ii. Uphill lot. A maximum height of 15 feet is permitted at the required
front setback and shall extend up and toward the rear of the lot at
a 45-degree angle to a maximum overall height of 30 feet as measured
from finished grade. A maximum height at the required side setbacks
shall be 15 feet extending up toward the center of the lot at a 45-degree
angle to a maximum height of 30 feet as measured from finished grade.
iii.
Cross-slope lots. A maximum overall height of 30 feet is permitted,
as measured from finished grade, from the required front setback extending
toward the rear of the lot. The maximum height at the required side
setbacks shall be 15 feet extending up toward the center of the lot
at a 45-degree angle to a maximum of 30 feet as measured from finished
grade.
f. Excavate underground or utilize below-grade rooms to reduce effective
bulk and to provide energy-efficient and environmentally desirable
spaces. However, the visible area of the building shall be minimized
through a combined use of regrading and landscaping techniques. For
example, the use of earth berms around the lower part of the house
minimizes larger visual expanses of wall areas and functions as a
natural solar heating and cooling insulator.
g. Exterior structural supports and undersides of floors and decks not
enclosed by walls will be approved only if it is proven that no alternative
type of construction is feasible and that fire safety and aesthetic
considerations have been adequately addressed.
2. Guidelines.
a. The design of the structure shall give consideration to the lot's
size and configuration in order to avoid the appearance of overbuilding
or crowding and to minimize the blocking of views. For example, within
a development, the majority of the units should not be designed with
minimum setback to minimum setback.
b. Avoid large expanses of a single material on walls, roofs, or paving
areas. Create interesting, small-scale patterns by breaking up building
mass, varying building materials, and through design and placement
of windows and doors.
c. Building materials and color schemes should blend with the natural
landscape. Treated wood or materials of a wood-like appearance, having
the necessary fire-retardant characteristics, are encouraged for exterior
surfaces. Where exterior stucco is used, it should have a final coat
of integrated color in a muted earth tone. Contrasting color accents
should be kept to a minimum, particularly on the view side. Use of
other natural materials, such as river rock, is encouraged.
E. Walls
and fences.
1. Guidelines.
a. Walls and fences can be used to define a sense of place and create
an attractive appearance. However, walls should not dominate a view,
and their height should be limited adjacent to a street or trail or
within a rear yard. Terracing and extensive landscaping can reduce
the effective bulk. In addition, street-front walls should incorporate
varying design and natural materials. The use of open-view fencing
is encouraged, so long as adequate public safety and residential privacy
are maintained.
b. Fences will be allowed immediately adjacent to structures to provide
a private outdoor area. These fences shall be designed as an integral
part of the building in order to minimize the visual impact on surrounding
areas.
c. Walls and fences shall integrate materials and colors used in the
structure's facade. Naturally occurring materials, such as river rock,
shall be used whenever possible.
d. Walls and fencing visible from the public right-of-way shall be designed
to incorporate visual interest through variation in placement, use
of planters, differing materials, and modulation of the wall plane.
F. Landscaping.
1. Standards.
a. In wildland-urban interface fire areas, landscaping shall be in accordance
with fire district codes and standards.
FIGURE 17.122.020-13 FENCING ON HILLSIDES
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FIGURE 17.122.020-14 NATURAL LANDFORM PLANTING
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b. In order to protect slopes from soil erosion and slippage and to
facilitate significant revegetation, a permanent irrigation system
shall be installed on all slopes with required planting. However,
the emphasis shall be toward using plant materials that will eventually
not need to be irrigated. Water and energy conservation techniques
shall be utilized, including, but not limited to, such items as drip
irrigation and alluvial rockscape.
c. Landscaping shall be used to screen views of downslope elevations.
When the structure height exceeds 20 feet from finished grade on a
downslope side, additional landscaping will be required.
d. Slopes with required planting shall be planted with informal clusters
of trees and shrubs to soften and vary the slope plane. Where slopes
are two to one (2:1) and five feet or greater in height, jute netting
shall be used to help stabilize planting and minimize soil erosion.
e. Native vegetation shall be retained and supplemented in canyons and
along natural drainage courses.
2. Guidelines.
a. Natural landform planting should be used to soften manufactured slopes,
reduce the impact of development on steep slopes or ridgelines, and
provide erosion control.
b. Maintain a "vegetative backdrop" by replanting with native trees.
The vegetation should screen structures to the extent possible at
maturity and preserve the appearance of the natural skyline.
FIGURE 17.122.020-15 VEGETATIVE BACKDROP
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c. In order to minimize the grading of large flat areas and encourage
water conservation techniques, large expanses of low-growing grass
in the front and side yards adjacent to a street are discouraged.
d. Native or naturalized plants, or other plant species that blend naturally
with the landscape, shall be utilized in all areas with required planting.
G. Grading.
1. Standards.
a. Grading shall be phased so that prompt revegetation or construction
will control erosion. Where possible, only those areas that will be
built on, resurfaced, or landscaped shall be disturbed. Topsoil shall
be stockpiled during rough grading and used on cut and fill slopes.
FIGURE 17.122.020-16 GRADING TO MATCH NATURAL CONTOURS
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FIGURE 17.122.020-17 AVOID STRAIGHT SLOPE BANKS
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b. Grading operations shall be planned to avoid the rainy season, October
15th to April 15th. Grading permits shall only be issued when a plan
for erosion control and silt retention has been approved by the planning
director and building official, without regard to time of year.
c. No excavation or other earth disturbance shall be permitted on any
hillside area prior to the issuance of a grading permit, with the
exception of drill holes and exploratory trenches for the collection
of geologic and soil data. These trenches are to be properly backfilled
and, in addition, erosion treatment provided where slopes exceed 20
percent.
d. To encourage maintenance of slopes for erosion control and aesthetics,
property lines shall be located two feet back from the top of slope.
e. No point on any structure subject to the provisions of this section
shall be closer to a visually prominent ridgeline than 150 feet measured
horizontally on a topographic map or 50 feet measured vertically on
a cross-section, whichever is more restrictive.
f. Lot padding is limited to the boundaries of the structure's foundation,
a usable rear yard area (residential only) of 15 feet adjacent to
and between the structure and top or toe of slope, and a 24-foot by
24-foot corral area. If it is physically unfeasible to design a reasonably
usable yard area due to conflict with other grading standards, then
other forms of usable open space should be considered, such as decks,
patios, balconies, or other similar forms of built structures designed
to fit the natural topography.
g. No finished slopes greater than 50 percent (ratio of 2:1) may be
created except beneath the enclosed envelope of a structure where
the maximum created slope is limited to 67 percent (ratio of 1.5:1)
or less.
h. Slopes within city-maintained landscape easements shall not exceed
a maximum grade of 3:1 or 33 1/3 percent.
i. Fill or excavation shall not exceed a depth of five feet at any point
except where the planning commission determines that unusual topography,
soil conditions, previous grading, or other unusual circumstances
indicate that such grading would be reasonable and necessary.
FIGURE 17.122.020-18 CONFORM BUILDING PADS TO NATURAL
CONTOURS
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j. All retaining walls shall be screened with appropriate landscape
materials. Retaining walls are limited to:
i. One upslope (from the structure) not to exceed four feet in height.
Otherwise, terraced retaining structures shall be utilized which are
separated by a minimum of three feet and appropriate landscaping.
ii. One downslope from the structure not to exceed four feet in height.
Where an additional retained portion is necessary due to unusual or
extreme conditions (such as lot configuration, steep slope, or road
design), the use of terraced retaining structures shall be considered
on an individual lot basis. Terraced walls shall not exceed three
feet in height and shall be separated by a minimum of three feet and
appropriate landscaping. Terracing is not to be used as a typical
solution within a development.
iii.
On lots sloping with the street, and other configurations not
discussed above, one retaining wall, not to exceed three and one-half
feet in height, may be used in a side yard where necessary.
iv. Walls that are an integral part of the structure may exceed eight
feet in height; however, their visual impact will be mitigated through
contour grading and landscape techniques.
v. On horse-keeping lots, additional retaining walls, not to exceed
four feet in height, are allowed to provide a flat, usable corral
area and access to trails.
k. Cut or fill slopes shall not exceed eight feet in height at perimeters
of the site or elsewhere without the use of walls, terracing, and
other mitigating measures, such as contour grading or landscape buffering,
and then only as approved by the planning commission after conclusive
demonstration that such cut or fill heights will not adversely affect
adjacent properties, views, landforms, or other significant considerations
not specifically discussed here, and that they are absolutely required
to accomplish land development under extreme or unusual circumstances
and conditions.
FIGURE 17.122.020-19 USE OF CRIB WALLS
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H. Drainage.
1. Standards.
a. Drainage channels shall use an AC or concrete liner in addition to
a naturalizing treatment.
b. Debris basins and energy-dissipating devices shall be provided, where
necessary, to reduce erosion when grading is undertaken in the hillside
areas. Natural drainage courses shall be protected from grading activity.
In instances where crossing is required, a natural crossing and bank
protection shall be preferred over steel and concrete systems. Where
brow ditches are required, they shall be naturalized with plant materials
and native rocks.
c. Building permits and grading permits shall not be issued for construction
on any site without an approved location for disposal of runoff waters,
including, but not limited to, such facilities as a drainage channel,
public street or alley, or private drainage easement that is not adequately
protected from off-site drainage.
d. The use of cross-lot drainage shall be minimized. In situations where
this is not possible using conventional design, optional techniques
including, but not limited to, single loaded streets and reduced densities
shall be considered. Extensive use of cross-lot drainage shall be
subject to planning commission review and may be considered only after
demonstration that this method will not adversely affect the proposed
lots or adjacent properties and that it is absolutely required in
order to minimize the amount of grading which would result with conventional
drainage practices.
e. Where cross-lot drainage is utilized, the following shall apply:
i. Project interiors. One lot may drain across one other lot if an easement
is provided within either an improved, open V-swale gutter which has
a naturalized appearance or within a closed drainage pipe that shall
be a minimum inches in diameter. In both cases, an integral wall shall
be constructed. This drainage shall be conveyed to either a public
street or to a drainage easement. If drainage is conveyed to a private
easement, it shall be maintained by a homeowners association; otherwise,
the drainage shall be conveyed to a public easement such as a public
alley, paseo, or trail. The easement width shall be determined on
an individual basis and shall be dependent on appropriate hydrologic
studies and access requirements.
ii. Project boundaries. On-site drainage shall be conveyed in an improved
open V-swale gutter that has a naturalized appearance or within an
underground pipe in either a private drainage easement, which is to
be maintained by a homeowners association, or conveyed in a public
easement such as a public alley, paseo, or trail. The easement width
shall be determined on an individual basis and shall be dependent
on appropriate hydrologic studies and access requirements.
2. Guidelines.
a. Where possible, drainage channels should be placed in less visible
locations, and more importantly, should receive a naturalizing treatment
including native rock, colored concrete, and landscaping so that the
structure appears as an integral part of the environment.
b. Natural drainage courses should be preserved and enhanced to the
extent possible. Rather than filling them in, drainage features should
be incorporated as an integral part of the project design in order
to enhance the overall quality and aesthetics of a site, to provide
attractive open space vistas, and to preserve the natural character
of the area.
I. Trails.
1. Guidelines. Trails are an integral part of a hillside area and provide
recreation areas for equestrian, hiking, and biking uses. They can
also function as a means to take up grade or to convey drainage.
a. In hillside areas, it is not always necessary to provide full improvements
for trails. A more natural experience may be achieved, and the amount
of grading required can be reduced, by providing minimal improvements
in appropriate areas, such as undevelopable, steep slopes.
(Ord. No. 1000 § 4, 2022)
The majority of design standards and guidelines for commercial, office, and industrial development are provided in chapter
17.120 (General Design Provisions). This section contains only those provisions that are unique to commercial, office, and/or industrial development.
A. Special
site design provisions.
1. Standards.
a. Screen drive-through lanes from public view by orienting the building
and a combination of landscaping, berming, and low screen walls.
2. Guidelines.
a. For commercial projects, give special attention to creating pedestrian
scale and an inviting place for pedestrians to shop.
b. Site amenities, such as walls, hardscape, street furniture, trash
enclosures, lighting, and monument signs, should be designed as part
of the total architectural package for the project.
c. Integrate signs into the architectural program.
B. Parking
areas. The following standards and guidelines apply:
1. Standards.
a. Screen parking areas from public view with landscaping, low walls,
grade differentials, and building orientation.
b. For parking areas, include one tree for every three parking stalls
for shade.
2. Guidelines.
a. Distribute parking evenly throughout a site instead of concentrating
all in one large parking lot.
b. Consider the types of users desired and plan the project accordingly
rather than trying to maximize building floor area.
c. Parking areas should not be the dominant element in the overall design
of a project and should be designed to minimize visual disruption.
d. The design of parking areas should also minimize auto noise, light
and glare, and ambient air temperature. This can be accomplished through
the use of sound walls, general location, use of well-designed lights,
and landscaping throughout the parking lot.
C. Pedestrian
orientation.
1. Guidelines.
a. Colonnades or loggias and other covered walkways or structures that
provide shade to pedestrian spaces shall be utilized whenever possible.
b. At street level, the use of building materials and building details
that relate to human activity shall be required where appropriate.
c. Convenient pedestrian circulation shall be provided throughout all
projects to connect public streets, parking areas, and public transit
facilities with buildings and pedestrian open spaces.
d. Open spaces shall be integrated with pedestrian walks and defined
by landscaping and other elements to create a sense of place.
e. Where possible, open spaces shall be accessible to the public.
f. Street furniture. Benches, light standards, kiosks, trash receptacles,
and other street furniture in on-site open spaces shall be designed
in a coordinated fashion to enhance the appearance and function of
the site and open space.
g. Pedestrian areas shall be highly visible and well lit.
D. Special
architectural provisions.
1. Standards.
a. Paint roll-up doors and service doors to blend in with main building
colors.
b. The creative use of building materials is required. A minimum of
two primary building materials shall be used. The recommended primary
and secondary building materials are as follows:
i. Primary building materials: concrete including form-lined and sandblasted
concrete; textured/decorative block (CMU) including split-face and
slumpstone block; and rock paneling including granite; marble; and
slate, and glass/glazing as the dominant finish at office areas/pods/corners.
Similar primary materials may be considered on a caseby-case basis.
ii. Secondary building materials: glass/glazing accents, tile trim, polished
metals including brass, copper, and aluminum; brick; distressed wood;
painted metal elements; and painted accent stripes. Similar secondary
materials may be considered on a case-by-case basis.
c. The application/use of metal, e.g. prefabricated sheets/paneling
for exterior walls, columns, exposed framing, roofing, and finishes
(except as an accent material/trim) for all buildings within all industrial
zones (Neo-Industrial, Industrial Employment, etc.) is prohibited.
2. Guidelines.
a. For commercial projects, vary the roof through the use of vertical
separations, vary the roof structure, or vary the parapet line or
ridgeline.
b. Provide interest and variation to storefront designs for shopping
centers to complement the architectural style. Design elements to
be considered include providing offsets or bays, strong base material,
varying storefront treatment, multi-pane windows, and varying the
bulkhead treatment.
c. For industrial buildings, design the office portion as the architectural
focus with the appearance of an office building in terms of detail
and amount of glass.
(Ord. No. 1000 § 4, 2022)
Every building shall be designed with a precise concept for
adequate signing. Provisions for sign placement and sign scale in
relationship with building and readability shall be considered in
developing the signing concept. While providing the most effective
signing, it shall also be highly compatible with the building and
site design relative to color, material, and placement. The city's
goal is to promote a quality visual environment by allowing signs
that are compatible with their surroundings and effectively communicate
their message.
A. Combining
signs and architecture.
1. Integrate signs into the architectural scheme. Indeed, the building
itself can serve as a large and impressive sign. To achieve this effect,
however, the individual signs on the facade should reinforce the character
of the building, not obscure or detract from it.
2. Use signs as a means of business identification rather than as a
form of advertising.
3. Simple messages, layout, and color scheme make signs easier to read.
4. Select colors and materials that complement the architecture, including
monument signs.
5. Size of signs should be proportional to the scale of the building
and their affixed surface.
6. Use wall sign placement to direct the customer to the business location.
7. Visually balance the sign area with the building mass and height
rather than designing to the maximum standard.
B. Signs
for office and industrial development.
1. Consider the layout and shape of the architectural features of the
building. Design elements such as window patterns (vertical and horizontal
rectangles, arches, squares, etc.) will help determine the sign shape
that will suit the building.
2. Use individual letters rather than canister-type signs.
C. Uniform
sign program.
1. Provide a uniform sign program for shopping centers and office or
industrial complexes with multiple buildings to create a coordinated
project theme of uniform design elements, such as color, lettering
style, and placement.
2. Specify a consistent sign type and avoid mixing different sign types,
such as canister signs with channelized letters.
3. Use a consistent size (e.g., maximum height and length) that is proportionate
to the building.
4. For shopping centers, use an 18-inch maximum letter height. For buildings
plotted at the street setback line, use a 12-inch maximum letter height.
5. Limit sign length to be no greater than 65 to 70 percent of the leased
space width.
(Ord. No. 1000 § 4, 2022)