Note: Area 1 is as defined in Exhibit A.
A. In
the Specific Plan No. 4 area, the following primary uses are permitted
in the "residential development" portion of lots:
1. Single-family residences.
(Ord. 1137, Exh. A, 2003; Ord. 1226 § 1, 2014)
A. In
the Specific Plan No. 4 area, the following uses are permitted when
incidental or accessory to an approved primary use:
1. In the "residential development" portion of all lots in Specific
Plan No. 4:
c. Storage sheds and workshops up to two hundred square feet;
d. Household pets as described and regulated in Chapter
18.20 Residential Zones Generally;
e. Noncommercial agricultural and gardening uses including greenhouses
up to two hundred square feet;
f. Other similar uses which the development plan review board determines
are consistent with the spirit and intent of this chapter.
(Ord. 1137, Exh. A, 2003; Ord. 1226 § 1, 2014)
A. Equestrian
Area. The following uses are permitted in the equestrian area of "E"
lots. Based on the scenic qualities and environmental sensitivity
of the area, the items listed are the only allowed uses.
1. Keeping of horses, in accordance with Chapter
18.112 of this title;
2. Paddocks and corral areas;
3. Barns and similar covered horse keeping facilities when located on
"E" lots;
4. Unlighted recreational courts (tennis courts, basketball courts,
volleyball courts, etc.) where the equestrian area on the lot has
a minimum total area of twenty thousand square feet, when the court
and associated facilities does not preclude the keeping of horses
and when the following standards are met:
a. No court lighting is permitted;
c. The court shall be located a minimum of twenty-five feet from any
property line;
d. The entire equestrian area, that is not being used for horse keeping,
shall be fully landscaped in such a manner as to adequately screen
full view of the court, landscaping shall be in compliance with the
Landscape Planting Guidelines for Specific Plan No. 4;
e. There shall be a minimum of ten thousand square feet of equestrian
area remaining for equestrian use;
f. A conceptual plan shall be submitted that shows potential or existing
equestrian facilities in the equestrian area, along with the recreational
court;
B. Scenic
Easement. The following uses are permitted in the scenic easement
area. Based on the scenic qualities and environmental sensitivity
of the area, the items listed are the only allowed uses in the scenic
easement.
3. Paved or Nonpaved Accessway. Access walkways shall, in no case, be
greater than forty-eight inches in width. Minor retaining walls necessary
to provide walkways are permitted and shall be subject to approval
by the city.
(Ord. 1137, Exh. A, 2003)
A. The
following uses are subject to a conditional use permit on the "residential
development" portion of Type B and C lots only.
1. Lighted and nonlighted recreational courts (tennis courts, basketball
courts, volleyball courts, etc.);
2. Storage sheds, workshops and greenhouses two hundred square feet
and larger;
4. Retaining wall supported or cantilevered patios and decks.
B. The
following uses are subject to a conditional use permit on the "equestrian"
portion of Type B and C lots only.
1. Lighted recreational courts (tennis courts, basketball courts, volleyball courts, etc.) and horse keeping corrals and arenas where requirements of Section
18.504.070(A)(4)(b) through
(f) are met, when lighting is shielded from off-site views and when hours of lighting are limited in the conditional use permit.
(Ord. 1137, Exh. A, 2003)
Sections
18.504.090 through
18.504.220 of this chapter are intended to provide standards for residential development on Type B and Type C lots. Type A lots shall be subject to all requirements of Chapter
18.24 of this title.
(Ord. 1137, Exh. A, 2003)
A. General.
All grading must conform to standards set forth in the attached Exhibits
and the standards set forth in this section both of which outline
the intended grading techniques.
B. Lot
Type Classification. All lots within the specific plan have been classified
into one of three categories: Type A, Type B or Type C lots. Lot classifications
are indicated on Exhibit B.
1. Type A Lots. Type A lots are located in areas that are relatively
flat. Grading of the entire developable lot area is permitted on Type
A lots. The drainage of runoff water will be redirected to the adjacent
streets.
2. Type B Lots. Type B lots are grouped throughout the specific plan.
These lots are characteristically located on minor inclined terrain
that represents moderately sensitive landform. Grading on Type B lots
is permitted for the placement of an access to permitted uses. This
grading may include a slab-on-grade foundation and driveway access
to the garage. The grading of the entire lot is not consistent with
the intent of a Type B classification. The drainage of runoff will
follow its natural course. Minor grading outside the house pad and
access may be permitted with development plan review board approval.
For the purposes of this section, minor grading shall mean grading
that does not exceed a total of two hundred cubic yards of cut and
fill (e.g., one hundred fifty cubic yards of cut and fifty cubic yards
of fill). The two hundred cubic yard limit does not count export required
for in-ground pools and spas. The maximum height of retaining walls
created by minor grading shall be four feet. In cases where the development
plan review board determines that additional grading will reduce the
overall mass and bulk of the proposed structure, the two hundred cubic
yard limit may be increased to five hundred total cubic yards (e.g.,
three hundred cubic yards of cut and two hundred cubic yards of fill).
3. Type C Lots. Type C lots are predominately located along major changes
in topography and are highly visible to the surrounding community.
These lots are located on the most sensitive landform. Grading on
Type C lots is restricted to only that earth movement necessary for
roadway access and excavation for retaining-type building foundations
where there will be no visible signs of grading beyond the structure's
main walls. The drainage of runoff will follow its natural course.
Minor grading outside the house pad and access may be permitted with
development plan review board approval. For the purposes of this section,
minor grading shall mean grading that does not exceed a total of two
hundred cubic yards of cut and fill (e.g., one hundred fifty cubic
yards of cut and fifty cubic yards of fill). The two hundred cubic
yard limit does not count export required for in-ground pools and
spas. The maximum height of retaining walls created by minor grading
shall be four feet. In cases where the development plan review board
determines that additional grading will reduce the overall mass and
bulk of the proposed structure, the two hundred cubic yard limit may
be increased to five hundred total cubic yards (e.g., three hundred
cubic yards of cut and two hundred cubic yards of fill).
C. Cut and Fill Slopes. No manufactured slopes shall exceed a maximum of two feet horizontal to one foot vertical unless approved by the planning commission through the conditional use permit process as set forth in Chapter
18.200. Manufactured slopes of less than two-to-one may be permitted where adequate slope control measures such as retaining walls or rip-rap embankments are utilized. The slope shall in no case exceed the natural angle of repose of the material. Cut and fill slopes shall be constructed to eliminate sharp angles of intersection with the existing terrain and shall be rounded and contoured as necessary to blend with the natural topography to the maximum extent possible.
D. Erosion
Control. All manufactured slopes, other than those constructed in
rock, shall be planted or otherwise protected from the effects of
storm runoff erosion and shall be benched or terraced as required
to provide for adequate stability. Planting shall be designed to blend
the slopes with the surrounding terrain and development. Manufactured
slopes in rock shall be provided with soil pockets to contain landscaping
where appropriate. Irrigation facilities shall be required where necessary
to provide for property maintenance of the planted areas.
E. Slope
Maintenance. All slopes shall be maintained in accord with one or
both of the following provisions:
1. A declaration of covenants, conditions and restrictions relating
to the maintenance of the slope areas, signed and acknowledged by
those parties having any record title to the land to be developed
and which are enforceable by the city shall be recorded. The covenants,
conditions and restrictions shall ensure that:
a. All improvements included within the slope areas, such as landscaping
and irrigation, shall be maintained in a safe condition and a state
of good repair.
b. Failure to maintain such improvements, located on slope areas, is
unlawful and a public nuisance endangering the health, safety and
general welfare of the public and a detriment to the surrounding community.
2. A landscape maintenance district established pursuant to the provisions
of the Landscape and Lighting Act of 1972.
F. Grading
Design Approach. The reshaping of the natural terrain to permit access
and construction shall be kept to the absolute minimum. The improvements
should be designed to conform to the terrain. Where grading is necessary,
the following guidelines shall apply to Type B and Type C lots:
1. Transition Design. The angle of the grading slope shall be gradually
adjusted to the angle of the natural terrain.
2. Angular Forms. Angular forms shall not be permitted. The graded form
shall reflect the natural rounded terrain.
3. Exposed Sloped. Graded slopes shall be concealed wherever possible.
(Ord. 1137, Exh. A, 2003)
A. No
building or structure shall exceed two stories, as defined by the
Uniform Building Code, or thirty-five feet in height.
1. Habitable attic area does not constitute an additional story; however, in no case shall the improvement of an attic area increase the maximum height permitted in this section. Attic space may be improved as habitable space when the total habitable area does not exceed forty percent of the story below it, when it meets all Building Code requirements and when approved in accordance with Chapter
18.12 of this title.
B. The
following lots, to the maximum extent possible, should be designed
to the low profile performance standards described in Exhibit H. These
lots shall be specifically approved by the development plan review
board:
1. Lots 4-19, 22-27, 29-32, 58, 68-73 Tract No. 34857; and
C. For
Lots 29, 30, 31 and 32 of Tract No. 34857, the height of the building
shall be limited to the contour elevation as listed in this subsection:
1. Lot 29—seven hundred five maximum structure elevation at ridge
of house;
2. Lot 30—seven hundred three maximum structure elevation at ridge
of house;
3. Lot 31—six hundred ninety-six maximum structure elevation at
ridge of house;
4. Lot 32—seven hundred ten maximum structure elevation at ridge
of house.
(Ord. 1137, Exh. A, 2003)
A. Two-bedroom
dwellings shall have a minimum floor area of one thousand four hundred
square feet.
B. Three-bedroom
dwellings shall have a minimum floor area of one thousand six hundred
square feet.
C. An
additional one hundred fifty square feet shall be required for each
bedroom in excess of three.
(Ord. 1137, Exh. A, 2003)
A. Front Yard Setback. Front yard setbacks shall vary according to topographic conditions and shall be approved by the final decision-making body as outlined in Chapter
18.12 (Development Review).
B. Side
Yard Setbacks. The minimum required side yards shall be five and twelve
feet, with the twelve-foot side yard being provided on the garage
side of the lot. On corner lots, the side yard adjacent to the street
shall be ten feet.
C. Setback
for accessory structures shall be as provided for the main building
except where otherwise provided by a conditional use permit.
D. Rear Setbacks. For lots on the north side on Edinburgh Road and the south side of Gainsborough Road (Lots 58-73), the rear setback to habitable structures shall be twenty-five feet and the rear setback to non-habitable accessory structures (e.g. swimming pools, patio covers, sheds, etc.) shall be ten feet. All existing permitted structures that do not meet these rear setback standards shall be determined legal non-conforming and may remain unless removed or destroyed. Rear setbacks for all other properties shall be determined and approved by the final decision-making body as outlined in Chapter
18.12 (Development Review).
(Ord. 1137, Exh. A, 2003)
A. A
minimum of two off-street parking spaces shall be provided for each
dwelling unit. These spaces shall be located within a fully enclosed
garage.
B. Driveways
and drives shall be designed to a grade and alignment that will provide
the maximum safety and convenience for vehicular, emergency and pedestrian
use and in a manner that will not interfere with drainage or public
use of the sidewalks or street area. Driveways should be located and
designed to minimize disturbance to natural terrain. Driveways shall
have a minimum width of sixteen feet, unless modified to preserve
natural terrain, as approved by the development plan review board.
(Ord. 1137, Exh. A, 2003)
A. Walkways.
Walkways of four feet minimum shall be provided along or in the proximity
of public streets. The exact location of walkways and the material
of walkways shall be determined by the director of public works.
B. Equestrian
Trails. Equestrian trails shall be provided where indicated on Exhibit
B. They shall be constructed of decomposed granite or other city-approved
material. The width shall be a minimum of twelve feet, unless modified
by the development plan review board.
(Ord. 1137, Exh. A, 2003)
The design of storm drain facilities shall ensure the acceptance
of disposal of storm runoff without damage to the street or to adjacent
properties. The use of special structures to accept storm runoff shall
be incorporated into the street design where appropriate.
(Ord. 1137, Exh. A, 2003)
A. Design
Concepts. The general landscape design concept is to maintain the
natural scenic amenity represented by the existing natural vegetation.
Introduced plant materials and landscaping improvements shall harmonize
with the natural character of the site. The following landscape concepts
refer to areas indicated in Exhibits B and C of this chapter.
B. Landscaping
on Type A Lots. Conventional landscaping is permitted providing it
does not distract from the overall natural community appearance.
C. Landscaping
on the Residential Development Portion of Type B and Type C Lots and
All Lots in Tract 47310. Landscaping shall be designed to blend with
the existing native vegetation in the Walnut Creek corridor. Informal
patterns of native materials shall be used. Formal patterns, unnatural
appearing shapes or assertive colors shall not be permitted.
D. Landscaping
in the Scenic Easement and Equestrian Areas. To the maximum extent
possible, these areas shall remain in their natural state with no
removal of vegetation. Native and native compatible vegetation may
be planted and temporary irrigation installed, with approval of plans
by the development plan review board. No planting other than native
and native compatible vegetation is permitted in these areas. In the
scenic easement area, temporary irrigation shall only be permitted
when above ground irrigation piping is used. All irrigation systems
installed in the scenic easement and equestrian areas shall be required
to have moisture sensors installed to reduce overwatering.
E. Landscape
Design Standards. All landscaping within Specific Plan No. 4 shall
comply with the following design standards:
1. Landscape Plan. Prior to the issuance of any building permits, a
conceptual landscape and irrigation plan for all developer-installed
landscape areas shall be approved by the development plan review board.
For each phase, a corresponding final landscape and irrigation plan
shall be approved by the development plan review board. The landscape
and irrigation plan shall clearly indicate the general location, size
and species of plant material and the proposed irrigation of the area.
2. Plant Material List. Unless specifically approved by the development
plan review board, all landscape material shall be compatible with
the Landscape Planting Guidelines for Specific Plan No. 4 that is
on file in the community development department.
3. Landscape Installation. All cut and fill slopes in excess of five
feet in vertical height shall be planted and irrigated to promote
growth of plants and to prevent erosion. In developing a site, the
developer shall plant and maintain all slopes until the property is
occupied by reason of lease or purchase. The developer shall provide
suitable guarantee, satisfactory to the city council for planting
and maintenance as provided in this chapter. All manufactured slopes,
other than those constructed in rock, shall be planted or otherwise
protected from the effects of storm runoff erosion and shall be benched
or terraced as required to provide for adequate stability. Planting
shall be designed to blend the slope with the surrounding terrain
and development. Manufactured slopes in rock shall be provided with
soil pockets to contain landscaping where appropriate. Irrigation
facilities shall be required where necessary to provide for property
maintenance of the planted areas.
4. Landscape Maintenance. To ensure maintenance of plant materials,
an automatic irrigation system shall be provided. Irrigation systems
shall be designed to provide uniform coverage and maximum water efficiency.
(Ord. 1137, Exh. A, 2003)
All signs within the Specific Plan No. 4 area shall comply with Chapter
18.156 of this title regarding signs in single-family residential zones.
(Ord. 1137, Exh. A, 2003)
A. All
hillside public streets shall be provided with a level of street lighting
designed to protect the health, safety and welfare of those living
within the hillside areas. Streetlights shall be mounted on ornamental
electroliers. Prior to the installation of any lighting or other developer-installed
community lighting other than street lighting, a general lighting
plan shall be approved by the development plan review board.
B. Spot,
flood or decorative lighting that intrudes into the Walnut Creek Wilderness
Park shall not be permitted.
C. Security
lighting may be permitted in the equestrian area when associated with
an approved horse keeping facility and when the security lighting
is approved by the director of community development.
D. Sports court and horse corral and arena lighting may be permitted in accordance with Section
18.504.080.
(Ord. 1137, Exh. A, 2003)
A. Prior
to the issuance of any building permits, a conceptual fencing plan
for the entire development described in this chapter shall be approved
by the development plan review board. For each phase, a corresponding
final fencing plan shall be approved by the development plan review
board. The community fencing plan shall clearly indicate the location,
height, type and materials and color selection for fencing along Valley
Center Avenue and Lyman Avenue. In addition to the provisions of the
fencing plan, the following standards shall apply:
1. Fences and walls within the front setback may not exceed forty-two
inches in height.
2. The maximum height for any fence or similar structure shall be thirty
inches within the triangular area formed by drawing a straight line
between two points located on, and twenty-five feet distance from
any intersection of two streets.
3. The maximum height for any residential fence shall be six feet. Exact
location and style of fencing shall be as approved under the community
fencing plan.
4. Corral fences shall be metal pipe construction, a minimum of five
feet in height. The maximum height of corral fencing shall be six
feet.
5. No fencing of any type is permitted in the scenic easement area,
indicated on the concept plan, Exhibit C of this chapter, with the
exception of equestrian "E" lots on which black tubular steel fencing
six feet in height, or other approved fencing, may be approved with
development plan review board approval.
6. The maximum height of fencing for recreational courts shall be eight
feet in height on the sides of the court and ten feet in height on
the ends of the court; however, the development plan review board
may reduce the maximum allowed height of individual fences based on
the impact of the proposed fence. Chain-link fencing is not permitted
unless it is vinyl dipped in a color compatible with the surrounding
landscape.
(Ord. 1137, Exh. A, 2003)
A. All
development plans shall show a patio or deck area on each hillside
lot. Unless required as a condition of approval, a developer shall
not be required, pursuant to this section, to install a patio or deck
area.
B. Any person wishing to install a patio or deck area, shall do so in accordance with a development plan approved by the development plan review board, pursuant to Chapter
18.12 of this title.
(Ord. 1137, Exh. A, 2003)