Note: Editor's Note: Exhibits and appendices relating to Specific Plan No. 8 are located at the end of this chapter.
A. 
The purpose of Specific Plan No. 8 is to provide guidelines for an environmentally sensitive hillside development plan, which preserves the major topographic features, while enabling high-quality, architecturally creative residential development.
B. 
Development standards are proposed to achieve the following objectives:
1. 
To provide for the development of safe, comfortable residential sites, where residents can enjoy views in a natural setting.
2. 
To create a development which blends with the natural setting when viewed from neighboring areas and other parts of the city.
3. 
To provide an improved hillside environment featuring aesthetic cohesiveness, harmonious siting of structures, and interfacing of open space through the utilization of superior land planning and architectural design.
(Ord. 794 § 1, 1983; Ord. 815 § 1, 1984)
The adoption of Specific Plan No. 8 by the city is authorized by Title 7, Division 1, Chapter 3, Articles 8 and 9 of the California Government Code, Sections 65450 and 65507. Under these provisions, the planning commission may, or shall if so directed by the council, prepare specific plans based on the general plan and drafts of such regulations, programs and legislation as may, in the judgment of the planning commission, be required for the systematic execution of the general plan. Such a specific plan shall include all detailed regulations, conditions, programs and proposed legislation which may be necessary or convenient for the systematic implementation of each element of the general plan.
(Ord. 794 § 1, 1983)
Property subject to the provisions of this specific plan includes approximately fifty-eight acres of land within the boundaries of Cannon Avenue and Walnut Avenue on the north and east, and Puddingstone Drive on the south and west, as shown in the map attached to this section.
Title 18--Image-36.tif
(Ord. 794 § 1, 1983)
A. 
Unless otherwise specified, all development within Specific Plan No. 8 shall comply with this code. Terms used in this chapter shall have the same meaning as defined in other portions of this code unless otherwise defined in this chapter.
B. 
Any details or issues not specifically covered by this specific plan shall be subject to the regulations of this code and/or the covenants, conditions and restrictions applicable to this specific plan.
C. 
The approval of development within the specific plan area shall be governed by Section 65450 et seq. of the state of California Government Code.
D. 
Individual lots, which were lawfully created and in existence at the time of adoption of this specific plan, may be developed regardless of lot size or shape, pursuant to all requirements of this specific plan and this code.
E. 
All construction within the boundaries of this specific plan shall comply with all provisions of the Uniform Building Code and the various mechanical, electrical and plumbing codes adopted by the city.
F. 
Minor modifications to the specific plan which do not give rise to a conflict with the intent of the specific plan as approved, may be approved by the director of community planning at his discretion.
G. 
A focused environmental impact report which analyzes several specific environmental issues associated with the residential development proposed by the specific plan, has been certified by the city council and is referenced by this subsection.
H. 
Any land uses not specifically covered by this Specific Plan No. 8 shall not be permitted.
I. 
If any regulation, condition, program or portion thereof of the specific plan is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and the invalidity of such provision shall not affect the validity of the remaining provisions of this chapter.
J. 
Construction of any new dwelling units for which building permits have not been issued as of the date the zone change is approved by the city council is prohibited, until a tentative subdivision map for the vacant land within the project area has been approved by the city council. This shall apply only to owners of at least two contiguous lots which, together, have sufficient lot area to be divisible into three or more lots, in accordance with the standards of Section 18.512.140 of this chapter.
The actual location of future buildable lots shall be established on the tentative tract map subject to the topographic conditions, minimization of grading, specific street and lot layout and the need for open space as determined by the city council.
K. 
Several properties within the boundaries of this specific plan are already developed. The provisions of this specific plan will supercede all previous zoning regulations for these properties as well as the vacant properties involved, without exception, unless such exceptions are authorized pursuant to state and local ordinances, in the interest of the public health, safety and general welfare.
L. 
All interior streets within the limits of Specific Plan No. 8 shall be privately developed and offered for dedication to the city. Interior street design shall be as approved by the city engineer. Only properties benefitted by private streets shall be assessed the costs of maintenance.
(Ord. 794 § 1, 1983)
The maximum density shall be one unit per acre, averaged over the entire area within the specific plan. The maximum number of residential units that may be built shall be fifty-eight, based on the total area of approximately fifty-eight acres, which includes any new interior streets built to accommodate residential development.
(Ord. 794 § 1, 1983)
Buildings, structures and land shall be used, structurally altered or enlarged only for the uses permitted by Sections 18.512.070 and 18.512.080.
(Ord. 794 § 1, 1983; Ord. 1226 § 1, 2014)
Primary uses in the Specific Plan No. 8 area are as follows:
A. 
Single-family detached units in accordance with Sections 18.512.240 and 18.512.250 of this chapter;
B. 
Open space;
C. 
Other uses similar to those stated in this section which the development plan review board finds consistent with the spirit and intent of this specific plan.
(Ord. 794 § 1, 1983; Ord. 1226 § 1, 2014)
Accessory uses in the Specific Plan No. 8 area are as follows:
A. 
Detached garages and carports;
B. 
Fences and walls, subject to the provisions of Section 18.512.200;
C. 
Household pets as described and regulated in Chapter 18.20 Residential Zones Generally;
D. 
Animal keeping, restricted as follows:
1. 
Barnyard animals pursuant to the provisions of Chapter 18.28 of this title;
E. 
Noncommercial agricultural activities (e.g., family garden);
F. 
The following special purpose, or accessory structures as approved by the director of community planning, pursuant to the provisions of Chapter 18.12:
1. 
Greenhouses, workshops, and storage sheds, when less than six hundred square feet in floor area,
2. 
Gazebos not in excess of two hundred square feet, and enclosed or covered patios when less than six hundred square feet in floor area,
3. 
Room additions, when less than six hundred square feet in floor area,
4. 
Swimming pools and spas where not more than fifty cubic yards of grading and retaining wall and/or cantilevered supports are necessary;
G. 
Other accessory uses of a similar nature, which the development plan review board finds to be consistent with the spirit and intent of this specific plan.
(Ord. 794 § 1, 1983; Ord. 897 § 7, 1989; Ord. 1226 § 1, 2014)
Conditional uses in the Specific Plan No. 8 area are as follows:
A. 
Greenhouses, workshops, and storage sheds, when six hundred square feet or larger in floor area;
B. 
Gazebos in excess of two hundred square feet, and enclosed or covered patios, when the floor or roof area of such structure is six hundred square feet or larger;
C. 
Tennis courts;
D. 
Decks, that are not attached to the dwelling unit or where more than fifty cubic yards of grading or where retaining wall and/or cantilevered support are necessary;
E. 
Two-story room additions;
F. 
Detached domestic quarters.
Note. All conditional uses are subject to review and approval by the development plan review board in accordance with Sections 18.512.240 and 18.512.250 of this chapter.
(Ord. 794 § 1, 1983; Ord. 897 § 7 (B), 1989; Ord. 1226 § 1, 2014)
The guidelines in Sections 18.512.110 through 18.512.130 are established for two primary purposes:
A. 
To provide policy guidance to builders, home residents, engineers, architects, landscape architects and other design professionals in order to maintain design continuity throughout the development and with the home area;
B. 
To provide guidance to the planning commission, the development plan review board and the city council in the subsequent review of building plans as noted in the plan review and plan disposition procedures.
(Ord. 794 § 1 (III), 1983)
Building design guidelines for Specific Plan No. 8 are as follows:
A. 
Architectural statements should convey a feeling or impression rather than standing out as any particular style. Each residential site should convey its own blend of building forms, textures and site relationships. There is not one particular style but rather an atmosphere which should be the result of building designs, sensitively integrated with the site, the topography and character of the property;
B. 
Buildings and other improvements should be appropriate in mass and scale to the site on which they are placed. The site and its relationship to other structures, scenic values, climatic orientation, access and topography should be dominant factors in the design and orientation of structures on each site;
C. 
Natural wood and stone are materials that can easily blend with the natural environment and the use of these materials is strongly encouraged. Concrete roof tiles or other roofing materials providing fire resistance shall be utilized;
D. 
Roof-mounted mechanical equipment is expressly prohibited, except for solar collector panels and concealed solar accessory equipment.
(Ord. 794 § 1 (III), 1983)
Landscape design and proper use of plant materials should soften and integrate the total visual image presented by the buildings and building clusters on the hillside. Landscape materials should include native and fire resistant materials. Landscape design should respect solar access rights and should be utilized for micro-climatic control as well as privacy around structures and outdoor use areas. The design of fencing and exterior lighting is an integral part of the landscape design process, and these provisions shall also be included in all private lot landscaping plans.
(Ord. 794 § 1 (III), 1983)
A. 
All graded slopes are to be contoured and blended to harmonize with natural slopes, and shall be landscaped and provided with automatic irrigation in accordance with plans approved by the director of community planning.
B. 
Pad elevations shall vary noticeably, from lot to lot, to prohibit excessive massing of structures or repetitive roof lines. Split-level house designs and other similar techniques shall be incorporated.
C. 
Significant landmark features as determined by the planning commission and the city council shall be preserved.
D. 
Maximum vertical height of cuts, exposed or retained by walls should not exceed twelve feet.
E. 
Maximum vertical height of fills, exposed or retained by walls, should not exceed twelve feet.
F. 
The maximum steepness of exposed cuts and fills shall not exceed 2:1 for cuts and 3:1 for fills, unless modified pursuant to an individual lot soils test and approved by the director of community development.
G. 
Maximum heights for cuts and fills may be exceeded only on "difficult lots" and when a plan for grading and planting has been prepared and presented to the planning commission for review and approval.
H. 
Building sites shall not be graded until specific house site plans and elevations have been approved for the individual site, and a grading permit has been issued.
I. 
No curb cuts shall be provided until specific house site plans have been approved for the individual site.
J. 
Manufactured or exposed slopes created by roadway cuts and fills shall be landscaped, by the developer of the roadway system, in accordance with a grading and landscaping plan approved by the directors of community development and public works.
(Ord. 794 § 1, 1983; Ord. 815 § 2, 1984)
The average lot size shall not be less than .85 acres within any subdivision of land within the specific plan. The minimum lot width shall be one hundred feet unless "flag" lots, not less than twenty feet wide, are approved by the city council pursuant to Section 18.512.250. There is no required minimum lot depth, since precise lot sizes, shapes and locations will be determined through the subdivision process, based on the purpose and objectives of this specific plan, as defined in Section 18.512.010.
(Ord. 794 § 1, 1983; Ord. 815 § 3, 1984)
The minimum size for any primary residential dwelling unit shall be two thousand five hundred square feet gross floor area.
(Ord. 794 § 1, 1983)
A. 
On a ridgeline the maximum building height shall be one story or twenty-two feet, measured from the highest point of contact with the existing ridgeline. The major plane or surface of the roof shall parallel the slope of the hills.
B. 
Below a ridgeline, the maximum building height shall be twenty-eight feet, as measured from the highest adjoining ground surface level at the base of the structure.
C. 
Notwithstanding the provisions of subsections A and B of this section, the height of structures on lots 1, 2, 3, 4, 5, 6, 25 and 26 of Tract No. 43068 may exceed twenty-two feet, provided all the following conditions are met:
1. 
The maximum height shall not exceed twenty-eight feet, measured from the highest point of the structure to the point of contact with the existing ridgeline, provided that architectural features which are not a significant aspect of the structure, including, but not limited to, chimneys and spires, may exceed the approved height of the structure by an amount equal to ten percent of the approved height if permission for such architectural features is obtained pursuant to subdivision (3) of this subsection;
2. 
The structure for which excess height is sought is situated on the lot and the lot is landscaped so that the structure is in conformance with the character of the neighborhood, and has no greater impact on the neighborhood or community viewshed, particularly from the north looking south toward the lot, than a structure not exceeding twenty-two feet in height;
3. 
A permit for such excess height is first obtained. An application for such a permit shall be submitted to the city director of community development, accompanied by a site plan, landscaping plan, architectural drawings, and such other information as the director deems necessary for the hearing body to determine if the criteria set forth in this subsection are met. A hearing on the application shall be held by the development plan review board and city council at a joint meeting of the board and council. A majority vote of those present at the joint meeting shall be required to approve or disapprove the application. Any approval shall be subject to such conditions as the hearing body deems necessary to assure compliance with the criteria set forth in this subsection.
(Ord. 794 § 1 (IV), 1983; Ord. 867 § 1, 1987)
Building setbacks in the Specific Plan No. 8 area are as follows:
A. 
Front, twenty feet, minimum. Where swing-in driveways are utilized, the setback may be a minimum of fifteen feet;
B. 
Side, ten feet minimum. Twelve feet minimum on the driveway/garage side;
C. 
Street side, twelve feet minimum;
D. 
Rear.
1. 
As approved by the director of community planning, for minor structures less than four hundred square feet in floor area,
2. 
As approved by the development plan review board, for structures four hundred square feet or greater in floor area;
E. 
Between units, twenty-five feet minimum.
(Ord. 794 § 1 (IV), 1983)
A maximum of thirty-five percent of the net lot area, exclusive of street right-of-way, may be covered by permanent, "closed" structures, such as garages, dwellings, enclosed patios, greenhouses, et cetera.
(Ord. 794 § 1 (IV), 1983)
A. 
Plant Materials. Plant materials selected for individual lots shall be compatible with the underlying soil and slope characteristics, based on the soils analysis conducted along with the focused environmental impact report prepared for the specific plan and detailed soils reports prepared for each homesite.
Suggested slope planting materials include, but are not limited to, the following:
Applied as Hydramulch mixture
GRASS AND LEGUME
Alfalfa
(Alfalfa)
Barley
(Barley)
Blando Brome
(Brando Brome)
Coronilia Varia
(Crown Vetch)
Ryegrass
(Ryegrass)
Wheatgrass
(Wheatgrass)
GROUNDCOVERS AND VINES
Achillia tomentosa
(Wooly Yarrow)
Fragaria cliloensis
(Wild Strawberry)
Eueunymus furtunei radizans
(Purpleleaf Winter Creeper)
Hedera helix
(English ivy)
Kleinia repens
(Kleinia)
Lonicera japonrai halliana
(Hall's Honeysuckle)
Pelargonium peltatum
(Ivy Geranium)
Potentilla verna
(Spring Cinquefoil)
Vinca major
(Periwinkle)
Vinca minor
(Dwarf Running Myrtle)
Arctostaphylos densiflora
(Vine Hill Manzanita)
Arctostaphylos edmundsii
(Little Sur Manzanita)
Arctostaphylos hookeri
(Montery Manzanita)
Arctostaphylos Uva Ursi
(Bearberry)
Baccharis pilularis "twin peaks"
(Dwarf Coyote Bush)
Carissa grandiflora "green carpet"
(Natal Plum)
Ceanothus gloriosus
(Point Reyes Ceanothus)
Canothus griseus horizontalis
(Carmel Creeper)
Ceanothus prostratus
(Squaw Carpet)
Juniperus conferta
(Shore Juniper)
Myoporum parvifolium prostrata
(Myoporum)
Hedera canariensis
(Algerian Ivy)
SHRUBS
Acacia longifolia
(Sydney Golden Mattle)
Atriplex lentiformis breweri
(Brewer Saltbrush)
Atriplex semibaccata
(Creeping Australian Saltbrush)
Cistus villosus
(Rockrose)
Cotoneaster micro phylla
(Rockspray Cotoneaster)
Echium fastuosum
(Pride of Madeira)
Gehista racemosa
(Broom)
Grevillea banksii forsteri
(Grevillea)
Heteromelies arbutifolia
(Toyon)
Juniperus tomariscifolia
(Tamarix Juniper)
Lantana montevidensis
(Trailing Lantana)
Plumbago capensis
(Cape Plumbago)
Pyracantha "santa cruz"
(Pyracantha)
Rhus integrifolia
(Lemonade Berry)
Rosmarinus officinalis
prostratus
(Rosemary)
Teucrium friuticans
(Bush Germander)
Trachelospermum jasminoides
(Star Jasmine)
Xylosma congestum
(Xylosma)
Xylosma senticosa
(Shiny Xylosma)
TREES
Individual tree placements will be difficult, due to the extensive underlying bedrock and shallow topsoil found throughout the project area. Extraordinary installation methods, using heavy machinery or possibly controlled explosives, will be necessary to create sufficient wells to accommodate the root ball of introduced tree species.
Tree types should be carefully selected based on their compatibility with the local climate, their ability to withstand periodically strong westerly winds, and the capacity of the root system to grow and flourish in a subsurface environment composed principally of volcanic bedrock.
B. 
Plan Review.
1. 
Prior to the issuance of building permits for a proposed homesite, the developer shall submit a detailed landscaping/automatic irrigation plan, for review and approval by the director of community development.
2. 
This plan shall provide coverage for the front and side yards, and any portion of the rear yard to be improved beyond its natural state.
C. 
Installation and Maintenance.
1. 
All required landscaping and irrigation elements shall be installed and completely functional, within sixty days following the original occupancy of any new dwelling units.
2. 
Irrigation lines shall be placed underground wherever possible. If subsoil conditions render this infeasible, irrigation lines shall be colored to blend with the surface materials, as approved by the director of community planning.
(Ord. 794 § 1 (IV), 1983)
A. 
Community Fencing. Perimeter fencing, along lot lines, shall be open in style and consistent in material and height throughout the entire project area. Fencing within the building footprint area may be solid, if composed of decorative masonry material, as approved by the development plan review board, pursuant to Section 18.512.250 (B) of this chapter. All such fencing shall be installed by the developer, at the time of development.
B. 
Height.
1. 
The maximum height of solid fences or walls in the required front yard setback shall be forty-two inches.
2. 
The maximum fence height in all other areas shall be six feet, unless a taller fence or wall is approved by the director of community development as a method of protecting the health, safety or welfare of the residents.
C. 
Installation and Maintenance. Necessary walls, such as retaining walls, shall be installed by the developer prior to the occupancy of any dwelling unit. Decorative and privacy fencing shall be installed in conjunction with the landscaping and irrigation system. Fencing and walls shall be maintained by the property owner to prevent deterioration, hazards or degrading of local property values.
(Ord. 794 § 1 (IV), 1983)
Residential streets shall be designed in accordance with the standards contained in Chapter 18.32 of this title, or as modified in accordance with recommendation of the city engineer and approved by the planning commission.
(Ord. 794 § 1 (IV), 1983)
In addition to the standards established by Section 18.156.030, the following standards shall apply:
A. 
General.
1. 
Driveways and drives shall be designed to a grade, maximum of eighteen percent, and alignment that will provide the maximum of safety and convenience for vehicular, emergency and pedestrian use and in a manner which will not interfere with drainage or public use of the sidewalks and/or street area. Driveways shall be located and designed to minimize disturbance to natural terrain, shared driveways are encouraged to accomplish this.
2. 
Driveway approaches on Puddingstone Drive shall be limited to those approved pursuant to the plan disposition procedure, Section 18.512.250 of this chapter.
B. 
Specific.
1. 
A minimum of two off-street parking spaces within a fully enclosed garage shall be provided for each dwelling unit. In addition, two off-street parking spaces for guests shall be provided for each dwelling unit. Private driveways may satisfy the guest parking requirement.
2. 
Driveways shall have a minimum width of eighteen feet and a minimum length of twenty feet, unless modified to preserve natural terrain, pursuant to the plan disposition procedures in Section 18.512.250.
(Ord. 794 § 1 (IV), 1983)
All utilities shall be placed underground, by the developer, at the time of development of streets and individual homesites.
(Ord. 794 § 1 (IV), 1983)
A. 
Unless otherwise provided in accordance with Section 18.12.050, before any grading or establishment of any permitted use is undertaken on any lot within the limits of Specific Plan No. 8, the property owner shall submit development plans for review and approval by the development plan review board and/or planning commission, as applicable.
B. 
Development plans shall consist of the following, as deemed appropriate by city staff:
1. 
A scaled plot plan or site plan;
2. 
Architectural floor plans and elevations;
3. 
A preliminary grading plan;
4. 
A conceptual grading plan;
5. 
A community fencing plan.
C. 
In addition to the standard development plan findings, the reviewing body in approving a development plan shall make the following findings:
1. 
The proposed improvements will maintain or enhance the existing character and purpose of Specific Plan No. 8;
2. 
Structures and appurtenances are sited in a manner that minimizes visual impact and disturbance to the natural terrain and are in conformance with the intent of the Specific Plan No. 8;
3. 
The architectural character, style, and use of materials harmonize with the natural setting (if applicable).
D. 
Prior to submitting development plans, the applicant shall meet with city staff members to discuss and review the general purpose and objectives of the specific plan in relation to any development concepts proposed by the applicant.
(Ord. 794 § 1 (V), 1983; Ord. 897 § 7 (C), 1989)
A. 
Tentative subdivision map proposals shall be submitted for review and approval by the planning commission and city council, pursuant to the provisions of Title 17, as amended, and the state of California Subdivision Map Act.
B. 
Proposals for new single-family residences shall be submitted for review and approval by the development plan review board. Within thirty days after submission of the required plans, the board shall recommend to the planning commission approval, conditional approval or disapproval with any conditions deemed necessary to protect the public health, safety and general welfare. The applicant may extend the thirty-day time limit, if written request is received within sufficient time, by the director of community development.
The planning commission shall consider the recommendation of the board within twenty-one days of the board's action. The planning commission shall review the plans, pursuant to Section 18.512.250 (C), and thereafter approve, conditionally approve or disapprove the plans, with any conditions deemed necessary to protect the public health, safety and general welfare.
Should the decision by the commission be less than a unanimous one, the commission's action shall be reviewed by the city council, at the next regularly scheduled council meeting following the commission's action. The action of the council shall be final.
C. 
Proposals for conditional uses, as listed in Section 18.512.090 shall be submitted for review and approval by the development plan review board. Within thirty days after submittal of development plans, as required by the director of community development, the board shall approve, conditionally approve or disapprove the plans, with any conditions deemed necessary to protect the public health, safety and general welfare. The board may deny such development plans, upon making findings that:
1. 
The proposed use will result in a detrimental modification to the natural landform;
2. 
The proposed use will create a significant visual impact beyond those already present in this hillside area; and
3. 
The proposed use does not implement the purpose and provisions of Specific Plan No. 8.
The property owner/developer may appeal all decisions by the board to the planning commission, by filing an application for a conditional use permit, pursuant to Chapter 18.200 of this title.
D. 
Proposals for accessory uses shall be reviewed by the development plan review board. The board shall act on these proposals within thirty days following submittal by the property owner/applicant, and shall approve, conditionally approve or disapprove, any conditions deemed necessary to protect the public health, safety and welfare. The decision of the board shall be final.
(Ord. 794 § 1 (V), 1983)