This article is intended to provide standards for development
of all land uses on the property.
(Ord. 791 § 1, 1983)
The overall gross density is 1.2 dwelling units per acre for
a total of two hundred seventy units.
A.
Planning
Area I—Single-family Detached Custom Lots and Open Space. The
total number of single-family detached units permitted is fifteen
at a density of eight units per acre.
B.
Planning
Area II—Single-family Detached and Open Space. The total number
of single-family detached units permitted is fifty-four at a density
of 1.2 units per acre.
C.
Planning
Area III—Single-family Detached and Open Space. The total number
of single-family detached units permitted is eighty at a density of
1.1 units per acre.
D.
Planning
Area IV—Single-family Attached, Open Space, Passive Recreation
and Recreation Vehicle Parking. The total number of single-family
attached units permitted is one hundred twenty-one at a density of
1.3 units per acre.
(Ord. 791 § 1, 1983)
A.
It is the objective of Specific Plan No. 12 to meet the intent and objectives of the city relative to residential hillside development; therefore, all development within planning area I and the open space area shall conform to the provisions of Chapter 18.32 of this title except that uses and densities established in this chapter shall prevail.
(Ord. 791 § 1, 1983)
Lot sizes, dimensions and setbacks for all residential planning
areas shall be as established and approved on the site plan and tentative
tract map.
A.
Planning
Area I. Lot sizes, dimensions and unit size shall be as follows:
1.
Minimum Lot Size. Lot size may be reduced to no less than fifteen
thousand square feet. The exact square footage shall be shown on the
final recorded map and shall be determined in accordance with the
following procedures:
a.
The developer shall submit a precise plan for development of each
lot. The precise plan shall show the most logical location of the
custom homes based on the standards as set forth in this chapter,
b.
The precise plan shall be reviewed by the development plan review
board and its recommendation shall be made to the planning commission
for review and approval,
c.
After the precise plan is approved by the planning commission, the
property line shall be determined, based on the location of the precise
fence line and shall be shown and recorded on the final map,
d.
The home builder, not the master developer, as a condition of approval,
shall construct a decorative open fence or solid masonry fence as
approved by the development plan review board along the property line,
e.
All property outside of the property line shall be shown as open space and maintained by the homeowner's association in accordance with the provisions of Section 18.520.290 of this chapter;
2.
Lot Width. Lot width may be reduced to no less than one hundred feet;
3.
Residential Unit Size. Each residential unit size shall have a minimum
of two thousand square feet of living area.
B.
Planning
Area II. Lot sizes, dimensions and unit size shall be consistent with
the following:
1.
Minimum Lot Size. The minimum lot size shall be nine thousand five
hundred square feet;
2.
Lot Width. The standard lot width shall be seventy-five feet. Under
no conditions on odd shaped lots shall the width be less than thirty
feet at the street;
3.
Residential Unit Size. Each residential unit shall have a minimum
of one thousand six hundred square feet of living area.
C.
Planning
Area III. Lot sizes, dimensions and unit sizes shall be consistent
with the following:
1.
Minimum Lot Size. The minimum lot size shall be seven thousand square
feet;
2.
Lot Width. The standard lot width shall be sixty feet. Under no conditions
on odd shaped lots shall the width be less than thirty feet at the
street;
3.
Residential Unit Size. Each residential unit shall have a minimum
of one thousand six hundred square feet of living area.
D.
Planning
Area IV. Lot sizes, dimensions and unit size shall be consistent with
the following:
1.
Minimum Lot Size. The minimum lot size shall be three thousand eight
hundred square feet;
2.
Lot Width. The standard lot width shall be forty feet. Under no conditions
on odd shaped lots shall the width be less than thirty feet at the
street;
3.
Residential Unit Size. Each residential unit shall have a minimum
of one thousand four hundred square feet of living area.
(Ord. 791 § 1, 1983)
The open space area of the site in which development and landscape
transition does not occur will be controlled and protected by the
overlay of a scenic easement. The intent of this easement is to preserve
the natural character of the open space by restricting the introduction
of man-made structures, preserving and enhancing the natural aesthetics
while also maintaining the health, safety and general welfare of residents
and protection of property. Restrictions in the scenic easement area,
as identified on the scenic easement plan, Exhibit 3, are as follows:
A.
Grading
and removal of existing plant material is permitted for slope stability
and control, fire hazard modification, access and for the promotion
of health, safety and protection of property only;
B.
No visible structures, appurtenances, or walls may be constructed in this easement area except for those conditions listed in subsection A of this section;
C.
Introduction
of plant material is restricted to native species and those plant
types presently existing on-site;
D.
The
scenic easement shall be located as depicted on Exhibit 3.
(Ord. 791 § 1, 1983)
Grading of the site shall conform to the standards set forth
in this section. Construction grading permits shall not be issued
unless the grading plans have first been approved by the director
of community development and the city engineer. Exhibit 4 portrays
the grading techniques incorporated into Specific Plan No. 12 to provide
contouring and harmony with natural slopes.
The site is divisible into distinct areas and appropriate grading
standards have been outlined in this section for each area on an individual
basis. These areas are delineated on Exhibit 1.
A.
Planning
Area I—Single-family Detached Custom Lots and Open Space.
1.
Grading for the single-family detached custom lots is permitted under
the following guidelines:
a.
All permitted slopes are to be contoured and blended to harmonize
with natural slopes;
b.
Significant landform features as determined by the planning division,
such as prominent trees and areas of special natural beauty shall
be preserved;
c.
Maximum vertical height of cuts and fills exposed or retained by
walls from toe to top should not exceed twelve feet whenever possible;
d.
The maximum steepness of exposed cuts and fills shall not exceed
2:1, and preferably 3:1 for fills;
e.
No grading of building pads shall be permitted prior to precise plan
approval;
f.
No curb cuts shall be permitted prior to precise plan approval.
2.
Maximum vertical heights of cuts and fills as described in A(1)(c)
of this section may be exceeded on difficult lots when authorized
by the development plan review board;
3.
Grading is not permitted in the open space area except for the following
uses:
a.
Fuel modification and access for fire control and emergency vehicle
access,
b.
Recreational access for hiking or other open space uses,
c.
Protection of property from the effects of storm runoff, erosion
or unstable soils or geologic conditions,
d.
Road access for surrounding circulation,
e.
Construction of underground utilities,
f.
Landscaping;
4.
Where grading is warranted as specified in this subsection, the following
techniques shall be employed:
a.
Contour grading technique shall be used where the graded areas are
visible from off-site areas of development,
b.
Grading shall be kept to a minimum and improvements shall be designed
to conform to the terrain wherever possible. Graded slopes shall be
concealed where possible and transitions between the graded slopes
and natural terrain shall be gradually adjusted and blended.
B.
Planning
Areas II and III—Single-family Detached and Open Space.
1.
Grading for the single-family detached area is permitted under the
following guidelines:
a.
All graded slopes are to be contoured and blended to harmonize with
natural slopes,
b.
The maximum steepness of exposed cuts and fills shall not exceed
2:1; and preferably 3:1 for fills,
c.
Graded slopes in excess of twelve feet in vertical height shall be
contoured and blended to harmonize with natural slopes where possible,
d.
Housing shall be sited to create variety in grading design, especially
in edge areas of high visibility,
e.
Transitions to adjacent areas shall be gradual and blended as much
as possible;
2.
Grading is not permitted in the open space area except for the following
uses:
3.
Where grading is warranted as in subdivisions (1) and (2) of this
subsection, the following techniques shall be employed:
a.
A contour grading technique shall be used where the grading areas
are visible from offsite areas of development,
b.
Grading shall be kept to a minimum and improvements shall be designed
to conform to the terrain wherever possible. Graded slope shall be
concealed where possible and transitions between the graded slopes
and natural terrain shall be gradually adjusted and blended.
C.
Planning
Area IV—Single-family Attached and Open Space.
1.
Grading of the entire single-family attached lot area is permitted
provided the following criteria are met:
a.
Graded slopes in excess of twelve feet in vertical height shall be
contoured and blended to harmonize with natural slopes where possible,
b.
Housing shall be sited to create variety in grading design, especially
in edge areas of high visibility,
c.
Transitions to adjacent areas shall be gradual and blended as much
as possible;
2.
Grading is not permitted in the open space area except for the following
uses:
3.
Where grading is warranted as in subdivisions (1) and (2) of this
subsection, the following techniques shall be employed:
a.
A contour grading technique shall be used where the grading areas
are visible from off-site areas of development,
b.
Grading shall be kept to a minimum and improvements shall be designed
to conform to the terrain wherever possible. Graded slopes shall be
concealed where possible and transitions between the graded slopes
and natural terrain shall be gradually adjusted and blended;
4.
A recreational vehicle parking area as shown on Exhibit 1 will hold
a minimum of twenty vehicles;
5.
A 1.3 acre recreational use area is shown on Exhibit 1.
D.
Erosion
Control. All manufactured slopes 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.
Irrigation facilities shall be required where necessary to provide
the proper maintenance of the planted areas.
E.
Slope Maintenance. All slopes shall be maintained in accordance with the provisions outlined in the declaration of covenants, conditions and restrictions (CC&Rs) reviewed and approved by the city and recorded as defined by Section 18.520.290.
(Ord. 791 § 1, 1983)
A.
In
planning area I, the maximum building height shall be as follows:
1.
Two stories or thirty-five feet; whichever is less;
2.
Building height shall be measured from the average of the lowest
point and highest point of contact with the ground to the highest
portion of the structure;
3.
On sloping terrain, three stories or forty-two feet are permitted
on downhill lots as measured in subdivision (2) of this subsection,
providing they do not exceed two stories above street grade.
B.
In
planning areas II through IV, the maximum building height shall be
as follows: no building or structure shall exceed two stories, as
defined by the Uniform Building Code, or thirty-five feet, whichever
is less.
(Ord. 791 § 1, 1983)
A.
Front
Yard Setbacks.
1.
Planning Area I. Front yard setbacks for all residential land uses
shall vary according to topographic conditions and shall be as approved
pursuant to the development plan review board disposition procedure
described in Article V.
2.
Planning Areas II through IV. Minimum front yard setback shall be
eighteen feet from back of sidewalk or if no sidewalk exists it shall
be measured from property line. The average front yard setback shall
be twenty feet. In those areas where physical hardship exists, a lesser
minimum setback may be reviewed and approved by the development plan
review board.
B.
Side
Yard Setbacks—Planning Areas I, II and III. The minimum required
side yards for detached single-family residential development shall
be five and twelve feet, with the twelve foot side yard being provided
on the driveway side of the lot. On corner lots the side yard adjacent
to the street shall be a minimum of twelve feet.
C.
Side
Yard Setbacks—Planning Area IV. Side yard setbacks for planning
area IV shall be zero feet at the attached wall and five feet from
the other property line.
D.
Rear
Yard Setback—Planning areas I through IV. Minimum rear yard
setback shall be five feet measured from the rear property line.
E.
Setbacks
for Accessory Structures. Setbacks for accessory structures shall
be as established by the development plan review board, but no less
than five feet to the side or rear yard property line.
(Ord. 791 § 1, 1983)
In addition to the standards established by Chapter 18.156, the following standards shall apply.
A.
General.
Driveways and drives shall be designed to a grade 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.
B.
Single-family
Detached—Planning Areas I, II and III.
1.
A minimum of two off-street parking spaces within a fully enclosed
garage shall be provided for each dwelling unit. In addition, two
parking spaces for guests shall be provided for each dwelling unit;
2.
Driveways shall have a minimum width of sixteen feet, unless modified
to preserve natural terrain pursuant to the plan disposition procedure;
3.
The occasional use of common driveways serving two or more residences
can drastically reduce the potentially monotonous repetition of driveways
as well as reduce grading and on-site costs of development. This arrangement
shall be encouraged.
C.
Single-family
Attached—Planning Area IV.
1.
A minimum of two covered parking spaces shall be provided for each
dwelling unit and a minimum of one uncovered space per guest shall
be provided for every four dwelling units. The guest parking spaces
may be provided on-street. In addition, the following city standards
for off-street parking, paved or turf block shall apply:
2.
Storage Facilities. There shall be a common area for parking of trailers,
boats, campers, camper shells, motor homes and similar vehicles equal
to one ten-foot by twenty-foot storage space for each three dwelling
units or fraction thereof. Adequate access and maneuverability shall
be provided. The area shall be enclosed with a six-foot high, or greater
decorative masonry wall with perimeter screening landscaping.
Landscaping shall include trees and shrubs and shall be sprinkled
by an electric remote control sprinkler system. Gates shall be constructed
of wood. The area shall be adequately lighted, provided with yard
drains for adequate drainage and shall have electrical outlets and
hose bibbs.
(Ord. 791 § 1, 1983)
Street designs shall be in accordance with the geometrics shown
on Exhibits E through G and/or an approved alternate by the city engineer.
(Ord. 791 § 1, 1983)
The design of storm drainage facilities shall ensure the acceptance
and disposal of storm runoff without damage to streets or to adjacent
properties. The use of special structures to accept design storm runoff
shall be incorporated into the street design where appropriate. All
storm drainage facilities shall be subject to the approval of the
city engineer.
(Ord. 791 § 1, 1983)
A.
Landscape
Design Concepts. The general design concept is to maintain the scenic
amenity represented by existing natural landforms and vegetation with
introduced plant materials designed to harmonize with the natural
character of the site. The prominent ridge within the project running
east and west shall be retained in the visual areas in its natural
state and additional landscaping shall be incorporated with specific
perimeter areas to eliminate negative visual impacts on the site through
selective screening as shown on Section F of Exhibit 7. A key entry
screening and design shall be required as part of the conceptual landscape
plan. In addition, a map shall be completed concurrently which designates
maintenance responsibilities for the community's homeowner association,
as well as the individual homeowners.
B.
Landscape
Plan Plant Materials List. Prior to the issuance of building permits,
a conceptual landscaping plan for all developer-installed landscape
areas shall be submitted to the director of community development
for review and approval. The landscape plan shall include design features
sensitive to maintaining solar access for each dwelling unit where
possible subject to the final review and approval if necessary by
the development plan review board.
C.
Fire
Prevention. In order to reduce potential fire hazards, existing fire
prone plant materials shall be eliminated along main roads. Landscape
material used shall be selected for its fire retardant characteristics.
All plant material shall meet with the requirements of the Los Angeles
County fire department.
D.
Installation
and Maintenance Responsibility.
1.
All cut and fill slopes in excess of five feet in vertical height
shall be planted and irrigated with an automatic irrigation system
to promote growth of plants and ground cover to prevent erosion. In
developing a site, the developer shall plant and maintain all slopes
until the property is occupied by reason of purchase. Developer shall
provide suitable guarantees satisfactory to the director of community
development and the development plan review board for planting and
maintenance as required in this chapter.
2.
Maintenance. To ensure continued maintenance of plant materials,
an automatic irrigation system shall be provided by the developer.
Sprinkler systems shall be designed to provide uniform water coverage.
In no event shall the rate of precipitation or duration of sprinklering
be permitted to create an oversaturated condition or cause an erosion
problem. A functional test of the sprinkler or drip irrigation system
shall be performed by the installer in the presence of a building
inspector.
(Ord. 791 § 1, 1983)
Prior to the installation of any sign, a sign program shall
be approved by the development plan review board. The sign program
shall show signs drawn to scale, dimensioned and easily readable,
containing but not limited to, the following:
A.
General
location and bulk of major community identification or directional
signs;
B.
Location
of major community components, such as streets, permanent open space,
entry statements, and development areas;
C.
Model
complex signs;
D.
Identification
of property owner, architect, landscape architect, engineer, land
planner and contractor.
(Ord. 791 § 1, 1983)
All public streets shall be provided with a level of street
lighting designed to protect the health, safety and welfare of those
living within the development. Street lights shall be mounted on ornamental
electroliers. Prior to the installation of any lighting other than
street lighting, a general lighting plan shall be approved by the
development plan review board.
(Ord. 791 § 1, 1983)
A.
Prior
to the issuance of any building permits, a community 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 same board. The community
fencing plan shall clearly indicate the location, height, type of
materials and color selections to be utilized for fencing. Areas prohibited
from fencing shall be indicated on the community fencing plan. Homeowner
installed fencing shall be reviewed and approved by the director of
community development.
B.
The
fencing or wall proposed as an acoustical barrier between the freeway
and residential development shall be clearly shown on the community
fencing plan together with pertinent specifications.
(Ord. 791 § 1, 1983)
All development plans shall show a patio or deck area on each
hillside lot where appropriate. Unless required as a condition of
approval, a developer shall not be required, pursuant to this section,
to install a patio or deck area. However, any person wishing to install
a patio or deck area shall do so in accordance with a development
plan approved by the director of community development and development
plan review board. The development plan shall provide for the installation
of the patio or deck area by one or more of the following methods:
A.
Cut/fill;
B.
Retaining
wall(s);
C.
Cantilevered
deck(s).
|
The planning commission shall by resolution adopt standards
and findings governing the designation and installation of patio or
deck areas.
|
(Ord. 791 § 1, 1983)
A.
A
declaration of covenants, conditions and restrictions (CC&Rs)
shall be prepared by the developer and submitted to the director of
community development and city attorney for review prior to the issuance
of building permits. The covenants, conditions and restrictions shall
be signed and acknowledged by all parties having record title interest
in the property to be developed, shall make the city a party thereto,
and shall be enforceable by the city. The covenants, conditions and
restrictions shall be approved by the city and recorded by the developer
prior to occupancy of units or buildings proposed for this project.
The covenants, conditions and restrictions shall be subject to the
following conditions:
1.
The covenants, conditions and restrictions shall be prepared and
reviewed at the developer's sole cost and expense;
2.
The covenants, conditions and restrictions shall be in the form and
content approved by the director of community development and city
attorney, and shall include such provisions as are required by this
approval and as the officials deem necessary to protect the interest
of the city and its residents;
3.
The covenants, conditions and restrictions shall provide for the
effective establishment, operation, management, use, repair and maintenance
of all common areas and facilities, including but not limited to all
open space and scenic easement areas as set forth in Exhibits 1 and
3;
4.
The covenants, conditions and restrictions shall provide that the
property shall be developed, operated and maintained so as not to
create a public nuisance;
5.
The covenants, conditions and restrictions shall provide that if
the property is not maintained in the conditions required by the covenants,
conditions and restrictions, then the city, after making due demand
and giving reasonable notice, may enter the property and perform,
at the owners sole expense, any maintenance required thereon by the
covenants, conditions and restrictions or the city's ordinances. The
property shall be subject to a lien in favor of the city to secure
any such expense not promptly reimbursed;
6.
In addition, the covenants, conditions and restrictions shall contain
the following special conditions:
a.
All improvements located within the slope areas, such as landscaping
and sprinklers, shall be maintained in safe conditions and a state
of good repair,
b.
Failure to maintain such improvements located on slope areas shall
be unlawful and a public nuisance endangering the health, safety and
general welfare of the public and a detriment to the surrounding community.
(Ord. 791 § 1, 1983)
