This article is intended to provide standards for development of all residential and open space land uses within the specific plan area.
(Ord. 806 § 1, 1984)
A. 
All Planning Areas. The number of permitted dwellings are shown on Exhibit A, land use development plan on a planning area by area basis. The maximum number of buildable residential lots along with any nonbuildable lots shall be indicated on the tentative tract map. Each single-family residential structure (dwelling) together with any accessory structures shall be located on an individual residential building site (lot). There shall be no more than one single-family dwelling per residential lot. No lot established by this specific plan may be further subdivided for the purpose of creating a buildable residential lot. No detached maid or guest quarters with kitchen facilities are permitted.
B. 
Detached Single-Family Residential—Planning Area I. The maximum number of detached single-family residential lots permitted is twenty, yielding an average gross density of one unit per acre as indicated on Exhibit A, land use development plan.
C. 
Detached Single-Family Residential—Planning Area II. The maximum total number of single-family detached units permitted in this planning area shall be forty-two, yielding an average gross density of 1.7 units per acre as shown on Exhibit A, land use development plan.
D. 
Open Space—Planning Area III. Planning area III consists of 34.8± acres of permanent open space. No residential lots are permitted. No lot in this planning area may be subsequently subdivided for the purpose of creating a buildable residential lot.
(Ord. 806 § 1, 1984)
A. 
It is the objective of Specific Plan No. 15 to meet the intent and objectives of the city relative to residential hillside development; therefore, all development within the 59.0± acre site shall conform to the provisions of Chapter 18.32, except that uses, alternate development standards and densities established in this chapter shall prevail.
B. 
Additionally, the standards contained in Chapter 18.32 regarding unit size, building height, required parking, open space, and slope maintenance, Sections 18.32.110, 18.32.120, 18.32.130, 18.32.160 and 18.32.170, shall be met or exceeded to the extent practical in all planning areas.
(Ord. 806 § 1, 1984)
The design intent in the viewshed areas of the site is to provide buildable home sites and pads with major slope and treed areas to be retained in separate open space lots. Consequently, minimum lot sizes of eight thousand square feet are permitted in conjunction with permanent preservation of open space.
A. 
Lot Sizes. All residential lot areas shall be as follows:
1. 
Area I, between ten thousand square feet and fourteen thousand square feet lot size;
2. 
Area II, between eight thousand square feet and fourteen thousand square feet lot size.
B. 
Lot Width and Depth. Lot width may be reduced to no less than eighty feet at the building location for any lot in areas I and II. Additionally, lot width shall be not less than ninety feet at the building location for Lots 19, 20, 21, 47, 48, 49, 50 and 51 indicated on Tentative Tract Map No. 42984. Lot depth as measured at the building line may be reduced to no less than one hundred feet for all lots and shall exceed one hundred twenty feet in depth for lots in area I.
(Ord. 806 § 1, 1984)
A. 
Minimum front yard setback shall be twenty feet from the front property line. In those lots where physical hardship exists, a lesser minimum setback may be reviewed and approved by the planning commission.
B. 
Side Yard Setbacks. The minimum required side yards for detached 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 ten feet.
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. 806 § 1, 1984)
Each residential unit shall have a maximum of one thousand six hundred square feet of living area, not including patios, porches or automobile parking areas.
(Ord. 806 § 1, 1984)
No building or structure shall exceed two stories or thirty-five feet in height, whichever is less, as defined by the Uniform Building Code.
(Ord. 806 § 1, 1984)
Grading of this 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 reviewed and approved by the director of community services and the director of community development.
A. 
General. The site is divisible into distinct planning areas and appropriate grading standards have been outlined below for each area on an individual basis. These areas are delineated on Exhibit A.
B. 
Planning Areas I, II and III. Grading is permitted under the following guidelines:
1. 
All graded slopes are to be contoured and blended to harmonize with natural slopes except where the use of contour grading techniques results in significantly greater exposed graded slopes;
2. 
The extent of visible exposed cut or fill banks required to produce residential lots shall be limited to twelve feet except where the use of a specific grading technique minimizes the visual impact, aids in visual screening or blends an existing slope area with a proposed graded area;
3. 
Significant landmark features as determined by the planning division, such as the knoll along Via Verde, prominent trees adjacent to Via Verde and trees on the north facing slopes of the property shall be preserved;
4. 
Maximum vertical height of cuts or fills, exposed or retained by walls, shall not exceed the requirements as listed in subdivision (2) of this subsection, except when necessary to provide circulation access, or when an alternate is approved by the development plan review board.
5. 
The maximum steepness of proposed exposed cuts and fills shall not exceed 2:1;
6. 
No precise grading or finished building pads shall be permitted prior to precise plan approval;
7. 
No curb cuts shall be permitted prior to precise plan approval unless specifically approved by the director of community development;
8. 
Prior to the issuance of a grading permit, the developer shall submit a tree removal plan for review and approval by the development plan review board indicating trees with trunks six inches in diameter or larger to be removed.
C. 
Planning Area II. Grading of lots in planning area II shall, as much as possible, consist of daylight cut conditions such that manufactured slopes, cut or fill, are not created excepted in the following conditions:
1. 
Grading of berms to visually screen buildings from on or off-site view;
2. 
Preservation of significant trees on-site;
3. 
To provide street circulation;
4. 
For provision of utilities, utility service on emergency vehicle access;
5. 
Lots or slope areas not visible from major surrounding streets or existing off-site homes.
D. 
Planning Area III. Grading of planning area III, open space, shall conform to those conditions in Section 18.524.220.
(Ord. 806 § 1, 1984)
Contained within all planning areas are areas of significant open space totaling approximately 34.8± acres. These areas of the site in which development does not occur will be lotted as separate open space lots and controlled and protected by the overlay of an open space scenic easement. The intent of this easement is to preserve the open space character of the areas from the introduction of visible man-made structures, preserving and enhancing the natural aesthetics of the area while also maintaining the health, safety and welfare of residents and protection of property. Restrictions in the open space easement area, as identified on the tentative tract map, are as follows:
A. 
Grading is not permitted in these areas except for the following purposes:
1. 
Fuel modification and access for fire control and emergency vehicles;
2. 
Recreational access for riding, hiking or other open space uses;
3. 
Protection of property from the effects of storm runoff, erosion, unstable soils, hazardous geologic conditions or excessive noise;
4. 
Road access for surrounding circulation;
5. 
Construction or servicing of underground utilities or flood control facilities;
6. 
Landscaping.
B. 
Where grading is warranted as outlined in subsection A, the following technique shall be employed:
1. 
A contour grading technique shall be used where the graded areas are visible from off-site areas of development unless the use of this technique results in the creation of significantly greater exposed slopes;
2. 
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.
C. 
No structures, appurtenances, or walls may be constructed in this area except for those conditions listed in subsections A and B of this section.
D. 
Introduced plant material is encouraged to be restricted to native species and/or those plant types presently existing on-site.
(Ord. 806 § 1, 1984)
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 for proper maintenance of the planted areas.
(Ord. 806 § 1, 1984)
All slopes shall be maintained in accordance with the following provisions:
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 all open space and easement areas as set forth in the tentative tract map;
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 owner's 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 a safe condition 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. 806 § 1, 1984)
In addition to the standards established in 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. 
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.
C. 
Driveways shall have a minimum width of sixteen feet, except turn-in driveways which shall have a minimum width of twelve feet unless modified to preserve natural terrain pursuant to the plan disposition procedure.
D. 
The occasional use of common driveways serving two or more residences can drastically reduce the potential monotonous repetition of driveways as well as reduce grading and the on-site costs of development. This arrangement shall be permitted.
(Ord. 806 § 1, 1984)
Street designs shall be in accordance with the hillside street development standards contained in Sections 18.32.230 through 18.32.250. In addition, the minimum horizontal radius for local residential streets shall be one hundred feet. The minimum right-of-way width for local residential streets shall be forty-six feet, with thirty-two feet of paving and parking permitted on one side. All street sections shall be shown on the tentative tract map. Modifications to the standards contained in this section shall be as approved by the city engineer.
(Ord. 806 § 1, 1984)
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 director of public works.
(Ord. 806 § 1, 1984)
A. 
Design Concept. The general design concept is to maintain the scenic amenity represented by existing natural landforms and vegetation, with introduced plan materials designed to harmonize with the natural character of the site. The major open space areas will be retained in their natural state, and additional landscaping will be incorporated in specific perimeter areas to eliminate negative visual impacts both on and off the site through selective screening. Locations of key entries, visual screening, and conceptual design shall be required as part of the conceptual landscape plan.
B. 
Landscape Plan and Plant Materials List.
1. 
Prior to the issuance of building permits, a conceptual landscape 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 approval of the development plan review board;
2. 
For each phase, a corresponding final landscape plan shall be approved by the director of community development. The landscape plan shall clearly indicate general location, size and species of plant materials;
3. 
In addition, a suggested plant material list for use by individual homeowners in their selection of plant materials shall be submitted.
C. 
Fire Prevention. In order to reduce potential fire hazards, existing fire prone plant materials shall be eliminated along main roads or sprinkled or otherwise irrigated so as to reduce their fire prone characteristics. 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. 
Installation. All cut and fill slopes in excess of three feet in vertical height shall be planted and irrigated with a temporary or permanent sprinkler system as appropriate to promote growth of plants and ground cover to prevent erosion. In developing a site, the developer shall plant and provide for the maintenance of all slopes until the property is occupied by reason of purchase. The developer shall provide suitable guarantees, satisfactory to the city council for planting and maintenance as required in this chapter.
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 slope with the surrounding terrain and development. Irrigation facilities shall be required where necessary to provide for proper maintenance of the planted areas.
2. 
Maintenance. To ensure continued maintenance of plant materials requiring watering, 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 sprinkling be permitted to create 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. 806 § 1, 1984)
Prior to installation of any sign, a sign program shall be submitted to the development plan review board for review and approval. 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.
(Ord. 806 § 1, 1984)
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 city standard electroliers. Prior to the installation of any lighting or other developer-installed community lighting other than street lighting, a general lighting plan shall be submitted to the development plan review board for review and approval. Further, street lighting engineering data shall be approved for the director of community services.
(Ord. 806 § 1, 1984)
A fencing restrictions plan is included as Exhibit C which indicates the general areas where fences are prohibited. The purpose of this plan is to prohibit the arbitrary placement of fences on the visible slopes of the hillside areas. Prior to the issuance of grading permits, a community fencing plan shall be submitted to the development plan review board for review and approval. 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.
(Ord. 806 § 1, 1984)
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 persons 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 the 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); (d) at-grade construction. The planning commission shall by resolution adopt standards and findings governing the designation and installation of patio or deck areas.
(Ord. 806 § 1, 1984)