This article is intended to provide standards for development
of all residential and open space land uses within the specific plan
area. Any development standards which are applied differently between
Planning Areas One and Two are specifically identified. Where no distinction
is made the development standards are applied the same throughout
the specific plan.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
The minimum lot size shall be as set forth in this section.
The establishment of minimum lot sizes within Specific Plan No. 25
is intended to set minimum lot size only. The density of new development,
whether it is within a clustered or a nonclustered project, shall
not be permitted to exceed the maximum density allowed by the San
Dimas General Plan. A clustered development consists of a minimum
of four lots grouped together sharing a common access and being similar
in lot size.
B.
The
minimum lot size in Planning Area Two shall be as follows:
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Average natural slope < twenty percent:
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Two acres in a nonclustered land division;
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One acre in a clustered land division.
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Average natural slope twenty to forty-eight percent:
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Within Development Feasibility Zones:
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Five acres in a nonclustered land division;
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One acre in a clustered land division.
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Outside of Development Feasibility Zones:
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Twenty acres in a nonclustered land division;
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Two acres in a clustered land division.
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Average natural slope > forty-eight percent:
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Forty acres in a nonclustered land division;
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Two acres within a clustered land division.
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(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
A.
These
areas of the site in which development does not occur will be controlled
and protected by the designation of open space or no build areas.
The intent of these areas is to preserve the open space character
of the areas minimizing 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 the residents and
protection of property. Open space areas have been designated on Homeowners
Association Lots, and no build areas have been designated on some
of the residential lots that have undisturbed land formations and
natural vegetation. The no build areas consist of two subareas; No
build area – Natural, and No build area – Modified, further
described as follows:
1.
No build area – Natural. No build areas that have not been
disturbed as part of the original grading process of the tract map.
These areas shall remain natural and shall not be disturbed and/or
graded unless as specified within this section of the Code. No build
area – Natural shall apply to Lot Nos. 10, 11, 12, 13, 14, 15,
16, 17, 18, 19, 30, 31, 32, and 33, of Tract 70583-01, Lot Nos. 15
& 16, of Tract 70583-02, and Lot Nos. 6, 8, 9, 10 of Tract 70583-03.
Lot Nos. 7, 8, and 20 of Tract 70583-02 are designated as No build
– Natural and No build – Modified.
2.
No build area – Modified. Areas of the No build area that have
been partially modified as part of the originally approved grading
plans for Tract 70583. No additional modification may be allowed to
the No build area – Natural area that were not disturbed unless
as allowed by subsection (A)(1) above. No build area – Modified
shall apply to Lot Nos. 7, 8, and 20 of Tract 70583-02.
B.
The
following uses/structures are allowed within the open space and the
No build areas:
1.
Open space – Grading is not permitted in this area except for
the following uses:
a.
Fuel modification and limited access for fire control and emergency
vehicles;
b.
Recreational access for riding, hiking or other similar open space
uses;
c.
Protection of property from the effects of storm runoff, erosion,
unstable soils or geologic conditions;
d.
Road access for surrounding circulation;
e.
Service access for utilities and flood control facilities;
f.
Landscape restoration;
g.
Underground utilities and water tanks.
C.
No
build area – Grading, uses and accessory structures are not
permitted in these areas except for the following uses:
1.
No build area – Natural:
2.
No build area – Modified:
a.
Arbors;
b.
Trellis;
c.
Pergolas;
d.
Solid patios;
e.
Outdoor kitchen/BBQ facilities;
f.
Gazebos;
g.
Garden sheds;
h.
Sheds;
i.
Pool house with bathroom (pool house cannot be habitable/not fully
enclosed);
j.
Swimming pools and pool slides;
k.
Outdoor showers;
l.
Exterior fireplaces (attached or detached);
m.
Walls, fences, and retaining walls;
n.
Sports courts;
o.
Water features;
p.
Pool equipment;
q.
Landscaping;
r.
Irrigation and associated meters;
t.
And any other such uses that the Director of Community Development
deems to be similar in nature and use.
D.
Introduced
plant material is encouraged to be restricted to native species and/or
those plant types presently existing on-site.
(Ord. 1106 § 1, 1999; Ord. 1294 § 1, 2022)
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 reviewed and approved by
the director of planning and city engineer, according to the terms
of the applicable city approvals.
A.
Lots
in this specific plan are predominantly located along the major change
in topography and are highly visible to the surrounding community.
The lots are located in an area of great landform sensitivity. The
drainage of runoff will follow its natural course.
B.
Housing
shall be sited to take maximum advantage of any natural flat areas
of the site for the location of the dwelling unit and any accessory
structures in order to insure adherence to the grading standards applied
in this subsection.
C.
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. Trees six inches in diameter or larger to be removed
shall be identified on the tree removal plan.
D.
Grading
is permitted in Planning Area One under the following guidelines.
1.
Grading for the single-family detached lots is permitted under the
following guidelines:
a.
Slopes are to be contoured and blended to harmonize with natural
slopes, where feasible;
b.
Significant landform features as determined by the planning division,
such as prominent trees, ridgelines and the like shall be preserved,
where feasible;
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.
Berms and/or back-cut grading shall be utilized to screen improvements
on prominent lots from off-site visibility;
f.
No grading of building pads shall be permitted prior to precise plan
approval.
2.
Grading is not permitted in the open space area or designated "no build" areas except as permitted per Code Section 18.542.220.
3.
Grading for access roadways and driveways shall conform to the following:
a.
Tall retaining walls are required for access roads and are permitted
subject to precise plan approval;
b.
Retaining walls shall be designed to use mechanically stabilized
earth or similar materials to blend as much as possible into the area;
c.
Where conventional retaining walls are utilized, exterior surfaces
shall use materials to achieve a natural finished appearance;
d.
Landscaping shall be incorporated into retaining wall design to soften
their appearance where possible.
4.
Where grading is warranted as specified in this subsection, the following
techniques shall be employed:
E.
Grading
is permitted in Planning Area Two under the following guidelines.
1.
Grading shall be restricted to portions of a site with less than
a thirty-five percent natural slope, except for the following, where
limited grading may be permitted:
a.
Fuel modification and limited access for fire control and emergency
vehicles;
b.
Recreational access for riding, hiking and other open space uses;
c.
Protection of property from the effects of storm runoff, erosion,
unstable soils or geologic conditions;
d.
Road or driveway access;
e.
Landscaping.
2.
All graded slopes are to be contoured and blended to harmonize with
natural slopes except where the use of contour grading techniques
result in significantly greater exposed graded slopes.
3.
The extent of visible exposed cut or fill banks shall be limited
to twelve feet except where the use of a specific grading technique
minimizes the visual impact or aids in visual screening.
4.
Significant landmark features as determined by the planning division,
such as prominent trees and areas of special natural beauty, shall
be preserved.
5.
Where manufactured slopes greater than five feet in height are created,
adequate provision shall be made to maintain such slope. A deed restriction
shall be recorded acknowledging existence of such slope and the landowner
shall indemnify the city from any damages associated with slope failure.
6.
Except within bedrock, where manufactured slopes in excess of five
vertical feet cannot feasibly
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be avoided, they shall be landform graded. Grading plans
shall identify which slopes are to be landform graded and which are
to be conventionally graded (see figures above).
7.
No grading of finished building pads shall be permitted prior to
precise plan approval.
8.
Any retaining wall which may be permitted shall comply with the following:
a.
The use of retaining walls and structures is encouraged when it significantly
reduces site grading;
b.
Except where employed to facilitate construction of a single story
residential dwelling, retaining structures shall be located and restricted
to twelve vertical feet in height so that they do not become a dominating
visual feature (see figure below);
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c.
When taller retaining structures are built to accommodate a single-family
dwelling unit, the retaining structure shall be located behind the
dwelling so as to be screened from view by the house;
d.
Where retaining walls face or will be visible from public streets,
they should be faced with materials that help blend the wall into
the natural character of the terrain;
e.
Large retaining walls in a uniform plane should be avoided. Break
retaining walls into elements and terraces, and use landscaping to
screen them from view.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011; Ord. 1294 § 1, 2022)
A.
Erosion.
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 only where necessary to provide
for proper maintenance of the planted areas.
B.
Slope
Maintenance. All slopes shall be maintained in accordance with the
following provisions:
1.
An agreement shall be prepared by the developer and submitted to
the planning director and city attorney for review prior to the issuance
of building permits. The agreement 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 agreement shall be approved by the city and recorded
by the development prior to occupancy of units or buildings proposed
for this project.
2.
The agreement shall be subject to the following conditions:
a.
The agreement shall be prepared and reviewed at the developer's sole
cost and expense;
b.
The agreement shall be in the form and content approved by the director
of planning 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;
c.
The agreement shall provide for the effective establishment, operation,
management, use, repair and maintenance of all open space and "no
building" areas;
d.
The agreement shall provide that the property shall be developed,
operated and maintained so as not to create a public nuisance;
e.
The agreement shall provide that if the property is not maintained
in the conditions required by the agreement 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 agreement 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;
f.
In addition, the agreement shall contain the following special conditions:
i.
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,
ii.
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.
(Ord. 1106 § 1, 1999)
The minimum building height shall be as set forth in this section.
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.
A.
Building
height shall not exceed one story and a maximum of twenty-five feet,
not including architectural projections for non-habitable areas, except
as follows:
1.
Within Planning Area One.
a.
No building or structure erected in this zone shall have a height
greater than thirty-five feet or two-stories, whichever is less. This
section applies to the original sixteen lots designated as two-story
and the remaining forty-nine lots within Tracts 70583-01, -02, and
-03.
2.
Within Planning Area Two, on a parcel where a minimum of four parcels
are allowed, not more than one parcel may be approved for a two-story
structure. Such structures shall not exceed thirty-five feet in overall
height. A visual analysis shall be required to demonstrate that the
additional height will not increase visual intrusiveness. Any other
parcels created in the future shall include a deed restriction prohibiting
two-story structures.
B.
On
sloping lots building height shall be determined as follows:
1.
Downhill Lot. An overall maximum height of twenty feet, except for
approved two-story designated lots, is permitted, as measured from
finished grade, from the minimum front setback extending towards the
rear of the lot. The maximum height at the side setbacks shall be
fifteen feet, except for approved two-story designated lots, extending
towards the center of the lot at a forty-five degree angle to a maximum
height of twenty feet as measured from finished grade, except for
approved two-story designated lots (see figures below).
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2.
Uphill Lot. A maximum height of fifteen feet, except for approved
two-story designated lots, is permitted at the minimum front setback,
and shall extend up and toward the rear of the lot at a forty-five
degree angle to a maximum overall height of twenty feet, as measured
from finished grade, except for approved two-story designated lots.
The maximum height at the side setbacks shall be fifteen feet extending
towards the center of the lot at a forty-five degree angle to a maximum
height of twenty feet, as measured from finished grade, except for
approved two-story designated lots (see figures below).
3.
Cross Slope Lots. A maximum height of twenty feet, except for approved
two-story designated lots, is permitted, as measured from finished
grade, from the minimum front setback extending towards the rear of
the lot. The maximum height at the side setbacks shall be fifteen
feet, except for approved two-story designated lots, extending towards
the center of the lot at a forty-five degree angle to a maximum height
of twenty feet as measured from finished grade, except for approved
two-story designated lots (see figure below).
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(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011; Ord. 1221 § 1, 2013; Ord. 1294 § 1, 2022)
A.
Setbacks
for Planning Area One shall be as follows:
1.
Front Yard Setbacks. Front yard setbacks shall be a minimum of twenty
feet but a lesser minimum setback may be reviewed and approved by
the development plan review board if warranted by topographic conditions
or to otherwise comply with the intent of standards set forth in this
specific plan.
2.
Side Yard Setbacks. Side yard setbacks shall be a minimum of twenty-five
feet combined but a lesser minimum setback may be reviewed and approved
by the development plan review board if warranted by topographic conditions
or to otherwise comply with the intent of standards set forth in this
specific plan.
3.
Setbacks for Accessory Structures. Setbacks for accessory structures
shall be as established by the development plan review board, but
no less than twenty feet to the side or rear yard property line but
a lesser minimum setback may be reviewed and approved by the development
plan review board if warranted by topographic conditions or to otherwise
comply with the intent of standards set forth in this specific plan.
B.
Setbacks
for Planning Area Two shall be as follows:
1.
Front Yard Setbacks. Front yard setbacks shall be a minimum of fifty
feet but a lesser minimum setback may be reviewed and approved by
the development plan review board if warranted by topographic conditions
or to otherwise comply with the intent of standards set forth in this
specific plan.
2.
Side Yard Setbacks. Side yard setbacks shall be a minimum of forty
feet but a lesser minimum setback may be reviewed and approved by
the development plan review board if warranted by topographic conditions
or to otherwise comply with the intent of standards set forth in this
specific plan.
3.
Setbacks for Accessory Structures. Setbacks for accessory structures
shall be as established by the development plan review board, but
no less than forty feet to the side or rear yard property line but
a lesser minimum setback may be reviewed and approved by the development
plan review board if warranted by topographic conditions or to otherwise
comply with the intent of standards set forth in this specific plan.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
All site plans shall be in compliance with the following standards:
A.
The
visual intrusiveness of new development shall be minimized.
B.
Site
design shall utilize varying setbacks, structure heights, innovative
building techniques, and retaining walls to blend structures into
the terrain.
C.
Lot
and site design shall consider building separation to facilitate privacy
between residential structures.
D.
Site
design shall allow for different lot shapes and sizes, as well as
the provision of split development pads, with the prime determinant
being the natural terrain.
E.
Flag
lots shall be allowed in areas where it is demonstrated that the end
result is the preservation of natural topography by minimizing grading.
F.
Structures
shall be sited in a manner that will fit into the hillside's contour,
except in an approved clustered development, and relate to the form
of the terrain; retain outward views while maintaining the natural
character of the hillside; preserve vistas of natural hillside areas
and ridgelines from public places and streets; preserve existing views;
and, allow new dwellings access to views similar to those enjoyed
from existing dwellings (see figures below).
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G.
Clustered
development is encouraged as a means of preserving the natural appearance
of the hillside and maximizing the amount of open space. Under this
concept, dwelling units are grouped in the more level portions of
the site, while steeper areas are preserved in a natural state as
"no building" areas.
1.
Clustered development must preserve open space in its natural state.
Adequate legal provisions shall be made to ensure the preservation
of open space areas in perpetuity.
2.
When viewed from outside the northern foothills area from the south,
southwest and southeast, clustered subdivisions are to have no greater
visual impacts than would a non-clustered development, except for
required reduction in lot size and closer proximity of home sites.
H.
Primary
and secondary ridgelines are identified on Exhibit C attached and
part of this chapter and are subject to the following standards.
1.
Primary ridgelines shall be protected from any construction activities
including, but not limited to roads, structures, water tanks, antennae,
utilities, and other structures or facilities so as to maintain a
natural skyline (see figure below). Where the only feasible location
for a structure is on a primary ridgeline, the structure shall be
sited and designed to minimize any visual intrusiveness.
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2.
New parcels which have as their only feasible building site a primary
ridgeline shall not be created. Where the only feasible building site
within an existing parcel is on a primary ridgeline, the structure
shall be sited at the lowest possible elevation on the site, and along
the least visible portion of the ridge upon which a structure can
feasibly be constructed.
3.
Where development is proposed to occur adjacent to a primary ridgeline
(a ridge which is visible against the sky as viewed from a public
street), it should be set back a sufficient distance so as to be located
below the ridgeline. The intent of this requirement is to maintain
a natural skyline (see figure below).
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4.
Planting shall be used along re-contoured secondary (non-skyline)
ridges to recreate a natural silhouette, and to act as a backdrop
for structures.
Trees shall be planted to create a continuous linear silhouette
since gaps in the planting will not give the desired effect (see figure
below). Subject to preserving views out; not more than fifty percent.
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(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
In addition to the standards established by Chapter 18.156, the following standards will 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 street areas. 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, four off-street
parking spaces for guests shall be provided for each dwelling unit.
Off-street guest parking may be reduced where it is found that sufficient
on-street parking is available or excessive grading would be necessary
to create the off-street guest parking.
C.
Driveways
shall have a minimum width of sixteen 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. Driveways
which serve more than one lot, as well as diagonal driveways running
along contour lines, are encouraged as a means of reducing unnecessary
grading, paving and site disturbance. These arrangements shall be
encouraged (see figure below).
 Driveways can reduce grading
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(Ord. 1106 § 1, 1999)
Plans delineating access to the subject site and areawide circulation
shall be required and shall be in compliance with the following standards.
A.
Street
Design Standards. Street designs shall comply with the following standards:
1.
Roadways within Specific Plan No. 25 shall provide for minimum safe
passage of two cars along a paved road section, except in limited
circumstances and as approved by the planning director and city engineer.
2.
Street widths shall conform to the following minimum street sections.
On-street parking shall be prohibited unless deemed safe or unless
parking turn-outs are provided.
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3.
Streets shall follow the natural contours of the hillside to minimize
cut and fill, where feasible (see figures below).
4.
Streets may be split into two, parallel one-way streets, thereby
effectively functioning as a two-way street with a median, in steeper
areas to minimize grading and blend with the terrain (see figures
below).
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5.
Cul-de-sacs or loop roads are encouraged where necessary to fit the
terrain.
6.
On-street parking and sidewalks may be eliminated, subject to city
approval, to reduce required grading.
B.
Roadway
Curve and Grade Standards. Roadway grades and curves should accommodate
safety and emergency vehicles.
1.
Existing roadway grade standards shall be applied to all proposed
subdivisions and parcel maps. However, the planning director and city
engineer may grant exceptions to existing roadway standards for grades
and curves where, in their judgment, existing or future access cannot
reasonably meet such standards. These exceptions are to be limited
to providing access to a single-family dwelling on an existing lot
of record along roadways which will ultimately serve a maximum of
four dwellings, based on the maximum allowable density in the General
Plan, and where not providing such an exception would effectively
preclude access to an existing lot of record.
2.
Where the planning director and city engineer grant an exception
to roadway grade standards, owners whose land is served by such a
roadway will be required to provide adequate assurance that the roadway
will be kept properly maintained at all times. In addition, such landowners
will be required to record a deed restriction which prohibits further
subdivision of the property without meeting roadway grade standards
and provides an acknowledgment of this special circumstance. Such
owners will also be required to indemnify the city or any other service
provider against any liability regarding emergency or nonemergency
vehicle access.
C.
Circulation
Standards. Roadway improvements to provide access to parcels shall
not adversely affect other properties through extensive grading, flood
control facilities, or any other type of construction and/or requisite
support infrastructure.
D.
Reductions
in Minimum Roadway Standards. In conjunction with the review of a
development proposal, consideration may be given to reducing certain
specified roadway standards pursuant to the following:
1.
Within the upper elevations of the northern foothills area, a further
reduction in required roadway width may be permitted for private roadways
which will ultimately serve a maximum of four dwellings, based on
the maximum allowable density permitted by the General Plan, and where
not providing such a reduction would effectively preclude access to
an existing lot of record. For such roadways, roadway standards may
permit a curb-to-curb width which does not allow for passage of two
vehicles (minimum sixteen feet, measured edge-to-edge) for a distance
of up to one hundred fifty feet in any one segment.
a.
Where such a reduction in roadway width is permitted, owners whose
land is served by such a roadway shall be required to provide adequate
assurance that the roadway will be kept properly maintained at all
times. In addition, such landowners will be required to record a deed
restriction which prohibits further subdivision of the property without
meeting roadway width requirements, and provides an acknowledgment
of this special circumstance. Such owners will also be required to
indemnify the city or any other service provider against any liability
regarding emergency or nonemergency vehicle access.
2.
An exception to current city roadway requirements for street paving
may be permitted along private roadways which will ultimately serve
a maximum of four dwellings, based on the maximum density allowable
in the General Plan. Such limited use roadways should be permitted
to be hard packed (e.g., decomposed granite) as approved by the planning
director and city engineer, provided that adequate maintenance is
guaranteed to ensure that the roadway will be regularly graded and
kept clear of ruts and debris.
a.
Where such an unpaved roadway is permitted, owners whose land is
served by such a roadway shall be required to provide adequate assurance
that the roadway will be kept properly maintained at all times. In
addition, such landowners will be required to record a deed restriction
which prohibits further subdivision of the property without providing
required paving, and provides an acknowledgment of this special circumstance.
Such owners will also be required to indemnify the city or any other
service provider against any liability regarding emergency or nonemergency
vehicle access.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
The provision of adequate flood control and/or erosion control
measures for public and private roadways shall occur in a manner consistent
with the rural character of the northern foothills.
A.
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
planning director and the city engineer.
B.
Require
the provision of concrete curbs and gutters to the portions of the
northern foothills only where they are needed to prevent erosion,
as determined by the planning director and the city engineer. Within
the northern foothills, rolled curbs are to be the preferred road
edge along paved roads where such curbing will be adequate to contain
drainage and prevent erosion.
(Ord. 1106 § 1, 1999)
A.
Design
Concept. 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 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. Prior to the issuance of building permits, a landscape plan
for all developer-installed areas shall be submitted to the director
of planning for review and approval. The landscape plan shall clearly
indicate general location, size and species of plant materials.
C.
The
interface between new development and natural open space shall be
designed to provide a gradual transition from manufactured areas into
natural areas. By extending fingers of planting into existing and
sculptured slopes, the new landscape should blend in with the natural
vegetation.
1.
Planting along the slope side of development shall be designed to
allow controlled views out, yet partially screen and soften the architecture.
In general, fifty percent screening of new structures with plant materials
should be accomplished.
2.
Trees and shrubs are to be arranged in informal, randomly spaced
masses, and shall be placed selectively to reduce the scale of long,
steep slopes (see figure below).
3.
It is intended that the transition between manufactured areas and
natural areas occur sufficiently beyond residential structures so
as to permit the development to meet applicable fire department brush
clearance requirements.
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D.
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. For
fire prevention purposes, a fuel modification zone shall be provided
between natural open space and development. This zone should generally
consist of at least one hundred feet, and have a fire-resistive groundcover.
Larger trees and shrubs must be pruned.
E.
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 groundcover to prevent erosion. In developing a site, the developer
shall plant and maintain all slopes until the property is occupied.
The developer shall provide suitable guarantees, satisfactory to the
city for planting and maintenance as required by this chapter.
2.
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 and possible to provide
for proper maintenance of the planted areas.
3.
Maintenance. To ensure continued maintenance of plant materials,
an automatic irrigation system may be required. 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 oversaturated condition or cause an erosion problem.
4.
Monitoring. A minimum five-year revegetation monitoring and maintenance
program is to be required for all new development requiring slope
bank and/or habitat vegetation. The revegetation monitoring program
shall include monthly inspection for months one through twelve, quarterly
inspection for months twelve through thirty-six, and semi-annual inspection
for months thirty-six through sixty. Inspections shall be performed
by a qualified botanist subject to city approval.
(Ord. 1106 § 1, 1999)
Overhead utilities may be permitted and shall comply with the
following standards.
A.
Overhead
utilities (e.g., electrical, telephone, etc.) should only be permitted
within the right-of-way of roadways connecting development areas;
to serve development of a single dwelling unit on an existing lot
of record; and within the rights-of-way of roadways where all lots
are five acres in size or greater.
B.
In
cases where aboveground utilities are permitted within the right-of-way
of a roadway, connections to individual dwellings shall be underground.
Utilities shall continue to be underground within subdivisions and
parcel maps along roadways serving parcels smaller than five acres,
as currently required. Where overhead utilities are permitted, their
adverse visual impact on surrounding properties is to be mitigated
through sensitive placement.
C.
Clear
cutting of vegetation for an overhead utility corridor shall not be
permitted.
D.
Plans
shall indicate location of utilities and utility easements serving
or intending to serve the proposed structures. The approvals may require
or otherwise facilitate the appropriate sizing of utilities to serve
other parcels in the area and the provision of access to those utilities
by the same parcels.
(Ord. 1106 § 1, 1999)
Municipal water or on-site wells and water storage shall be
available for each development, including construction of a single-family
house on a lot of record. The use of on-site wells and water storage
will be considered where adequate flow and storage capacity for daily,
peak day, peak hour, and minimum fire protection needs can be provided.
Where such on-site well and water storage is permitted, the owner
whose land is so served will be required to provide adequate assurance
that the well and storage facility will be kept properly maintained
at all times. In addition, such landowners will be required to record
a deed restriction which prohibits further subdivision of the property,
and provides an acknowledgment of this special circumstance. Such
owners will also be required to indemnify the city or any other service
provider against any liability regarding water service and availability
of fire flow.
(Ord. 1106 § 1, 1999)
Municipal sewage collection or on-site sewage disposal shall
be available for each development, including construction of a single-family
house on a lot of record. On-site sewage disposal, if provided, shall
comply with applicable health regulations.
(Ord. 1106 § 1, 1999)
Lighting plans shall be submitted for all projects and sources
of lighting shall comply with the following standards.
A.
Lighting
within the northern foothills shall be limited to the minimum lighting
necessary to facilitate safety.
B.
Street
lighting shall be limited to intersections and other locations needed
to maintain safe access (e.g., sharp curves).
C.
Exterior
lighting for buildings shall be of a low profile and intensity.
(Ord. 1106 § 1, 1999)
All signs shall be subject to the requirements set forth in Chapter 18.152.
(Ord. 1106 § 1, 1999)
A conceptual fencing plan shall be submitted which indicates
the general areas where fences are permitted. 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 or
building permits, a fencing plan shall be submitted to the development
plan review board for review and approval. The fencing plan shall
clearly indicate the location, height, and type of materials and color
selections to be utilized for fencing. Areas prohibited from fencing
shall be indicated on the plan.
(Ord. 1106 § 1, 1999)
A.
Horses
in Planning Area One may be quartered on designated lots, as determined
in conjunction with a tentative tract map, and maintained subject
to the following standards:
1.
On each lot or parcel there shall be permitted not more than two
horses for each one acre of lot area provided that the number of horses
shall not exceed a maximum of five horses unless a conditional use
permit is obtained.
2.
The horses, including ponies, but excluding foals under twelve months,
may be maintained under this section for breeding purposes or for
the personal use of the family residing on the lot or parcel.
a.
A registered horse breeder may maintain an additional two horses
for breeding purposes provided a permit for such purposes has been
issued. A permit may be issued to the owner of the stallion for a
period of one year subject to the following conditions:
i.
The breeder shall maintain the horses on a lot or parcel of one acre
or more in size;
ii.
The city shall issue the permit only after the favorable recommendations
of the homeowners association, the equestrian committee appointed
by the city council to review the application for the permit and the
planning staff. In the absence of the equestrian committee, and upon
the recommendation of the homeowners association and planning staff,
the application for the permit shall be heard by the planning commission
for approval or denial.
3.
The horses shall be maintained in open corrals containing at least
two hundred eighty-eight square feet, e.g., twelve feet by twenty-four
feet per horse, or in a stable or enclosed box stalls containing at
least one hundred forty-four square feet, e.g., twelve feet by twelve
feet per horse. The corral must be no closer than thirty-five feet
from any residence located on the same lot or parcel, and at least
eighty feet from any residence located on an adjacent lot or parcel.
Corrals shall conform to building setbacks from any public or private
streets.
4.
The corral areas shall consist of fences of at least five feet in
height and of such construction so as to confine the horses.
a.
The corral shall be constructed in such a manner that manure and
refuse shall be contained, stored and/or treated in the area of the
corral.
b.
Manure shall be removed daily from the corral and stored in a covered
manure storage area that is located away from the drainage courses.
Manure storage areas will be graded and constructed to minimize contact
with runoff, stored on an impervious surface and shall be covered
by a roof to minimize contact with precipitation. Manure shall be
removed weekly.
5.
The property owner shall be responsible for the cleanup of any waste
material that the property owner fails to contain and process on the
lot. The property owner may be subject to fines or penalties by the
State Water Quality Control Board in the event that waste is discharged
into the public storm drainage system or the public sewer system.
6.
In conjunction with the corrals, box stalls or a stable shall be
constructed that shall provide a weatherproof roof of at least sixty-four
square feet per horse.
a.
The design of stables or box stalls and material used in their construction
shall conform with the architectural style of the residence and include
a sprinkler system and rain gutters directing runoff away from having
contact with manure and refuse.
b.
The design shall prevent manure and refuse from entering into the
stormwater system and allow for the removal of bedding materials.
c.
Within the stable or box stall where horses are kept, bedding will
be provided to capture as much urine as possible, which will be disposed
of in a trash storage area that is covered and elevated to protect
urine from rainfall and potential surface runoff.
d.
The property owner shall ensure that chemicals and other contaminants
handled on-site are not disposed of in any manure, litter or stormwater
storage or treatment systems unless specifically designed to treat
such chemicals and other contaminants.
7.
All feed, tack or other items used in the feeding, use and maintenance
of the horse(s) or corral shall be screened from the sight of neighboring
lots, either in an enclosed structure or in an area with sufficient
fencing and landscape to prevent them being viewed by the neighboring
lots.
8.
Nothing in this chapter shall permit the keeping of horses for any
commercial purposes, such as boarding of horses or the keeping of
horses not principally for the use of the members of the resident
family.
9.
The corral and stable areas shall be sprinkled or otherwise treated
to a degree so as to prevent the emanation of dust, and in addition,
all accumulation of manure, mud or refuse shall be eliminated so as
to prevent the breeding of flies.
B.
Horses
in Planning Area Two may be quartered and maintained subject to the
following standards:
1.
On each lot or parcel there shall be permitted not more than five
horses for each one acre of lot area provided that the number of horses
shall not exceed a maximum of fifteen horses unless a conditional
use permit is obtained.
2.
The horses, including ponies, but excluding foals under twelve months,
may be maintained under this section for breeding purposes or for
the personal use of the family residing on the lot or parcel.
a.
A registered horse breeder may maintain an additional three horses
for breeding purposes provided a permit for such purposes has been
issued. A permit may be issued to the owner of the stallion for a
period of one year subject to the following conditions:
3.
The horses shall be maintained in open corrals containing at least
two hundred eighty-eight square feet, e.g., twelve feet by twenty-four
feet per horse, or in enclosed box stalls containing at least one
hundred forty-four square feet, e.g., twelve feet by twelve feet per
horse. The corral must be no closer than thirty-five feet from any
residence located on the same lot or parcel, and at least eighty feet
from any residence located on an adjacent lot or parcel. Corrals shall
conform to building setbacks from any public or private streets.
4.
The corral areas shall consist of fences of at least five feet in
height and of such construction so as to confine the horses.
5.
In conjunction with the corrals, there shall be a weatherproof roof
of at least sixty-four square feet per horse.
6.
Nothing in this chapter shall permit the keeping of horses for any
commercial purposes, such as boarding of horses or the keeping of
horses not principally for the use of the members of the resident
family.
7.
The corral and stable areas shall be sprinkled or otherwise treated
to a degree so as to prevent the emanation of dust, and in addition,
all accumulation of manure, mud or refuse shall be eliminated so as
to prevent the breeding of flies.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
All development proposals shall contain provisions for preservation
of existing equestrian and development of new equestrian trails consistent
with an adopted trails plan. Such plan shall be approved by resolution
of the city council after a recommendation from the equestrian and
planning commissions. Applicants may be required to dedicate easements
or otherwise permit access for trails set forth in the adopted trails
plan.
(Ord. 1106 § 1, 1999)
All development proposals shall be designed to protect habitat
values and preserve significant, viable habitat areas and connections
in their natural state and shall comply with the following standards.
A.
Within
proposed developments, primary emphasis is to be placed on protecting
the integrity of habitats and habitat linkages.
B.
Within
occupied habitat areas of rare, threatened or endangered species,
disturbance of protected biotic resources is prohibited.
C.
Within
riparian areas, wetland areas and coastal sage scrub habitats, the
vegetative resources which contribute to habitat carrying capacity
(vegetative diversity, faunal resting areas, foraging areas, and food
sources) shall be preserved in place or replaced so as to not result
in a measurable reduction in the reproductive capacity of sensitive
biotic resources.
D.
Within
habitats of plants listed by the California Natural Diversity Data
Base (CNDDB) as "special" or "of concern," new development shall not
result in a reduction in the number of these plants, if they are present.
E.
The
use of motorized off-road vehicles shall be prohibited, and off-trail
activities shall be limited to those that are consistent with protection
of environmental values.
F.
The
establishment of buffer zones adjacent to areas of preserved biological
resources shall be required. Such buffer zones shall be adequate in
width so as to protect biological resources from grading and construction
activities, as well as from the long-term use of adjacent lands. The
landscape design adjacent to areas of preserved biological resources
shall be designed so as to avoid invasive species which could negatively
impact the value of the preserved resource.
(Ord. 1106 § 1, 1999)
All development proposals shall be designed to comply with the
following standards.
A.
Building
designs. All buildings shall comply with the following standards.
1.
Roofs shall be of noncombustible Class "A" materials, such as clay
or concrete shake, cinder, metal or tile. Open ends of roofs, such
as tile roofs, shall be capped with noncombustible material to prevent
bird nests or other combustible materials from lodging within the
roof.
2.
The number and size of glazed openings on the side of the structure
facing downhill or other fire hazard areas shall be minimized and
shall be glazed with extra strength glass (thick, safety tempered
or double paned). Glass areas shall not exceed fifty percent of any
wall.
3.
Fire sprinkler systems shall be installed in all residential structures,
where feasible.
4.
Construction requirements applicable to Fire Zone 4 shall be complied
with, where feasible.
B.
Access
Requirements. All development proposals shall include adequate provisions
for access for fire suppression equipment and for evacuation of residents
as follows:
1.
Access roads and driveways shall be a minimum of twenty-six feet in width. The width may be reduced to sixteen feet where permitted pursuant to Section 18.542.280.
2.
Access roads and driveways shall be an approved all-weather surface.
C.
Water
Supply Requirements. All development proposals shall include adequate
provisions for water supply for fire fighting purposes as follows:
1.
Fire flow and hydrant locations shall be provided so that adequate
water is available in the event of fire. Planned water supplies shall
be installed and in working order prior to construction involving
combustible materials.
2.
If a water well is installed to provide water supply, water from
the well or other sources, such as a swimming pool, shall be available
for fire fighting purposes.
D.
Indemnification.
In circumstances where fire protection does not meet the requirements
of the city and/or the fire department, the owner shall be required
to indemnify the city and any other service provider against liability
regarding any lesser degree of fire protection.
(Ord. 1106 § 1, 1999)
