The hillsides within the city constitute a significant natural
topographical feature of the community and provide aesthetic relief
to the viewscape from virtually every location in the city. The intent
and purpose of this chapter is to implement the goals and policies
of the general plan and the various elements contained therein as
they relate to development and resource management in hillside areas
within the city. The provisions contained herein will allow for orderly
and sensitive development of hillside areas in conjunction with the
preservation of natural open space. The following specific goals and
policies of this chapter reflect those contained in the general plan
and provide the purpose and intent of this chapter:
A.
To
allow for development patterns in hillside areas that minimize erosion
and geologic hazards and that provide for the protection of the public
health, safety and welfare;
B.
To
encourage grading techniques that blend with the natural terrain,
minimize earth moving activity, minimize impacts of large cut and
fill slopes and provide for the preservation of unique and significant
landforms;
C.
To
encourage retention of natural drainage patterns and the preservation
of significant riparian areas;
D.
To
reduce water use in slope replanting and retention by encouraging
grading design that minimizes manufactured slopes;
E.
To
allow density transfers, where appropriate, to facilitate development
in more appropriate locations while retaining significant natural
slopes and areas of environmental sensitivity;
F.
To
substantially retain the integrity and natural grade elevations of
the significant natural ridgelines and prominent landforms that, in
aggregate, form the city's skyline backdrop;
G.
To
the maximum extent possible, preserve the view from the valley floor
and make every effort to maintain the original view of the site.
(Ord. 515 § 10, 2023)
This chapter establishes specific development standard submittal
requirements, review standards, and processing procedures for projects
within hillside areas, as defined herein. Development applications
proposed on a parcel or parcels that fall within the definition of
a hillside area shall comply with all procedures, standards, and findings
contained in this chapter.
(Ord. 515 § 10, 2023)
Parcels containing only isolated landform features and drainage
courses that contain slopes greater than 20% are not considered a
hillside area and are exempt from this chapter if one of the following
is met:
A.
In
the case of multiple isolated landforms on the same property, such
isolated landforms shall be physically separate topographic features
that are not a component of a significant ridgeline or any other prominent
landform;
B.
Properties
which contain slopes of 20% or greater which are associated with minor
drainage courses not indicated on the United States Geological Survey
(U.S.G.S.) maps as intermittent or perennial (blue-line) streams;
C.
Manufactured
slopes which were created prior to adoption of this chapter;
D.
Any
final, tentative, or parcel map, residential planned development,
specific plan, or conditional use permit which was approved prior
to adoption of this chapter, or any time extension to a previously
approved project, shall be exempt from the provisions of this chapter
unless the approving authority finds that the changes to the project
constitute a major modification to the original project approval.
Modifications considered major include, but are not limited to, the
following:
1.
An
increase in the number of developable lots,
2.
A
reduction in lot size below the minimum lot size established for the
zone or below a size previously approved by the planning commission
or city council,
3.
An
increase to the vertical height or horizontal width of manufactured
slopes that alters the plan to a level that may be inconsistent with
what was originally approved,
4.
An
increase to building bulk or site/lot coverage that alters the plan
to a level that may be inconsistent with what was previously approved,
5.
A
combination of minor alterations that represents substantial, cumulative
changes to the project, or other similar modifications to the previously
approved project that significantly changes the design or character
of the project;
E.
Construction
of a residential dwelling unit, or additions thereto, and accessory
building(s) on a legally subdivided, residentially zoned parcel as
of the date of adoption of this chapter, which does not involve grading
for structures on visually prominent ridgelines or on land with a
slope in excess of 20%, or grading in excess of 1,000 cubic yards;
F.
Modification
of or addition to an existing single-family dwelling and accessory
building including second dwelling units on an existing parcel created
prior to the date of adoption of this chapter. This exemption shall
not include an increase in the number of units/lots or changes in
use;
G.
Construction
of additions to commercial/industrial buildings which will not add
more than 10% in floor area and an expansion of less than 5,000 square
feet, whichever is less;
H.
Grading
for agricultural purposes, pursuant to a grading permit reviewed by
the planning commission following a duly noticed public hearing;
I.
Lot
line adjustments, lot mergers or condominium conversions involving
existing structures, issued pursuant to local ordinance;
J.
Fire
breaks and fire roads required by the Ventura County fire department;
K.
Recreation
trails for pedestrian or equestrian purposes constructed by or pursuant
to the requirements of the city;
L.
The
replacement or reconstruction of structures which are destroyed or
damaged by fire or earthquake or other natural disaster;
M.
Properties
having development agreements that exempt them from the provisions
of this chapter.
(Ord. 515 § 10, 2023)
Words and phrases in this chapter have the meanings set forth
in this section.
means a grading technique which utilizes curvilinear, horizontal,
and vertical undulations in order to simulate the characteristics
of natural topography.
means a grading technique which designates an existing natural
contour as the transition line between a manufactured pad for development
and the adjacent natural slope face and which eliminates the need
for fill slopes along the exposed edges of the development pad.
means an increase in density on one portion of property to
a level that may exceed the underlying general plan designation of
that portion of the property while maintaining a gross density over
the entire property that is consistent with the underlying general
plan designation.
means any property containing slope areas of 20% or greater.
The steepness of a slope is defined as the relationship (the ratio)
between the changes in elevation (rise) and the horizontal distance
(run) over which that change in elevation occurs. The percent of steepness
of any given slope is determined by dividing the rise by the run on
the natural slope of land, multiplied by 100.
means the maximum width and height of a structure based on
minimum setback requirements and maximum building height limitations
for the zone within which the project is located. These envelopes
may be utilized to evaluate visual impacts when specific architectural
plans are not provided for subdivision review.
means a parcel which has an isolated topographical feature
having a slope of greater than 20% which has a horizontal run of less
than 200 feet and a vertical rise of less than 50 feet.
means a slope created by grading that consists of cut and/or
fill material.
means a grading technique in which all lots, building pads
and streets are generally graded over the entire area resulting in
the disruption of the majority of the on-site natural grade and vegetation
and, often resulting in, but not required to result in, a successive
pad/terrace configuration.
means land that has been left in its natural state and has
not been developed with primary or accessory structures.
A visually "prominent landform or ridgeline" means any landform
visible from the valley floor which forms a part of the skyline or
is seen as a distinct edge against a backdrop of land at least 500
feet horizontally behind it (see Ridgeline Map).
means the slopes located directly below, or leading up to,
the crest of a significant ridgeline or prominent landform.
means the relationship (the ratio) between the change in
elevation (rise) and the horizontal distance (run) over which that
change in elevation occurs. The percent of steepness of any given
slope is determined by dividing the rise by the run on the natural
slope of land, multiplied by 100.
means specific development plans for an unapproved tentative
map, including, but not limited to: plot plans, building elevations,
grading plans and landscape plans applicable to individual lots within
a tentative map.
means that area of the city as shown on Exhibit A of this
ordinance. Exhibit A is not codified but is kept on file in the office
of the city clerk.
(Ord. 515 § 10, 2023)
A.
At the time an applicant applies for a tentative map, conditional use permit, site plan review or other discretionary approval of a project in a hillside area, the applicant shall submit the items and information listed in subsection C of this section to the department of community development.
The list is not all inclusive and additional information or studies may be required for review of the project pursuant to the California Environmental Quality Act (CEQA) and other local, state or federal laws. The director of community development may modify, add, or eliminate one or several of the submittal requirements listed in subsection C of this section. The director will notify the applicant of such a change during the preapplication submittal conference.
B.
In
the event it is uncertain whether or not a parcel or parcels of land
fall within a hillside area, as defined in this chapter, the applicant
shall submit a slope map and related topographic information to determine
the applicability of this chapter to the project area. This information
shall be submitted at the time of application for the discretionary
project. The decision of the applicability of this chapter to a parcel
or parcels of land shall be made by the director of community development
prior to the determination of completeness of the application for
the discretionary project.
C.
Application
submittals for development projects in hillside areas may include,
but are not limited to, the requirements listed below. Additional
information or studies may be required if deemed necessary under California
Environmental Quality Act (CEQA) review procedures and other local,
state, or federal laws.
1.
Slope
Map and Analysis. The topographic exhibits and analysis shall be prepared
as set forth below and shall include the following items:
Slope Map. The slope map shall be prepared by a California registered
civil engineer, licensed land surveyor, or other qualified professional.
Such map shall provide the following information:
a.
The map shall be based on contour intervals no greater than 10 feet
except where steep terrain warrants contour intervals greater than
10 feet;
b.
Slope bands in the ranges of 0—20 percent, 20—35 percent,
35—50 percent, and over 50 percent shall be identified in clearly
distinguishable graphic representations (i.e., shading, pattern, numerical
highlighting within clearly defined slope category boundaries, etc.)
on the slope map;
c.
Individual contours shall be clearly indicated on the slope map,
or such map shall be augmented by a clear mylar overlay, of the same
scale as the slope map, which clearly indicates individual contours.
The slope and topographic overlay maps shall extend 200 feet off site
in order to incorporate the topography of all abutting properties
as it relates to the proposed site;
d.
The slope analysis shall specifically identify and calculate the
slope percentages for each individual topographic feature. Horizontal
runs used to calculate slopes shall be limited to each individual
feature;
e.
Total land area within each category shall be indicated on a table
to be provided on a legend on the map.
2.
Grading
Plan.
a.
A preliminary grading plan, prepared by a California registered civil
engineer, land surveyor, or equivalent qualified professional shall
indicate the height and width of all manufactured slopes, proposed
drainage patterns, methods of storm water detention/retention, and
identification of areas to remain in a natural state. Off-site contour
intervals shall be shown for adjacent unimproved areas within 100
feet of the project's boundaries. When an adjacent property is improved,
the plan shall show: pad elevations, street grades, wall sections,
and any approved or existing improvements immediately adjacent to
the subject property shall also be shown;
b.
One colored copy of such preliminary grading plan showing all cut
and fill areas.
3.
Cross
Sections/Preliminary Cut and Fill. No less than two cross sections
which completely traverse the property at appropriately spaced intervals
in locations where topographic variation is greater. Such exhibits
shall be prepared by a California registered civil engineer, licensed
land surveyor, or equivalent qualified professional. The cross sections
shall clearly depict the vertical variation between natural and finished
grade.
4.
Visual
Impact Analysis. The purpose of these exhibits is to replicate how
the project will appear if it were to be constructed as conceptually
proposed. The exhibit shall include, but not be limited to, panoramic
photographs of the project site with an overlay of scaled rendering(s)
of the conceptual project designed to depict project appearance when
viewed from the valley floor within the city.
5.
Building
Envelopes. Horizontal and vertical building envelopes or plot plans/building
elevations may be required for subdivisions where visual impacts are
being evaluated.
6.
Pedestrian Circulation/Trails Plan. For projects in which hillside street sections as specified in Section 17.38.120 of this chapter are proposed, the necessity for sidewalks or alternative pedestrian circulation systems shall be considered during project review. A pedestrian circulation and trail plan may be required if alternatives to standard sidewalks are proposed.
7.
Required
Technical Reports. In any area proposed for development which falls
under the jurisdiction of this chapter, certain technical reports
shall be required. Such reports will be used to determine the suitability
of the subject site for development and suggest special construction
and design measures necessary to mitigate identified problems which
may endanger the public health, safety or welfare. These reports shall
be submitted at the time that the application is submitted.
a.
Soils Engineering Report. A soils engineering report shall be submitted
with each application for development under the requirements of this
chapter. The soils engineering report shall contain, but not be limited
to, data regarding the nature, distribution and strengths of existing
soils, the potential for liquefaction, degree of seismic hazard, conclusions
and recommendations for grading procedures consistent with these regulations,
design criteria for any identified corrective measures and opinions
and recommendations covering the adequacy of sites to be developed;
b.
Geologic Report.
i.
A geology report shall be submitted with each application for development
under the requirements of this chapter. Such a report shall include,
but not be limited to, the surface and subsurface geology of the site,
conclusions and recommendations regarding the effect of geologic conditions
on the proposed development, opinions and recommendations covering
the adequacy of sites to be developed and design criteria to mitigate
any identified geologic hazards consistent with this chapter,
ii.
The investigation and report shall be completed by a professional
geologist registered with the state of California who is certified
in the practice of engineering geology;
c.
Hydrologic Report.
i.
A hydrologic report shall be submitted with each application for
development under the requirements of this chapter. Such a report
shall include, but not be limited to, the hydrologic conditions on
the site, the location of any above or below ground springs, the location
of all wells, possible on-site flood inundation, downstream flood
hazards, identification of natural drainage courses, conclusions and
recommendations regarding the effect of hydrologic conditions on the
proposed development, opinions and recommendations covering the adequacy
of the sites to be developed and design criteria to mitigate any identified
hydrologic hazards consistent with these regulations. This report
shall also account for runoff and debris from tributary areas and
shall provide consideration for each lot or dwelling unit site in
a development. Runoff and debris volumes shall be computed using the
county of Ventura flood control district criteria,
ii.
The investigation and report shall be completed by a registered civil
engineer certified in the science of hydrology and hydrologic investigation;
d.
A drainage plan, including text, maps, and diagrams, shall be submitted
to the city as part of any formal application for development under
these regulations.
|
The city engineer in consultation with the director of community
development, or their designees, shall review the submitted information
for completeness, adequacy and conformance with the above and other
applicable standards.
|
8.
Biological
(Flora and Fauna) Analysis. A biological resources report shall map
the habitat areas of the property. Potential presence within the project
area of any sensitive habitat and any unique, rare or endangered plant
or animal species shall be determined and mapped.
9.
Construction
Schedule, Parking Plan and Hauling Plan. A construction schedule,
construction parking plan and hauling plan to be used and submitted
to the community development department for review and approval for
importing and exporting material.
10.
Plot Plan. A plot plan showing the location of all proposed and existing
structures. Structures and pad elevations within 300 feet of the proposed
development shall be included on the plot plan.
D.
Standards
for Exhibits. Completeness and accuracy of the above specified plans,
studies and other submittal requirements will be determined by the
director of community development, city engineer, or their designees
in accordance with Section 65944 of the California Government Code.
All studies shall be in conformance with the current city guidelines
for each individual study or report.
(Ord. 515 § 10, 2023)
A.
Permissible
densities on steeper portions of a property may be transferred to
portions of the property.
B.
Density
Transfer Review Criteria. A transfer of density shall be found suitable
for a particular site only if the proposed density transfer complies
with the following standards:
1.
Design
of the density transfer minimizes impacts on adjacent areas.
2.
The
physical location is suitable for a higher density project. If available,
natural physical features shall be utilized to visually and physically
separate higher density housing from nearby areas that are developed
at lower densities.
3.
On
sites where physical separation utilizing natural features is not
feasible, buffering techniques shall be utilized to ensure that density
transfer does not result in negative impacts upon existing neighborhoods
of a lower density or rural development pattern. Appropriate buffering
techniques may include, but are not limited to:
a.
Incorporation of larger lot sizes/patterns which are consistent with
immediately adjacent neighborhoods;
b.
Utilization of architectural styling, fence details, landscape and
lot patterns, or similar features that are compatible with those found
in adjacent areas;
c.
Establishment of buffer areas of appropriate size to ensure that
transition of densities is gradual in order to minimize incompatible
mixing of development types associated with various intensities of
development.
4.
The
site receiving the density transfer requires less grading, and is
less steeply sloped, ecologically sensitive, and less prominent.
(Ord. 515 § 10, 2023)
A.
Purpose
of Section. To assure that the physical characteristics of the prominent
landforms or ridgelines in the city are retained as a skyline backdrop,
and that any development on physical features encompassing these landforms
will integrate with, rather than significantly modify, existing topography.
The goal of this section is to encourage site planning techniques
that ensure integration of development with physical features such
as natural bowls, broad plateaus, valleys and similar natural landforms.
Implementation of this section will ensure that the natural form and
elevations of the city's backdrop will be retained.
B.
Requirements.
All applications for development proposed in hillside areas shall
be subject to the standards and procedures set forth as follows:
1.
Parameters
for Requirement of a Visual Impact Study. A visual impact study will
be required for projects located on the crest or slope face of a prominent
landform or ridgeline that are physical components of the topographic
features and which form an integral part of the city's natural skyline
backdrop.
2.
Review
Standards. The criteria listed below shall be utilized in evaluating
projects located on the crest of the slope face of a prominent landform
or ridgeline forming the city's skyline backdrop.
a.
All development proposed on prominent landforms or ridgelines, as
defined herein, shall be designed to substantially retain the natural
contour elevations of these features as viewed from vantage points
on the valley floor within the city.
b.
Grading to substantially reshape prominent landforms and ridgelines
that form a component of the city's skyline backdrop shall be minimized
wherever possible and shall be subject to the provisions of subsection
(B)(2)(c) of this section.
c.
Dwellings constructed near the crest of the prominent landform or
ridgeline shall utilize architectural, grading, and landscape elements
that serve to integrate the structure with the landform upon which
it is constructed. In determining whether a project complies with
this requirement, a project must be found consistent with the following
criteria:
i.
On steep natural grades, foundations and floor plans shall be designed
with multilevels to change elevations with natural contours.
ii.
Roof planes shall vary rather than be angled in one direction. The
main building mass, including gabled sections of roof structures,
shall face away from lower lying areas.
iii.
Roof lines shall provide architectural relief in such a way
as to complement the natural contours of the land.
iv.
Building colors shall emphasize blending with the surrounding natural
terrain.
v.
Utilize daylight grading techniques, where appropriate, to reduce
disruption of natural topography and vegetation.
vi.
Structural setbacks from the edge of natural slopes shall reduce
visual prominence of structures.
vii.
Berming and tree massing near the landform crest shall be utilized
to blend in with the natural landforms and to screen view of the structure
from lower lying areas.
(Ord. 515 § 10, 2023)
The overall number of units allowed on a property shall be based
on the summation of the total number of units allowed by the general
plan with density transfers permissible for development in slope areas
which exceed 20%. Where density transfers are not feasible, additional
open space may be dedicated anywhere within the project boundaries
to compensate for the development of steeper slopes as outlined below:
|
Slope Categories
|
Open Space Dedication
|
|---|---|
|
20% to 35%
|
35% open space1
|
|
35% to 50% slope
|
50+% open space1
|
|
50% or more slope
|
Density transfer required, except as delineated otherwise in § 17.38.090
|
|
Note:
| |
|---|---|
|
1
|
The open space required shall be dedicated from the land which
contains the slopes in question. The open space required by this section
is in addition to any minimum percentage already required by the city's
general plan.
|
(Ord. 515 § 10, 2023)
No construction or grading shall be permitted in areas containing
slopes of 50% or greater except under the following circumstances:
A.
Development
is proposed on isolated peninsula-shaped fingers of 50% slope within
an otherwise developable area of lesser slopes;
B.
The
grading involves the filling of small ravines or drainage courses
not shown on the U.S.G.S. maps as intermittent or perennial streams
which contain ancillary slopes of 50% or greater if said ravine or
drainage course is not deemed a significant biological area (as determined
by the environmental study for the project) and if measures to convey
surface water are proposed to the satisfaction of the city engineer;
or
(Ord. 515 § 10, 2023)
A.
Purpose.
The standards contained in this section are established to ensure
that grading techniques are utilized which reduce erosion potential,
minimize visual impacts, promote use of development patterns and street
designs that follow natural contours, and minimize length and width
of manufactured slopes. These regulations are meant to complement
Chapter 70 of the Uniform Building Code.
B.
Grading
Standards. Except as otherwise permitted pursuant to this chapter,
no project in a hillside area shall be permitted unless the project,
or the project as modified with conditions, complies with the following
standards:
1.
The
maximum height for manufactured slopes shall be 30 feet except as
specified in this chapter. Any manufactured slope in excess of 15
feet vertical shall have variable gradients.
2.
Manufactured
fill slopes adjacent to primary and secondary arterials shall be no
steeper than 3:1 within landscape assessment areas and public rights-of-way
and shall not exceed 30 feet in height.
3.
When
a proposed subdivision contains average net lot sizes exceeding 20,000
square feet, lot grading shall be limited to building pad and related
functional yard area which may not exceed 100% of the size of the
pad area. Flat pad grading of the entire lot is prohibited. The grading
plan submitted for project review shall clearly delineate graded and
natural portions of proposed lots.
4.
Grading
on the perimeter of the site shall not be designed with perimeter
downslopes to property lines unless a homeowner's association, slope
maintenance district, or similar entity is established for maintenance
of such downslopes. For interior slopes between lots, manufactured
building pads shall be designed with upslopes to property lines.
5.
Subdivision
development plans shall indicate a minimum setback of 15 feet from
the rear dwelling wall or retaining wall to the toe of slope and a
20 foot setback from the rear dwelling wall to the top of a manufactured
slope or retaining wall.
6.
Manufactured
slopes greater than 10 feet in height shall be rounded at the top
and at the toe of slope to simulate natural topography. The approving
authority may exempt side slopes from this provision if the height
of slope does not exceed 15% of the width of the lot and has a slope
of less than 10 feet in height.
7.
Manufactured
slopes in excess of 200 feet in length and greater than 10 feet in
height shall be designed with horizontal curvature that simulates
the horizontal surface variations of natural contours.
8.
Dwellings
proposed on ungraded lots with natural grades of 20% and greater shall
follow natural contours, utilizing such techniques as stepped foundations
and split-level floor plans.
9.
For
projects on property defined in this chapter as a hillside area, and
where it can be clearly established that reduced setbacks will enhance
preservation of natural terrain and reduced grading, front setbacks
may be reduced by the approving authority to 10 feet as applied to
the main portion of the dwelling. Garage setbacks shall normally be
20 feet except for a side-loaded garage where a minimum driveway depth
of 20 feet from the right-of-way edge shall be provided.
10.
Any continuous manufactured slope within a subdivision with a slope
steepness of 3:1 or steeper, a vertical height of 10 feet or greater
where so allowed under this chapter, and which abuts five or more
lots, shall require the creation of a homeowners association or other
maintenance entity with provision for the collection of fees or assessments
designated specifically to pay costs associated with the maintenance
of all slopes falling under this category. The slope maintenance entity,
rather than individual property owners, will be responsible for maintenance
of such slopes. The tentative tract map shall be designed in such
a manner that provides access to the slopes by assessable easements
and which avoids the necessity of gaining access to the slopes through
individual lots. No fences shall be permitted between lots within
the slope easement areas. Slope easement areas may be included as
lot area for purposes of calculating lot size. Habitable structures
shall not be permitted within common slope easement areas.
(Ord. 515 § 10, 2023)
A.
General.
Landform grading, as a design concept, utilizes grading techniques
that stress the preservation of significant topographic features,
the selective placement of development, variations in slope gradients,
transitional slopes, and the sculpture-like shaping of manufactured
slopes in a manner that replicates the shapes and characteristics
of natural landforms.
B.
Authorization
for Landform Grading. The height and slope steepness limitations and
other applicable standards for manufactured slopes (as delineated
herein) may be modified by the approving authority, if the proposed
project is found to incorporate the following design elements:
1.
Variation
to slope gradients utilizing compound slopes and state of the art
grading techniques with maximum slope steepness to be determined by
the city engineer as specified in the Uniform Building Code. An example
of this technique would be slope transitions varying from 4:1 to 1:1
punctuated by slopes of varying steepness;
2.
Variation
to pad sizes and shapes that correspond to variable topography;
3.
The
artful utilization of contour and daylight grading to achieve a subtle
transition between natural landforms and man-made slopes;
4.
Use
of drainage and landscape elements such as clustering of trees and
shrubs typical of concentration found in nature, incorporation of
rock elements into man-made culverts and downdrains. The culverts
and downdrains shall have coloring which blends with the surrounding
area to reduce visibility.
C.
Processing
Procedures—Determination of Compliance with Landform Grading.
Conformance with landform grading techniques shall be determined during
project review. It will be the responsibility of the applicant to
provide the city with exhibits necessary to establish compliance with
general design characteristics of landform grading techniques.
(Ord. 515 § 10, 2023)
A.
Streets
within any project proposed in a hillside area as defined in this
chapter shall be designed and constructed in accordance with the standards
listed below:
1.
Hillside
street standards shall reflect a rural, rather than an urban character.
Streets in hillside areas shall, where feasible, be aligned parallel
to the natural contours of the land;
2.
Bridges
and oversized culverts, if recommended as a biological mitigation
measure, shall be required when streets cross drainage ways and ravines
serve as significant wildlife corridors;
3.
Development
of streets oriented along the top of a significant ridgeline shall
be prohibited;
4.
Standard
street sections shall be as follows in hillside areas where streets
are proposed on grades of 12% or greater. Said street sections shall
include the following:
a.
Four-lane arterials in hillside areas: Right-of-way width may be
reduced to 80 feet and curb to curb width reduced to 60 feet,
b.
Rural collectors in hillside areas: Right-of-way width may be reduced
to 70 feet and curb to curb width reduced to 40 feet,
c.
Local collectors in hillside areas: Right-of-way width may be reduced
to 50 feet and curb to curb width reduced to 36 feet,
d.
Cul-de-sacs in hillside areas: Right-of-way width may be reduced
to 30 feet and curb to curb width to 24 feet. The cul-de-sac radius
for hillside streets may be reduced to 32 feet;
5.
Split-level,
one-way streets in areas of steep terrain (greater than 20% slope)
when deemed acceptable by the approving authority;
6.
Street
grades shall not exceed the following except if modified by the approving
authority:
|
Primary arterials
|
10%
|
|
Secondary arterials
|
12%
|
|
Local streets
|
15%, except for limited distance that may exceed 15% if approved
by the city engineer and the Ventura County fire department
|
7.
In
order to encourage a rural feeling in residentially zoned parcels
of two units per acre or less, the elimination of sidewalks and formal
parkways will be allowed if the city engineer determines that this
modification will not be detrimental to the public health, safety
or welfare or that adequate alternative pedestrian circulation has
been provided;
8.
Special
Streets. Special streets, such as one-way streets, split-level streets
and dead-end streets may be allowed by the approving authority when
their use is justified by detailed engineering studies submitted by
the applicant and are found to be necessary for the full achievement
of the findings of this chapter;
9.
Rolled
curbs and gutters shall be required in order to enhance the rural
lifestyles if their water carrying capacity is not compromised.
B.
Modifications
to these standards may be made by the approving authority if it can
be found that such modifications are consistent with the circulation
element of the general plan and further the purpose and intent of
this chapter by reducing grading and overall visual impacts while
retaining acceptable traffic safety and street design characteristics.
(Ord. 515 § 10, 2023)
The grading plan shall preserve natural terrain and vegetation
to the maximum extent feasible, by utilizing creative design concepts,
as permitted by standards established in this chapter. However, it
is recognized that grading will involve considerable surface disruption
and removal of natural vegetation. Where this occurs, and manufactured
slopes are created, the following standards and submittal requirements
shall apply:
A.
Submittal
Requirements.
1.
With
Formal Application. Conceptual landscape plans indicating both temporary
and permanent slope plantings shall be prepared by a California registered
landscape architect and submitted to the department of community development.
Such plan shall outline all proposed planting in graded areas, means
of irrigation, proposed timing of landscape installation and the manner
in which landscaping will be maintained. A precise landscape plan
shall be submitted prior to the issuance of a grading permit;
2.
Prior
to Grading Permit Issuance. A manufactured slope revegetation report
which analyzes existing soil conditions, proposed soil amendments,
and plant suitability shall be submitted to the city for review and
approval by the director of community development.
B.
Concrete
Drainage Ditches. All concrete drainage ditches shall be colored concrete
of Omaha Tan by Davis Concrete or an equivalent color.
(Ord. 515 § 10, 2023)
A.
Performance
Bond. A performance bond for an amount to be established by the public
works department shall be posted with the city in order to ensure
that the ultimate establishment of all revegetation is completed.
Said bond is to be posted prior to obtaining a grading permit.
B.
Erosion
Control Standards. The grading plans submitted to the city shall provide
erosion control measures which meet the specifications of the city
engineering design standards and Uniform Building Code.
(Ord. 515 § 10, 2023)
All proposed drainage facilities shall respect the natural (before
development), hydrologic characteristics of the subject terrain, preserve
major drainage channels in their natural state, and be designed in
such a manner as to preserve the public health, safety or welfare.
The provisions of the following standards shall apply to all land
subject to these regulations and shall be in addition to the provisions
of the adopted version of the Uniform Building Code, the Ventura County
Land Development Manual or other standards the city may adopt in the
future.
A.
To
the maximum feasible extent, all natural drainage courses serving
major drainage areas and containing significant perennial vegetation
which may constitute a significant wildlife habitat should remain
in their natural state. Alterations to the above drainage courses
may be allowed by the approving authority if the application of this
section will result in upstream or downstream flooding hazards for
which there is no other feasible means of mitigation.
B.
In
the event that off-site drainage facilities will be required to handle
increased runoff from any development subject to these regulations,
interim drainage facilities which provide for no increase in peak
runoff from a 10 year storm shall be constructed and maintained until
such time as the permanent facilities are completed.
C.
The
overall drainage system shall be completed and made operational at
the earliest possible time during construction or shall otherwise
be provided for in a manner acceptable to the city engineer. If a
development is to be phased, all downstream (including interim facilities
within the project area or required interim off-site drainage facilities)
elements of the approved drainage facilities shall be completed or
otherwise provided for in a manner acceptable to the city before the
completion of upstream phases.
(Ord. 515 § 10, 2023)
No project in a hillside development area shall be approved
by the approving authority unless it is found to conform to all of
the following findings based on standards set forth in this chapter:
A.
That
the grading, and design standards contained in this chapter have been
complied with in the overall design of the project;
B.
That
the project design and site layout retains and utilizes natural contours
of the site to the maximum extent feasible;
C.
That
the project design incorporates drought tolerant landscape materials,
water conserving irrigation techniques and erosion control measures
in a manner that eliminates both short- and long-term erosion hazards
while providing for aesthetic and effective revegetation of these
slope areas;
D.
That
development is sited in a manner that substantially retains the visual
qualities and natural elevations of the significant ridgelines and
prominent landforms forming the city's skyline backdrop, as defined
in this chapter, and preserves those portions of the ridgelines visible
from the valley floor of the city;
E.
That
grading has been kept to an absolute minimum in order to maintain
the natural character of the hillsides and that unavoidable grading
complements natural landforms;
F.
That
significant natural landmarks and other outstanding features have
been retained in their natural state;
G.
That
mass grading of large pads and excessive terracing has been avoided
in residential zones and minimized in commercial and industrial zones;
H.
That
proposed residential development plans have been utilized such as
varying setbacks and heights for buildings, building techniques, building
forms, and materials which ensure the compatibility of structures
with the surrounding terrain and that proposed commercial and industrial
development plans have been utilized varying setbacks and heights
for buildings, building techniques, building forms, materials and
colors which ensure the compatibility of structures with the surrounding
terrain;
I.
That
street and circulation design respects the natural contours of the
land, minimizes grading requirements, and minimizes the percentage
of land devoted to streets;
J.
That
land graded for road right-of-way purposes through slopes not otherwise
permitted to be graded herein does not include or permit construction
of an increase in the number of existing or proposed building pads
other than those permitted within that parcel. Such road grading shall
not increase an existing or proposed building pad site;
K.
That
altered slopes will be relandscaped with plants which are compatible
with the project's soils, terrain and microclimate, which reduce the
risk of fire;
L.
That
any grading on slopes greater than 20% is restricted and encourages
the preservation of visual horizon lines and significant hillsides
as prominent visual features;
M.
That
the overall density and intensity of development decreases as the
slope increases.
(Ord. 515 § 10, 2023)
No variance from the provisions of this chapter shall be allowed
unless it is approved pursuant to provisions contained in the city
zoning ordinance.
(Ord. 515 § 10, 2023)
