The provisions of this article are intended to:
(a)
Preserve the City's scenic resources by encouraging retention of
natural topographic features and vegetation;
(b)
Acknowledge that as the slope of a development site increases so
does the potential for environmental degradation, including slope
failure, increased erosion, difficulty in re-establishing vegetation,
sedimentation, and stormwater runoff; and
(c)
Encourage grading practices that are more appropriate in hillside
areas.
(§ 3, Ord. 771, eff. February 13, 2004)
The standards in this article apply to all subdivisions, uses,
and development on slopes of 15% or greater.
(§ 3, Ord. 771, eff. February 13, 2004)
(b)
The design review permit application shall include all information
and materials required by the Director for hillside development projects.
(§ 3, Ord. 771, eff. February 13, 2004, as amended by § 34, Ord. 941, eff. November 10, 2023)
Proposed hillside development shall comply with the following
design criteria, as applicable:
(a)
The project shall be designed to fit the terrain rather than altering
the terrain to fit the project. Development patterns that form visually
protruding horizontal bands or steeply cut slopes for roads or parcels
shall be avoided.
(b)
Streets shall follow the natural contours of the terrain to minimize
the need for grading. Cul-desacs and loop roads are encouraged where
necessary to fit the natural topography subject to the approval of
the City Engineer and Fire District.
(c)
Site design shall utilize varying setbacks, structure heights, split-level
foundations, and low retaining walls to blend the structures into
the terrain.
(d)
Lot lines shall be placed at the top of slope areas to help ensure
that slope maintenance would not be neglected.
(e)
Structures should be located in the most accessible, least visually
prominent, and most geologically stable portion(s) of the site. Siting
structures in the least visually prominent locations is especially
important on open hillsides where the prominence of construction should
be minimized by placing structures so that they would be screened
by existing vegetation, rock outcroppings, or depressions in topography.
In wooded areas, dispersed structures may be preferable to save trees
and minimize visual impacts.
(f)
Structures shall be designed with the following principles in mind:
(1)
Building forms should be scaled to complement the character of the
hillsides and to avoid excessively massive forms that dominate views
of the hills.
(2)
Residential development on infill hillside parcels should be of a
scale that is compatible with existing adjacent development, and should
be designed to locate windows, balconies, and outdoor living areas
with consideration for the privacy of adjacent dwellings and yards,
where feasible.
 Figure 3-7
DESIGN SENSITIVE TO TERRAIN
|
(3)
Building facades should change plane and use overhangs as a means
to create changing shadow lines to further break up massive forms.
(4)
Wall surfaces facing towards viewshed areas should be minimized through
the use of singlestory elements, setbacks, roof pitches, and landscaping.
(5)
Roof pitches should generally be placed to follow the angle of the
slope; but variation should be provided to avoid a monotonous appearance.
See Figure 3-7.
(6)
Avoid structures which are more than six feet above finish grade
and have visible structural underpinnings.
(g)
A harmonious mixture of materials, color, and forms should be used
to blend the structures with the natural appearance of the hillsides:
(1)
Based upon the graphic principle that dark colors are less noticeable
and light colors are more noticeable, darker tones, including browns,
black, greys, greens, and terra cotta should be used for building
elevations and roof materials in view-sensitive areas;
(2)
Surface materials should be of rough texture to blend with the coarseness
of landscaping and natural vegetation. Textured stucco, wood, brick,
and coarse block are appropriate; and
(3)
Roof materials should be of rough texture. Roof colors should utilize
darker tones, including browns, black, greys, greens, and terra cotta.
Bright colors should be avoided.
(h)
Night views of the hillsides should not be dominated by an array
of bright lights. Lighting within view-sensitive areas should be properly
shielded to avoid glare and the spill of light to surrounding areas.
Low-level lighting and the use of multiple low fixtures are encouraged,
as opposed to the use of fewer, but taller fixtures.
(i)
Large retaining walls in a uniform plane shall be avoided. Break
retaining walls into elements and terraces, and use landscaping to
screen them from view. Generally, no retaining wall should be higher
than 36 inches. See Figure 3-8.
(j)
The Ventura County Fire Protection District shall review all proposed
landscaping and vegetation for fire protection purposes.
(§ 3, Ord. 771, eff. February 13, 2004)
 Figure 3-8
RETAINING WALL DESIGN
|
(a)
In order to help retain the natural features of hillsides and reduce
potential negative impacts, densities shall be reduced as slope increases
in compliance with Table 3-4. Each site to be developed shall be divided
into cells of similar slope, utilizing the average slope ranges listed
below. The maximum density of the base zoning district is then multiplied
by the relevant reduction factor assigned to each cell. The result
of this calculation is the maximum allowable density for each cell.
|
Table 3-4
ALLOWABLE RESIDENTIAL DENSITY BASED ON SITE SLOPE
| |
|---|---|
|
Average Slope Range
|
Density Reduction Factor
|
|
0% to 15%
|
None
|
|
16% to 20%
|
10%
|
|
21% to 25%
|
20%
|
|
26% to 30%
|
40%
|
|
31% to 35%
|
60%
|
|
36% to 40%
|
1-acre minimum lot area
|
|
41% plus
|
5-acre minimum lot area
|
(b)
Clustered development is encouraged as a means of preserving the natural appearance of hillside areas and maximizing open space. Under this concept, dwelling units would be grouped in the more level portions of the site, while steeper areas would be preserved in a natural state. In consideration of implementing a clustered development concept, a density increase of up to 10% above that allowed by Table 3-4 may be granted by the review authority. In this case, at least 25% of the total site area shall be left in natural, undisturbed open space or other open space areas as determined by the review authority, in compliance with Title 10, Chapter 2, Article 24 (Conditional Use Permits).
(c)
On adjacent parcels having a difference in vertical elevation of
three feet or more, the required side setback shall be measured from
the nearest toe or top of slope to the structure, whichever is closer.
(d)
Structures placed on hilltops or ridgelines shall comply with the following height limits in addition to those required by Title 10, Chapter 2, Articles 2 (Zoning Map and Zoning Districts) 3 (Development and Land Use Approval Requirements), 4 (Residential Zoning Districts), 5 (Commercial and Manufacturing Zoning Districts), 6 (Special Purpose Zoning Districts), and 7 (Overlay Zoning Districts), and Section 10-2.803 (Height measurement and exceptions).
(1)
Structures shall not be placed on or near ridgelines so that they
appear silhouetted against the sky when viewed from a public street,
except where the review authority determines that the only feasible
building site cannot comply with this standard. See Figure 3-9.
(2)
Structures shall be located so that a vertical separation of at least
25 feet is provided between the top of the structure and the top of
the ridge or knoll to maintain the natural appearance of the ridge
or knoll. See Figure 3-10. Grading should also be avoided within 25
vertical feet of the top of a ridge or knoll. Placement of structures
should also take advantage of existing vegetation for screening and
should include the installation of additional native plant materials
to augment existing vegetation, where appropriate. See Figure 3-8
above.
(3)
Where the Director determines that a parcel contains no feasible
building site other than where a structure would extend above the
ridgeline, proposed structures shall not exceed a height of 16 feet
above the highest point on the ridgeline or hilltop within 100 feet
of the proposed structure.
The vertical distance between the lowest point where the foundation
meets finish grade and the lowest floor line of the structure shall
not exceed 10 feet.
 Figure 3-9
SILHOUETTED STRUCTURES
|
 Figure 3-10
LOCATION OF STRUCTURES BELOW RIDGELINES
|
(§ 3, Ord. 771, eff. February 13, 2004, as amended by § 35, Ord. 941, eff. November 10, 2023)
All uses shall be subject to the applicable provisions of these Zoning Regulations, including the procedures identified in the following: Article 12, Landscaping Standards; Article 14, Parking and Loading Standards; Article 16, Sign Standards; Article 20, Design Review Permits; Article 22, Temporary Use Permits; Article 24, Conditional Use Permits; Article 25, Minor Variances; Article 26, Variances.
(§ 3, Ord. 771, eff. February 13, 2004)
