The hillside (H) overlay district is intended to protect the health, safety, and welfare of residents of the City by establishing regulations for managing the development of hillside areas. The specific purposes of the H overlay district are to:
A. 
Protect public health and safety by minimizing hazards, including soil erosion and fire danger associated with development on hillsides;
B. 
Preserve and enhance Vacaville's scenic character, including its natural hillsides;
C. 
Conserve the City's open spaces and significant natural features;
D. 
Respect natural features in the design and construction of hillside development; and
E. 
Design hillside development to be sensitive to existing terrain, views, and significant natural landforms and features.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
The provisions of this chapter apply to all ridgeline areas within proximity to ridgelines, and areas with slopes at or exceeding 25 percent for a vertical distance of 25 feet or greater.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
No structure shall be constructed, and no grading shall occur on ridgelines or slopes at or exceeding 25 percent for a vertical distance of 25 feet or greater except as follows:
A. 
Telecommunication facilities in accordance with Section 14.09.270.170, Telecommunication Facilities, and all other provisions of this code;
B. 
Access roads determined to be necessary for public safety and where alternate locations are determined to be not available; and
C. 
Solar panels or similar structures that are low to the ground and require little or no ground alteration, subject to design review.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
All development or grading in the hillside overlay district shall be geologically stable and safe as documented through geologic and soils engineering analysis subject to review by the City Engineer and the Building Official as determined by the Director of Community Development.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
No structure shall be sited such that the top of the structure extends to within a vertical distance of 50 feet of the top of an adjoining ridgeline except as provided below.
A. 
A structure shall be exempt from the ridgeline setback to the extent that the decision maker determines that it is sited such that it will not be visible from property located in any residential district in the City.
B. 
A water storage tank which is less than 10 feet in height shall be exempt from the ridgeline setback to the extent that the decision maker determines that it will not project above the ridgeline as viewed from property located in any residential district and that it is screened by vegetation.
C. 
Telecommunication facilities may be located within the ridgeline setback area provided the decision maker makes at least one of the following findings:
1. 
The facility does not silhouette against the sky above one of the City's ridgelines as viewed from surrounding public streets or any property located in any City residential district.
2. 
The facility is on an existing multi-user site or is co-locating on an existing facility and the additional facility is designed to create no or a negligible increase in the perimeter of the existing silhouette against the sky as viewed from surrounding public streets or any property located in any residential district.
3. 
Due to existing development or existing vegetation at the site, the proposed facility will be substantially screened from the view as viewed from surrounding public streets or any property located in any residential district.
4. 
The specific location is in accordance with an approved master plan approved by the City Council.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
A. 
Cut slopes within the hillside overlay district are limited to 2:1 (50 percent slope) except where an engineering geologist can establish that a steeper slope would perform satisfactorily over the long term.
B. 
The outside corners or edges of all cut and fill slopes except at the tops of slopes shall be rounded to eliminate the sharp corners and shall have a minimum curvature of radius of at least five feet.
C. 
Large retaining walls in a uniform plane shall be prohibited. Retaining walls shall be divided into terraces with variations in plane and include landscaping to break up the length of walls and to screen them from view. No freestanding retaining wall located shall be higher than six feet and must incorporate a three-foot recessed offset feature every 30 feet, or other methods of articulation.
(Ord. 1972, Repealed and Replaced, 02/22/2022)