The hillside and/or ridgeline development standards, procedures and guidelines established by this Chapter are meant to be complementary to those found in the City of Yucaipa Grading Manual. Relevant sections addressing grading or drainage within this Chapter are meant to provide further design guidelines for persons seeking permits to improve lands classified as hillside or ridgeline sensitive. These standards and the guidelines contained in the Hillside/Ridgeline Development Manual shall govern all hillside/ridgeline developments.
(a)
The standards, guidelines and procedures established by this Chapter shall apply to all lands lying within the corporate limits of the City of Yucaipa that are within the Hillside Overlay District as designated by the City of Yucaipa General Plan Hillside Overlay District Map and shall apply to all prominent Ridgelines as designated by the City of Yucaipa General Plan Hillside Overlay District Map, its sphere of influence as determined by LAFCO, and its overall planning area as determined by the General Plan of the City of Yucaipa. All properties seeking annexation, or preapproval of projects pending annexation to the City will be evaluated according to these standards, guidelines and procedures.
(b)
The requirements and guidelines portions of these standards for ridgeline preservation and hillside development are presented in two separate reports. The requirements portion shall apply to all projects in hillside areas with average slopes over 15%. The guidelines portion consists of recommendations; however, they shall be enforced based on the significance of individual projects at the discretion of the Community Development Director. The requirements and guidelines build upon and enhance the goals, objectives and General Plan policies of the City of Yucaipa.
(Ord. 313 § 2, 2011; Ord. 349 § 2, 2016)
The following definitions apply for the purposes of administering, interpreting and enforcing this Chapter. Terms used shall have the same meaning as set forth in Division 12 of the Development Code and/or Ordinances of the City.
The surface configuration upon completion of grading.
The slope calculated by utilizing the formula:
Average Cross Slope = | I x L x 0.0023 A | |
I = Contour Interval | ||
L = Contour Length | ||
0.0023 = Constant to Convert Square Feet to Acres and Slope to Percent | ||
A = Acres in Site | ||
The cutting and filling of a site which does not require the export or import of earth material.
Relatively level step excavated into earth material on which fill is to be placed or intermediate drainage area.
A generally horizontal drainage feature on a manufactured slope usually in the form of a gunited concrete v-ditch with a minimum of five (5%) percent slope.
A low mound of earth graded in a linear or undulating form; Often used as a noise or visual barrier.
A structure having a roof supported by columns or walls.
The vertical distance measured from the ground level grade to the top of the building.
An imaginary line on a building site specifying the closest point from an ultimate right-of-way line or a property line where a main building may be located.
A deep, narrow valley having high, steep slopes.
A line drawn on a plan which connects all points of equal elevation.
A grading concept designed to result in earth forms which resemble natural terrain characteristics. Horizontal and vertical curve variations are often used for slope banks. Contour grading is not necessarily minimal grading.
An earth-retaining structure with nearly vertical face constructed of modular preformed materials.
A natural stream of running water larger than a brook and smaller than a river.
The mechanical removal of earth material.
The excavating of material in one place and depositing of it as fill in an adjacent place.
The line between grading and natural terrain drawn by connecting the points where proposed contours meet existing contours.
Any rock, natural soil or fill and/or any combination thereof.
Height or distance above sea level.
The process by which the soil and rock components of the earth’s crust are worn away and removed from one place to another by natural forces such as weathering, solution and transportation.
The mechanical removal of earth material.
The grade prior to grading.
Excess cut that is removed from a grading project and deposited off site.
A deposit of earth material placed by artificial means.
The final grade of the site which conforms to the approved plan.
The land area adjacent to a watercourse which is subject to the overflow of flood waters.
A hill at the base of a mountain.
The vertical location of the ground surface.
The separation at different levels of two intersecting roads, by bridge, tunnel, or underpass, so as to permit the roads to cross without obstructing free traffic movement on either.
Any excavating or filling or combination thereof.
A small area of land that is higher than the land around it.
Refers to a parcel of land or a definable portion thereof with an average rise or fall of more than one (1) foot vertically for each fifteen (15) feet horizontally (15% slope).
The properties of the water, including circulation and distribution, on and below the ground.
Fill material obtained off-site to balance a grading project.
A small, round hill or mound.
The portion of the earth’s surface above the level of the sea or ocean.
A grading concept designed to minimize excavation and filling. Concept often associated with roads conforming closely to natural contours with the structures being built on natural terrain.
A lofty elevation on the earth’s surface.
The natural vegetation commonly found in area.
Undeveloped sites which have not been graded.
Natural open space shall refer to the landform as created by nature or subsequently modified to meet fuel modification fire standards of the plan. Within natural open spaces, vegetation introduced for agricultural purposes may be removed and the area re-vegetated with native vegetation. Existing trees, riparian vegetation and native plant communities within natural open spaces shall be preserved and protected. Man-made water bodies (excluding swimming pools) and trails through open space areas may be considered as natural open space. No grading or structures of any type shall be permitted in the natural open space areas, including walls or fencing.
A slope which is not man-made. A natural slope may retain the natural vegetation during adjacent grading operations or it may be partially or completely removed and replanted.
The vegetation occurring on a site under natural conditions.
Land not covered by buildings, roads or vehicular access ways and including such areas as private yards, landscaped areas, slopes, natural areas, common areas, greenbelts or parks, etc.
A generally flat or stepped area created by grading to accommodate.
The highest part of a mountain; usually steep sided at the summit.
A ridge or hill which is visible from arterial streets or major public space which forms a part of the skyline or is seen as a distant edge against a backdrop of land or is so designated by the General Plan or Development Code.
A long, narrow, or sharply defined conspicuous elevation of land.
The area between the building line and the property line, or when abutting a street, the ultimate right-of-way line.
The distance between the building line and the property line, or when abutting a street, the ultimate right-of-way line.
A street with lots fronting on one side only.
Any lot or parcel of land or contiguous combination thereof, under the same ownership, where grading is performed or permitted.
An inclined ground surface, the inclination of which is expressed as a ratio of horizontal distance to vertical distance.
A man-made slope steeper than 5:1 (20%).
A manufactured slope consisting wholly or partly of either cut or filled material.
The area where a slope bank meets the natural terrain or a level graded area either vertically or horizontally.
Highest part of a hill or mountain.
The lowest elevation of a slope which transitions to a flatter area or pad.
The highest elevation of a slope which transitions to a flatter area or pad.
General term to include characteristics of the ground surface such as plains, hills mountains, degree of relief, steepness of slope, and other physiographic features.
A slope of a uniform slope ratio.
The land between hills or mountains, usually containing a stream.
A man-made slope (usually a slope bank) which has a variety of slope ratios rather than a single ratio.
Growing plants.
Areas or development which can be viewed from arterial roads, freeways, major collector roads and public gathering places such as major shopping centers, etc.
(Ord. 313 § 3, 2011; Ord. 269 § 4, 2007)
(a)
Hillside classifications have been determined to identify significant categories relative to hillside development. These categories have been classified in terms of landform types with respect to different slope categories, as follows:
Slope | Landform Type |
|---|---|
0 - 6% | Flat |
6.1 - 15% | Gentle, Rolling Land |
15.1 - 20% | Hillside |
20.1 - 30% | Steep Hillside |
30.1 - 40% | Mountainous |
40.1% + | Rugged Mountain |
(b)
Slopes of 0—6% are essentially flat land, normally posing no major restrictions to development, except in terms of landscaping and maintenance for the small amounts of slopes created. Slopes of 6.1—15% are not suitable for freeways and major arterials, but flexible as to local road orientation and site layout. There are generally no significant constraints associated with this category, but it is more restrictive than flat land. Development in areas with slopes of 15.1% and above shall require Hillside Development Review. Hillsides of 15.1—20% slope are significantly affected in terms of read alignment in that roads will normally be required to parallel contours. More significant grading is required to create flat pad areas, and the orientation of site planning, such as orienting pads parallel to contours to avoid significant side splits or a saw tooth effect on graded pads, begins to be restricted in terms of access and the ability to grade flat sites. In steep hillside areas of 20.1—30% slope, the required quantities of earthwork necessary for grading to create flat pads increases dramatically, as does the significance of view opportunities and visual prominence. In mountainous areas with slopes of 30.1—40%, both access and the ability to create pads using 2:1 slopes are severely restricted. Flat areas and roads are difficult to create, making access a problem. In rugged mountain areas with slopes of 40.1% or greater, development is prohibited. Without the use of retaining walls, access is very difficult and the grading of pads on side slopes of 40.1% or greater is virtually impossible without massive grading that would involve cutting hilltop areas and filling the valleys.
(Ord. 313 § 4, 2011)
(a)
Any Tentative Parcel Map or Tentative Tract Map in the vicinity of or affecting ridgeline areas shall be required to perform a view analysis depicting before and after conditions. Views from a minimum of three (3) selected vantage points showing a precise depiction of the potential visual impacts of the proposal shall be presented to the Planning Commission. The technology may incorporate the use of a three-dimensional computer model or photographs incorporating a height reference (either reference poles or chalk lines) of the proposed development in order to display the impact of development on ridgeline views.
(b)
Alternatives which staff may require for ridgeline preservation are:
(1)
No structure shall be permitted within a 150-foot horizontal distance from the centerline of prominent ridgelines and no finished pad will be allowed within 50 feet of the top elevation of the ridge.
(2)
Identify contour elevation on each of the prominent ridgelines above which no development will occur.
(3)
From existing foothill areas to prominent ridgelines, the project will maintain 50% of existing view to prominent ridgelines from selected vantage points.
(4)
Determine preservation areas within which development will be prohibited.
(a)
The average cross slope formula for calculating average slopes for any given site shall be as follows:
Average Cross Slope = | I x L x 0.0023 A | |
I = Contour Interval | ||
L = Contour Length | ||
0.0023 = Constant to Convert Square Feet to Acres and Slope to Percent | ||
A = Acres in Site | ||
(b)
Where there is a dramatically different landform character in the topography of any one site, the site may be divided into several distinct areas and average slope calculated separately, at the discretion of the Community Development Director.
(a)
The slope and natural open space relationship below is used to determine natural open space dedication requirements for development projects based on the slope of the land. One column defines the percentages of slope within a project that are to be categorized. The other column indicates the proportion of each slope category that must be left as natural open space.
Slope Category (%) | Minimum Percent of Open Space Left Natural |
|---|---|
0 - 15 | 0 |
15.1 - 20 | 50 |
20.1 - 25 | 60 |
25.1 - 30 | 70 |
30.1 - 35 | 80 |
35.1 - 40 | 90 |
40.1 + | 100 |
(b)
The relationship is designed so that as the steepness of the land increases, the open space requirement increases. This encourages development on rugged environmentally sensitive terrain to be concentrated or intensified in the most appropriate areas of the site. It does not necessarily, however, prohibit development on steep slopes, nor does it necessarily reduce the permitted density.
(c)
Other public health, safety or welfare considerations could also increase the open space requirements for a project.
(d)
The method of calculating the percent slope of any piece of land involves plotting the land on a topographic base map and dividing the vertical rise between contours by the horizontal distance between the same contours, multiplied by 100. A slope map shall be prepared and submitted with any residential development application. The slope map shall include the following information:
(1)
A topographic map of the proposed project area and all adjoining properties within 150 feet at a scale of not less than one (1) inch to two hundred (200) feet. The contour interval shall be not more than two (2) feet except that the contour interval may be five (5) feet if the general slope is more than ten (10) percent.
(2)
The topographic map shall be prepared and certified by a Registered Civil Engineer or a Professional Land Surveyor.
(3)
Land within each slope category, e.g., zero (0) to fifteen (15) percent, shall be delineated. The area in acres shall be tabulated for each category.
(4)
Steeply incised drainage channels with near-vertical walls shall not be included in the slope calculations for the purpose of tabulating the cumulative acreage of each slope category.
(e)
The amount of land to be left in natural open space for any given project is computed by multiplying the number of acres of the project area within each slope category by the required percentage of natural open space for that category. The totals for each category are then summed to yield the total natural open space requirement for the project.
(Ord. 313 §§ 5—7, 2011; Ord. 269 §§ 2, 5, 2007)
(a)
Building pads in hillside areas shall have a minimum dimension of 60 feet in width measured at the building setback line.
(b)
Manufactured Slopes shall not exceed a slope ratio of 2:1 (cut or fill).
(c)
The maximum slope height shall be 30 feet between pads or between roads and pads or between two roads, or a maximum of 30 feet of cut and fill area which ties into natural grade for a road or a pad. All slopes will be rounded at the top and the toe of the slope to a minimum of 15 feet radius.
(d)
Retaining walls in the back of the pad on a lot shall be a maximum of six feet (6') in height. Retaining walls in the side yard of a lot shall be a maximum of four feet (4'). Retaining walls may be used with planters in between the walls to soften the effect within a minimum horizontal spacing of three feet (3'). Adjacent to roadways, retaining walls shall be a maximum of four feet (4') high, or a total of six feet (6') if two (2) three-foot (3') walls are used in combination with a minimum horizontal spacing of three (3) feet.
(e)
At the discretion of the Community Development Director the Guidelines for roads depicted in the Hillside/Ridgeline Development Manual shall apply.
(a)
All projects shall be reviewed by the Community Development Director to determine if they are subject to the criteria defined in the Design Guidelines section of the Hillside/Ridgeline Development Manual.
The provisions within this section shall apply except for existing structures for which a valid permit has been issued prior to the effective date of this Chapter.
(a)
Building envelope/setback and height.
(1)
A minimum setback of 30 feet from top of slope or an average setback of 30 feet shall be provided from the edge of the pad where the structure is in public view. Setbacks and building heights shall be varied from the top of 2:1 slopes to maintain ratios of 3:1 below prominent ridgelines.
(2)
A minimum of 25% of the units shall be single-story when the housing is in the public view from arterial roads and major public spaces. Where two-story units are utilized, they shall be architecturally designed so that only one story is exposed to public view.
(3)
Below prominent ridgelines, a variety of spacing between units shall be provided at a minimum ratio of 1/2:1 (building setback to property line to building height).
(b)
Fencing. Privacy walls and fences, not exceeding six feet (6') in height, are permitted adjacent to structures in order to provide a private outdoor area. All fences which are adjacent to or visible from public roads or major public spaces shall be decorative masonry or other approved materials with a preference to use of indigenous rock and colors of materials which blend with the surrounding landscape.
The maximum number of residential units or fixed floor area ratio shall be reduced by the impact of the Environmental Constraints affecting the subject property.
(a)
Development shall be constructed in such a manner so as to reduce the potential for spread of brushfire through consideration of the following:
(1)
In the case of a conflict where more restrictive provisions are contained in the Uniform Building Code or adopted local Fire Management Plan, the more restrictive provisions shall prevail.
(2)
Roofs shall be covered with noncombustible materials as defined in the Building Code. Open eave ends shall be stopped in order to prevent bird nests or other combustible material lodging within the roof and to preclude entry of flames.
(3)
Exterior walls shall be surfaced with noncombustible or fire resistant materials.
(4)
Balconies, patio roofs, eaves and other similar overhangs shall be of noncombustible construction or shall be protected by fire-resistant material pursuant to the Building Code.
(b)
Residential developments shall be constructed with adequate water supply and pressure for all proposed development in accordance with standards established by the Fire Marshal.
(c)
A permanent fuel modification area shall be required around development projects or portions therefor that are adjacent or exposed to hazardous fire areas for the purpose of fire protection. The required width of the fuel modification area shall be based on applicable building and fire codes and a Fire Hazard Analysis Study approved by the Fire Marshal.
Fuel modification areas shall incorporate soil erosion and sediment control measures to alleviate permanent scarring and accelerated erosion.
If the Fire Marshal determines in any specific case that difficult terrain, danger of erosion or other unusual circumstances make strict compliance with the clearance of vegetation undesirable or impractical, he may suspend enforcement thereof and require reasonable alternative measures designed to advance the purposes of this Chapter. |
In the event the abatement is not performed as required in subsection (c) of this section, the City Council may instruct the Fire Marshal to give notice to the owner of the property upon which said condition exists to correct such prohibited condition and, if the owner fails to correct such condition, the City Council may cause the same to be done and make the expense of such correction a lien on the property upon which such conditions exist. |
(a)
The following standards complement those contained in the Grading Manual and define basic grading techniques which are consistent with adopted ordinances and which avoid unnecessary cut and fill. Limitations on project grading amounts and configurations will be decided on a case-by-case basis.
(1)
No finished slopes greater than 2:1 may be created except beneath a structure where the maximum created slope is limited to 1-1/2:1 or less.
(2)
Grading shall be phased so that prompt revegetation or construction will control erosion. Where possible, only those areas which will be built on, resurfaced, or landscaped shall be disturbed.
(a)
The following standards define access criteria:
(1)
Driveway grades up to a maximum of twelve (12) percent may be permitted, and shall be aligned with the natural contours of the land. Proper design considerations shall be employed, including such items as vertical curves and parking landings. In any case, parking landings shall be utilized on all drives over ten (10) percent grade.
(2)
Driveways shall not be permitted which exceed twelve (12) percent slope except that one length, not at the point of access, of not more than twenty (20) feet may have a slope of sixteen (16) percent.
(3)
Grooves for traction should be incorporated into the construction of driveways with a slope of ten (10) percent or greater.
(4)
Roadways and driveways, where feasible, should conform to the natural landform. They should not greatly alter the physical and visual character of a hillside by creating large notches in ridgelines or by defining wide straight alignments or by building switch-backs above the hillside view line. Reduced road sections, split sections and parking bays should be utilized in the layout of hillside streets.
(a)
The following standards complement those contained in the Grading Manual.
(1)
Debris basins, rip rap, and energy dissipating devices shall be provided where necessary to reduce erosion when grading is undertaken. Except for necessary flood control facilities, significant natural drainage courses shall be protected from grading activity. In instances where crossing is required, a natural crossing and bank protection shall be preferred over steel and concrete systems. Where brow ditches are required, they shall be naturalized with plant materials and native rocks.
(2)
Building and grading permits shall not be issued for construction on any site without an approved location for disposal of runoff waters, including but not limited to such facilities as a drainage channel, detention basins, public street or alley, or private drainage easement.
(3)
All cuts shall be drained.
(4)
The use of cross lot drainage shall be permitted subject to City Engineer review, and may be approved after demonstration that this method will not adversely affect the proposed lots or adjacent properties, and that it is absolutely required in order to minimize the amount of grading which would result with conventional drainage practices. Where cross lot drainage is utilized, the following shall apply:
(A)
Project interiors - One lot may drain across one other lot if an easement is provided within either an improved, open V-swale gutter, which has a naturalized appearance, or within a closed drainage pipe which shall be a minimum twelve (12) inches in diameter. In both cases, an integral wall shall be constructed. This drainage shall be conveyed to either a public street or to a drainage easement. If drainage is conveyed to a private easement, it shall be maintained by a homeowners association, otherwise the drainage shall be conveyed to a public easement. The easement width shall be determined on an individual basis and shall be dependent on appropriate hydrologic studies and access requirements.
(B)
Project boundaries - On-site drainage shall be conveyed in an improved open V-swale, gutter, which has a naturalized appearance, or within an underground pipe in either a private drainage easement, which is to be maintained by a homeowner’s association or other approved mechanism, or it shall be conveyed in a public easement. The easement width shall be determined on an individual basis and shall be dependent on appropriate hydrologic studies and access requirements.
(5)
Where possible, drainage channels should be placed in inconspicuous locations, and more importantly, they should receive a naturalizing treatment including native rock, colored concrete and landscaping, so that the structure appears as an integral part of the environment.
(6)
Natural drainage courses should be preserved and enhanced to the extent possible. Rather than features should be incorporated as an integral part of the project design.
No person shall grade or construct upon property classified as hillside/ridgeline property without first obtaining proper permits issued by the City of Yucaipa.
Permits shall be issued upon completion of a plan review approved by the Community Development Director. Hillside development plans may be approved subject to conditions. The Development Review Committee shall evaluate each plan and recommend comments, corrections and conditions. Plans shall demonstrate compliance with adopted Building and Grading Codes in addition to this Code.
Application shall be made for Hillside Plan Review upon the forms provided by the Planning Department. Fees for such review and approval shall be as established by Resolution of the City Council.