§ 22.22

(a)

Development review. Hillside developments shall be subject to development review in compliance with chapter 22.48, except that residential developments in the RH-30 district shall be subject to nondiscretionary development review if required pursuant to section 22.08.020(7).

(b)

Basis for slope determinations. For the purpose of this chapter, slope shall be computed on the natural slope of the land before grading is commenced, as determined from a topographic map having a scale of not less than one inch equals 100 feet and a contour interval of not more than five feet.

(c)

Conditional use permits. Hillside developments shall be subject to the approval of a conditional use permit in compliance with chapter 22.58.

(d)

Exemption. A lot of record as of the date of adoption of these regulations shall be entitled to one dwelling unit. Development upon such lots shall be subject to the guidelines and standards of this chapter and processed in compliance with article IV, chapter 22.48 (development review).

(Ord. No. 02(1998), § 2, 11-3-98; Ord. No. 06(2013), § 3(Exh. A), 9-3-13; Ord. No. 07(2013), § 3(Exh. A), 9- 17-13)

A subdivision or land use entitlement application for a site within a hillside area shall include the following documents, reports, and maps as determined appropriate by the director and city engineer. Exceptions to the filing requirements shall require a written justification supported by factual information submitted to the director and city engineer for consideration.

(1)

Natural features map. A natural features map shall identify all existing slope banks, ridgelines, canyons, natural drainage courses, federally recognized blue line streams, rock outcroppings, and existing vegetation. Also depicted shall be landslides and other existing geologic hazards.

(2)

Grading plan. A conceptual grading plan shall include the following items:

a.

A legend with appropriate symbols shall include the following items: Top of wall, top of curb, high point, low point, elevation of significant trees, spot elevations, pad and finished floor elevations, and change in direction of drainage;

b.

A separate map with proposed fill areas colored in green and cut areas colored in red, with areas where cut and fill exceed depths established in the hillside development guidelines and standards clearly shown. Additionally, the area of cut and fill, calculated as a percentage of the total site area, shall be included on the plan; and

c.

Contours for existing and natural land conditions and proposed work. Existing contours shall be depicted with a dashed line with every fifth contour darker, and proposed contours shall be depicted as above except with a solid line. Contours shall be shown at maximum five-foot intervals above 20 percent slope.

(3)

Drainage map. A conceptual drainage and flood control facilities map describing planned drainage improvements.

(4)

Slope analysis map. A slope analysis map for the purpose of determining the amount and location of land as it exists in its natural state falling into each slope category as specified below. For the slope map, the applicant shall use a base topographical map of the subject site, prepared and signed by a registered civil engineer or licensed land surveyor, which shall have a scale of not less than one inch to 100 feet and a contour interval of not more than two feet, provided that the contour interval may be five feet when the slope is more than 20 percent. The base topographical map shall include all adjoining properties within 150

feet of the site boundaries. Delineate slope bands in the range of zero—ten percent, 11—15 percent, 16— 20 percent, 21—25 percent, 26—30 percent, 31—35 percent, and 36 percent or greater. Also included shall be a tabulation of the land/area in each slope category specified in acres.

(5)

Slope profiles. Provide a sufficient number of slope profiles as required by the city engineer to clearly illustrate the extent of the proposed grading. The slope profiles shall:

a.

Be drawn at the same scale and indexed, or keyed, to the grading plan, and project site map;

b.

Show existing and proposed topography, structures, and infrastructure. Proposed topography structures, and infrastructure shall be drawn with a solid, heavy line. Existing topography and features shall be drawn with a thin or dashed line.

c.

The slope profile shall extend far enough from the project site boundary to clearly show impact on adjacent property, within at least 150 feet.

d.

The profiles shall be drawn along those locations of the project site where:

1.

The greatest alteration of existing topography is proposed;

2.

The most intense or dense development is proposed;

3.

The site that is most visible from surrounding land uses; and

4.

At all site boundaries illustrating maximum and minimum conditions.

e.

At least two of the slope profiles shall be roughly parallel to each other and roughly perpendicular to existing contour lines. At least one other slope profile shall be roughly at a 45-degree angle to the other slope profiles and existing contour lines.

(6)

Certification required. The slope profiles shall be stamped and signed by either a registered landscape architect, civil engineer, or land surveyor indicating the datum, source, and scale of topographic data used in the slope profiles, and attesting to the fact that the slope profiles have been accurately calculated and identified.

(7)

Environmental studies. A geologic and soils report, prepared by an approved soils engineering firm and in sufficient detail to substantiate and support the design concepts presented in the application. Additional environmental studies and investigations (e.g., hydrologic, seismic, access/circulation, and biota research) may also be required in order to help in the determination of the buildable area of a site.

(8)

Ownership/maintenance. A statement of conditions for ultimate ownership and maintenance of all parts of the development including streets, structures and open spaces.

(9)

Custom lot subdivision. In the event that no grading is proposed (i.e., custom lot subdivision), a statement to that effect shall be filed with a plan which shows possible future house plotting, lot grading, driveway design, and location for each parcel proposed, to be prepared on a topographic map drawn at the same scale as the conceptual grading plan.

(10)

Elevations required. When unit development is proposed, illustrative building elevations, that show all sides of the proposed structure(s) and which accurately depict the building envelope for each lot, shall be provided.

(11)

Additional items. The following items may be required if determined necessary to aid in the analysis of the proposed project to illustrate existing or proposed conditions or both:

a.

A computerized or topographic model;

b.

A line of sight or view analysis;

c.

Photographic renderings; and

d.

Any other illustrative technique determined necessary to aid in review of a project.

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.22.040. - Density.

The maximum number of dwelling units that may be allowed on a given parcel shall be calculated in compliance with the requirements of this section. Also, an additional number of units may be eliminated due to environmental constraints as determined through the development review process.

(1)

Maximum density calculation. In order to retain natural features of the hillsides, densities shall be reduced as slope increases in compliance with Table 3-4. Each property to be developed shall be divided into cells of similar slope, utilizing the slope ranges listed below. The maximum density of the base zoning is 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

(2)

Density transfer. To encourage the clustering of residential units away from steeper slopes to areas with more gentle slopes, a transfer of density may be allowed when development is transferred from one slope category to a lower slope category. When density is transferred from a higher slope category to a lower category (e.g., from the 31—35 percent category to the 26—30 percent category), the commission may increase the allowable density of the lower category to compensate for not developing in areas with steeper slopes.

The total number of units allowed for a project shall not exceed the number of units that would have been allowed without any transfer of density. Areas from which density is transferred shall be restricted from future development in an appropriate manner.

(3)

Environmental constraints. The maximum number of residential dwelling units may also be affected by the impact of the following development constraints:

a.

Land areas subject to inundation during a 100-year storm;

b.

Land areas that are above the hillside view line;

c.

Land areas that lie within a federally recognized blue line stream, or that contain significant riparian stream bed habitats or other established plant formations that constitute a significant natural feature or ecosystem or that contain rare or endangered species;

d.

Significant ecological areas (SEA);

e.

Land areas that are within 100 feet of a prominent ridgeline or hiking trail; and

f.

Land areas containing significant archaeological sites.

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.22.050. - Hillside development standards and guidelines.

(a)

General. The hillside development standards and guidelines are intended to ensure the appropriate management of hillside areas. The standards are requirements for the use, development, or alteration of land in hillside areas. The guidelines are to be utilized to provide direction to encourage development that is sensitive to the unique characteristics common to the hillside areas. The guidelines shall be used by the council and commission in evaluating development proposals that propose to deviate from the minimum standards contained in this chapter.

(b)

Exceptions. Exceptions to the standards in this chapter may be approved through the development review process, when the commission determines that the exceptions would not materially affect the intent of the standards and guidelines. In approving a development review, the commission shall make appropriate findings supporting the determination in compliance with the chapter 22.48 (development review).

Where development is proposed for a parcel that adjoins one or more vacant, developable parcels,

cooperation of the respective property owners is encouraged in the planning of the road network, utilities plan, and open space network for the area as a whole. The city may consider variations from the strict application of the provisions of this chapter as may be needed to achieve cooperation among all

contiguous property owners to the extent that the variations may better achieve the objectives of this chapter.

(Ord. No. 02(1998), § 2, 11-3-98; Ord. No. 06(2013), § 3(Exh. A), 9-3-13; Ord. No. 07(2013), § 3(Exh. A), 9- 17-13)

Sec. 22.22.060. - Landform grading and revegetation standards.

Incorporation of the basic principles of the landform grading and revegetation concept in the design and construction of hillside development projects is required so that they will be in harmony with the natural topography and reflect existing plant distribution patterns.

The general principles of landform grading and revegetation include the following elements:

(1)

The basic land plan flows with the natural topography rather than against it. This means that street patterns and building pad configurations follow the underlying topographic features rather than cutting across them.

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Figure 3-6

(2)

All manufactured cut and fill slopes exceeding nine feet in height, that will be either exposed to permanent public view or are adjacent to environmentally sensitive areas, shall be designed with features characteristic of natural slopes so that their ultimate appearance will resemble a natural slope. This includes slopes along streets and highways, slopes adjacent to parks, schools, open spaces, and other public facilities, and other prominent and highly visible slopes.

Side yard slopes and low (less than 25 feet in height) rear yard slopes whose view is blocked by future structures need not have landform design applied.

Slope drainage devices (e.g., down drains and interceptor drains) shall be designed so that they are built into the natural slope features and become hidden from view.

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Figure 3-7

(3)

Terracing and the associated concrete drainage devices (e.g., terrace drains, down drains, and interceptor drains) distract from efforts to give cut and fill slopes a natural appearance and are therefore discouraged.

(4)

Landscaping shall not be applied in a conventional pattern, but in patterns resembling natural plant distribution. Trees or shrubs shall be clustered in the swaled (concave) components of the slope along with ground cover. Ground cover, only, should be applied to the protruding (convex) portions.

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Figure 3-8

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.22.070. - Slope analysis.

(a)

Calculating average slope. Use the following formula to calculate the average slope of the entire parcel:

Slope = 0.002296 IL / A

I = Contour interval in feet

L = Summation of length of all contours in feet

A = Area in acres of parcel being considered

(b)

Slope categories. The following are standards for hillside slopes in areas that will not be landform graded. These standards ensure that development will complement the existing character and topography of the land. The standards for one category may be applied to limited portions of the site in an adjacent category when a project is developed on a site with more than one slope category.

TABLE 3-5

SLOPE CATEGORIES

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Figure 3-9

(Ord. No. 02(1998), § 2, 11-3-98; Ord. No. 06(2013), § 3(Exh. A), 9-3-13; Ord. No. 07(2013), § 3(Exh. A), 9- 17-13)

Sec. 22.22.080. - Grading.

(a)

Landform grading techniques. The following standards define basic grading techniques that are consistent with the intent of this chapter and avoid unnecessary cut and fill. (Figures 3-10 and 3-14). Limitations on project grading amounts and configurations will be decided on a case-by-case basis under the development review process. Landform grading design standards include:

(1)

Ridgeline cuts. When convex shaped natural features (e.g., protruding ridgelines) are cut, the residual landform shall not be a flat slope face, but rather should be restored to resemble the original. This will require more than just rounding at the edges but, in effect, reconfiguring it so the final result will give the appearance of a protruding ridgeline. (Figure 3-10)

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Figure 3-10

(2)

Canyon fills. Fill slopes shall not be placed perpendicular across a canyon. Straight line cutoff fill slopes shall not be made to appear like a dam. The terminus of the fill shall be concave in shape to restore the canyon appearance. Thin concave configuration shall be in combination with the use of substantially flatter slope ratio (4:1, 3.5:1, 3:1) at or near the center of this indentation. Symmetrical or unsymmetrical concave configurations shall be used depending upon the adjoining or underlying topographic characteristics. (Figure 3-11)

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Figure 3-11

(3)

Transition areas. Minimal rounding at the edges of cut and fill slopes shall not be allowed. Proper transitioning to natural slopes shall be achieved through the use of radii or irregular curvilinear shapes that will blend into the adjoining topography tangentially and not create abrupt changes. (Figure 3-12)

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Figure 3-12

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Figure 3-13

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Figure 3-14

(4)

Use of variable slope ratios. The use of landform grading designs creates valleys and concave indentations on building pad areas which can result in a net loss of buildable area. Two methods shall be allowed to offset this loss:

a.

Pad areas lost due to concave indentations will be counted towards meeting the open space or landscape area requirements for the development.

b.

Segments of a cut or fill slope may be designed with variable slope ratios less than 2:1 (horizontal to vertical), but not less than 1.5:1 within the following guidelines:

1.

A geotechnical engineer shall demonstrate by analysis and certify that slopes so designed will meet standard stability requirements;

2.

Overall ratio from toe to toe will be a maximum of 2:1;

3.

Ratios greater than or less than 2:1 may be used in the slope design. (See Figure 3-15)

(b)

Grading standards.

(1)

Finished slopes shall not be created greater than 50 percent (2:1) except adjacent to a structure where the created slope is limited to a maximum of 67 percent (1.5:1).

(2)

Grading shall be phased so that prompt revegetation or construction will control erosion. Where possible, only those areas that will be built on, resurfaced, or landscaped shall be disturbed. Topsoil shall be stockpiled during rough grading and used on cut and fill slopes whenever feasible. Revegetation of cut and fill slopes shall occur within three months of grading completion.

(3)

Grading operations shall be planned to avoid the rainy season, October 15 to April 15. Grading permits may be issued any time of year when a plan for erosion control and silt retention has been approved by the city engineer.

(4)

Excavation or other earth disturbance shall not be allowed on a hillside area prior to the issuance of a grading permit with the exception of drill holes and exploratory trenches for the collection of geologic and soil data. Exploratory trenches and access roads should be properly backfilled and erosion treatment and revegetation provided.

(5)

No point on any structure subject to the provisions of this chapter shall be closer to a prominent ridge than 50 feet measured vertically on a cross section. (Figure 3-16). And in no case shall the roof line or any other portion of a structure extend above the line of sight between a ridgeline and any public right-of-way, whether the ridgeline is above or below the right-of-way.

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Figure 3-15

(6)

Lot pad grading is limited to the boundaries of the structure's foundation, vehicle parking space and front, rear, and side yard areas as shown on the approved grading plan, and in compliance with the setback requirements of section 22.08.040 (residential zoning district general development standards). For all lots subject to this chapter, building setbacks shall be measured from the edge of the building pad.

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Figure 3-16

(7)

Retaining walls associated with lot pads shall not exceed four feet in height. Where an additional retained portion is necessary due to unusual or extreme conditions, (e.g., lot configuration, steep slope, or road design) the use of terraced retaining structures shall be considered on an individual lot basis. Terraced walls shall be separated by a minimum of three feet with appropriate landscaping. Terraced retaining walls shall not be used as a typical solution within a development and shall be limited to the minimum required subject to approval of the director.

(8)

Lot lines shall be placed two feet beyond top of major slope areas within public view corridors to help ensure their maintenance by the downhill owner.

(c)

Grading guidelines.

(1)

Where possible, graded areas should be designed with manufactured slopes located on the uphill side of structures, thereby hiding the slope behind the structure. (Figure 3-17)

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Figure 3-17

(2)

Terraced retaining structures up to four feet in height may be utilized when separated by a minimum of three feet and appropriate landscaping. (Figure 3-18)

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Figure 3-18

(3)

On lots sloping with the street, and other configurations not discussed above, one retaining wall, not to exceed 42 inches in height, may be used in a side yard where necessary.

(4)

Retaining walls that are an integral part of the structure may exceed four feet in height; however, their visual impact shall be mitigated through contour grading and landscape techniques. (Figure 3-19)

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Figure 3-19

(5)

The following factors shall be taken into consideration in the design of a project:

a.

When space and proper drainage requirements can be met with approval by the city engineer, rounding of slope tops and bottoms shall be accomplished.

b.

When slopes cannot be rounded, vegetation shall be used to alleviate a sharp, angular appearance.

c.

A rounded and smooth transition shall be made when the planes of man-made and natural slopes intersect.

d.

When significant landforms are "sliced" for construction, the landforms shall be rounded to blend into natural grade.

e.

Manufactured slope faces shall be varied to avoid excessive "flat-planed" surfaces. (Figure 3-15)

(6)

No manufactured slope shall exceed 30 feet in height between terraces or benches (Figure 3-20)

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Figure 3-20

(7)

Where cut or fill conditions are created, slopes should be varied rather than left at a constant angle which may be unstable or create an unnatural, rigid, "engineered" appearance. (Figure 3-21)

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Figure 3-21

(8)

The angle of any graded slope should be gradually adjusted to the angle of the natural terrain. (Figure 3-22)

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Figure 3-22

(9)

Manufactured slopes adjacent to roadways shall be consistent with the landform grading and revegetation technique to create visually interesting and pleasing streetscapes. (Figure 3-23)

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Figure 3-23

(Ord. No. 02(1998), § 2, 11-3-98; Ord. No. 06(2013), § 3(Exh. A), 9-3-13; Ord. No. 07(2013), § 3(Exh. A), 9- 17-13)

Sec. 22.22.090. - Drainage.

Where a conflict exists between the provisions of this section and chapter 70 of the Uniform Building Code, the drainage, soils and geology provisions of this Development Code shall prevail.

(1)

Drainage standards.

a.

Debris basins, riprap, 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.

b.

Terrace drains where required shall follow landform slope configuration. Down drains shall not be placed in exposed positions. All down drains shall be hidden in swales diagonally or curvilinear across a slope face. In this manner they will be built into the overall landform of the slope. (Figure 3-24)

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Figure 3-24

c.

Building and grading permits shall not be issued for construction on any site without an approved location for disposal of runoff waters, (e.g., a drainage channel, public street or alley, or private drainage easement).

d.

The use of cross lot drainage shall be subject to commission and council 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:

1.

Project interiors. One lot may drain across one other lot if an easement is provided within either an improved, open V-swale gutter, that has a naturalized appearance, or within a closed drainage pipe that shall be a minimum 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.

2.

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 homeowners' association, or it shall be determined on an individual basis and shall be dependent on appropriate hydrologic studies and access requirements. (Figure 3-25)

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Figure 3-25

(2)

Drainage guidelines.

a.

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. (Figure 3-26)

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Figure 3-26

b.

Natural drainage courses should be preserved and enhanced to the extent possible. Rather than filling them in, drainage features should be incorporated as an integral part of the project design.

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.22.100. - Access, trails, and roadways.

(a)

Access, trails, and roadway standards.

(1)

Driveway grades up to a maximum of 20 percent are allowed, and shall be aligned with the natural contours of the land. Proper design considerations shall be employed (e.g., vertical curbs and parking landings). Parking landings shall be utilized on all drives over ten percent grade.

(2)

Grooves for traction shall be incorporated into the construction of driveways with a slope of 20 percent or greater.

(3)

Where retaining walls are necessary adjacent to roadways or within street setbacks, they shall be limited to three feet in height in order to avoid obstruction of motorists' and pedestrians' field of view, and to create an aesthetically pleasing streetscape. No more than three terraced or stepped retaining walls shall be utilized. Walls shall be separated by a minimum of three feet and include appropriate landscaping. (Figure 3-27)

adjacent to roadways or within street setbacks, they shall be limited to three feet in height in order to avoid obstruction of motorists' and pedestrians' field of view, and to create an aesthetically pleasing streetscape. No more than three terraced or stepped retaining walls shall be utilized. Walls shall be separated by a minimum of three feet and include appropriate landscaping. (Figure 3-27)

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Figure 3-27

(4)

Driveways shall enter public/private streets maintaining adequate line of sight.

(5)

Local hillside street standards shall be used to minimize grading and erosion potential while providing adequate access for vehicles, including emergency vehicles.

(6)

Hillside collector and arterial streets and hillside local residential streets shall not exceed 12 percent.

(7)

Culs-de-sac may be allowed to a maximum of 1,000 feet in length.

(8)

All other street improvement standards shall conform to the standard plans and specifications for public streets of the city.

(9)

The commission or council may approve modifications to the above standards provided the modifications are in substantial conformance with the objectives stated in this section.

(b)

Access, trails, and roadway guidelines.

(1)

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, defining wide straight alignments, or by building switch-backs on visually prominent hillsides. Split sections and parking bays should be utilized in the layout of hillside streets. (Figure 3-28)

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Figure 3-28

(2)

Where road construction is allowed in hillside areas, the extent of vegetation disturbance and visual disruption should be minimized by the combined use of retaining structures and regrading to approximate the natural slope. The following techniques should be used where feasible.

a.

Utilize landform revegetation planting in order to create a natural appearance and provide a sense of privacy.

b.

Reduce the visual and safety impacts by use of terraced retaining walls and landscaping.

c.

Split roadways increase the amount and appearance of landscaping and the median can be used to handle drainage. (Figure 3-29)

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Figure 3-29

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Figure 3-30

(3)

Trails are an integral part of a hillside area and provide recreation areas for equestrian, hiking and biking uses. They can also function as a means to convey drainage.

(4)

In hillside areas, it is not always necessary to provide full improvements for trails. A more natural experience may be achieved, and the amount of grading required can be reduced, by providing minimal improvements in appropriate areas (e.g., undevelopable, steep slopes and wildlife migration corridors).

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.22.110. - Site design.

(a)

Site design standards. The dimensions of a structure parallel to the direction of the slope shall be maximized in order to limit the amount of cutting and filling and to better fit the house to the natural terrain. (Figure 3-31)

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Figure 3-31

(b)

Site design guidelines.

(1)

Design of building sites should be sensitive to the natural terrain. Structures should be located in ways as to minimize necessary grading and to preserve natural features (e.g., knolls or ridgelines). (Figure 3-32)

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Figure 3-32

(2)

Views of significant visual features as seen from both within and outside a hillside development should be preserved. The following provisions shall be taken into consideration:

a.

Dwellings should be oriented to allow view opportunities, even if views are limited. Residential privacy should not be unreasonably sacrificed.

b.

Any significant public vista or view corridor as seen from a secondary, collector, or major arterial should be protected and enhanced where feasible.

c.

Over-emphasized vertical structures disrupt the natural silhouette of the hillside. Structures should fall below the top of ridge elevation. (Figure 3-33)

(3)

Projects should incorporate variable setbacks, multiple orientations, and other site planning techniques to preserve open spaces, protect natural features, and offer views to residents.

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Figure 3-33

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.22.120. - Architecture.

(a)

Architecture standards.

(1)

The maximum structure height shall be 35 feet as measured from finished grade at the front setback, extending towards the rear of the parcel. The maximum height at the side setback shall be 25 feet

extending up to the center of the lot at a 45 degree angle to a maximum height of 35 feet as measured from finished grade. (Figure 3-34)

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Figure 3-34

(2)

Structures shall be terraced to follow the natural slope.

(3)

Architectural treatment shall be provided to all sides of the structure visible from a public street.

(4)

Exterior structural supports and undersides of floors and decks not enclosed by walls shall be permitted provided fire safety and aesthetic considerations have been adequately addressed.

(5)

Exterior flood lighting for safety shall be located and shielded so as not to shine on adjacent properties. Decorative lighting to highlight a structure is allowed when properly shielded.

(b)

Architecture guidelines.

(1)

The form, mass, and profile of the individual structures and architectural features should be designed to blend with the natural terrain and preserve the character and profile of the natural slope. Some techniques that should be considered include: (Figure 3-35)

a.

Split pads, stepped footings, and grade separations to permit structures to step up the natural slope.

b.

Detaching parts of a dwelling (e.g., garage).

c.

Avoid the use of gable ends on downhill elevations. The slope of the roof should be oriented in the same direction as the natural slope and should not exceed natural slope contour by 20 percent.

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Figure 3-35

(2)

Avoid excessive cantilevers on downhill elevations.

(3)

Excavate underground or utilize below grade rooms to reduce effective bulk and to provide energy efficient and environmentally desirable spaces. However, the visible area of the structure shall be minimized through a combined use of regrading and landscaping techniques.

(4)

Use roofs on lower levels for open space decks for upper levels. (Figure 3-36)

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Figure 3-36

(5)

Use building materials and color schemes that blend with the natural landscape of earth tones and natural chaparral vegetative growth.

(6)

Minimize the width of a structure measured in the direction of the slope to limit the amount of cutting and filling and to better "fit" the structure to the natural terrain. (Figure 3-37)

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Figure 3-37

(Ord. No. 02(2001), § 20, 11-6-01; Ord. No. 04(2012), § 8, 4-17-12)

Sec. 22.22.130. - Fences and landscaping.

(a)

Fences and landscaping standards.

(1)

Walls and fencing, not exceeding six feet in height, visible from roadways or public rights-of-way shall be visually open and non-opaque. The director may waive this requirement for noise impacted sites.

(2)

Privacy walls and fences, not exceeding six feet in height, are allowed adjacent to structures, in order to provide private outdoor areas. Walls and fences shall use materials and colors compatible with the structure's facade.

(3)

Native or naturalized plants or other plant species that blend with the landscape shall be utilized in all areas with required planting in compliance with section 22.24.050 (Landscape standards).

(4)

Fire retardant plant materials shall be utilized in compliance with section 22.22.140 (Fire protection standards). Plants selected as ground cover, shrubs, or trees shall be from a list approved by the city.

(5)

A permanent landscape and irrigation system, for purposes of establishing and maintaining required planting, shall be installed on all slopes. The emphasis shall be toward using plant materials that will eventually need minimal irrigation. Water and energy conservation techniques shall be utilized, including drip irrigation, reclaimed water, and Xeriscape.

==> picture [392 x 181] intentionally omitted <==

Figure 3-38

(6)

Landscaping shall be used to screen views of down slope building elevations. When the structure height exceeds 20 feet from finished grade on a down slope, additional landscaping is required and a landscaping plan shall be submitted for review with the submittal package.

(7)

Slopes with required planting shall be planted with informal clusters of trees and shrubs to soften and vary the slope plane. Where required by the city, jute netting shall be used to help stabilize planting and minimize soil erosion.

(8)

Native vegetation shall be retained and supplemented within undeveloped canyons and along natural drainage courses as allowed by state and federal resources agencies (State Department of Fish & Game, U.S. Fish and Wildlife, U.S. Army Corps of Engineers).

==> picture [372 x 180] intentionally omitted <==

Figure 3-39

(b)

Fencing and landscaping guidelines.

(1)

Use natural landform planting to soften manufactured slopes, reduce impact of development on steep slopes or ridgelines, and provide erosion control.

(2)

Maintain a revegetative backdrop by replanting with approved trees. The vegetation should reduce the impact of the structures to the extent possible at maturity and preserve the appearance of the natural hillside.

==> picture [326 x 117] intentionally omitted <==

Figure 3-40

(3)

Use landform grading to replicate the irregular shapes of natural slopes resulting in aesthetically pleasing elevations and profiles. Landform-graded slopes are characterized by continuous series of concave and convex forms interspersed with mounds that blend into the profiles, not linear in plan view and varying slope gradients, and significant transition zones between man-made and natural slopes. Resultant pad configurations are irregular. (Figures 3-13 and 3-14)

(4)

Slope down-drain devices should be designed to either follow "natural" lines of the slopes or are tucked away in special swale and berm combinations in order to conceal the drains from view. Exposed segments in high visibility areas should be treated with natural rock.

(5)

Landscaping should become a "revegetation" process and be applied in patterns that occur in nature: Trees and shrubs are concentrated largely in concave areas, while convex portions are planted mainly with groundcovers. (Figure 3-42)

==> picture [433 x 179] intentionally omitted <==

Figure 3-41

==> picture [373 x 201] intentionally omitted <==

Figure 3-42

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.22.140. - Fire protection standards.

(a)

Development shall be constructed to reduce the potential for spread of brushfire.

(1)

In the case of a conflict, where more restrictive provisions are contained in the Uniform Building Code or in the fire code, 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 in compliance with the building code.

(b)

All development shall be constructed with adequate water supply and pressure for all proposed development in compliance with standards established by the fire marshal.

(c)

A permanent fuel modification area shall be required around development projects or portions thereof 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 developed by the fire marshal.

In the event abatement is not performed, the council may instruct the fire marshal to give notice to the owner of the property upon which the condition exists to correct the prohibited condition. If the owner fails to correct the condition, the council may cause the abatement to be performed and make the expense of the correction a lien on the property upon which the conditions exist.

(d)

Fuel modification areas shall incorporate soil erosion and sediment control measures to alleviate permanent scarring and accelerated erosion.

(e)

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, the fire marshal may suspend enforcement and require reasonable alternative measures designed to advance the purposes of this chapter.

(f)

Special construction features may be required in the design of structures where site investigations confirm potential geologic hazards.

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.22.150. - Evaluation of development review application.

The commission shall evaluate a development review application for hillside development based on the following objectives and the required findings in compliance with chapter 22.48 (development review).

(1)

The preservation of natural topographic features and appearances by means of landform grading so as to blend man-made or manufactured slopes into the natural topography;

(2)

The preservation of natural topographic features and appearances through restrictions on successive padding and terracing of building sites;

(3)

The retention of major natural topographic features, drainage courses, steep slopes, watershed areas, vernal pools, view corridors, and scenic vistas;

(4)

The preservation and enhancement of prominent landmark features, significant ridgelines, natural rock outcroppings, protected trees and woodlands (chapter 22.38, Tree Preservation and Protection), and other areas of special natural beauty;

(5)

The utilization of varying setbacks, building heights, foundation designs and compatible building forms, materials, and colors which serve to blend buildings into the terrain;

(6)

The utilization of clustered sites and buildings on more gently sloping terrain so as to reduce grading alterations on steeper slopes;

(7)

The utilization of building designs, locations, and arrangements which serve to avoid a continuous intrusive skyline effect and which afford view privacy and protection;

(8)

The preservation and introduction of plant materials so as to protect slopes from soil erosion and slippage and minimize the visual effects of grading and construction of hillside areas; and

(9)

The utilization of street designs and improvements which serve to minimize grading alterations and harmonize with the natural contours and character of the hillsides.

(Ord. No. 02(1998), § 2, 11-3-98; Ord. No. 06(2013), § 3(Exh. A), 9-3-13; Ord. No. 07(2013), § 3(Exh. A), 9- 17-13)

CHAPTER 22.24. - LANDSCAPING STANDARDS

Sec. 22.24.010. - Purpose.

The purpose of this chapter is to achieve the following:

(1)

Enhance the aesthetic appearance of development throughout the city by providing standards related to the quality and functional aspects of landscaping;

(2)

Increase compatibility between abutting land uses and public rights-of-way by providing landscape screening and buffers;

(3)

Provide for the conservation of water resources through the efficient use of irrigation, appropriate plant materials, and regular maintenance of landscaped areas; and

(4)

Protect public health, safety, and welfare by preserving and enhancing the positive visual experience of the built environment, providing appropriate transition between different land uses, preserving neighborhood character, and enhancing pedestrian and vehicular traffic and safety.

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.24.020. - Applicability.

(a)

All projects that require approval of either an administrative land use permit or a discretionary land use permit shall provide and maintain landscaping in compliance with the provisions of this chapter. Standards for the provision of landscaping within the public right-of-way in conjunction with a development project are located in title 21, chapter 21.30 (Subdivision Design and Improvement Standards).

(b)

Landscape plans, and plans for the ornamental use of water, including but not limited to lakes, ponds and fountains, shall be submitted to the department for review for compliance with the requirements of this chapter. Landscaping shall not be installed until the applicant receives approval of the final landscape plan. Changes to the approved landscape plans that affect the character or quantity of the plant material or irrigation system design are required to be resubmitted for approval prior to installation.

(Ord. No. 02(1998), § 2, 11-3-98)