Sec. 30-625. - Design review required.

Any proposal within the medical center overlay district which may or may not involve the issuance of a building permit for the construction or reconstruction of a habitable structure greater than 50,000 square feet shall be subject to the design review process and approval by the Planning Commission.

Sec. 30-626. - Development standards and design guidelines.

(a)

Floor area ratio. Floor area ratio (FAR) shall not exceed 0.75:1.

(b)

Maximum height. The building height of any structure within the medical center overlay district shall not exceed 125 feet.

(c)

Street frontage. A minimum setback of 20 feet shall be required between the front property line and the building. This area shall be landscaped with one tree for each 15 feet of street frontage and three shrubs for each tree. Clustering may be permitted on a case-by-case basis. The Director of Community Development shall have the authority to review and approve alternatives to the required landscaping requirements.

(d)

Yards abutting residential districts. A minimum ten-foot wide landscaped strip shall be provided as a buffer along all yard areas abutting a residential district. This area shall contain a minimum of one tree for each 25 linear feet of lot line and three shrubs for each tree. A combination of trees and shrubs shall provide appropriate screening as approved by the Director of Community Development on a case-by-case basis.

(e)

Landscaping of parking lots. One tree shall be provided for each five parking spaces. Trees which provide a shading canopy at maturity are preferred for parking lot use.

(f)

Landscaping for parking structures. An attractive landscaping strip shall be provided on all sides of the structure where possible. One tree shall be provided for each 15 feet of perimeter of the structure. These trees shall be distributed evenly throughout the subject landscape area subject to staff review and Director of Community Development approval. Trees shall border the parking structure and shall be of a species that will obtain a mature height. Additionally, all sides of a parking structure shall be screened by vines or other decorative screening approved by the Director of Community Development. The Director of Community Development shall have the authority to review and approve alternatives to the required landscaping requirements.

(g)

Other setback areas. Not less than one tree shall be provided for each 250 square feet of other required landscaped area on the lot. A minimum of three shrubs shall be provided for each tree. Trees and shrubs shall be provided in all remaining landscape areas in such a way to reinforce the architectural and overall design intent of the project.

(h)

Required trees and shrubs. The Director of Community Development shall have the authority to review and approve alternatives to the required landscaping requirements.

(i)

Parking area landscaping. A total of ten percent of the total interior of the off-street parking area shall be landscaped. For landscaping purposes, parking area calculations shall include aisles, access drives, stalls, maneuvering areas, and landscaping contained within the parking and circulation area and site perimeter landscaping adjacent to parking and circulation areas, but shall not be included in any street areas otherwise required by this article.

(j)

Required parking spaces.

(1)

Medical offices shall be parked at a ratio of one space per 200 square feet, plus one space per 250 square feet of floor area within the administrative office buildings.

(2)

Hospitals shall be parked at a ratio of one space per 2.5 beds plus one space per two employees on the maximum shift for the hospital building(s).

(3)

Off-street loading space(s) shall be provided as required in Article XI of this chapter. The Planning Commission may approve alternative off-street loading spaces based upon a parking utilization study and the recommendation of the Director of Community Development and Traffic Engineer.

(4)

The Planning Commission may approve alternative off-street parking spaces based upon a parking utilization study and the recommendation of the Director of Community Development.

(k)

Handicap standards. Handicapped regulations shall be determined by the Americans with Disabilities Act (ADA) and Title 24 in effect at the time of building permits.

(l)

Parking lot standards. The provisions and requirements of Table 30-692 shall apply to all parking lot standards except as provided herein for compact parking.

(m)

Compact parking spaces. Compact parking spaces shall be permitted up to a maximum of 25 percent, or a percentage as appropriate based upon a parking vehicle study, as reviewed and approved by the Director of Community Development. Each compact parking space shall have dimensions of nine feet wide by 16 feet long. Each such compact stall shall be marked as a compact parking space with either signage or stenciled pavement markings.

(n)

Temporary construction trailers. A trailer used for construction offices is permitted for the duration of construction at the site subject to staff review and the approval of the Director of Community Development, and shall include the following conditions:

(o)

[Location.] Trailer(s) shall be located on the same or adjacent premises as the construction site.

(p)

[Duration of use.] Trailer(s) shall be used only during the period of construction. All trailers shall be removed from the site prior to final project inspection of the project.

(q)

Temporary events. Bi-weekly farmers market events, and a maximum of two employee or health-related events for a total of 20 hours of medical center related events per month are permitted without obtaining a temporary use permits with the following conditions:

(1)

All events shall comply with the conditions specified in Article II (temporary use permits).

(2)

All events shall be restricted to the medical center overlay district.

(3)

A temporary use permit shall be required for more than 20 hours of medical center related events per month.

(r)

Walls and fences. The maximum height of a wall or fence shall not exceed eight feet in height.

(s)

Signs. Signs shall be established as part of a sign program administered by the City.

DIVISION 3. - UTILITY CORRIDOR OVERLAY DISTRICT

Sec. 30-627. - Utility corridor overlay district regulations.

The following provisions apply to all properties that are designated "(blue)" on the zoning map. These provisions apply in addition to the provisions in the underlying zoning district. If the provisions of this division are in conflict with the provisions in the underlying zoning district, the provisions of this division shall apply.

Sec. 30-628. - Uses permitted.

Any use permitted in the underlying zoning district shall be permitted in the utility corridor overlay district subject to an approved conditional use permit.

Sec. 30-629. - Development standards and design guidelines.

The development standards and design guidelines applicable to the underlying zoning district shall apply in the utility corridor overlay district except that more restrictive standards may be applied if it is determined that the standards of the underlying zoning district do not adequately buffer adjacent development from any negative impacts of development within the utility corridor overlay district.

DIVISION 4. - HILLSIDE OVERLAY DISTRICT

Sec. 30-630. - Hillside overlay regulations.

(a)

Purpose and goals. The purpose of the hillside overlay district is to achieve the following goals:

(1)

To protect the public health and safety by preserving steep hillsides in open space and by minimizing geological hazards, erosion and other potential dangers associated with hillside areas.

(2)

To minimize potential impacts to endangered, threatened or rare species of flora and fauna.

(3)

To ensure that any permitted hillside development conforms to the character of the natural topography and that the visual impacts of grading are softened by requiring designs which incorporate slope undulation, blending and other features to reflect the natural terrain.

(b)

Hillside protection policies. City policies aimed at achieving the hillside protection goals set out in subsection (a) of this section shall be as follows:

(1)

Development restrictions in steep areas. Development should be restricted in steep areas in order to ensure development safety and limit the amount of grading required for development. Further, the City discourages development on prominent ridges, public views, and prominent ridgeline features. The City instead encourages development on those hillside areas that are a reasonable distance below prominent ridges in order to preserve and protect in their natural state those prominent ridges within the City.

(2)

Limitations on earth movement. The amount of earth movement for hillside development should be limited both in quantities moved within a site, in order to limit landform alteration, and quantities imported or exported, in order to limit dirt hauling on City streets.

(3)

Contouring of manufactured slopes. Manufactured slopes should be designed to resemble natural hillside contours and should blend with natural terrain where the two join in order to visually integrate development into the natural hillside.

(4)

Slope and retaining wall heights. The height of manufactured slopes and retaining walls should be restricted in order to limit the size and accompanying visual impacts of manmade slopes and structures on the hillside.

(5)

Landscaping and other visual mitigation. Intensive slope landscaping and other mitigation measures should be required in order to screen and soften the intrusive appearance of hillside building and grading.

(6)

Protection of biological resources. Development impacts to endangered, threatened or rare species of flora and fauna and sensitive biological habitats shall be avoided or mitigated, consistent with state and federal definitions and regulations, in order to preserve environmental quality and diversity.

(c)

Definitions. In addition to the definitions contained in this title, the words and phrases set forth below, shall, for the purposes of this chapter, be given the following meanings, unless the content clearly requires otherwise:

Average slope means the slope, in percent, calculated using the following formula: Average slope = (0.00229 x I x L)/A, where, using a topographic map, "I" is the contour interval in feet, "L" is the combined length of contour lines in feet, and "A" is the gross area of the lot in acres.

Contour means a line drawn on a plan that connects all points of equal elevation.

Fill means a deposit of earth material placed by artificial means.

Natural slope means the slope of a lot or portion thereof that is not manufactured or manmade (consisting wholly or partially of either cut or filled material).

Pad means an area on a lot upon which a building or structure may be placed.

Prominent ridge means any ridgeline that affords significant public vistas or views and stands out as a prominent feature of a hillside area.

Slope means an inclined ground surface of a lot, or portion of a lot, the inclination of which is expressed as a ratio of horizontal distance (run) to vertical distance or change in elevation (rise). The percent of any given slope is determined by dividing the rise by the run multiplied by 100. Also see "average slope."

(d)

Applicability. The provisions in this division apply to all properties that are designated in the hillside overlay district on the zoning map. These provisions apply in addition to the provisions in the underlying zoning district. If the provisions of this division are in conflict with the provisions in the underlying zoning district, the provisions of this division shall apply.

Sec. 30-631. - Application and procedures.

(a)

Review procedures. All projects within a hillside overlay district and located on a lot with a slope of ten percent or greater shall be subject to review and approval of a hillside development permit (HDP) by the Director of Community Development or the Planning Commission in accordance with the provisions contained in this section. This requirement applies to all permits, including, but not limited to, grading permits, building permits, tentative parcel maps, tentative tract maps, conditional use permits, approved specific plans, planned unit developments, administrative site plan review, design review projects and associated plan review.

(1)

Staff review. The Director of Community Development shall review development proposal applications and impose conditions deemed appropriate under the circumstances described in this subsection. Projects that require grading for large flat areas, including, but not limited to, such items as tennis courts may be referred to the Planning Commission if determined necessary by the Director of Community Development.

a.

The average natural slopes on the lot are less than 15 percent.

b.

The final grading resulting in fills or excavations less than five feet in vertical depth, at their deepest point, measured from the natural ground surface.

c.

The excavations or fills, or any combination thereof, on any portion of a site, are less than 2,500 cubic yards.

(2)

Planning Commission review. The Planning Commission shall review development proposal applications and impose conditions deemed appropriate under the circumstances described in this subsection.

a.

The average natural slopes on the lot are equal to or greater than 15 percent.

b.

The final grading resulting in fills or excavations equal to or greater than five feet in vertical depth, at their deepest point, measured from the natural ground surface.

c.

The excavations or fills, or any combination thereof, on any portion of a site, are equal to or greater than 2,500 cubic yards.

d.

Any fill or excavation that will encroach onto or alter a natural drainage channel, blue line stream, waters of the United States, or other watercourse (prohibited unless alternative drainage is proposed).

e.

The application requires Planning Commission approval for development entitlements.

f.

The application has been referred to the Planning Commission by the Director of Community Development.

(b)

Interpretation of standards. If ambiguity arises concerning interpretation of the provisions contained in this division, the Director of Community Development shall review such instances to determine compliance with the provisions contained within this section or the matter may be referred to the Planning Commission for consideration.

(c)

Biotic resources management plan. The application shall be accompanied by a biotic resources management plan to be reviewed by City staff or a City hired consultant. The plan will be part of an initial study per CEQA. The plan shall include the following:

(1)

Biotic assessment. A complete assessment of flora and fauna within and adjacent to the project area, with particular emphasis upon identifying endangered, threatened, and locally unique species as well as sensitive and critical habitats.

(2)

Impacts. A discussion of direct, indirect and cumulative impacts anticipated to adversely affect biological resources.

(3)

Mitigation measures. An identification of effective mitigation measures to specifically affect such impacts to a level of insignificance. Besides impacts to the biotic resources identified above, mitigation measures shall also address potential adverse impacts from any increased runoff, sedimentation, soil erosion and urban pollutants on streams, watercourses, and sensitive habitats on or near the project site.

(4)

No net loss of sensitive habitats. The identified mitigation measures shall observe the state and federal policy of habitat values. In addition, a discussion of alternatives to not only minimizes adverse impacts to wildlife but also to include direct benefit to wildlife and wildlife habitat shall be included. Stream buffer areas and their maintenance in a natural condition through nonstructural flood control methods shall be incorporated into projects affecting watercourses to continue their high value as wildlife corridors.

(5)

Permits. If required by state and federal law, a discussion of the necessary biological permits (California Department of Fish and Game, State Fish and Game Code § 1600 or United States Army Corps of Engineers/Department of the Interior Fish and Wildlife Service, Clean Water Act Section 404) shall be included in the biotic resources management plan. The requirements of the California Environmental Quality Act and Guidelines shall also be incorporated into the plan.

(6)

Archaeological/historic/paleontological report. A site-specific archaeological/historic/paleontological report shall be presented for approval, which shall include identification of such resources on a project site; analysis of potential adverse impacts to such resources; and identification of effective mitigation measure to level potential adverse impacts to a level of insignificance.

(d)

Fire management plan/high fire severity zone. The application shall be accompanied by a fire management plan/fuel modification plan. These plans shall be submitted to the Planning Division incorporating the City's standard format and include, at a minimum, the following:

(1)

Special building standards. Such features should include at a minimum, one-hour-rated exteriors, non-flammable wood or plastic material on exteriors, double pane or tempered glazing, solid core doors, non-wood garage doors, no non-fire rated plastic or vinyl window frames, proper screening and orientation of vents, non-combustible/non-plastic decking and patio covers, no plastic and no combustible rain gutters.

(2)

Fuel modification zones. The fuel modification zone shall incorporate a vegetation management zone around all structures. The recommended vegetation management zones around property lines are as follows: in the northern area of the City, 300-foot wide zones are required; in the Jurupa Mountains, 200foot wide zones are required.

(3)

Special building setbacks. The fire management plan shall incorporate minimum building set backs and building separation requirements.

(4)

Maintenance. The fuel modification plan shall include a maintenance plan for all designated fuel modification zones.

(e)

Fencing and landscaping plans. Prior to the issuance of any building permit for any building or structure to be located within any hillside overlay district, a fence and landscape plan shall be submitted to the Community Development Department for review and approval. The fencing and landscaping plans shall include fire retardant materials and plantings, with irrigation systems and conservation measures to provide for the natural habitat and erosion control.