Division 3 — HR OR HILLSIDE RESIDENTIAL ZONE

The intent and purpose of the HR zone is to provide for an orderly, harmonious development of the foothills and mountains resulting in the minimum amount of disturbance of the natural terrain through existing residential density to the natural slope to encourage and provide incentive for excellence in design principles and engineering techniques, and to provide for a variety of dwelling types where land assembly and a unified development scheme are more appropriate. Slope-density regulations will be utilized to assist in relating the intensity of development to the steepness of terrain in order to minimize grading, removal of vegetation, runoff, erosion, geologic hazards, fire hazards, and to help ensure utilization of land in balance with its natural capabilities to support development.

(Ord. No. 1316, § 4.24.010, 6-7-76)

The following uses are permitted in the HR zone in the Town:

(1)

Single-family dwelling, provided that there is not more than one (1) principal residential structure on a lot.

(2)

Agriculture, except dairying.

(3)

Family daycare home.

(4)

Residential care facility, small family home.

(Ord. No. 1316, § 4.24.020, 6-7-76; Ord. No. 1363, 8-1-77; Ord. No. 2306, § I, 4-21-20)

In addition to the activities authorized by section 29.40.235, the activities listed in the table in section 29.20.185 are allowed if a conditional use permit is issued.

(Ord. No. 1316, § 4.24.030, 6-7-76; Ord. No. 1335, 10-4-76; Ord. No. 1363, 8-1-77)

An ordinance zoning property HR must set one (1) of the following density ranges:

(1)

HR-1 (one (1) to five (5) acres for each dwelling unit).

(2)

HR-2½ (two and one-half (2½) to ten (10) acres for each dwelling unit).

(3)

HR-5 (five (5) to forty (40) acres for each dwelling unit).

(4)

HR-20 (twenty (20) to one hundred sixty (160) acres for each dwelling unit).

(Ord. No. 1316, § 4.24.040, 6-7-76; Ord. No. 1337, 11-1-76; Ord. No. 1342, 1-3-77; Ord. No. 1363, 8-1-77; Ord. No. 1425, 5-7-79)

(a)

The minimum land area required for each dwelling unit in any subdivision is determined by the following slope density regulations:

(1)

The average slope of land proposed to be subdivided is determined according to the formula:

S = .0023 IL _____ A

where:

S is the average slope in percent (for example, 40% is written 40.0).

I is the contour interval in feet.

L is the combined length of contour lines in feet.

A is the gross area in acres of the parcel, not including the right-of-way of existing public roads.

A topographic map shall be used which meets the requirements for obtaining approval of tentative maps.

Contour intervals shall not exceed ten (10) feet.

(2)

Slope density. The minimum land area for each dwelling unit shall not be less than "a" as determined by the following formulae:

HR-1 a =      1 _____           1 - .016S

HR-2½ a =   the greater of     1  or 2.5 _____   .6893-.011786S

HR-5 a =       1 _____      .24375-.004375S

HR-20 a =       1 _____    .0609375-.00109375S

When the average slope is in excess of fifty (50) percent, the minimum land area for each dwelling unit is as follows:

HR-1 .....5 acres

HR-2½ .....10 acres

HR-5 .....40 acres

HR-20 .....160 acres

(3)

The maximum number of dwelling units allowed in a subdivision is determined by dividing the land area by the required minimum land area for each dwelling unit and rounding down to the next whole number.

(4)

In calculating the allowable number of dwelling units in any subdivision, no parcel which can be further subdivided under this section shall be included in the net land area used in determining the maximum number of dwelling units allowed. However, if the development rights beyond one (1) dwelling unit for such parcel are dedicated to the Town, the parcel may be included.

(5)

Where any part of the land slopes more than fifty (50) percent, that part may be treated separately and the number of dwelling units permissible on that part may be added to the number permissible on the rest of the land to compute the total number of allowed dwelling units.

(6)

Once a map has been recorded showing a parcel of land subdivided under the rules of any of the HR zones, further subdivision of any lot or parcel included in that subdivision is restricted. The current HR formula is used in determining the number of dwelling units (and by derivation, lots) which may be obtained by further subdivision. The formula is applied to the entire parcel originally subdivided under the HR rules, regardless of whether lots in the original HR subdivision have been sold or improved. Transactions in which one (1) or more portions of the entire original parcel are reverted to acreage are not exempt from this restriction.

(b)

The provisions of this section are intended to be a continuation and not a liberalization of the rule set by former subsection (6) of section 29.40.245 (Ord. No. 1337), and amended by Ord. No. 1425, subsection (6) of this section.

(Ord. No. 1316, § 4.24.045, 6-7-76; Ord. No. 1425, 5-7-79; Ord. No. 1435, 6-18-79)

Editor's note— Ord. No. 2273, § I, adopted May 1, 2018, repealed § 29.40.255, which pertained to subdivision requirements and derived from Ord. No. 1838, § II(4.24.047), 11-5-90.

The minimum lot area in an HR zone (not to be confused with the required minimum land area for each dwelling unit) is forty thousand (40,000) square feet.

(Ord. No. 1316, § 4.24.050, 6-7-76; Ord. No. 1337, 11-1-76; Ord. No. 1363, 8-1-77)

The minimum lot width in an HR zone is one hundred (100) feet.

(Ord. No. 1316, § 4.24.060, 6-7-76; Ord. No. 1350, 4-4-77; Ord. No. 1363, 8-1-77)

The minimum yards in HR zones shall be as follows:

(1)

Front .....30 feet

(2)

Side .....20 feet

(3)

Rear .....25 feet

(4)

Side abutting street .....20 feet

(Ord. No. 1316, § 4.24.070, 6-7-76; Ord. No. 1363, 8-1-77)

The maximum height of any principal building in an HR zone is thirty (30) feet. The height shall be measured as provided in section 29.40.045 and is subject to the exception listed in section 29.10.090.

(Ord. No. 1316, § 4.24.080, 6-7-76; Ord. No. 1363, 8-1-77; Ord. No. 1450, 12-3-79)

Landscaping is required in yards in an HR zone abutting scenic roads. Existing vegetation and land forms abutting scenic roads shall be left in a natural state unless modification is found to be necessary for a specific use. To enhance the scenic corridor, additional landscaping may be required.

(Ord. No. 1316, § 4.24.090, 6-7-76; Ord. No. 1363, 8-1-77)

When the general plan or any specific plan shows trails in an HR zone, the development plans shall include those provisions which are found necessary by the deciding body for the development of such trails.

(Ord. No. 1316, § 4.24.100, 6-7-76; Ord. No. 1363, 8-1-77; Ord. No. 1375, 11-21-77)

Roadways and trails for vehicles shall not be constructed without architecture and site approval. Approval shall not be granted unless the deciding body finds that the roadway or trail is indispensable for an activity allowed in this zone and that the roadway or trail will be compatible with the terrain.

(Ord. No. 1316, § 4.24.110, 6-7-76; Ord. No. 1363, 8-1-77; Ord. No. 1375, 11-21-77)

Secs. 29.40.295—29.40.375. - Reserved.