Article 11 — Hillside Development Standards

The provisions of this article are intended to:

• (a) Preserve the City's scenic resources by encouraging retention of natural topographic features and vegetation;

• (b) Acknowledge that as the slope of a development site increases so does the potential for environmental degradation, including slope failure, increased erosion, difficulty in reestablishing vegetation, sedimentation, and stormwater runoff; and

• (c) Encourage grading practices that are more appropriate in hillside areas.

• (§ 3, Ord. 771, eff. February 13, 2004)

The standards in this article apply to all subdivisions, uses, and development on slopes of 15% or greater.

(§ 3, Ord. 771, eff. February 13, 2004)

• (a) Design review permit approval in compliance with Title 10, Chapter 2 Article 20 (Design Review Permits) shall be required for all development subject to the provisions of Title 10, Chapter 2, Article 11 (Hillside Development Permits), unless exempt.

• (b) The design review permit application shall include all information and materials required by the Director for hillside development projects.

• (§ 3, Ord. 771, eff. February 13, 2004, as amended by § 34, Ord. 941, eff. November 10, 2023)

Proposed hillside development shall comply with the following design criteria, as applicable:

• (a) The project shall be designed to fit the terrain rather than altering the terrain to fit the project. Development patterns that form visually protruding horizontal bands or steeply cut slopes for roads or parcels shall be avoided.

• (b) Streets shall follow the natural contours of the terrain to minimize the need for grading. Cul-desacs and loop roads are encouraged where necessary to fit the natural topography subject to the approval of the City Engineer and Fire District.

• (c) Site design shall utilize varying setbacks, structure heights, split-level foundations, and low retaining walls to blend the structures into the terrain.

• (d) Lot lines shall be placed at the top of slope areas to help ensure that slope maintenance would not be neglected.

• (e) Structures should be located in the most accessible, least visually prominent, and most geologically stable portion(s) of the site. Siting structures in the least visually prominent

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City of Ojai, CA § 10-2.1104

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locations is especially important on open hillsides where the prominence of construction should be minimized by placing structures so that they would be screened by existing vegetation, rock outcroppings, or depressions in topography. In wooded areas, dispersed structures may be preferable to save trees and minimize visual impacts.

• (f) Structures shall be designed with the following principles in mind:

  • (1) Building forms should be scaled to complement the character of the hillsides and to avoid excessively massive forms that dominate views of the hills.

  • (2) Residential development on infill hillside parcels should be of a scale that is compatible with existing adjacent development, and should be designed to locate windows, balconies, and outdoor living areas with consideration for the privacy of adjacent dwellings and yards, where feasible.

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Figure 3-7 DESIGN SENSITIVE TO TERRAIN

• (3) Building facades should change plane and use overhangs as a means to create changing shadow lines to further break up massive forms.

• (4) Wall surfaces facing towards viewshed areas should be minimized through the use of singlestory elements, setbacks, roof pitches, and landscaping.

• (5) Roof pitches should generally be placed to follow the angle of the slope; but variation should be provided to avoid a monotonous appearance. See Figure 3-7.

• (6) Avoid structures which are more than six feet above finish grade and have visible structural underpinnings.

• (g) A harmonious mixture of materials, color, and forms should be used to blend the structures with the natural appearance of the hillsides:

• (1) Based upon the graphic principle that dark colors are less noticeable and light colors are more noticeable, darker tones, including browns, black, greys, greens, and terra cotta should be used for building elevations and roof materials in view-sensitive areas;

  • (2) Surface materials should be of rough texture to blend with the coarseness of landscaping and natural vegetation. Textured stucco, wood, brick, and coarse block are appropriate; and

  • (3) Roof materials should be of rough texture. Roof colors should utilize darker tones, including browns, black, greys, greens, and terra cotta. Bright colors should be avoided.

• (h) Night views of the hillsides should not be dominated by an array of bright lights. Lighting within view-sensitive areas should be properly shielded to avoid glare and the spill of light to surrounding areas. Low-level lighting and the use of multiple low fixtures are

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City of Ojai, CA

PLANNING AND ZONING

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encouraged, as opposed to the use of fewer, but taller fixtures.

• (i) Large retaining walls in a uniform plane shall be avoided. Break retaining walls into elements and terraces, and use landscaping to screen them from view. Generally, no retaining wall should be higher than 36 inches. See Figure 3-8.

• (j) The Ventura County Fire Protection District shall review all proposed landscaping and vegetation for fire protection purposes.

• (§ 3, Ord. 771, eff. February 13, 2004)

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Figure 3-8 RETAINING WALL DESIGN

• (a) In order to help retain the natural features of hillsides and reduce potential negative impacts, densities shall be reduced as slope increases in compliance with Table 3-4. Each site to be developed shall be divided into cells of similar slope, utilizing the average slope ranges listed below. The maximum density of the base zoning district is then multiplied by the relevant reduction factor assigned to each cell. The result of this calculation is the maximum allowable density for each cell.

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----- Start of picture text -----
Table 3-4
ALLOWABLE RESIDENTIAL DENSITY BASED ON SITE SLOPE
Average Slope Range Density Reduction Factor
0% to 15% None
16% to 20% 10%
21% to 25% 20%
26% to 30% 40%
31% to 35% 60%
36% to 40% 1-acre minimum lot area
41% plus 5-acre minimum lot area
----- End of picture text -----

• (b) Clustered development is encouraged as a means of preserving the natural appearance of hillside areas and maximizing open space. Under this concept, dwelling units would be grouped in the more level portions of the site, while steeper areas would be preserved in a natural state. In consideration of implementing a clustered development concept, a density increase of up to 10% above that allowed by Table 3-4 may be granted by the review authority. In this case, at least 25% of the total site area shall be left in natural, undisturbed open space or other open space areas as determined by the review authority, in compliance with Title 10, Chapter 2, Article 24 (Conditional Use Permits).

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• (c) On adjacent parcels having a difference in vertical elevation of three feet or more, the required side setback shall be measured from the nearest toe or top of slope to the structure, whichever is closer.

• (d) Structures placed on hilltops or ridgelines shall comply with the following height limits in addition to those required by Title 10, Chapter 2, Articles 2 (Zoning Map and Zoning Districts) 3 (Development and Land Use Approval Requirements), 4 (Residential Zoning Districts), 5 (Commercial and Manufacturing Zoning Districts), 6 (Special Purpose Zoning Districts), and 7 (Overlay Zoning Districts), and Section 10-2.803 (Height measurement and exceptions).

  • (1) Structures shall not be placed on or near ridgelines so that they appear silhouetted against the sky when viewed from a public street, except where the review authority determines that the only feasible building site cannot comply with this standard. See Figure 3-9.

• (2) Structures shall be located so that a vertical separation of at least 25 feet is provided between the top of the structure and the top of the ridge or knoll to maintain the natural appearance of the ridge or knoll. See Figure 3-10. Grading should also be avoided within 25 vertical feet of the top of a ridge or knoll. Placement of structures should also take advantage of existing vegetation for screening and should include the installation of additional native plant materials to augment existing vegetation, where appropriate. See Figure 3-8 above.

  • (3) Where the Director determines that a parcel contains no feasible building site other than where a structure would extend above the ridgeline, proposed structures shall not exceed a height of 16 feet above the highest point on the ridgeline or hilltop within 100 feet of the proposed structure.

The vertical distance between the lowest point where the foundation meets finish grade and the lowest floor line of the structure shall not exceed 10 feet.

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PLANNING AND ZONING

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Figure 3-9 SILHOUETTED STRUCTURES

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Figure 3-10 LOCATION OF STRUCTURES BELOW RIDGELINES

(§ 3, Ord. 771, eff. February 13, 2004, as amended by § 35, Ord. 941, eff. November 10, 2023)

All uses shall be subject to the applicable provisions of these Zoning Regulations, including the procedures identified in the following: Article 12, Landscaping Standards; Article 14, Parking and Loading Standards; Article 16, Sign Standards; Article 20, Design Review Permits; Article 22, Temporary Use Permits; Article 24, Conditional Use Permits; Article 25, Minor Variances; Article 26, Variances.

(§ 3, Ord. 771, eff. February 13, 2004)

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City of Ojai, CA