Pismo Beach Municipal Code Ch. 17.28 Hillside Development

This chapter establishes regulations for development within the hillside areas of the city in order to:

A. Preserve and protect the views to and from hillsides in order to maintain the identity, image and environmental quality of the city;

B. Ensure that hillside development is located in areas with the least environmental and visual impact and is designed to conform with existing land forms; and

C. Preserve significant features of the natural topography, including swales, canyons, knolls, ridgelines, and rock outcrops.

The requirements of this chapter shall apply to development proposed on sites with a natural slope of fifteen percent or more, or sites where proposed access will cross an area with a slope of fifteen percent or more; except that these provisions shall not apply to existing single-family dwellings and accessory structures within the Pismo Heights planning area, within the RSL zoning district, on parcels recorded prior to January 23, 1981, nor shall these provisions apply to lots where the average slope is fifteen percent or more, but where the portion of the lot that would be under the building footprint has an average slope of less than fifteen percent. (Ord. 03-04 § 2 (Exh. B (part)), 2003)

A. Permit Required. Approval of a development permit or a coastal development permit by the planning commission shall be required prior to the issuance of building or grading permits, or tentative map approval, for all development that is subject to the provisions of this chapter.

B. Application Content. Conditional use permit applications for hillside projects subject to the provisions of this chapter shall include all information and materials required by Section 17.40.040 (Application Preparation and Filing), and all additional information and materials listed in the Instructions for Hillside Development Applications, available from the department. (Ord. 03-04 § 2 (Exh. B (part)), 2003)

Conditional use permit approval in compliance with this chapter shall require that the review authority determine that development proposed on hillsides has been designed to achieve the following objectives.

A. Preservation of natural terrain appearance. Proposed hillside development shall preserve natural topographic features and appearances:

1. Through land sculpturing, to blend any constructed or altered slopes into the natural topography;

• 2. By avoiding excessive terracing and padding of building sites;
• 3. By designing and locating structures to avoid a continuous hard skyline effect; and
• 4. By retaining major natural skyline profiles wherever feasible.

B. Retention of major natural features. Proposed hillside developments shall be designed to:

1. Retain major natural topographic features including canyons, drainage swales, steep slopes, watershed areas, flood plains, view corridors, and scenic vistas; and

2. Preserve and enhance prominent landmark features including rock outcroppings, prominent trees and other vegetation, and other areas of special natural beauty.

C. Limitation on grading. Proposed hillside developments shall limit the extent of site grading through:

1. The design and arrangement of alternative building sites, lot sizes, setbacks and setback variations, and limited residential densities on steeper terrain;

2. The use of clustered building sites and structures, and increased densities on more gently sloping terrain; and

3. The use of street designs and improvements which follow natural contours and preserve the character of the hillside.

D. Landscaping. Proposed hillside developments shall provide for the preservation and enhancement of native plant materials to protect slopes from soil erosion and slippage, and to minimize the visibility of grading and construction.

E. Building Colors and Materials. Development on the hillsides shall be visually subordinated to the hills. Colors used on buildings and structures shall be dark, natural colors with a light reflective value of less than forty percent, or as approved by the planning commission. Light colors including white, cream, and light blue shall not be allowed, nor shall the lighter or more brilliant colors of red fired clay tile, brightly colored glazed tile, or reflective metal be used for roofs. Development shall also be screened to the extent possible from freeway views through the use of trees and other landscaping materials.

F. Hillside View Corridors. Where side yards provide a view from the street to the ocean or a view to hills and valleys, the side yards should be maintained as open visual access corridors the width of the required side yard setback. These areas shall be open to the sky and free from all visual obstructions including trees and shrubs (except for a transparent gate or fence) from the front property line to the rear property line. Existing structures are exempt from this requirement. (Ord. 03-04 § 2 (Exh. B (part)), 2003)

Development and new land uses proposed in hillside areas shall comply with the following requirements.

A. Grading on Steep Slopes Prohibited. No grading shall be allowed on slopes greater than thirty percent. This provision shall not apply to lots existing as of October 21, 2003 with average slopes of thirty percent or greater, zoned for development.

B. Grading Standards. The overall shape, height, and grade of any cut or fill shall be designed and constructed to blend with the existing natural contours and character of the site terrain.

1. All cut and fill slopes with a vertical height of more than ten feet shall be rounded with vertical curves from the crest of the slope and from any surface drains constructed on the face or top of the slope.

2. Where two cut or fill slopes intersect, the ends of each slope shall be horizontally rounded and blended with a minimum radius of twenty-five feet.

3. Where cut or fill slopes meet natural grade, the ends of each slope shall be vertically and/or horizontally rounded and blended with the natural contours to create the appearance of a natural slope.

4. The horizontal contours of any cut or fill slope in excess of one hundred feet in horizontal length shall be curved in a continuous, undulating fashion.

5. The top and toe of each slope with a vertical height of more than ten feet shall be vertically rounded and designed in proportion to the total height of the slope, except the toe of any slope within twenty-five feet of a dwelling.

C. General Plan Requirements. Proposed hillside development shall also comply with General Plan Policies CO-9 through CO-12. (Ord. 03-04 § 2 (Exh. B (part)), 2003)