501.11: DEVELOPMENT STANDARDS: — Porterville Zoning Code

A. Allowable Density Calculation Procedures: For the purposes of this article, "allowable density" is defined as the maximum number of dwelling units permitted per gross acre of land. The maximum allowable density shall be based upon and established by the average slope of a property, calculated in compliance with subsection 501.03D3 of this article. The maximum allowable density based on the average slope shall be as set forth in table 501.11A of this section. TABLE 501.11A: MAXIMUM ALLOWED DENSITY BASED ON AVERAGE SLOPE

Average Slope	Maximum Allowable Density
Less than 5.9 percent inclusive	2.4 units/acre
6 to 10.9 percent	2.2 units/acre
11 to 20.9 percent	1.8 units/acre
21 to 25.9 percent	1.0 units/acre
26 to 30.9 percent	1 unit/20 acres
31 to 50 percent	1 unit/80 acres

The maximum dwelling unit yield based on the maximum allowable density mathematical sum shall be considered maximum potentials and not an entitlement, right or vested right to develop. Other factors and individual property characteristics will affect and may reduce the yield, including, but not limited to: physical constraints, floor area ratio, compliance with design guidelines, engineering design standards, hillside development standards; and performance criteria such as access, emergency response standards, and sensitive grading techniques and volumes.
Calculating the maximum allowable density for any parcel or group of parcels under common development application within the HZ overlay district shall involve the following steps:

a. Establish allowed density based on average slope:

(1) Alternative 1; average slope of the parcel or group of parcels: For alternative 1, the average slope shall be calculated in compliance with subsection 501.03D3 of this article. For example, a one hundred (100) acre parcel which has an average slope for the entire parcel of twenty five percent (25%) would yield a maximum of one hundred (100) units.

(2) Alternative 2; recalculation alternative: The largest contiguous area of the least steep slope category may be used to calculate average slope in compliance with the method established in subsection 501.03D2 of this article. For example, on a one hundred (100) acre parcel, of which sixty (60) acres has an average slope of more than twenty five and nine-tenths percent (25.9%), thirty (30) acres are between twenty one (21) to twenty five and nine-tenths percent (25.9%) slope, and there is a contiguous ten (10) acre area of between eleven (11) to twenty and nine-tenths percent (20.9%), the ten (10) acres with an average slope of eleven (11) to twenty and nine-tenths percent (20.9%) can be used to recalculate allowable density (1.8 units/acre x 10 acres = 18 units).

For the purposes of this article, "floor area ratio (FAR)" is defined as the ratio of the total gross square footage of the dwelling unit excluding both attached and detached garage square footage and any accessory structure on a lot to the square footage of the pad or that portion of the lot containing the dwelling and having a gradient of five percent (5%) or less. After

constraints and performance criteria have been addressed to develop a maximum yield, the maximum yields for a parcel is further affected by average FAR and are based on table 501.11A3 of this section.

TABLE 501.11A3: UNIT YIELD BASED ON FLOOR AREA RATIO

Dwelling Unit Yield	Maximum FAR
Maximum units	0.4
80 percent of maximum	0.5
70 percent of maximum	0.6
60 percent of maximum	0.7

Physical constraints are the on site circumstances and resources that will be protected consistent with policies in the general plan or other regulatory requirements. Factors that require special consideration are as follows:

a. USGS blue line streams, sensitive biological resource areas identified in the biological resource survey report completed for the project, and archaeological resources identified in the archaeological survey conducted for the project.
b. Areas greater than twenty five and nine-tenths percent (25.9%) slope greater than one acre as determined by subsection 501.03D, "Slope Analysis Map", of this article.
c. Liquefiable soils, shallow hard rock, and faulting.
d. Large, mature native trees including: coastal live oak, sycamores, or willow.

B. Detached Dwellings: Standards for detached dwelling units will provide assurance that development will be appropriate to the hillside setting. The following standards combined with the standards for grading and drainage, subdivision and landscaping design will result in adaptive hillside development:

FIGURE 501.11A: HILLSIDE DEVELOPMENTS

Density: Density limitations shall be determined as set forth in table 501.11A of this section.
Minimum Pad Size: The minimum area of a pad on a lot, including the summation of multiple pad areas where split level construction is proposed, shall be six thousand (6,000) square feet.
Building Setbacks: Building setbacks shall be set forth in table 501.11B3 of this section.

TABLE 501.11B3: BUILDING SETBACKS DETACHED DWELLINGS

	Pad Size In Square Feet
	6,000 to 7,999	8,000 to 9,999	10,000 And Greater

	Pad Size In Square Feet
	6,000 to 7,999	8,000 to 9,999	10,000 And Greater
Setbacks:
Front yard	20'	30'	40'
Side yard	7.5'	7.5'	10'
Rear yard	20'	20'	30'
Corner setbacks:
Face of curb to privacy wall1	20'	20'	25'
Privacy wall to structure	10'	10'	15'

Note:

Setbacks are measured from face of curb or for rolled curbs, from the flowline. FIGURE 501.11B: BUILDING SETBACKS
Floor Area Ratios: Maximum allowable floor area ratios shall be as set forth in table 501.11A3 of this section.
Building Height; Primary Structure: Each proposed single- family detached structure in the HZ overlay district shall comply with the following height limits:

a. Height Measurement: The maximum allowable building height shall be measured as the vertical distance from the existing or planned grade of the site at the point of the building foundation to an imaginary plane located at the allowed number of feet above and parallel to the grade. For split level construction, each building component shall be measured from the lowest elevation of the site pad area on which that component is located.

FIGURE 501.11B5: BUILDING HEIGHT

b. General Height Limit: No structure shall exceed a height of thirty five feet (35').
c. Height Of Lowest Floor Level: The vertical distance between the lowest point where the foundation wall meets grade and the lowest floor line of the structure shall not exceed six feet (6').
C. Attached Dwellings:

Density: Density limitations shall be determined as set forth in table 501.11A of this section. Where attached housing is proposed, the overall permitted density of a development site shall determine the maximum number of units allowed, and all such units may be clustered or attached on a lot or lots restricted to a limited area of the development site, with the density calculation applicable to the site as a whole. However, in compliance with the provisions of section 501.09, "Open Space", of this article, any remainder open space lot or lots shall be deed restricted against further residential development and shall be permanently maintained as required by the provisions of this article.
Building Height: Each proposed attached or clustered dwelling unit structure shall comply with the following height limits:

a. Height Measurement: The maximum allowable building height shall be measured as in compliance with subsection 501.11B5, "Building Height; Primary Structure", of this article.

b. General Height Limit: No structure or group of structures shall exceed a height of thirty five feet (35').
c. Height Of Lowest Floor Level: The vertical distance between the lowest point where the foundation meets grade and the lowest floor line of the structure shall not exceed six feet (6').

Building Setbacks: Buildings shall be set back from lot lines as indicated in table 501.11C3 of this section. TABLE 501.11C3: ATTACHED BUILDING SETBACKS FROM LOT LINES

Yard Lot Line	Minimum Setback
Front yard	20'
Side yard	15'
Rear yard	20'
Face of curb to privacy wall1	20'
Privacy wall to structure	10'

Note:

Setbacks are measured from face of curb or for rolled curbs, from the flowline.

a. Building To Building: The minimum setback between structures shall be no less than twenty feet (20').
b. Building To Street Or Parking Area: The minimum building setback to street or parking area shall be no less than twenty feet (20'), measured from face of curb.
c. Building To Privacy Wall: The minimum building setback to privacy wall shall be no less than twenty feet (20').

FIGURE 501.11C1: BUILDING SEPARATION AND SETBACKS

FIGURE 501.11C2: REAR YARD AND SIDE YARD SETBACKS

Required Common Open Space Area: Every attached or cluster development project shall be required to provide common open space areas accessible to all dwelling units within such development project. The required area shall be as set forth in table 501.11C4 of this section. Such common open space area may consist of passive landscaped area, common recreation facilities such as a swimming pool or sports court, or any combination of such improvements. The minimum dimensions of such common open space area shall be twenty feet by twenty feet (20' x 20'). Such common open space shall be centrally located and equally accessible to all dwelling units within the development.

TABLE 501.11C4 REQUIRED COMMON OPEN SPACE FOR ATTACHED DWELLINGS

Numbers Of Dwelling Units Within Development	Required Open Space Area
0 - 20	100 sq. ft. per dwelling unit
21 - 40	150 sq. ft. per dwelling unit
40+	200 sq. ft. per dwelling unit

Location Of Garages: Garage structures for attached and cluster developments are not required to be attached to the dwelling units they serve. Common garage structures may be developed, providing parking and open space are provided for as required by this chapter.

D. Custom Lot Design And Development Standards:

Design Standards; General:

a. Roadways, driveways, and individual building pads shall be designed to conform to the natural hillside contours, blending into the environment rather than forcing building sites and infrastructure upon the land. An emphasis shall be placed on limiting grading to individual flat graded pad areas for residential building sites and any roads accessing the residential building sites, ensuring a minimal cut and fill situation.

b. Any areas that require grading shall incorporate landform grading techniques to further encourage the natural appearance of custom pads.
c. For any standard not specifically indicated in this section as applying to custom lot development, the general standards applicable to all development in the HZ overlay district shall apply.

Landscape Standards: Custom lot development shall implement landscape standards that avoid harsh or abrupt transitions between open space and development while providing a combination of landscape materials that blend into the adjoining natural open space. Landscape setbacks along roads and along flat pads of custom lots shall be required to ensure that suitable transitions from residential development to natural open space are accomplished.
Architectural Standards: Individual houses on custom lots shall be visually compatible with the surrounding area, with architecture that complements the adjacent natural environment and any adjoining residential structures and/or neighborhoods.
Grading Standards:

a. Unless otherwise specified in this section, the landform grading practices set forth in section 501.06, "Grading", of this article, shall apply.
b. Retaining walls shall be screened from public view to the greatest extent possible.

Development Standards:

a. The minimum pad size shall be no less than ten thousand (10,000) square feet unless the site is over fifteen percent
(15%) average slope in which case smaller padded building sites are allowed to reduce grading impacts as set forth in section 501.06, "Grading", of this article.
b. Maximum building height, as measured from finished grade to top of building, shall be as follows:
(1) Eighteen feet (18'): Single-story portion of structure.
(2) Twenty eight feet (28'): Two-story portion of structure.
(3) Thirty five feet (35'): Three-story portion of structure.
c. Setbacks shall be provided as set forth in table 501.11C3 of this section.
d. No fence or walls shall exceed a height of six feet (6'), and all fences and walls shall comply with the regulations set forth in subsection G6, "Fencing And Privacy Walls", of this section.
e. Walls and opaque fencing shall be permitted only on the flat pad of a custom lot.
f. The minimum landscape setback of twenty feet (20') shall be provided between developed pad and natural vegetation.
g. The maximum step in foundation wall shall be no higher than ten feet (10') to account for homes built in a hillside setting.
h. Where no standard is specifically indicated in this subsection, the development standards set forth in subsection A, "Allowable Density Calculation Procedures", of this section, shall apply.
E. Accessory Structures:

Accessory structures shall either be constructed as an integral part of the main dwelling unit or be within the setbacks set forth in table 501.11C3 of this section.
The height of any accessory structure shall be limited to sixteen feet (16').
Accessory structures shall not be permitted within any front yard area.
Accessory structures shall maintain a minimum five foot (5') setback from rear and side pad edges. For pads on lots adjacent to a street, a minimum twenty foot (20') setback from any pad edge to the street shall be maintained. A side yard on the street side of a corner lot shall maintain a minimum twenty foot (20') setback from pad edge.

F. Other Regulations:

Exterior Lighting: Exterior lighting shall be provided and properly shielded to avoid glare and the spill of light to surrounding areas. Low level lighting and the use of multiple low profile fixtures is encouraged, as opposed to the use of fewer, but taller fixtures. Emphasis for exterior lighting shall be on safety and landscape lighting as opposed to building lighting. The applicant shall present descriptions of exterior lighting in the design guideline manual required by subsection 501.03H, "Architectural And Landscaping Design Guidelines Manual", of this article.

iple low profile fixtures is encouraged, as opposed to the use of fewer, but taller fixtures. Emphasis for exterior lighting shall be on safety and landscape lighting as opposed to building lighting. The applicant shall present descriptions of exterior lighting in the design guideline manual required by subsection 501.03H, "Architectural And Landscaping Design Guidelines Manual", of this article.

Decks: No portion of the walking surface of a deck with visible underpinnings shall exceed a height of six feet (6') above grade. Decks shall be integrated into the architecture of the house and not appear as an add-on to the primary building mass. The applicant shall present illustrations and descriptions of decks in the design guideline manual required by subsection 501.03H, "Architectural And Landscaping Design Guidelines Manual", of this article.
Utilities: All newly installed utilities shall be placed underground unless, in the determination of the authority responsible for approving the hillside development permit, such requirement would result in unsafe conditions. All existing electric power lines of capacity sixty six (66) kilovolts or less shall be relocated underground. All utilities shall be placed underground unless, in the determination of the authority responsible for approving the hillside development permit, such requirement would result in unsafe conditions.
Gated Communities Prohibited: Gated communities shall be prohibited.
Private Gates At Driveway Prohibited: All gates or other structures or devices, which could obstruct emergency access or otherwise hinder emergency operations, shall be prohibited. Private gates at driveways that do not hinder emergency access or operations shall be set back a minimum of thirty feet (30') from the front property line.

G. Architectural Standards; General: To achieve hillside compatible development, the city recognizes the importance of having architectural design that incorporates rooflines and other building elements that reflect the naturally occurring ridgeline silhouettes and topographical variation.

Conformance With Project Design Manual: The applicant shall demonstrate how the architectural criteria of this section are met in the design guideline manual required by subsection 501.03H, "Architectural And Landscaping Design Guidelines Manual", of this article.
Architectural Themes:

a. For subdivisions consisting of production style development, whereby dwelling units are constructed by a single developer utilizing a limited number of floor plans and building architectural styles, the architectural styles throughout the development shall be thematically consistent with one another. Varying floor plans, colors, materials, and building forms shall

be utilized such that within a single development project, a minimum of nine (9) different elevations are available. However, where attached units are provided, a more unified architectural scheme is permitted.

b. For custom lot developments consisting of a subdivision of more than one lot, the requirement for a design guideline manual, as set forth in subsection 501.03H, "Architectural And Landscaping Design Guidelines Manual", of this article, shall apply.

c. For a development consisting of one home on an existing lot, such homes shall comply with the requirements of subsection B, "Detached Dwellings", of this section.

Required Treatments:

a. Architectural treatments on all exterior walls of any building shall be designed to avoid a monotonous or continuous facade of the exterior wall. Under no circumstance shall the front and rear facade of any building be in one continuous vertical or horizontal plane. Architectural features and details shall be located on all exterior walls of the building, including the rear and sides of the building. Buildings shall utilize wall articulation (i.e., insets, pop outs, etc.) and roof orientation as a means to prevent massing.

b. The apparent size of exterior wall surfaces visible from off the site shall be minimized through the use of singlestory elements, building face setbacks, overhangs, landscaping, and/or other means of horizontal and vertical articulation to create changing shadow lines and break up of massive forms.

FIGURE 501.11G3: BUILDING FACADES

Finish Materials/Color: Building materials and colors shall be compatible with the natural setting. Exterior colors shall be limited to earth tones found in nearby natural vegetation and/or soil, or come from natural sources (e.g., rock, stone, wood), or resemble a natural appearance.

5. Support Structures:

a. Support structures (e.g., columns, pilings, etc.) below the lowest floor on the downhill side of a house, if and where permitted as part of the hillside development permit review process, shall be enclosed unless visible structural members are an integral feature of the architectural design.

b. A support structure wall surface shall not exceed six feet (6') in height.

FIGURE 501.11G5: SUPPORT STRUCTURES

6. Fencing And Privacy Walls:

a. All fences and masonry walls adjacent to or fronting on public roads or major public spaces shall be of decorative masonry or other approved materials that have a natural appearance (e.g., masonry walls, prefabricated modular concrete) and shall be a color that blends with the natural surrounding environment and complements the landscaping. The use of indigenous rock and colors or materials which blend with the surrounding natural landscape shall be preferred. The applicant shall present illustrations and descriptions of fencing and wall materials in the design guideline manual required by subsection 501.03H, "Architectural And Landscaping Design Guidelines Manual", of this article.

b. Any fence or privacy wall adjacent to a public road or major public space shall be placed at the top of a slope.

c. All fences and privacy walls, whether or not visible from a public road or major public open space, shall be limited in height to six feet (6'), as measured from the grade on which the bottom of the fence or wall is placed to the uppermost extent of such fence or wall.

d. Solid fences and walls in a required front yard area, or within the street side yard on a reverse corner lot shall not exceed a height of forty two inches (42").

e. Open work fences, whereby the fence is ninety percent (90%) open or more, shall not exceed a height of forty eight inches (48") within the front setback or within the street side yard on a reverse corner lot, otherwise the height limitations specified in subsections G6c and G6d of this section shall apply.

f. The provisions of subsection 407.03A6 of this chapter regarding corner rounding areas shall apply.

g. A minimum setback distance of twenty feet (20') shall be provided between any fence or privacy wall adjacent to a public right of way, with the distance measured from the fence or privacy wall to the face of curb.

h. Any fence or wall that runs along the top of a landform and silhouettes against the sky shall be transparent to allow views from off site to be unobstructed.

FIGURE 501.11G6: SETBACK FROM PRIVACY WALL

(Ord. 1801, 12-3-2013)