Richmond Municipal Code § 15.04.201.050 Development Standards—RM Districts

The specific purposes of the Residential Districts are to:

A. Preserve, protect, and enhance the character of the City's residential neighborhoods.

B. Ensure adequate light, air, and open space for each dwelling.

C. Ensure that the scale and design of new development and alterations to existing structures are compatible with surrounding homes and appropriate to the physical characteristics of the site and the area where the project is proposed.

D. Promote opportunities for housing for all income groups and for those with special housing needs.

E. Provide sites for public and semi-public land uses, such as day care centers, parks, community facilities, schools, and public safety facilities that will serve City residents.

The following districts implement General Plan classifications of "Hillside Residential", "Low Density Residential", and "Medium Density Residential".

RH Single Family Hillside Residential. This district is intended for residential development comprised of single-family housing on developable portions of hillside lots below the 400-foot elevation. Development in this district must address key environmental challenges and constraints, such as steep slopes and soil erosion, and standards will ensure that development is compatible with hillside conditions and a rural environment. Minimum lot size for this designation is 11,000 square feet, which may be reduced with clustered development.

RL1 Single Family Very Low Density Residential. This district is intended to create, preserve, and enhance areas for very low density single-family housing in outlying, undeveloped hillside areas. Standards will ensure that development is compatible with hillside conditions and promote clustered development to preserve open space. Minimum lot size for this designation is 6,000 square feet, which may be reduced with clustered development.

RL2 Single Family Low Density Residential. This district is intended for low density residential development with attached and detached single-family homes in level to moderately sloped areas. Dwelling types also may include small lot single unit development, duplexes, townhomes, cottages, bungalows, and second units. Density in this zoning district is a maximum of 15 dwelling units per acre. In addition to single-unit homes, this district provides for compatible, supportive uses, such as small family day care, park and recreation facilities, civic and institutional uses, including schools and places for community assembly that may be appropriate in a single-family residential neighborhood, and community gardens. Neighborhood mixed-use development is allowed at neighborhood nodes identified by the Planning Commission. Existing multi-family residential structures may remain and may be improved without increasing densities, or may revert to single-family residential uses.

RM-1 Medium Density Multi-Family Residential. This district is intended for single and multi-family housing types such as one to three-story garden apartments, historic bungalows and cottages on small lots, townhouses and stacked flats. A maximum density of 26 dwelling units per acre is permitted, and minimum density of 10 dwelling units per acre is required. In addition to residential uses, this district allows for a limited number of public and semi-public uses such as day care centers, public safety facilities, and residential care facilities that are appropriate in a medium density multi-family residential environment. Neighborhood mixed-use development is allowed at neighborhood nodes identified by the Planning Commission. Small lot single unit and bungalow court development is allowed in the RM-1 District where it would be compatible with the surrounding neighborhood.

RM-2 Medium-High Density Multi-Family Residential. This district is intended for multi-family housing types including apartments, condominiums, townhouses, and group housing. A maximum density of 40 dwelling units per acre is permitted, and a minimum density of 15 dwelling units per acre is required. In addition to residential uses, this district allows for compatible public and semi-public uses, including day care centers, public safety facilities, community assembly, residential care facilities, and transitional and supportive housing that are appropriate in a medium-high density residential environment. Neighborhood mixed-use development is allowed at neighborhood nodes identified by the Planning Commission.

(Ord. No. 30-18 N.S., § I(Exh. A), 12-18-2018)

Table 15.04.201.020 prescribes the land use regulations for the Residential Districts. The regulations for each district are established by letter designations as follows:

"P" designates permitted uses.

"A" designates use classifications that are permitted after review and approval of an administrative use permit by the Zoning Administrator.

"C" designates use classifications that are permitted after review and approval of a conditional use permit by the Planning Commission.

"L#" designates numbered limitations listed at the end of the table.

"x" designates uses that are not permitted.

Use classifications are defined in Article 15.04.104 (Key Terms and Definitions). In cases where a specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited. Section numbers in the right hand column refer to other sections of this article.

TABLE 15.04.201.020: LAND USE REGULATIONS—RESIDENTIAL DISTRICTS

A. Limitations on Commercial Development. Commercial-only development is not allowed. The area devoted to commercial uses cannot exceed 30 percent of the total building floor area.

(Ord. No. 30-18 N.S., § I(Exh. A), 12-18-2018; Ord. No. 25-20 N.S., § I(Exh. A), 11-10-2020; Ord. No. 27-20 N.S., § 2, 11-10-2020)

Table 15.04.201.030 prescribes the development standards for the RH, RL1 and RL2 districts. Additional regulations are denoted in a right hand column. Section numbers in this column refer to other sections of this article, while individual letters refer to subsections that directly follow the table. The numbers in each illustration below refer to corresponding regulations in the "#" column in the associated table.

TABLE 15.04.201.030: DEVELOPMENT STANDARDS—RH, RL1 AND RL2 DISTRICTS

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Additional Development Standards for RH and RL Districts

A. Accessory Building Height. The 14-foot height limit applies to accessory buildings or structures, except that the height may be increased to 16 feet for an accessory dwelling unit.

B. Ground Floor Front Setback. Where the adjoining lots on the same block face have been improved with buildings, the minimum ground floor front setback requirement shall be the average of the actual front setback of these abutting improved lots on such block face or 20 feet, whichever is less. When the lot slope is 20 percent or more, the front setback may be reduced to 10 feet provided the garage door is setback 18 feet from the edge of the pavement.

C. Side Setback Projection. Covered walkways, porches, and verandas may project up to 3.5 feet into the required side setback for a maximum length of 10 feet.

Figure 15.04.201.030-C: Porches within Side Setback

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D. Side Setback for Narrow Lots.

1. Minimum. The minimum side setback for lots with an average width of 45 feet or less shall be a minimum of 10 percent of the lot width, or three feet, whichever is greater.

2. Second Story Projection. On lots less than 45 feet in width, the upper story wall may project a maximum of four feet into the required second story setback for up to 30 percent of the length of the lower story wall.

Figure 15.04.201.030-D: Second Story Projection on Narrow Lots

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E. Street Side Yards on Lots with Reversed Frontage. The rear one-quarter of the exterior side yard shall not be less than the front yard required or existing on the lot adjoining such exterior side yard.

Figure 15.04.201.030-E: Street Side Setback on Lots with Reversed Frontage

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F. Rear Setback. In the RL2 and RL1 districts the rear setback may be reduced to 10 feet if the combined front and rear setback is at least 40 feet.

G. Maximum Residential Floor Area and FAR. The maximum gross residential floor area allowed on a lot shall not exceed the maximum FAR applicable to a lot size range, as shown in Table 15.04.201.030-G.

Table 15.04.201.030-G: Maximum Residential Floor Area Based on Lot Size

H. Maximum Non-Residential Floor Area. The maximum non-residential floor area ratio (FAR) is 0.65 in RH, RL1 and RL2 Districts.

I. Determining FAR. When determining FAR in RH, RL1 and RL2 Districts, side-loaded or detached garages located to the rear of residential structures, a minimum of 40 feet away from the front property line and accessed by a driveway less than 12 feet in width are excluded from the floor area calculation.

(Ord. No. 30-18 N.S., § I(Exh. A), 12-18-2018; Ord. No. 27-20 N.S., § 3, 11-10-2020)

A. Design of Building Additions. Rooflines, exterior materials, windows, railings, porches, and other design elements shall be designed in a manner that is compatible with the design elements of the existing buildings and surrounding neighborhood.

B. Building Entrances. The principal entry shall be located in a visible location facing the street and shall incorporate a projection (e.g., porch) or recess, with a minimum depth of five feet. Alternative designs that create a welcoming entry feature facing the street, such as a trellis or landscaped courtyard entry, may be approved through the administrative design review process.

Figure 15.04.201.040-B: Building Entrances

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C. Architectural Articulation. Buildings shall include adequate design features to create visual variety and avoid a large-scale and bulky appearance.

1. No street-facing façade shall run in a continuous plane of more than 25 feet without a window or a projection, offset, or recess of the building wall at least one foot in depth. Building entrances and front porches, and projections into required front or street side yards such as stoops, bays, overhangs, fireplaces, and trellises count towards this requirement.

2. Building elevations abutting street side yards shall be designed to provide at least one horizontal plane break of at least three feet, and one vertical break. Alternative designs to accommodate a complete architectural style may be approved through administrative design review process when the Zoning Administrator finds that adequate design features have been incorporated to create visual variety and avoid a bulky or monolithic appearance.

D. Materials. All materials shall be high quality to allow for long-term durability and appearance. The exterior use of plywood or unfinished aluminum as siding materials is prohibited unless approved through design review.

E. Garage Frontage.

1. Where an attached garage is located on the front half of the lot and garage doors face a street, garage width shall not exceed 50 percent of the width of the front façade of the building (40 percent on lots wider than 100 feet).

2. On front facades with both a two car garage and a separate single car garage, the facades of the two garages must be offset a minimum of two feet.

Figure 15.04.201.040-E: Garage Frontage

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F. Paving. The maximum amount of paving (impervious surface) in street-facing yards is 50 percent of the required yard.

G. Driveways. Curb cuts and driveways shall be minimized.

1. Driveway approaches (curb cuts) shall be permitted only to provide access to approved garages, carports and parking spaces.

2. A maximum of one driveway up to 20 feet wide is permitted to serve a single unit. Driveways serving two or more units shall be the minimum width required by Article 15.04.607.

3. All driveways must have minimum one-foot wide planted area along a side or rear lot line.

H. Alley Access. A detached garage or carport is permitted to have access to the alley if:

1. The garage or carport entrance is setback a minimum of four feet from the rear property line;

2. A 45-degree visibility triangle is provided on either side of the garage or carport;

3. The garage door does not cross the property line when opened or closed;

4. The alley is paved; and

5. The Zoning Administrator finds that such access will not adversely affect vehicle or pedestrian use of the street or alley.

Table 15.04.201.050 prescribes the development standards for the RM Districts. Additional regulations are denoted in a right hand column. Section numbers in this column refer to other sections of this article, while individual letters refer to subsections that directly follow the table. The numbers in each illustration below refer to corresponding regulations in the "#" column in the associated table.

TABLE 15.04.201.050: DEVELOPMENT STANDARDS—RESIDENTIAL MULTI-FAMILY DISTRICTS

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Additional Development Standards—RM Districts

A. Transitional Standards. Where an RM District adjoins an RH or RL District, the following standards apply:

1. The building setback from an RH or RL District boundary shall be 10 feet for interior side yards and 20 feet for rear yards.

2. A landscaped planting area, a minimum of five feet in width, shall be provided along all RH or RL District boundaries. A tree screen shall be planted in this area with trees planted at a maximum interval of 15 feet.

B. Accessory Building Height. If a peak roof is used, the height limit may be increased to 14 feet, except that the height may be increased to 16 feet for an accessory dwelling unit.

C. Upper Story Stepback. The fourth story street facing building frontage shall be stepped back a minimum of 10 feet from the stories below. Exceptions may be granted by the Zoning Administrator, provided that an entry courtyard with a minimum depth of 25 feet, landscaping, and seating amenities are provided on the ground level at grade; or other comparable public amenities are provided.

D. Front Setback. Where 75 percent or more of the lots in a block, on both sides of the street, have been improved with buildings, the minimum front setback required for the entry element (stoop or projected porch) shall be the average of those on the improved lots or 10 feet, whichever is less.

E. Street Side Yards on Lots with Reversed Frontage. The rear one-quarter of the exterior side yard shall not be less than the front yard required or existing on the lot adjoining such exterior side yard.

F. Parking Setback. Parking may be located within 40 feet of the street facing property line in accordance with the following standards.

1. Underground and Partially Submerged Parking. Parking completely or partially underground may match the setbacks of the main structure. The maximum height of a parking podium visible from a street is five feet from finished grade.

2. Surface Parking. Above ground parking may be located within 40 feet of a street facing property line with the approval of an administrative use permit when at least one of the following findings can be made:

a. The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible;

b. The parking area is well screened with a wall, hedge, trellis, and/or landscaping; or

c. The site is small and constrained such that underground, partially submerged, or surface parking located more than 40 feet from the street frontage is not feasible.

G. Open Space. Private and common areas shall be provided in accordance with this section. Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common areas typically consist of landscaped areas, walks, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development. Landscaped courtyard entries that are oriented towards the public street which create a welcoming entry feature are also considered common areas. All areas not improved with buildings, parking, vehicular accessways, trash enclosures, and similar items shall be developed as common areas with the types of attributes described above.

1. Minimum Dimensions.

a. Private Open Space. Private open space located on the ground level (e.g., yards, decks, patios) shall have no dimension less than 10 feet. Private open space located above ground level (e.g., balconies) shall have no dimension less than six feet.

b. Common Open Space. Minimum dimension of 15 feet.

2. Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. Slope shall not exceed 10 percent.

3. Accessibility.

a. Private Open Space. The space shall be accessible to only one living unit by a doorway or doorways to a habitable room or hallway.

b. Common Open Space. The space shall be accessible to the living units on the lot. It shall be served by any stairway or other accessway qualifying as an egress facility from a habitable room.

(Ord. No. 30-18 N.S., § I(Exh. A), 12-18-2018; Ord. No. 27-20 N.S., § 4, 11-10-2020)

A. All lots with a building footprint slope of 20 percent or more are subject to the height regulations established in Table 15.04.201.060.

TABLE 15.04.201.060: HEIGHT REGULATIONS FOR ALL LOTS WITH A FOOTPRINT SLOPE OF ≥20%

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Additional Regulations for Table 15.04.201.060

1. See Section 15.04.201.060 for allowed projections above height limits.

2. On a downslope lot greater than 40 percent footprint slope, the rear wall of an attached garage or carport may exceed the wall height and roof height by five feet, but may not exceed 18 feet above ground elevation at edge of pavement, if the garage or carport conforms with all of the following criteria:

a. Maximum width is 22 feet and maximum depth is 20 feet; and

b. Garage or carport floor is at the same level as the edge of the street pavement resulting from the project at the center point of the driveway entrance or is at a lower level; and

c. Maximum height above the garage or carport floor is ten feet for walls to the top of the plate or flat roof and 12 feet for pitched roofs.

A. Building Entrances.

1. Orientation. All units located along public rights-of-way must have the primary entrance facing this right-of-way. Exceptions to this requirement may be approved for projects where multiple-family housing is located on four-lane streets carrying high traffic volumes and/or streets that do not allow on-street parking. In such cases, the project may be oriented around courtyards.

2. Projection or Recess. Building entrances must have a roofed projection (such as a porch) or recess with a minimum depth of at least five feet and a minimum horizontal area of 80 square feet. Alternative designs that create a welcoming entry feature facing the street, such as trellis or landscaped courtyard entry, may be approved by the Design Review Board.

3. Dwelling Unit Access. Exterior entrances to units shall be in a form of individual or shared entrances at the ground floor of the building. Unit entrances above the ground floor are also permitted; however, no exterior access corridor located above the ground floor may provide access to five or more units.

B. Building Design. Buildings shall include adequate design features to create visual variety and avoid a large-scale and bulky appearance.

1. Building Length. The maximum dimension of any single building shall not exceed 125 feet.

2. Roof Line. The roof line shall demonstrate an offset of at least 18 inches, a change of pitch, or a gable every 60 linear feet.

3. Windows. All windows and window frames shall be inset a minimum of two inches from the face of the building to enhance a shadow line around the opening.

4. Façade Articulation. All street-facing facades shall have at least one horizontal or vertical projection or recess at least four feet in depth, or two projections or recesses at least two and one-half feet in depth, for every twenty-five horizontal feet of wall. If located on a building with two or more stories, the articulated elements must be greater than one story in height, and may be grouped rather than evenly spaced in twenty-five foot modules. Building entrances and front porches and projections into required yards such as stoops, bays, overhangs, fireplaces, and trellises may count towards meeting this requirement.

5. Façade Detailing and Materials. All visible building façades shall incorporate details, such as window and door trim, window recesses, cornices, changes in materials or other design elements, in an integrated composition. Each side of a building that is visible from a public right-of-way shall be designed with a complementary level of detailing and quality of materials.

6. Building Materials. All materials shall be high quality to allow for long-term durability and appearance.

7. Transition Areas. Where new multi-family developments are built adjacent to existing lower-scaled residential development, the façade facing the existing lower-scaled residential development shall be designed to provide architectural relief and interest, while also respecting the scale of adjacent neighbors.

a. Height. Full-height recesses, a minimum of 10 feet deep, shall be provided along the facade to break the building into smaller discrete masses.

b. Privacy. Offset windows to avoid direct sight lines into and from neighboring properties. Position balconies and other private open space so they minimize views into neighboring properties.

8. Exceptions. Exceptions to the multi-family building design standards may be granted by the Design Review Board based on the finding that adequate design features have been incorporated to create visual variety and avoid a large-scale, bulky, or monolithic appearance.

C. Private Storage Space. Each unit shall have at least 200 cubic feet of enclosed, weather-proofed, and lockable private storage space with a minimum horizontal dimension of four feet.

D. Paving. Differentiated paving materials shall be used for garage aprons, entries, and pedestrian walkways. This may include, but not be limited to, textures or colors, concrete pavers, brick, or stamped concrete. The use of permeable materials to reduce runoff is strongly encouraged.

E. Pedestrian Access. On-site pedestrian circulation and access must be provided according to the following standards.

1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

2. To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other planned or existing pedestrian routes shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

3. To Neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

4. To Transit. Safe and convenient pedestrian connections shall be provided from transit stops and BART stations to building entrances.

5. Pedestrian Walkway Design.

a. Walkways shall be a minimum of six feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

b. Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.

c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

This section illustrate development types allowed within the Residential Districts and provides supplemental standards for small lot single unit, bungalow court, and townhouse development types.

A. Single Unit Dwellings.

Figure 15.04.201.080-A: Residential Development Type Illustration: Single Unit Dwelling

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B. Multi-Unit Residential Development.

Figure 15.04.201.080-B: Residential Development Type Illustration: Multi-Unit Residential

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C. Small Lot Single Unit, Bungalow Court, and Townhouse Development Types. Small lot single unit, bungalow court, and townhouse development types are subject to the development standards and supplemental regulations of the base district unless modified by Table 15.04.201.080.

TABLE 15.04.201.080: DEVELOPMENT STANDARDS—SMALL LOT SINGLE UNIT, BUNGALOW COURT, AND TOWNHOUSE DEVELOPMENT TYPES

Figure 15.04.201.080-D(1): Residential Development Type Illustration: Small Lot Single Unit

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Figure 15.04.201.080-D(2): Residential Development Type Illustration: Bungalow Court

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Figure 15.04.201.070-D(3): Residential Development Type Illustration: Townhouse Development

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A. Purpose. The purpose of this section is to provide opportunities to increase the supply of smaller dwelling units and rental housing units in the City by allowing the creation of subdivisions with smaller lots and dwellings. It also is intended to establish design and development standards for these projects to ensure that they are compatible with the surrounding neighborhood.

B. Location. A small lot subdivision may be proposed and approved on any site within the RL2 District where such development would be compatible with adjacent uses and the character of the area, and the density will not exceed the General Plan maximum. A small lot subdivision shall not be allowed where the Planning Commission determines that such compatibility will not occur, public utilities and services are inadequate, or the landform is inappropriate for such development because of grading or impacts on views from adjacent lots.

C. Development Types. Small lot subdivisions may be proposed and approved for small lot single unit, bungalow court, and townhouse development developed according to Section 15.04.201.070, Residential Development Types.

D. Lot Standards. The Planning Commission may approve smaller lots than required for the base district, but no less than 2,000 square feet in area and 30 feet in width, upon finding that the development will be compatible with neighboring uses and will contribute to underserved segments of the City's housing market.

A. Purpose. The purpose of this section is to establish development standards for hillside subdivisions to preserve the hills and ridges and their natural features and to maintain a harmonious visual and functional relationship between the existing natural environment and future development, consistent with the General Plan. More specifically, these standards are intended to:

1. Maintain an environmental equilibrium, consistent with existing topography, vegetation, soils, and drainage patterns and minimize grading and cut and fill operations to retain, whenever possible, the natural character of the hill areas;

2. Avoid development that would result in unacceptable fire, flood, landslide or other safety hazard or impose high maintenance costs for streets and public facilities;

3. Provide a mechanism for flexible design of hillside residential development that is sensitive to existing terrain, and significant natural landforms and features; and

4. Minimize water runoff and soil erosion problems incurred in adjusting to the terrain to meet on-site and off-site development needs.

B. Applicability. These standards apply to any land division on sites and lots or portions of undeveloped land greater than one acre in area with an average slope of 15 percent or greater over any horizontal distance of 25 feet or more, except mineral resource extraction and quarrying.

1. The Zoning Administrator may require a survey and slope analysis to determine whether the provisions of this section apply to a specific site or subdivision.

2. In the event of a conflict between the provisions of this section and any underlying base zoning district, the most restrictive provisions shall apply.

C. Conditional Use Permit Required. All hillside subdivisions must obtain approval of a conditional use permit. Before approving a conditional use permit, the Planning Commission, must consider:

1. Responsiveness to the Site Context. How the proposed development responds to the site's physical constraints, natural features, special features, visual character and the neighboring environment.

2. Proposed Density. The maximum number of dwelling units allowed shall be controlled by the density limits of the base zoning district. However, the Planning Commission may reduce the maximum number of dwelling units as necessary to achieve any of the following:

a. To minimize the need for grading and/or significant alteration of the natural topography of the site;

b. To preserve public vistas;

c. To minimize the construction of unnecessary roadways;

d. To reduce hazards to adjacent property; or

e. To preserve environmental resources.

3. Site Design. Whether the proposed development:

a. Reflects the City's design goals and policies as expressed in the General Plan;

b. Preserves or protects unique or special natural features of the site, such as land forms, rock outcroppings, mature trees and vegetation, drainage courses, hilltops and ridge lines;

c. Is compatible with the natural features, building location, and existing open spaces of neighboring properties;

d. Preserves or minimizes impacts on privacy and access to light and safety of neighboring properties;

e. Avoids the unstable or hazardous portions of the site; and

4. Circulation and Parking. Whether the proposed development:

a. Provides a clearly organized circulation plan for automobiles, bicycles, pedestrians, and service vehicles;

b. Locates and landscapes roads and streets so as to minimize grading and avoid impacts to existing vegetation; and

c. Provides access to any parks and publicly-owned open space abutting the site.

5. Required Findings. In addition to the findings in Article 15.04.806, the Planning Commission shall approve or conditionally approve a conditional use permit only upon finding that:

a. The project is consistent with the development regulations and design criteria established in this article;

b. Proposed grading takes into account existing natural features of the property, including mature trees, significant or unique vegetation groupings, prominent geological features, and natural drainage courses; and

c. Adequate wildland fire safety measures have been incorporated into the design of the project.

D. Hillside Grading and Drainage. Changes to the existing natural terrain through grading must be kept to a minimum in order to preserve the inherent characteristics of sloping hillsides.

1. Grading. In addition to meeting the standards in Municipal Code Chapter 12.44 (Excavation, Grading and Earthwork Construction), all proposed hillside development shall:

a. Minimize grading in areas with greater than 26 percent slope except that required exclusively for foundations. All grading shall conform to the following standards, based upon the percent of the natural slope:

i. 0-15 percent. Redistribution of earth over large areas may be permitted;

ii. 15-26 percent. Some grading may occur, but landforms should retain their natural character. Padded building sites may be allowed, but custom foundations, split level designs, stacking and clustering are expected to mitigate the need for large padded building areas;

iii. 26-30 percent. Limited grading may occur; however, major topographic features shall retain their natural land forms; or

iv. Over 30 percent. Development and limited grading can only occur if necessary to avoid hazards or reduce environmental and visual impacts.

b. Avoid creating graded areas where there is a 30 feet or greater difference in height between terraces or benches; if the difference is more than 30 feet, then benches with concrete drainage channels shall be placed every 20 feet. If approved, terracing must be designed with small incremental steps, avoiding wide step terracing and large areas of flat pads.

c. Grade new building sites such that they appear to emerge from the slope.

d. Avoid a manufactured appearance by creating smooth flowing contours of varying gradients. Slopes created by grading of the site shall not exceed 50 percent, without a soils report and stabilization study justifying it. Avoid sharp cuts and fills and long linear slopes that have uniform grade; sculpture grading to blend slopes and benches with natural topography.

Figure 15.04.201.100-D(1)(d): Grading Contour

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e. Minimize pad size to accommodate the structure and a reasonable amount of open space. Pads for tennis courts, swimming pools and lawns must be minimized.

f. Use split level building terraces to reduce pad size.

g. Avoid grading on hazardous or unstable portions of the site.

h. Minimize grading within 20 feet of all perimeter property lines, unless the grading is similar to the existing adjacent slopes or to the planned grading of the adjacent slopes.

i. Minimize the height of retaining walls visible from off site. Use stone or earth-colored materials. Design retaining walls associated with lots as follows:

i. Upslope (from the structure) walls not to exceed four feet in height unless greater height is approved by the Planning Commission. Terraced retaining structures may be utilized if separated by a minimum of three feet and landscaped. Overall combined height of walls shall not exceed eight feet in height unless greater height is approved by the Planning Commission.

Figure 15.04.201.100-D(1)(i): Retaining Wall Height

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ii. Downslope (from the structure) walls not to exceed a combined total of 42 inches in height unless greater height is approved.

iii. Sloping. One retaining wall on each side of the lot not exceeding 42 inches in height.

iv. Retaining walls shall be designed with smooth, continuous lines that conform to the topography. Maximum wall height at the base of slopes along roadways shall not exceed 4 feet in order to avoid a contained, channel-like effect.

v. Retaining walls to accommodate a patio or terrace shall conform to the natural hillside profile.

2. Drainage. In addition to meeting the standards in the Subdivision and Grading Ordinances, all proposed hillside development shall:

a. Collect and convey storm water to off-site systems in a manner that will avoid erosion and damage to on-site and adjacent properties.

b. Design necessary storm drainage improvements to create a natural rather than a manufactured appearance.

c. Minimize on-site areas of impervious surfaces to reduce runoff.

d. Provide adequate drainage control devices to prevent flooding of below grade floor slabs and subterranean water from seeping into structures.

e. Place drainage devices, such as terrace drains, benches and down drains, in locations of least visibility on slopes. Avoid visible concrete drains; but if required, they should be color tinted and screened with planting to be less obtrusive.

f. Provide for bulked-flow and subsoil runoff to a safe point of discharge, such as a street, channel or debris basin, so that damage to improvements or slopes will not result. Do not flatten natural stream gradients.

g. Design lots and proposed improvements to accommodate debris from potential land slippage and/or erosion without damage to improvements or downslope property. Provide access to a street for cleanup and removal, where warranted.

h. Provide emergency routes for flood and debris flows that exceeds the design capacity of planned drainage, flood control and debris collection facilities. Direct overflows away from slopes and improvements and toward safe points of discharge.

3. Erosion Control. In addition to meeting the standards in the Subdivision and Grading Ordinances, all proposed hillside development shall:

a. Include erosion control and revegetation programs in grading plans, when necessary to prevent erosion;

b. Control the timing of grading and construction to avoid failure during construction; and

c. When detention basins and other storm and erosion control facilities are required, minimize any negative visual impacts to the natural hillside character with planting and revegetation.

4. Geologic Hazards. Geotechnical review is required on all sites to identify hazardous areas, including potential debris flows.

a. Areas determined through the geotechnical review process to be too hazardous for development shall not be developed.

b. The following methods for mitigating geologic hazards are not acceptable:

i. Exposure of slopes that cannot be suitably re-vegetated; and

ii. Removal of large areas of existing mature vegetation that substantially contribute to the natural character of a site.

c. Existing geologic hazards shall be corrected when they pose a threat to on or off-site development or properties.

d. In all subdivisions, for 10 years following granting of a final occupancy permit, the applicant shall warrant and be solely responsible for slope maintenance and stabilization. In addition, the applicant shall deposit a bond with the City, or provide equivalent assurance as approved by the City Engineer, in an amount as determined by the City Engineer to ensure compliance with this condition. Following the expiration of the warranty period, impacts due to soils failure are the sole responsibility of the property owners' association.

Slope monitoring by a California-certified engineering geologist shall be conducted every other month for the first two years and annually thereafter and written reports of findings provided to the City Engineer.

Provisions for maintenance of slopes and retaining walls with instruction for recognizing conditions that require professional evaluation and potential mitigation shall be incorporated in the codes and covenants of the property owners' association. A copy of such codes, covenants and instructions shall be submitted to the Director and City Engineer for approval prior to issuance of building permits.

E. Lot Size and Configuration, Building Setbacks, and Location. The layout of lots in all hillside residential development must be adapted to existing topography and natural features and avoid unnecessary alteration of land forms. The Planning Commission may approve lots that are less than the minimum size and dimensions in a cluster development provided the overall density does not exceed the General Plan maximum.

1. Lot Configurations. All proposed hillside development shall:

a. Use lot patterns that offer a variety of lot shapes.

b. Place lot lines at the top of major slope areas to ensure that the slope maintenance and planting will not be neglected by an uphill owner and to minimize drainage crossing lot lines.

c. Use flag lots with parking located adjacent to roadways to minimize roadway cut and fill.

Figure 15.04.201.100-E(1): Flag Lots

[Figure]

2. Building Setbacks. Use variable front building setbacks to preserve natural hillside character.

F. Trees.

1. Preserving Trees During Construction.

a. No fill, grading, or construction shall be permitted within the drip line of any tree (or within six feet of the trunk, whichever is greater) designated for preservation except as may be recommended by an arborist or forester.

b. Trenching shall be prohibited within the tree drip line, and any required utility line within the tree drip line shall be installed by boring or drilling through the soil.

c. Where necessary for access in the vicinity of trees designated for preservation, paving within the drip line shall use porous materials such as gravel, loose boulders, cobbles, wood chips, or bark mulch.

Figure 15.04.201.100-F(1): Tree Preservation

[Figure]

2. Criteria for Tree Removal. In assessing the number of trees and specific trees that may be removed, the Planning Commission shall consider the following criteria as identified in an arborist report submitted by the applicant:

a. Whether the tree is in poor health and cannot be saved;

b. Whether the tree is a public nuisance, causing damage to public utilities or streets and sidewalks that cannot be mitigated by some other means (such as root barriers etc.);

c. Whether the tree is in danger of falling and cannot be saved by some other means (such as pruning);

d. Whether the tree is damaging existing private improvements on the lot (e.g., building foundation, wall, patio, deck, roof, retaining wall, etc.);

e. Whether the tree species is known to be highly combustible and is determined to be a fire hazard;

f. Whether reasonable development of the property would require the alteration or removal of the tree and could not be reasonably accommodated elsewhere on the lot; and

g. Whether the tree species is known to develop weaknesses that affect its health or the safety of people and property (e.g., short-lived, weak-wooded and subject to limb breakage, shallow-rooted and subject to toppling).

3. Whenever Significant Trees Are Removed.

a. Trees shall be replaced at a ratio of at least 3 new trees for every tree removed. Replacement trees shall be planted in the following order of priority: (i) on the project site; (ii) on adjacent private or public land, or along public streets, or (iii) within five miles of the site of the removal.

b. The minimum tree size shall be 15 gallons. Exception to this requirement may be allowed by the Planning Commission when site conditions warrant.

c. To protect trees during construction one or both of the following measures shall be taken: (i) construct fencing around the drip line of each tree or group of trees to be retained; and (ii) establish an incentive program in the construction contract to encourage workers, particularly bulldozer drivers, to maximize caution when working near trees (such as a fine for each damaged tree or subtract the fine from a bonus to be divided among all construction workers at the end of the project).

G. Building Locations. All proposed hillside development shall:

1. Not locate buildings near visually prominent ridgelines when a choice of building location is available. Building rooflines must be located below the ridgeline so that views to the hillside from public roadways see the natural ridgeline.

2. Minimize front yard setback on downslope lots to reduce building mass hanging over the slope. Step building bulk down with the slope.

H. Street Layout, Driveway, and Parking Design. In addition to adherence to the standards in the Subdivision Ordinance, new development must align street, drives, parking and emergency vehicle access to conform closely to existing grades and minimize the need for the grading of slopes. Subdividers shall retain natural land forms by introducing gentle horizontal and vertical curves in road alignments.

1. Street Layout. All proposed hillside development shall:

a. Use narrower street widths to reduce grading impact, where acceptable to the City Engineer and the Fire Department, when the topography of the small number of lots served and the probable future traffic development justifies it, and when safety will not be compromised.

b. Reduce the visual and safety impacts of hillside street design by use of terraced retaining walls and landscaping.

c. Use split roadways to increase the amount and appearance of landscaping and use the median to handle drainage.

2. Driveways and Guest Parking. All proposed hillside development shall:

a. Limit driveway grades to 15 percent or less. The finished grade of driveways shall conform to the finished grade of the lot. Concrete driveway approaches shall be engineered and reinforced, as appropriate. All hillside driveway plans must be reviewed and approved by the Fire Department.

b. Provide two guest parking spaces conveniently placed relative to the dwelling unit unless the Planning Commission waives this requirement to minimize excessive grading or avoid tree removal.

c. Driveway and parking designs that force vehicles to back out into substandard roadway widths are prohibited.

d. Common drives in hillside residential development may be approved if grading is reduced. Maintenance agreements are required for common driveways.

e. On-street parking for guest space may be provided in parking bays in lieu of off-street parking where topography allows.

I. Reduction of Building Bulk in Multi-Building Projects. All proposed hillside development shall:

1. Use split pads, pier foundations, stepped footings, and grade separations to permit dwellings to step down or up the natural slope.

Figure 15.04.201.090-I(1): Stepped Footing

[Figure]

2. Site buildings with different floor elevations to achieve height variation.

3. Site buildings that are located near the top of hillsides in a staggered arrangement and screen with planting to minimize wall effect.

4. Avoid long or tall, continuous building masses that create a wall or tower effect.

5. Articulate facades to produce shadows through wall setbacks, recessed openings, porches, verandas, moderate overhangs, projecting windows.

6. Avoid extended horizontal rooflines.

J. Landscaping. All proposed hillside development shall:

1. Use planting designs that buffer existing neighborhoods from the impacts of new hillside development.

2. Revegetate scarred or graded areas.

3. On slopes of 2:1 or greater, select plant materials with deep rooting characteristics that will minimize erosion and reduce surface runoff. Subdividers also shall use a series of low retaining walls, with sub-drain lines, to increase planting areas, where feasible. This will also reduce runoff and potential erosion.

4. Use irregular planting spacing to achieve a natural appearance on graded slopes. Plant trees along contour lines in undulating groups to create grove effects which blur the distinctive line of the graded slopes, and plant shrubs of varying height between tree strands. Ground covers of native and introduced species are appropriate for slope erosion control.