Division 3 — DEVELOPMENT STANDARDS FOR HR-PD ZONES

(A) These regulations apply to all properties zoned HR-PD. Separate standards for the HR-PD zone are established to ensure that residential development in hillside areas is designed and developed to respect and respond to environmental conditions unique to the property. This section establishes performance standards for the design of subdivisions in the HR-PD zone and for development of individual lots within subdivisions. The grading standards set forth in Chapters 16.96 through 16.98 (Grading and Erosion Control) of this Title 16 also apply to development in the HR-PD zone.

(B) All parcels recorded prior to May 1, 1978 and which are subsequently placed in the HR-PD zone are subject to the provisions of this section. However, one dwelling unit is permitted on any legal parcel established prior to May 1, 1978 which has a slope of 30% or greater.

(Ord. 1100, passed 7-6-04)

(A) Slope calculation. Density will be based upon the average slope percentage. For the purpose of determining the average slope percentage of a property in the HR- PD zone, the average slope of a parcel of land or any portion thereof must be calculated by applying the formula

S = 0.00229 IL

A

to the natural slope of the land before any grading. Such slope must be determined from a topographic map conforming to national mapping standards and having a scale of not less than 1 inch equals 200 feet and a contour interval of not less than five feet. The letters in the slope formula have the following meanings:

S = average slope percentage

I = contour interval, in feet

L = summation of length of contours, in feet

A = area in acres of parcel being considered.

(B) Density restrictions. The maximum permitted density on a lot will be based upon the average slope percentage and will be restricted as follows:

(C) Greater density permitted. Where the average slope percentage is less than 10%, the City Council may allow a maximum density of four units per gross acre for an entire subdivision or development project. (Ord. 1100, passed 7-6-04)

All primary dwellings in the HR-PD zones must conform to the following development standards:

Table 13-3

Development Standards - HR-PD Zones

(Ord. 1100, passed 7-6-04)

All grading must conform to applicable requirements set forth in Chapters 16.96 through 16.98 (Grading and Erosion Control) of this Title 16.

(Ord. 1100, passed 7-6-04)

All dwelling units and accessory structures must be designed and constructed to respect and reflect the hillside environment and the terrain existing on individual development sites. The following standards apply:

(A) The walls of the building on the down-slope side must not be more than 20 feet high, measured from the finished grade to the building eave line.

(B) Stepped foundations must be provided to allow a building to conform to the existing natural terrain.

Figure 13-2

Stepped Foundation

• (C) Except for solar energy apparatuses, rooftop mechanical equipment is prohibited.

• (D) Roof slope should be oriented in the same direction as the natural hill slope.

• (E) The use of large roof overhangs and cantilevers is limited.

• (Ord. 1100, passed 7-6-04)

To reduce the risk of loss of life and property in the event of a fire in hillside environments, the following fire hazard mitigation standards apply to all development in the HR-PD zone:

• (A) The placement of all buildings on a lot must be in such a manner that adequate clearance of flammable plant and landscape materials may be performed on the lot.

• (B) The roofs and exteriors of buildings must be of fire retardant materials, as provided by the Building Code.

• (C) All brush identified by the Fire Department as hazardous must be cleared. This includes all flammable

vegetation and other combustible growth but does not apply to single specimen trees, ornamental shrubbery, and

cultivated groundcover such as grass, ivy, succulents, or similar plants used as ground cover, provided such landscaping does not create a means to readily transmit fire.

(D) Notwithstanding the provisions of Chapter 16.232 (Tree Removal Permit) of this Title 16, that portion of any tree that extends within ten feet of the top of any chimney must be removed or trimmed.

(E) All combustible vegetative cover or other combustible growth within 100 feet of a building site must be removed prior to the construction of any building, as specified in the fire code.

(F) Grass and similar vegetation located more than 30 feet from a structure and less than 18 inches in height above the ground may be maintained where necessary to stabilize soil erosion.

(Ord. 1100, passed 7-6-04)

(A) All manufactured slopes, other than those constructed in stable bedrock, must be planted or otherwise protected from the effects of stormwater runoff erosion within 30 days of the creation of the slope. Planting must be designed to blend the slope with the surrounding terrain and development in terms of coverage, color, and type of plant material. An irrigation system must be provided and maintained to ensure proper maintenance of landscaped slopes.

(B) Manufactured slopes in stable bedrock must be provided with landscaped soil pockets, with the landscaping to consist of plant materials designed to blend the slope with the surrounding terrain and development in terms of coverage, color, and type of plant material. An irrigation system must be provided and maintained to ensure proper maintenance of landscaped slopes.

(C) Landscaping and irrigation plans for such slope planting must be submitted and approved by the Planning Director and City Engineer prior to the issuance of building permits. All such slopes must be planted and provided with irrigation systems prior to the issuance of occupancy permits.

(Ord. 1100, passed 7-6-04)