Chapter 16.28 — HILLSIDE DEVELOPMENT

Notwithstanding any other provisions contained in this title, the planning commission may accept and recommend to the city council, for its approval, maps of subdivisions of hillside lands in the manner hereinafter set forth. For the purposes of this chapter the term "hillside lands" shall be construed to mean land proposed to be subdivided which has an average difference in elevation of more than 15 feet in a horizontal distance of 100 feet. (Prior code § 21.30)

In reviewing the design of a proposed subdivision of hillside lands, the planning commission shall be guided by the following considerations:

• A. The basis for requirements for street and roadway width shall be the topography of the land and the density of development in terms of the proposed number of dwellings to be served by said street or roadway.

• B. The planning commission, in the exercise of sound discretion, shall apply the requirements of this chapter pertaining to hillside lands in a manner that will result in the best possible utilization of the land to be subdivided, giving due consideration to the topography of the land and the general character of the proposed subdivision.

• C. In hillside land subdivisions extremely rugged land with an average cross slope of 40% or more, which cannot be subdivided into normal city lots without excessive cuts and fills, shall be given special consideration on the basis of development as an estate type of subdivision. Each lot in this type of subdivision shall be restricted as a building site for one dwelling only. Where the average area of the lots is not less than one acre or the average street frontage of such lots is not less than 100 feet, the dedicated width of such street shall be not less than 40 feet, and shall be of sufficient width to contain the cut and fill slopes and the paved roadway width of such street shall be not less than 24 feet.

• D. Where the hillside land to be subdivided has slopes varying from 20% to 40% and where the proposed lots have an average width of not less than 90 feet, the dedicated width of such street shall be lot less than 40 feet and shall be of sufficient width to contain the cut and fill slopes, and the paved roadway widths not less than 30 feet.

• E. In hillside land subdivisions where the average slope is varying from 10% to 20% and the minimum width of lots fronting on such a street is not less than 50 feet at the front building line,

the dedicated width of such streets shall be not less than 60 feet and shall be of sufficient width to contain the cut and fill slopes, and the paved width shall be not less than 36 feet.

• F. Access streets or streets extending through a hillside land subdivision and intended to serve more than local neighborhood traffic shall have a dedicated width of at least 60 feet and a paved roadway of at least 40 feet.

• G. Where the average slope of the land to be subdivided is over 15% the minimum radii of curvature on center line of minor streets shall be 75 feet and there shall be a tangent at least 50 feet in length between all reverse curves.

(Prior code § 21.31)

In all cases of subdivisions of hillside lands, the subdivider shall improve or agree to improve, all streets, roads, highways or ways in such subdivisions to permanent line and grade in accordance with the requirements pertaining to hillside subdivisions set forth in this chapter. If the subdivider agrees to so improve, such agreement shall be secured by adequate bond as required hereinbefore by this title. Before release of such bond, there shall be on file in the office of the city clerk the certificate of the superintendent of streets that such streets, roads, highways or ways in such hillside subdivision have been completed in accordance with the requirements set forth in this chapter. (Prior code § 21.32)

Upon approval of tentative map, the subdivider shall furnish the planning commission with six copies of the plans and specifications of the improvement which he or she proposed to make, or agrees to make, prior to acceptance and approval of the final subdivision map by the city council. The minimum improvements for hillside lands shall be:

• A. Grading, drainage, and drainage structures necessary to the use and the proper drainage of the streets, roads, highways, or ways, and other property as necessary for public health and safety.

• B. Surfacing of the roadway to the width and in accordance with the specifications as required by this chapter.

One copy of such plans and specifications shall be transmitted by the planning commission to the city engineer, who shall promptly report thereon his or her recommendations. After receipt of the city engineer's report, the planning commission shall transmit the plans and specifications to the city council accompanied by recommendations.

The subdivider of hillside lands shall construct all streets and thoroughfares in full compliance with the specifications therefor approved by resolution of the city council and placed on file with the city clerk and entitled, "Street Specifications of Hillside Subdivisions," or as such specifications may be amended from time to time by amendments thereto filed with the city clerk by authority of resolution of the city council. The city clerk is directed to have prepared and available to the public mimeographed copies of such specifications, including all amendments thereto. (Prior code § 21.33)