Chapter 9.14 — DEVELOPMENT STANDARDS

The purpose of these development standards is to provide for open areas around structures where needed for access to and around buildings, to protect access to natural light, ventilation and direct sunlight, to separate incompatible land uses, to provide space for privacy, landscaping and recreation, to regulate the height of structures, to support public safety, and to preserve neighborhood character.

The chart below sets forth development standards for the various zones. Requirements for each item specified in the column on the left are set forth in the column on the right. Yard requirements shall be considered minimum standards.

In addition, the front, side, and rear yards required by this Section shall be established on the main portion of a flag lot exclusive of the access strip; provided, however, on residential lots that in lieu of such yards, a uniform distance of ten (10) feet from all lot lines may be substituted. In addition, the access strip shall be maintained clear except for driveways, landscaping, fences, or walls, which shall be subject to the same requirements specified for yards on adjoining properties fronting on the same parkway, highway, or street.

On flag lots and irregularly shaped lots where the provisions of this Chapter 9.14 do not clearly establish location of yards and lot lines, the director shall make such decision.

A. R-1 ZONE. Development standards for the R-1 Zone shall be as follows:

Maximum building height

2 stories, 35 feet main structure

1 story, 18 feet for accessory structures and guest houses

Front yard

20 feet

Rear yard, Residences

25 feet

Rear Yard Accessory structures

5 feet

Side yard, Residences

10% of average lot width for each interior side yard, to a maximum of 10 feet

10% of average lot width for street side of a corner lot, to a maximum of 10 feet

10 feet for street side of a reversed corner lot

Side yard, Accessory structures

10% of average lot width to a maximum of 10 feet

10 feet for street side of a reversed corner lot

A garage or carport with the automobile entrance facing a street shall be set back 20 feet from the street side property line

Minimum lot width

65 feet

Minimum lot area

8,000 square feet

Maximum lot coverage

Accessory buildings may not occupy more than 50% of the required rear yard area

Minimum distance between buildings

6 feet if only one or neither building is used for residential purposes; 10 feet if both buildings are used for residential purposes

B. RPD ZONE. Development standards for the RPD Zone shall be as follows:

Maximum building height

2 stories, 35 feet main structure

1 story, 18 feet for accessory structures and guest houses

Yards, minimum lot width, maximum lot coverage for single-family dwellings

Same as R-1 except as modified in any conditions of approval

Yards, multifamily dwellings

20 feet from any public right-of-way

Minimum distance between buildings

6 feet if only one or neither building is used for residential purposes; 10 feet if both buildings are used for residential purposes

C. CPD ZONE. Development standards for the CPD Zone shall be as follows:

Maximum building height

2 stories, 35 feet

Maximum lot coverage

35%

Minimum setback from an abutting public right-of-way

20 feet

Minimum setback from an abutting side yard

10 feet (landscaped)

Maximum floor area ratio

0.50

D. CR ZONE. Development standards for the CR Zone shall be as follows:

Maximum building height

2 stories, 35 feet

Maximum lot coverage

35%

Minimum setback from an abutting public right-of-way

20 feet

Minimum setback from an abutting side yard

10 feet (landscaped)

E. BP ZONE. Development standards for the BP Zone shall be as follows:

Maximum building height

2 stories, 35 feet

Maximum lot coverage

35%

Minimum setback from an abutting public right-of-way

20 feet

Minimum setback from an abutting side yard

10 feet (landscaped)

Maximum floor area ratio

0.50

F. PI ZONE. Development Standards for the PI Zone shall be as follows:

Maximum building height

2 stories, 35 feet

Minimum lot coverage

35%

Minimum setback from an abutting public right-of-way

20 feet

Minimum setback from an abutting side yard

10 feet (landscaped)

Maximum floor area ratio

0.50

G. OS ZONE. Development standards for the OS Zone shall be as follows:

Maximum building height

single story, 20 feet

Minimum setback from an abutting public right-of-way

20 feet

Minimum setback from an abutting side yard

10 feet (landscaped)

(Ord. No. 133, Amended, 11/10/93; Ord. No. 185-03, Amended, 07/23/03)

A.

The chart below summarizes the requirements for various projections permitted into the required yards set forth in this Article. The various types of projections are set forth in the column on the left and the limitations for such projections into required yards are set forth in the columns to the right. Such projections are subject to the limitations set forth in Subsection B.

B.

Projections into required yards shall be subject to the following limitations:

No portion of eaves or cantilevered roofs shall be less than eight (8) feet above grade, and no related vertical supports or members shall be located within the required yard.

2.

Raised structures, including porches, landings, decks, balconies and stairs thereto shall be open and unenclosed, provided, however, that an open—work railing not to exceed three and one-half may be installed.

3.

Awnings and canopies shall have no vertical support.

4.

Covered patios attached to a dwelling unit shall remain permanently unenclosed on at least two sides. This provision, however, shall not preclude the placement of detachable screens.

The following structures and equipment may be used in required yards subject to the requirements specified herein:

1.

Planter boxes and masonry planters are permitted in all required yards not to exceed a height of three and one-half feet.

2.

A swimming pool is permitted in a required rear yard, no closer than five (5) feet to any lot line.

3.

Ground-mounted air conditioners, swimming pool pumps, heaters, filters and fans may be used in a required rear yard provided that such structures or equipment are not closer than two and one-half (2½) feet to any lot line, and that such structures or equipment do not exceed a height of six (6) feet measured from the base of the unit. Such equipment shall be screened by solid fence or wall.

4.

Trash enclosures, movable dog houses and children's play equipment may be used in a required rear yard.

A.

Permit Required. No person shall erect or construct a fence or wall exceeding forty-two (42) inches in height within the City without first obtaining approval of a fence permit from the Planning Director and City

Manager, unless said fence or wall has been previously authorized by the City Council as part of an approved development permit.

Application for a fence permit shall be made upon forms provided by the City and shall be accompanied by a diagram indicating property lines, the location and height of proposed fence or wall, and the building materials to be used.

B.

Standards

1.

No fence, wall (other than retaining walls), or hedge shall be higher than six (6) feet when viewed from either side. When a portion of a wall is deigned to retain earth, the maximum height of said wall shall not exceed six (6) feet when measured from the adjacent property.

2.

Fences or walls constructed of grape stake, plywood, sheet metal, corrugated aluminum, corrugated fiberglass, barbed wire, chain link, razor ribbon, chain or similar material are prohibited except where allowed by a Temporary Use Permit.

3.

In Residential Zones, fences, walls, hedges, or obstructions to view shall not exceed forty-two (42) inches in height in any front yard or side yard setback area abutting a street. Except as provided in subparagraph B-5 below, fences, hedges or obstructions to view in nonresidential zones shall not exceed forty-two (42) inches in height in any minimum setback abutting a public street.

4.

All fences and walls shall be finished on both sides.

5.

Wherever property zoned for commercial or industrial purposes abuts a residential zone, there shall be erected along the property line abutting the residential zone a landscaped, solid, decorative wall six (6) feet in height (as viewed from adjacent properties) as part of the development of such commercial or industrial property.

6.

In Residential Zones, decks, fences and walls (including retaining walls) which exceed eight (8) feet in height (where permitted), or combinations of decks, fences and walls which create the appearance of a fence or wall in excess of eight (8) feet in height when viewed from a location other than the property on which it is built, shall be screened using berming, paint, texturing, landscaping, or a combination of these methods, to the satisfaction of the Planning Director.

(Ord. No. 53, Amended, 06/13/84; Ord. No. 58, Amended, 08/14/85; Ord. No. 65, Amended, 11/08/86)

(Ord. No. 221-12, § 1, 12-12-2012)

The following diagram illustrates the terms shown thereon as the same are used in this Article:

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9.14.070. - Accessory Dwelling Unit Development Standards.

A.

Permitted ADU Locations. ADUs are permitted only in the R-1 (Single-Family Residential) and RPD (Residential Planned Development) zones, and in the Mixed Use Lindero and Mixed Use Corsa zoning districts of the North Business Park Specific Plan. An ADU shall be located on the same lot as an existing or proposed detached primary residence.

B.

General ADU Development Standards.

1.

Lot Size. All new ADUs are exempt from compliance with minimum lot size requirements.

2.

Lot Coverage. All new ADUs shall conform to the lot coverage requirements for the zoning district in which the ADU is located, except where the application of the lot coverage requirements would not permit construction of an eight hundred (800) square foot ADU that is sixteen (16) feet in height with four-foot side and rear yard setbacks.

3.

Size. The maximum total floor area of any new ADU shall not exceed the following:

a.

New detached ADU. Eight hundred fifty (850) square feet (ADU with no more than one (1) bedroom) or one thousand (1,000) square feet (ADU with at least two (2) bedrooms).

b.

New attached ADU. Eight hundred fifty (850) square feet (ADU with no more than one (1) bedroom) or one thousand (1,000) square feet (ADU with at least two (2) bedrooms) or fifty (50) percent of the primary residence's living area, whichever is less.

c.

A covered balcony, porch or patio provided with an ADU shall count towards the total ADU square footage allowance.

4.

Height. The maximum height of any new ADU shall not exceed the following:

a.

Sixteen (16) feet for a detached ADU, except as provided in subparagraphs b. and c. below.

b.

Eighteen (18) feet for a detached ADU on a lot that is within one-half mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Public Resources Code Section 21155; or twenty (20) feet if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit.

c.

Eighteen (18) feet for a detached ADU on a lot with an existing or proposed multi-story multi-family dwelling.

d.

Twenty-five (25) feet or the height limit applicable to the primary dwelling, whichever is less, for an attached ADU.

5.

Setbacks.

a.

An ADU shall comply with all front yard setback requirements applicable to the primary residence, except where the application of the front yard setback requirement would not permit construction of an eight hundred (800) square foot ADU that is sixteen (16) feet in height with four-foot side and rear yard setbacks. Unless otherwise provided in this Section, any new ADU shall have a minimum setback of four (4) feet to the rear property line and four (4) feet to the side-yard property line.

b.

Notwithstanding subparagraph a. above, no setback shall be required for an ADU that is within an existing structure or constructed in the same location and with the same dimensions as an existing legally permitted structure.

c.

A detached ADU must maintain a ten-foot separation from any other building on the same property and an eight-foot separation from eave of the detached ADU to eave of any adjacent structure on the same property, except where the application of this requirement would not permit construction of an eight hundred (800) square foot ADU that is sixteen (16) feet in height with four-foot side and rear yard setbacks.

6.

Design and Features.

a.

The ADU's color, materials, and architectural details, including windows and roof pitch, shall match the primary residence.

b.

If an automatic sprinkler system is required for the primary residence, the ADU shall also have an automatic sprinkler system.

c.

The ADU portion of the lot shall be landscaped consistent with the landscaping on the remainder of the lot to maintain the appearance of a single-family residential lot.

7.

Parking Requirements. One off-street parking space shall be provided for an ADU with at least one bedroom, in addition to the parking required for the primary residence. The required parking space may be provided as tandem parking on an existing driveway.

8.

Parking Exemption. Notwithstanding subparagraph 7. above, no parking space is required for an ADU that satisfies any of the following, including when an application for an ADU is submitted with an application to create a new single-family dwelling or multifamily dwelling on the same lot:

a.

The ADU is located within one-half-mile walking distance of "public transit" as defined in Government Code Section 65852.2.

b.

The ADU is located within an architecturally and historically significant district.

c.

The ADU is part of the existing or proposed primary residence or an existing accessory structure.

d.

The ADU is located in an area where on-street parking permits are required but not offered to an ADU occupant.

e.

The ADU is located within one block of a City-approved and dedicated parking space for a car share vehicle.

9.

Replacement Parking. When an existing garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or is converted into an ADU, replacement parking for the primary residence is not required.

10.

Fees and Utility Connections.

a.

The property owner shall pay all sewer, water, school district, and other applicable fees, including development impact fees as permitted under Government Code Section 65852.2(f)(3).

b.

The property owner shall install a new or separate utility connection between the ADU and the utility, and pay all applicable connection fees or capacity charges unless the ADU is exempt under Government Code Section 65852.2(f).

c.

An ADU is not considered a new residential use for the purposes of calculating local agency connection fees or capacity charges for utilities, including water and sewer service.

d.

If an ADU will use a private sewage disposal system, the property owner shall obtain approval by the local health officer.

(Ord. No. 260-17, § 7, 1-10-2017; Ord. No. 285-21, § 8, 1-27-2021; Ord. No. 297-22, § 2, 12-14-2022)

9.14.080. - Accessory Dwelling Unit and Junior Accessory Dwelling Unit Review Process.

A.

An application for a new ADU or JADU shall be subject to review and approval under the Zoning Clearance/Building Permit Process specified in paragraph B. below or under the Building Permit Only Process specified in paragraph C. below. If a demolition permit is required for a detached garage that is to be replaced with an ADU, the demolition permit shall be reviewed and issued at the same time as the building permit for the ADU. A Zoning Clearance or Building Permit application for an ADU or JADU shall not be denied due to the correction of nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of the ADU.

B.

Zoning Clearance/Building Permit Process. Before constructing or establishing an ADU under the development standards provided in Section 9.14.070, an applicant shall obtain a zoning clearance from the Planning Director and obtain a building permit from the Building Official. Any ADU that satisfies the requirements of Section 9.14.070 shall be ministerially approved by the Planning Director in accordance with the procedures specified in Government Code Section 65852.2. If a zoning clearance application for an ADU is denied, the Planning Director shall return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied.

C.

Building Permit Only Process. An ADU, JADU, or both if required by state law, shall be allowed with only a building permit if the proposed unit(s) meet the requirements of both: (i) the California Building Standards Code as adopted and/or amended by the City; and (ii) Government Code Section 65852.2(e)(1). As of the

enactment of this Section, Government Code Section 65852.2(e)(1) requires the City to ministerially approve a building permit within a residential or mixed-use zone to create any of the following:

1.

One ADU and one JADU per lot with a proposed or existing single-family dwelling if all of the following apply:

a.

The ADU or JADU is within the proposed space of a single-family dwelling or existing space of either an existing single-family dwelling or existing accessory structure, and may include an expansion of not more than one hundred fifty (150) square feet beyond the same physical dimensions as the existing accessory structure.

b.

The space has exterior access from the proposed or existing single-family dwelling.

c.

The side and rear setbacks are sufficient for fire and safety.

2.

One detached, new construction ADU that does not exceed eight hundred (800) square feet in size, complies with the height limits specified in Section 9.14.070(B)(4), and has at least four-foot side and rear yard setbacks on a lot with a proposed or existing single-family dwelling. A new detached ADU described in this subparagraph may be combined with a JADU described in subparagraph 1. above.

3.

One ADU within the portions of existing multifamily dwelling structures that are not used as livable space, including storage rooms, boiler rooms, passageways, attics, basements, or garages, if each unit complies with state building standards for dwellings. If requested, multiple ADUs shall be allowed, up to the number of ADUs that equals twenty-five (25) percent of the existing multifamily dwelling units in the structure.

4.

Not more than two (2) detached ADUs located on a lot that has an existing multifamily dwelling, subject to a height limit of sixteen (16) feet and four-foot rear yard and side setbacks.

D.

Very High Fire Hazard Severity Zone. Notwithstanding paragraphs C. and D. above, no ADU or JADU shall be permitted on properties located within the Very High Fire Hazard Severity Zone designated in the General Plan unless all of the following requirements are met:

No more than one ADU or one JADU is allowed on properties located in the Very High Fire Hazard Severity Zone.

2.

All new ADUs or JADUs proposed within the Very High Fire Hazard Severity Zone shall comply with applicable brush clearance requirements. Unless otherwise required by applicable City building and fire codes, in any residential zone where new ADUs or JADUs are allowed, if fire sprinklers are required for the primary dwelling unit then fire sprinklers are also required for new ADUs or JADUs.

E.

JADUs Approved Under the Building Permit Only Process. In accordance with the standards set forth in Government Code Section 65852.22, JADUs approved under the building permit only process shall comply with the following requirements, unless state law is amended to set forth different standards in which case state law standards will govern:

1.

A JADU shall be a maximum of five hundred (500) square feet of gross floor area. The gross floor area of a shared sanitation facility shall not be included in the maximum gross floor area of a JADU.

2.

A JADU must be contained entirely within the walls of the existing or proposed single-family dwelling. For the purposes of this Section, enclosed uses within the dwelling, such as attached garages, are considered a part of the proposed or existing single-family dwelling.

3.

A separate exterior entry from the main entrance to the single-family dwelling shall be provided to serve a JADU.

4.

A JADU may include separate sanitation facilities, or may share sanitation facilities with the single-family dwelling in which case the JADU shall have an interior door to the main living area to allow access to the facilities in the single-family dwelling.

5.

A JADU shall include an efficiency kitchen, which shall include all of the following:

a.

A cooking facility with appliances.

b.

A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the JADU.

6.

One of the residential dwellings on the lot shall be occupied as the primary residence of the owner of the lot and shall not be rented or leased as long as the JADU exists.

7.

No additional parking is required for a JADU.

F.

Restrictive Covenant. Within thirty (30) days following the issuance of a building permit for the ADU or JADU, the property owner shall record with the Los Angeles County Registrar-Recorder a restrictive covenant in a form satisfactory to the City Attorney. The restrictive covenant shall include the following requirements and any other provisions required by state law, except as otherwise provided in Government Code Section 65852.26:

1.

The ADU or JADU may not be sold, transferred, or assigned separately from the primary residence.

2.

The ADU or JADU may not be rented for a period of less than thirty (30) days.

3.

If the property contains a JADU, the JADU shall be a legal unit and may be used as habitable space, only so long as either the main dwelling unit, or the JADU, is occupied by the owner of record of the property.

4.

If the property contains an ADU permitted after January 1, 2025, the ADU shall be a legal unit and may be used as habitable space, only so long as either the main dwelling unit, or the ADU, is occupied by the owner of record of the property.

5.

Such restrictions shall run with the land and be binding upon all future owners, and lack of compliance may result in legal action against the property owner to compel compliance with this Code.

(Ord. No. 285-21, § 9, 1-27-2021; Ord. No. 297-22, § 3, 12-14-2022)

A.

Purpose. This Section provides objective zoning and design standards for the development of two (2) residential units on single-family residential zone lots pursuant to Government Code Sections 65852.21 and 66411.7. Development pursuant to this Section does not require discretionary review or a hearing and is processed ministerially through a zoning clearance application.

B.

Applicability. This Section applies to single-family residential zone lots. For the purposes of this Section, the following zones are considered single-family residential zones: R-1, RPD-4, RPD-56, RPD-126, RPD-153, RPD-169, RPD-284, and RPD-481.

C.

General Standards. All development pursuant to this Section is subject to the following standards.

1.

Eligibility requirements of Government Code Section 65852.21(a) shall be satisfied.

2.

Except where superseded by this Section, development shall comply with the development standards of the zone in which the lot is located.

3.

Development standards applicable to individual subdivisions originally approved by the County are not applicable to development under this Section.

4.

No residential unit shall be placed such that it is necessary to pass through a flood control easement or storm drain easement to access the unit.

5.

No residential unit shall be located within a restricted use area or restricted development area identified on a subdivision map or assessor's map.

6.

More than twenty-five (25) percent of the exterior structural walls of an existing dwelling shall not be demolished if the dwelling has been occupied by a tenant in the three (3) years prior to the zoning clearance application.

7.

The lot shall contain no more than one pedestrian path connecting to the public right-of-way or private street.

The lot shall contain no exterior stairways except those leading from grade to the first floor.

9.

Off-street parking shall be provided in accordance with the following standards.

a.

A minimum of one off-street parking space in an enclosed garage shall be provided for each residential unit.

b.

No off-street parking is required if either of the following apply:

i.

The lot is located within one-half mile walking distance of either: (i) a high-quality transit corridor as defined in Public Resources Code Section 21155(b); or (ii) a major transit stop as defined in Public Resources Code Section 21064.3.

ii.

There is a car share vehicle located within one block of the lot.

D.

Additional Standards for New Construction. In addition to the standards of subsection C., the standards of this subsection apply if one or both residential units are new construction.

1.

The combined total gross floor area of the units, exclusive of any ADU or JADU, shall not exceed the greater of one thousand eight hundred (1,800) square feet or the gross floor area of the existing primary dwelling unit on the lot.

2.

No residential unit shall exceed a building height of one story.

3.

No residential unit shall exceed a building height of eighteen (18) feet.

4.

Each residential unit shall have a minimum setback of four (4) feet from side and rear property lines except as allowed by Government Code Section 65852.21.

5.

If the residential units are built as separate buildings, the following standards shall apply.

a.

The buildings shall be located one in front of the other in relation to the street.

b.

The front building shall be at least as wide and as tall as the rear building.

c.

The front building shall be positioned such that the rear building is not visible from the street when viewed from directly in front of the property.

6.

If the residential units are built as a single building, the following standards shall apply.

a.

One residential unit shall have a door facing the street and one residential unit shall have a door facing a side or rear property line.

b.

The building shall not be symmetrical such that one side is a mirror image of the other.

E.

Additional Standards for Conversion of an Existing Dwelling. In addition to the standards of subsection C., the standards of this subsection apply if an existing dwelling will be fully or partially retained.

1.

The combined total gross floor area of the units, exclusive of any ADU or JADU, shall not exceed the greater of one thousand eight hundred (1,800) square feet or the gross floor area of the existing primary dwelling unit on the lot.

2.

Additions to the existing dwelling shall have a minimum setback of four (4) feet from side and rear property lines.

3.

Additions to the existing dwelling shall not increase the building height of the structure.

4.

If the existing dwelling has a second story, then the footprint of the second story shall not be expanded.

5.

If the existing dwelling does not have a second story, then a second story shall not be constructed.

6.

If two (2) residential units are located in the same building, one residential unit shall have a door facing the street and one residential unit shall have a door facing a side or rear property line.

F.

Additional Standards for Urban Lot Split Projects. In addition to the standards of subsections C., D., and E. as applicable, the standards of this subsection apply if the residential units will be located on lots created by an urban lot split pursuant to Section 10.1.050.

1.

Each lot created by the parcel map shall be used solely for residential uses.

2.

No lot created by the parcel map shall have more than two (2) residential units inclusive of any ADU or JADU.

3.

For each lot created by the parcel map the combined total gross floor area of the units, inclusive of any ADU or JADU, shall not exceed one thousand eight hundred (1,800) square feet.

4.

If the boundary line between the lots created by the parcel map is perpendicular to the front lot line and neither lot is a flag lot, then the units shall be subject to the following standards.

a.

The buildings nearest the street on each lot created by the parcel map shall be attached with zero setback along the lot line between the lots.

b.

The buildings nearest the street on each lot created by the parcel map shall have identical architectural style, materials, and colors, as shall all fences, walls, and hardscaping visible from the street.

c.

The buildings nearest the street on each lot created by the parcel map shall have no more than one residential unit with a door facing the street.

G.

Exceptions. The Planning Director shall approve an exception to any of the standards specified in this Section upon determining that complying with the standard would physically preclude the construction of up to two (2) residential units or would physically preclude either of the two (2) residential units from being eight hundred (800) square feet in floor area.

H.

Denial. The Planning Director may deny a zoning clearance upon making both of the following findings in writing based upon a preponderance of evidence.

1.

The proposed housing development project would have a specific, adverse impact upon the public health and safety or the physical environment as defined and determined in Government Code Section 65589.5(d) (2).

2.

There is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

I.

Short-Term Rental Restrictive Covenant. The Planning Director's approval of a zoning clearance shall not be effective until the property owner submits an executed restrictive covenant prohibiting short term rental of a residential unit created pursuant to this Section. The restrictive covenant shall prohibit rental for a period less than thirty-one (31) days, shall be in a form approved by the City Attorney, and shall be recorded with the Los Angeles County Registrar-Recorder.

J.

Finality of Decisions. Decisions of the Planning Director administering this Section shall be final and shall not be subject to appeal pursuant to Chapter 9.32.

(Ord. No. 289-21, § 2, 1-12-2022)

CHAPTER 9.15. - DESIGN STANDARDS

Design review is required in order to ensure that new or modified uses and development will harmonize with the existing or potential development of the surrounding neighborhood and produce an environment of stable, desirable character. These provisions are also intended to implement the goals and policies contained in the Westlake Village General Plan.

(Ord. No. 48, Amended, 03/14/84; Ord. No. 53, Amended, 06/13/84; Ord. No. 56, Amended, 04/10/85; Ord. No. 58, Amended, 08/14/85; Ord. No. 65, Amended, 11/08/86; Ord. No. 87, Amended, 01/11/89; Ord. No. 113, Amended, 06/12/91; Ord. No. 123, Amended, 04/08/92)

Any permit or zoning clearance which authorizes new construction or exterior modifications to an existing structure shall be subject to the design standards set forth in this Section.

(Ord. No. 48, Amended, 03/14/84; Ord. No. 53, Amended, 06/13/84; Ord. No. 56, Amended, 04/10/85; Ord. No. 58, Amended, 08/14/85; Ord. No. 65, Amended, 11/08/86; Ord. No. 87, Amended, 01/11/89; Ord. No. 113, Amended, 06/12/91; Ord. No. 123, Amended, 04/08/92)

A.

Exterior Materials and Colors. Exterior materials and colors shall harmonize with, and compliment the surrounding natural and man-made environment. Exterior treatments characterized by an overly bright, shining, reflective or artificial appearance shall not be permitted. Semi-transparent stains on exposed wooden surfaces shall be encouraged. Imitation materials such as false brick and stone shall not be

permitted. Color variety within a structure and diversity between structures are expected; however, strong harmonies will be required and color intensity must be kept low for large surfaces. Pastel or bright colors will not be permitted. Colors consistent with the prominent "earthen" colors of the hills surrounding the Westlake Village community during the bulk of the year and colors traditional to architectural themes

previously approved in Westlake Village are required. As used herein, "earthen colors" shall include subdued shades of brown, beige, tan, and off-white. Deviations from the above-described color pallet for primary exterior building facades shall require specific approval by the City Council.

B.

Exterior Decorative Illumination. Exterior decorative illumination shall be consistent with, and compliment, the architectural style and character of the building around which it is used. Such lighting shall consist of permanent fixtures or may, in certain instances, consist of "strings" of lights. Such lighting may be permitted by the Planning Director by the issuance of a zoning clearance. In issuing such clearance, the Planning Director shall consider location, design, level of illumination, the direction of illumination, and any impact that the proposed lighting might have on adjacent properties or rights-of-way. Such lights shall be decorative in nature, and shall not be used to identify, highlight or draw attention to a business or event.

1.

Permanent fixtures shall match the architecture of the building or center in which they are located. Within multitenant complexes and shopping centers, such fixtures shall be consistent throughout the complex or center.

2.

Strings or strips of lights, shall be properly installed with no exposed hanging wires, and shall consist of only white lights, with bulbs no larger than three-eights of one inch in diameter, which do not blink or "chase."

3.

Approved exterior lighting shall be properly maintained and nonfunctional bulbs shall be promptly replaced.

(Ord. No. 48, Amended, 03/14/84; Ord. No. 53, Amended, 06/13/84; Ord. No. 56, Amended, 04/10/85; Ord. No. 58, Amended, 08/14/85; Ord. No. 65, Amended, 11/08/86; Ord. No. 87, Amended, 01/11/89; Ord. No. 113, Amended, 06/12/91; Ord. No. 123, Amended, 04/08/92; Ord. No. 160-99, Amended, 5/24/99)

Conditions of approval may be applied when the proposed design does not comply completely with the above criteria and shall be directed towards bringing said design into conformity. When the proposed design does not meet the above standards, and cannot be conditioned to comply with said standards, the plan shall be denied and referred to the applicant for redesign and resubmittal.

(Ord. No. 48, Amended, 03/14/84; Ord. No. 53, Amended, 06/13/84; Ord. No. 56, Amended, 04/10/85; Ord. No. 58, Amended, 08/14/85; Ord. No. 65, Amended, 11/08/86; Ord. No. 87, Amended, 01/11/89; Ord. No. 113, Amended, 06/12/91; Ord. No. 123, Amended, 04/08/92)

A.

In addition to complying with all standards contained in Section 9.15.030 above, each newly constructed, fabricated or installed dwelling or exterior modification of an existing residential structure shall comply with the following design criteria:

1.

Neighborhood Compatibility. New dwelling units and accessory structures shall be compatible with the established character of the surrounding neighborhood in terms of scale and architectural design. While many elements, including height, lot coverage and setbacks, contribute to the scale of a residential structure, project design should minimize an "over-built" appearance from adjacent properties and public rights-of-way. The total square footage of a residential structure and its lot/building pad coverage should reflect the uncrowded character of the City and neighborhood within which it is located.

2.

Privacy. New residential structures shall respect the privacy of surrounding properties by maintaining sufficient separation from adjacent residences, and by the appropriate design, placement and orientation of windows, balconies and decks.

3.

Views. New residential structures shall be designed and oriented so as to preserve views from neighboring properties to the greatest extent feasible.

4.

Natural Amenities. Improvements to residential property shall respect and preserve to the greatest extent feasible, existing topography, trees and other significant vegetation and natural features.

Grading. On hillside lots, grading shall be minimized through the use of split level residential designs which step up or down with the natural topography. Earth work, i.e., cut and fill, shall be balanced on-site to the greatest extent feasible to limit the need for soil import or export. A grading plan shall be submitted with the development application and shall be at the same scale as the required site plan.

6.

Manufactured Slopes. The vertical height of any finished cut slope necessary for the construction of a residential structure on any existing "infill" lot shall be limited to the height of the proposed structure, or to a maximum of twenty (20) feet, which ever is less. The lateral extent (width) of a finished cut slope shall not exceed the width of the proposed structure by more than twenty (20) feet. No finished cut slope shall have a grade of greater than 1.5 to 1.0.

7.

Landscaping. All cut and fill slopes shall be planted with sufficient vegetation to enable total coverage of exposed slope faces within three (3) years after final grading. The City may require installation of a permanent irrigation system. Selected plant materials should blend as much as possible with remaining natural vegetation, consistent with regulations established for public safety by the City and the County Fire Department. In so far as trees and shrubs may be employed to comply with the intent of this section, such plantings are encouraged.

8.

Retaining Walls. Retaining walls visible from adjacent properties or public rights-of-way shall be limited to a maximum height of six (6) feet. The location and height of all retaining walls shall be clearly indicated on the required grading and site plan.

9.

Unbroken Exterior Walls. New residential structures shall not exhibit any unbroken exterior wall area below the first floor level exceeding an average vertical height of six (6) feet. Permitted unbroken wall areas shall be screened with suitable landscaping to the satisfaction of the City.

10.

Roofs. Roofs shall be constructed of wood shake (where permitted by the Municipal Code), non-glossy or non-reflective tile or similar roofing material (excepting visible asphalt composition or visible crushed rock). On hillside lots, roofs shall primarily be angled with the slope of the natural terrain. Roof mounted air conditioning units, wind turbines and similar equipment visible from surrounding residential properties are prohibited.

11.

Exterior Siding. Exterior siding shall be of brick, wood, stucco, plaster, concrete block or similar material which is finished in a non-glossy and non-reflective manner.

Ridgelines. On existing, graded ridgeline lots, new residential units and accessory structures shall be set back from top-of-slope in a manner consistent with adjacent developed properties.

13.

Soils and Geology Report. Unless specifically waived by the City, a soils and geology report shall be submitted with any development application.

14.

Construction Impacts. Conditions shall be imposed on new residential construction as necessary to mitigate impacts associated with noise, dust, drainage, security and other potential adverse affects on adjacent properties.

15.

Alternative Design. It shall be demonstrated to the satisfaction of the City that potential impacts of a proposed project involving neighborhood compatibility, alteration of natural terrain, and/or removal of significant natural vegetation, cannot be further mitigated by reduction in size, redesign or reorientation of the proposed residential structure.

16.

Hazardous Conditions. New residential construction which would create, or be exposed to, conditions potentially hazardous to public health and safety shall be prohibited.

17.

Accessory Structures in Hillside Areas. New accessory structures, including, but not limited to buildings, decks, walls, retaining walls, or combination of such which exceed six (6) feet in height in hillside areas, when the potential exists for being viewed from below, shall be screened with berming and/or landscaping. This screening shall be sufficient to obstruct the visibility of the underside of the deck or the face of the building or retaining wall, to the satisfaction of the Planning Director. Walls may also be required to be treated with fenestration, paint, texture, in-wall landscaping, or a combination of these methods, as approved by the Director.

B.

If the proposed development complies with all applicable requirements and standards of this Article 9, Chapter 1, and other laws and regulations, and the City Council finds that the criteria of Subsection A of this Section are adequately met, or can be met if specified conditions are observed, the application shall be approved subject to such specified conditions. If the City Council finds that the proposal cannot meet and cannot be modified to meet the requirements of this Article and the above criteria, the application shall be disapproved. In all cases, findings shall be made concerning the grounds for approval or disapproval.

(Ord. No. 48, Amended, 03/14/84; Ord. No. 53, Amended, 06/13/84; Ord. No. 56, Amended, 04/10/85; Ord. No. 58, Amended, 08/14/85; Ord. No. 65, Amended, 11/08/86; Ord. No. 87, Amended, 01/11/89; Ord. No. 113, Amended, 06/12/91; Ord. No. 123, Amended, 04/08/92; Ord. No. 185-03, Amended, 07/23/03)

(Ord. No. 221-12, § 2, 12-12-2012)

These provisions are intended to assure that solar energy systems are protected from shading and conform in appearance to the surrounding neighborhood.

A.

Protection of Solar Access. No building, wall, fence, or other structure shall be constructed or modified in a residential zone, and no vegetation may be placed or allowed to grow so as to obstruct more than ten percent of the absorption area of a solar energy system on a neighboring lot at any time.

B.

Solar Energy Systems Design Standards. The following design standards shall apply to solar energy systems:

1.

Roof-mounted solar collectors shall be placed in the most obscure location without reducing the operating efficiency of the collectors. Wall-mounted and ground-mounted solar collectors shall be screened from public view.

2.

Collectors shall be mounted at the same angle or as close as possible to the pitch of the roof. Deviations may be permitted subject to the approval of the Planning Commission.

3.

Appurtenant equipment, particularly plumbing and related fixtures, shall be installed in the attic, where feasible, or shall be screened from view.

4.

Large accessory fixtures which must be exposed (e.g. storage tanks) shall be screened through architectural features that harmonize with other design elements of the structure.

5.

Exterior surfaces shall have a matte finish and shall be color-coordinated to harmonize with roof materials or other dominant colors of the structure.

(Ord. No. 48, Amended, 03/14/84; Ord. No. 53, Amended, 06/13/84; Ord. No. 56, Amended, 04/10/85; Ord. No. 58, Amended, 08/14/85; Ord. No. 65, Amended, 11/08/86; Ord. No. 87, Amended, 01/11/89; Ord. No. 113, Amended, 06/12/91; Ord. No. 123, Amended, 04/08/92)

A.

The following antennae are permitted as an accessory use in all zone districts and may be installed without a zone clearance or building permit:

1.

An antenna that satisfies all of the following criteria:

a.

Is used to receive direct broadcast satellite service, including direct-to-home satellite service, or to receive or transmit fixed wireless signals via satellite.

b.

Is one meter or less in diameter.

c.

Does not exceed twelve (12) feet in height as measured from the surface on which it is mounted and does not exceed twelve (12) feet above the height limit of the applicable zone district.

2.

An antenna that satisfies all of the following criteria:

a.

Is used to receive video programming services via multipoint distribution services, including multichannel multipoint distribution services, instruction television fixed services, and local multipoint distribution services, or to receive or transmit fixed wireless signals other than via satellite.

b.

Is one meter or less in diameter or diagonal measurement.

c.

Does not exceed twelve (12) feet in height as measured from the surface on which it is mounted and does not exceed twelve (12) feet above the height limit of the applicable zone district.

3.

An antenna that satisfies both of the following criteria:

a.

Is used to receive television broadcast signals.

b.

Does not exceed twelve (12) feet in height as measured from the surface on which it is mounted and does not exceed twelve (12) feet above the applicable height limit of the zone district.

B.

For purposes of this Section, the term "fixed wireless signals" means any commercial non-broadcast communications signals transmitted via wireless technology to and/or from a fixed customer location. This term does not include, among other things, AM radio, FM radio, amateur ("HAM") radio, Citizen's Band (CB) radio, or Digital Audio Radio Service (DARS) signals.

(Ord. No. 48, Amended, 03/14/84; Ord. No. 53, Amended, 06/13/84; Ord. No. 56, Amended, 04/10/85; Ord. No. 58, Amended, 08/14/85; Ord. No. 65, Amended, 11/08/86; Ord. No. 87, Amended, 01/11/89; Ord. No. 113, Amended, 06/12/91; Ord. No. 123, Amended, 04/08/92; Ord. No. 139-95, Amended, 01/10/96; Ord. No. 185-03, Amended, 07/23/03)

9.15.080. - Satellite Earth Station Antennae Between One and Two Meters in Diameter.

A.

A satellite earth station antenna that satisfies the criteria set forth below is permitted as an accessory use, subject to approval of a building permit, in any zone district where commercial or industrial uses are generally permitted:

1.

The diameter of the antenna is more than one meter and less than or equal to two (2) meters.

2.

The antenna does not exceed twelve (12) feet in height as measured from the surface on which it is mounted and does not exceed twelve (12) feet above the applicable height limit of the zone district.

B.

The City Council finds that the building permit requirement imposed by this Section is in the public interest and is justified by the following facts and circumstances:

1.

Satellite earths station antennae having a diameter in excess of one meter and less than or equal to two (2) meters may reasonably be expected to be of a size, weight and bulk that generates legitimate safety concerns not presented by the smaller antennas automatically permitted by this Chapter.

2.

Substantial numbers of employees and customers may reasonably be expected in commercial and industrial buildings, which increases the amount of harm that could result from improper installation in such areas of a satellite earth station antenna having a diameter in excess of one meter and less than or equal to two (2) meters.

C.

The City Council further finds that the building permit requirement imposed by this Section is no more burdensome than is necessary to enable the City to achieve the following safety-related objectives and thereby reduce the potential for bodily injury, death, and property damage:

1.

Verification of proper antenna mounting in order to reduce potential safety hazards resulting from faulty installations, including detachments attributable to windstorms, earthquakes or other natural causes.

2.

Verification of compliance with applicable electrical code regulations.

3.

Verification that the antenna does not encroach into public right-of-way.

(Ord. No. 48, Amended, 03/14/84; Ord. No. 53, Amended, 06/13/84; Ord. No. 56, Amended, 04/10/85; Ord. No. 58, Amended, 08/14/85; Ord. No. 65, Amended, 11/08/86; Ord. No. 87, Amended, 01/11/89; Ord. No. 113, Amended, 06/12/91; Ord. No. 123, Amended, 04/08/92; Ord. No. 139-95, Amended, 01/10/96; Ord. No. 185-03, Amended, 07/23/03)

9.15.090. - Satellite Earth Station Antenna Safety Standards.

A.

The following safety standards apply to satellite earth station antennae in all zone districts.

1.

No antenna shall be installed in a manner that impedes normal vehicular or pedestrian circulation.

2.

Any mast used to elevate an antenna shall be constructed of noncombustible and corrosive-resistant materials.

3.

Antennae must be installed with adequate ground wire to protect against a direct lightning strike.

4.

Antennae shall be separated from adjacent power lines in accordance with electrical code requirements and other applicable laws.

5.

Any mast used to elevate an antenna shall be secured by a separate safety wire in a direction away from adjacent power lines and other potential hazards.

6.

To the extent feasible, all cables, wires and similar electrical transmission devices associated with the antenna shall be placed underground.

7.

No antenna nor any supporting parts shall encroach into the public right-of-way.

8.

Antenna shall be maintained in good repair, in condition and in compliance with the building code, electrical code, fire code and other applicable laws.

B.

The following additional safety standards apply to satellite earth station antennae in all zone districts where residential uses are authorized.

1.

The diameter of an antenna that is subject to conditional use permit approval shall not exceed ten (10) feet.

2.

A ground-mounted antenna that is subject to conditional use permit approval shall be located in the rear yard and in compliance with any applicable set-back requirement.

3.

A building-mounted antenna that is subject to conditional use permit approval shall be located so as not to be visible from the street.

4.

A building permit shall be obtained for any antenna that is subject to conditional use permit approval.

C.

The following additional safety standards apply to satellite earth station antennae in all zone districts where non-residential uses are authorized.

1.

A ground-mounted antenna that is subject to conditional use permit approval shall be located in compliance with any applicable set-back requirement.

No ground-mounted antenna that is subject to conditional use permit approval shall be located in the area between the front property line and the main building or structure."

(Ord. No. 139-95, Amended, 01/10/96; Ord. No. 185-03, Amended, 07/23/03)

The following provisions are located to regulate the design and placement of amateur radio antennae in a manner consistent with established Federal Communication Commission policy and Public Law 103-408.

A.

Where permitted, only one antenna may be placed on an individual lot or parcel. Said antenna shall be permitted only as an accessory to the principal building or use of the subject lot or parcel.

B.

Where technically feasible, amateur radio antennae shall be of a telescoping or retractable design, and shall be extended only during hours of operation.

C.

Permitted antennae shall be placed at a location not readily visible from neighboring properties and off-site vantage points, and shall not be located within the front yard of any residential or nonresidential structure.

D.

Unless specifically authorized by the City Council pursuant to the conditional use permit authorizing construction of the antenna, the use of guy wires and other visible support structures is specifically prohibited.

E.

Permitted antennae shall be of a nonreflective material, painted or treated to blend with predominant background colors.

(Ord. No. 140-96, Amended, 05/22/96)

Wireless telecommunications antenna facilities shall comply with the following design standards in addition to any conditions imposed in connection with a conditional use permit:

A.

The antenna array shall be integrated with the architectural design and coloring of the building or support structure to which it is attached.

B.

If the facility will be visible from an adjacent residential area or from a major arterial street, any fencing around the facility shall be of wrought iron or similar decorative materials approved by the Director.

C.

If a support structure will be visible from an adjacent residential area or from a major arterial street, the support structure shall be screened or camouflaged to the reasonable satisfaction of the Director.

D.

The facility shall not be illuminated unless required by law.

E.

The facility shall not contain commercial advertising.

(Ord. No. 185-03, Enacted, 07/23/03)

CHAPTER 9.16. - LANDSCAPING STANDARDS

9.16.010. - Purpose.

The purpose of this ordinance is to:

A.

Enhance the appearance of the developments within the City by providing and maintaining landscaping for aesthetic and screening purposes, and to provide for areas of improved open space.

B.

Promote the values and benefits of landscapes and recognize the need to utilize water and other resources as efficiently as possible;

C.

Establish provisions for preserving established landscapes.

(Ord. No. 129, Amended, 12/09/92; Ord. No. 185-03, Amended, 07/23/03)

9.16.020. - General Regulations.

A.

Plans and specifications for landscaping, irrigation systems, tree preservation and slope planting for erosion control shall reflect use of the following:

1.

Planting materials of a type, size and placement compatible with the project and surrounding land uses;

Sound soil preparation and planting practices; and,

3.

Proper irrigation for healthy plant growth and maturation and the avoidance of unsafe watering of buildings, public ways and pedestrian access.

B.

All landscaping and planting within paved areas shall be contained within a brick or masonry planter box or concrete curb not less than six (6) inches high.

C.

All required landscaping and planting areas shall have a minimum dimension of four (4) feet in any direction.

D.

All landscaping and planter areas shall be installed consistent with the approved landscaping plan, prior to issuance of a certificate of occupancy.

E.

Landscaped areas shall be continually maintained in good condition and kept clean and weeded. Dead or dying plant material shall be replaced consistent with the approved landscape plan.

F.

All landscaped areas shall be served by an adequate irrigation system.

G.

Slopes shall be planted with hardy, well-adapted and drought-resistant plants. Rooted cuttings of permanent ground cover plants shall be planted or hydroseeded.

H.

Landscape plans for open space areas containing significant natural vegetation shall preserve existing vegetation to the greatest extent feasible and integrate it with new landscaping.

I.

Artificial turf meeting the standards prescribed by Section 4.8.010(B)(16) may be used in any yard area that is visible from a public street, sidewalk or any other public right-of-way, or that is within the front yard area of a flag lot.

(Ord. No. 51, Amended 04/10/84; Ord. 129, Amended, 12/09/92)

(Ord. No. 238-15, § 3, 7-22-2015)

A.

Applicability.

1.

This section shall apply to:

a.

All new commercial and industrial development projects,

b.

Developer-installed landscaping in single-family and multifamily projects.

2.

Projects subject to this section shall conform to the provisions in Sections 9.16.030(B) and 9.16.030(C).

3.

This section shall not apply to:

a.

Athletic fields and other recreational playing fields;

b.

Community gardens;

c.

Arboreta and botanic gardens;

d.

Prescribed burns (but revegetation projects after fire are subject to this section);

e.

Cemeteries;

f.

Homeowner-provided landscaping at single-family and multi-family projects;

g.

Ecological restoration projects that do not require a permanent irrigation system.

B.

Requirements. When landscaping is required by ordinance or as a condition of approval for a planned development permit or other entitlement, a landscape documentation package shall be submitted to the City for review and approval prior to the issuance of discretionary and building permits. Where the required landscaped area exceeds one thousand (1,000) square feet, submitted plans shall be prepared by a landscape architect registered by the State of California, except that this requirement shall not apply to single-family dwellings or the private areas of attached dwelling units or mobilehome park lots.

The landscape documentation package shall contain the following elements:

1.

Planting Plan - A planting plan meeting the requirements set forth in the City-approved permit application package shall be submitted as part of the landscape documentation package.

2.

Irrigation Plan - An irrigation plan prepared in compliance with the standards and requirements set forth in the City-approved permit application package shall be submitted as part of the landscape documentation package.

4.

Grading Plan - A grading plan prepared in compliance with the requirements set forth in the City-approved permit application package shall be submitted as part of the landscape documentation package.

C.

Compliance Procedures.

1.

The landscape documentation package shall be submitted to the City for review and approval prior to the issuance of discretionary or building permits, and shall comply with all provisions of this section.

2.

The application fee, established by City Council resolution, shall accompany the landscape documentation package.

3.

A landscape documentation package not meeting the strict provisions of this ordinance may be permitted by the Planning Director pursuant to the issuance of a discretionary permit, provided the Director finds that the permit will not be contrary to the intent of this article, and that the permit is necessary for the project to make reasonable use of the proposed landscaped area.

(Ord. No. 108, Amended, 07/24/90; Ord. No. 129, Amended 12/09/92; Ord. 185-03, Amended, 07-23-03)

Existing landscaping, including but not limited to grass, trees, plantings, and preserved natural vegetation, shall not be removed from any lot until and unless a landscaping plan providing for replacement of such existing landscaping is approved by the Planning Director. Established landscaping shall be maintained properly at all times in accordance with the provisions of the Zoning Ordinance and conditions of an approved permit. This section shall not apply to single-family dwellings or the private areas of multiple dwelling units and mobile home park lots and shall not apply to the immediate replacement of any plantings with plantings of like or similar type.

(Ord. No. 53, Enacted, 06/13/84; Ord. No. 108, Amended, 07/24/90; Ord. No. 129, Amended, 12/09/92)

A.

Runoff and Overspray. All irrigation systems shall be designed to avoid runoff, low head drainage, overspray, or other similar conditions where water flows or drifts onto adjacent property, non-irrigated areas, walks, roadways, or structures.

B.

Reclaimed Water. For those sites where the installation of recycled water systems are feasible and meet all regulatory requirements, the installation of recycled water irrigation systems (dual distribution systems) shall be required to allow for the current and future use of recycled water and shall be designed and operated in accordance with all local and state codes.

C.

Equipment.

1.

Water meters. Separate landscape water meters or sub-meters, shall be installed for all projects subject to this Section 9.16. Landscape sub-meters, if used, shall be purchased, installed and maintained by the owner.

2.

Controllers. Automatic control systems shall be required for all irrigation systems and must be able to accommodate all aspects of the design. Automatic controllers shall be digital, have multiple programs, multiple cycles (start-times), and have sensor input capabilities.

3.

Valves. Different hydrozones shall be irrigated by separate valves.

4.

Sprinkler heads. Sprinkler heads shall be selected for proper area coverage, application rate, operating pressure, adjustment capability, and ease of maintenance. Sprinklers shall have matched precipitation/application rates within each control valve circuit. All sprinkler heads shall incorporate an integral anti-drain valve.

5.

Rain Sensor Devices. Rain sensing override devices shall be required on all irrigation systems.

(Ord. No. 129, Enacted, 12/09/92)

All graded areas of greater than ten (10) percent slope shall be revegetated according to the following standards:

A.

Manufactured or cleared slopes shall have a mixture of trees and shrubs to provide varied root depths to assure soil stabilization.

B.

There shall be a minimum of one tree for every five hundred (500) square feet of slope area. If permanent plantings are hydroseeded there shall be one shrub for every one hundred twenty-five (125) square feet of slope area. If cuttings are utilized as ground cover, there shall be one shrub for every three hundred (300) square feet of slope area.

C.

Plantings shall be sufficient to provide ninety (90) percent coverage within the first year.

D.

All slopes shall be covered within thirty (30) days of the completion of grading with jute netting, a geotextile, or similar device, installed according to manufacturers instructions. This requirement may be waived if requested in writing by a registered soils engineer.

(Ord. No. 129, Enacted, 12/09/92)

A.

The California State Model Water Efficient Landscape Ordinance, codified at Chapter 2.7 of Title 23 of the California Code of Regulations, and any amendments thereto, is hereby adopted and incorporated herein by reference as if fully set forth below, and shall be known and may be cited as the Water Efficient Landscape Ordinance of the City of Westlake Village. One copy of the California State Model Water Efficient Landscape Ordinance shall be filed in the office of the Planning Department.

B.

The requirements of Chapter 9.16 shall apply in addition to the applicable requirements of the California Model Water Efficient Landscape Ordinance. In the event of any conflict between provisions of the California State Model Water Efficient Landscape Ordinance and Chapter 9.16, the provision that contains the more stringent landscaping water efficiency requirement(s) shall control.

(Ord. No. 241-15, § 2, 1-13-2016)

CHAPTER 9.17. - HILLSIDE DEVELOPMENT STANDARDS

The purpose and intent of the Hillside Development Standard is to implement the goals, objective and policies of the General Plan relating to the preservation and maintenance of the natural character and visual amenities of hillsides as a scenic resource of the City and relating to protection from geologic hazards, such as unstable soils and erosion.

All development within the Hillside Management Area, as designated by the Westlake Village General Plan, shall conform with the standards set forth in this Chapter; however, they shall not be applied so as to preclude the reasonable development of a residence on a legally-created parcel. Approval of a specific plan, tentative subdivision map or planned development permit shall constitute approval of the development's conformity with the requirements of this Chapter.

(Ord. No. 192-05, Amended, 3/9/05)

The Commission or Planning Director may approve an application for development within the Hillside Management Area only if all of the following findings of fact can be made in a positive manner:

1.

The natural topographic character of hillsides as exhibited in prominent ridgeline silhouette and backdrop, rounded hill form and angled hillside slopes will be maintained and/or reinforced.

2.

Significant natural systems and resources associated with hillside environments, including but not limited to prominent ridgelines, significant vegetation and wildlife habitats, special geological features, steep slopes, and important historic or cultural man-made features, will be maintained to the maximum extent feasible.

3.

The visual character of hillsides will be maintained, recognizing both the importance of the exposure of hillside development to off-site public views and the importance of providing panoramic views from the hillside.

The following standards shall apply to all development within the Hillside Management Area.

A.

Views

1.

Hillside development is more visible than flatland (level terrain) development. Therefore, hillside development shall be visually pleasing.

2.

Panoramic views from hillside roads and public places are as important to the character of the community as views of hillside development. Therefore, hillside development shall provide for view opportunities to the greatest extent feasible for all residents of and visitors to the City.

B.

Camouflage

1.

Quality hillside development blends man-made and man-introduced factors with the natural environment. Therefore, architecture and landscape shall be harmoniously integrated into the natural environment.

2.

Compatible architecture responds to the natural environment, incorporating sloped terrain into development rather than eliminating such terrain. Therefore, the scale, form and surface expression of architecture shall either blend with or complement the character and textures of the hillside.

3.

Compatible landscaping, like architecture, responds to the natural environment. Vegetation planted within a developed area creates the theme and character of the community and shall blend and unify the architecture. Therefore, vegetation shall be compatible with and responsive to the environmental conditions of the development site.

C.

Compression

1.

Conforming to the gradient of a slope forces development into a more vertical living environment. Compact development shall be attained through methods such as clustering and minimizing setback, thereby minimizing grading and making development less obtrusive.

D.

Diversity

1.

Diversity in design solutions adds the characteristic of variety to hillside development. Meandering streets conforming to the topography, varied setbacks of homes, and individual solutions to traversing slopes shall be incorporated into the project design.

2.

Uniform "stair-stepping" of building pads shall be prohibited to the greatest extent feasible.

E.

Accent and Image

1.

Attention shall be concentrated on significant visual and environmental elements, including but not limited to ridgelines, significant vegetation and wildlife habitats, canyons, steep slopes, and important historical or cultural man-made features. Such elements collectively express hillside character. Therefore, preservation or restoration of these elements shall be comprehensively integrated with the hillside development plan.

A.

Project Layout

1.

Generally, minimizing required setbacks, especially front and rear setbacks, may lessen the amount of grading by reducing the overall width of road and structure arrangements. However, before applying reduced setbacks to a structure, it shall be demonstrated that grading will be reduced, while still providing for useful private space as part of the site.

2.

Lot lines shall be placed at the top of major slope areas within public view corridors to help ensure their maintenance by the downhill owner.

3.

No project shall be approved unless it provides for the minimization of grading impacts and flexibility in siting structures and circulation, such as providing for low density and large lots or for higher density and clustered development.

No project shall be approved unless it provides for visual analysis documentation (including, but not limited to, photographs, sketches, renderings and a three (3) dimensional scale model if required by the City) relating to ridgeline preservation and recontouring as deemed necessary by the City.

B.

Land Controls

1.

As a condition of approval, a subdivision map shall require that all areas of common open space exposed to public view or major slope areas shall be developed and maintained in a consistent manner, that such lands be owned in common by a homeowners association and that they be developed and maintained as set forth in a declaration of covenants, conditions and restrictions.

2.

Before a project is approved, major open spaces and natural features of City-wide significance shall be considered for public ownership.

C.

Resource Preservation

1.

The site plan for a hillside development shall provide for the preservation of prominent ridgelines in their natural state, protecting them from development impacts, and maintaining them as a backdrop for development. "Prominent ridgelines" are those designated as such in the General Plan and which form a part of the skyline visible from any City arterial. Alteration of prominent ridgelines shall be permitted only to accommodate General Plan-designated trails and circulation components, viewpoints, fuel modification measures or other requirements needed to implement the goals and objectives of the General Plan, or to provide for the public health, safety, or welfare.

2.

Significant views of prominent ridgelines shall be maintained from elements of the general circulation plan and other public open spaces, especially scenic highways.

3.

No point on any structure subject to the provisions of these Standards shall be closer to a prominent ridgeline than 150 feet measured horizontally from the center of the ridge or 50 feet measured vertically on a cross section, whichever is more restrictive, except that this requirement shall not affect the location of structures to be placed at or below the lowest visible elevation of a prominent ridgeline. Lesser setback distances may be authorized by the Commission if it can be demonstrated that the objectives of these Standards will be achieved.

All watersheds exceeding 10 acres shall be considered "major" watersheds and shall be reviewed on a case-by- case basis to determine development setback requirements.

5.

When the retention of natural or recontoured drainage swales is required, no project shall be approved without a hydrologic analysis to determine an adequate setback for preservation of natural or recontoured swales, public safety, and riparian vegetation and wildlife (if any).

D.

Slope Maintenance

1.

No tentative subdivision map shall be approved unless conditioned upon the preparation and recordation of a declaration of covenants, conditions and restrictions providing for the development and maintenance of slopes as required by these Standards.

2.

No tentative subdivision map shall be approved unless conditioned upon the subdivider's supplying a program and/or staff for maintenance of major manufactured slope areas. Such program shall be approved prior to approval of a final map and shall include homeowner slope maintenance requirements and guidelines to be incorporated into the declaration of covenants, conditions, and restrictions.

E.

Grading Standards

1.

The following factors shall be taken into consideration in the design of a project:

a.

When space and proper drainage requirements can be met with approval by the City Engineer, rounding of slope tops and bottoms shall be accomplished.

b.

When slopes cannot be rounded, vegetation shall be used to alleviate a sharp, angular appearance.

c.

A rounded and smooth transition shall be made when the planes of man-made and natural slopes intersect.

d.

When significant landforms are "sliced" for construction, the landforms shall be rounded as much as possible to blend into natural grade.

e.

Manufactured slope faces shall be varied to avoid excessive "flat-planed" surfaces.

2.

No manufactured slope shall exceed 30 feet in height between terraces or benches.

3.

A detailed Soils and Geologic Report shall accompany each Grading Permit application. The report shall address such items as the recommended maximum slope angles for natural and manmade cuts and fill slopes, the effect of saturation or supersaturation of soils due to over-watering (irrigation), seismic safety, liquefaction, and soil or rock erosion. The foregoing items are minimum requirements for the report. The report shall address any other items necessary, in the professional opinion of the soils and/or geologic engineer, and as required by the City.

A.

Building Form

1.

Design and placement of structures shall respond to both the cross-sectional slope and the silhouette contour of the hillsides. Structures shall be designed to minimize creation of flat pads. Single-family units shall be compact and split-level if possible. Multi-family units may be designed with two stories upslope and two stories downslope.

2.

Building forms shall be scaled to the particular environmental setting so as to complement the hillside character and to avoid excessively massive forms that detract from the hillside character. Building facades shall use plane changes or overhangs to create shadow lines to further break up massive forms.

3.

Front yard setback may be minimized to reduce the amount of building mass located on a slope. Private rear yard space may be provided with a small yard, terrace or deck. Buildings on slopes shall step back or down with the topography.

4.

A majority of the roof pitches shall be placed to angle with the slope. However, variations shall be provided to avoid a monotonous application. Collective mass roof lines shall reflect the naturally-occurring ridgeline silhouettes and topographical variation, or create an overall variety that blends with the hillside. Totally flat roof lines shall be avoided.

On ridgelines not designated as prominent, and used for continuous development along the ridgetop, collective roof lines shall be kept low in profile, and the natural silhouette of the ridge shall be repeated with smooth transitions in height from building to building. Consideration of this ridgeline treatment may take variations and landscape features into account.

B.

Building Exteriors

1.

Colors of the buildings shall be selected to blend with the natural colors and hues of the surrounding hillsides. A color palette shall include off-white, browns, greens or other earth tones.

2.

Surface materials shall be rough-textured to blend with the coarseness of landscaping and natural vegetation. Textured stucco, wood, earthtone brick and coarse block are appropriate.

3.

A harmonious mixture of materials, color and forms combined to achieve a mottled effect shall be used to blend with the natural hillsides.

4.

Roof materials shall be of rough-textured, fire-retardant material. Roof colors shall be of darker tones, including browns, black, greens and terracotta. Bright colors shall be avoided.

C.

Architectural Elements

1.

Free-standing walls integral to a structure shall be of the same material and design as the structure. The height of such walls shall not exceed six feet.

2.

Where fences and walls occur on privately-owned property within slope areas, their designs shall be as uniform as possible.

3.

Continuous rear yard fences and walls across the tops of slopes shall be coordinated in design and use of materials.

4.

Wall setbacks on slopes shall not allow more than four feet of solid wall or fence to show above the sight line projected along the slope angle.

5.

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 five feet in order to avoid a contained, channel-like effect.

6.

Retaining wall structures used to accommodate a patio or terrace shall conform to the natural hillside profile as much as possible. Excessively high retaining walls shall be avoided.

7.

In deck construction, the distance between structure and grade shall conform to the natural hillside profile as much as possible. Excessively high distances between structures and grade shall be prohibited.

A.

General Layout

1.

The following factors shall be taken into consideration by a project's design:

a.

Circulation shall be aligned to conform to the natural grades as much as possible. Long stretches of straight road shall be avoided by utilizing gentle horizontal and vertical curves.

b.

Roads that run either directly parallel or perpendicular to the slope shall be avoided in order to reduce grading and to aid in drainage.

c.

Bridges shall be considered for roads crossing drainage ways and canyons of exceptional environmental setting to eliminate excess fill when structural requirements do not negate the intent of environmental preservation.

d.

Proper sight distances shall be maintained. Subject to the approval of the City Engineer, three-way intersections at angles at less than 90 degree shall be considered to reduce grading requirements.

Pedestrian circulation traversing man-made slopes may be provided in benches; on low slopes, vertical shortcuts may be developed with steps.

3.

Opportunities should be created for public views from roadways and public open spaces by selective placement of structures at key locations.

4.

On-street parking shall be provided for in a flexible manner. Parallel parking may be eliminated to reduce road width in critical areas and provided for in on-street bays at more suitable locations.

5.

Common drives in single-family developments may be permitted if grading is reduced by their use.

B.

Roadway Sections

1.

When provided, parallel parking shall be located on one side only and be limited to eight feet in width.

2.

The following factors shall be taken into consideration by a project's design.

a.

Road sections shall meet appropriate standards for hillside roads as found in the City subdivision Ordinance or adopted specific plans, subject to the approval of the City Engineer.

b.

Sidewalks may be permitted directly adjacent to the curb on one or both sides of the street in order to minimize grading.

c.

All underground utilities shall be located, when possible, in a common trench in the parkway or under the sidewalk.

d.

When placement of roads near ridges and on slopes is proposed, acceptable placements shall include a split roadway section to accommodate grade, knob removal to accommodate views from the road, and the rounding off of cut slopes to enhance appearance.

A.

Design Regulations Relating to Slopes

1.

No project shall be approved unless it provides that all cut and fill slopes within street rights-of-way, on land held by a homeowners association, and all slopes over five feet in height shall be landscaped with a combination of ground cover, shrubs and trees by the developer prior to completion of the project.

2.

Turf that requires mowing shall not be used on slopes in excess of 4:1.

3.

Plant materials used in slope planting shall be fire-retardant, drought-tolerant introduced species or native plants adapted to and suitable for providing vigorous rooted growth. Such materials shall comply with the approved slope plant materials contained in the City Guidelines and Specifications for Landscape Development.

4.

In cases of severe soil problems, where shrubs and tree pits can trap water leading to slope failure, hydroseed mixes or smaller plant materials shall be required.

5.

Plant materials shall be placed in informal masses to help alleviate the impact of uniform, graded benches.

6.

Shrubs shall be arranged in broad, informal masses of the same plant materials in overall quantities to provide a minimum of one shrub per 75 square feet. These masses shall be combined to produce a mounded, textured slope surface, similar to the natural chaparral vegetation.

7.

Trees shall be arranged in informal masses in overall quantities to provide a minimum of one per 500 square feet. These masses shall be placed to selectively allow views from housing while partially screening buildings and reducing the scale of long, steep slopes.

8.

Required irrigation systems shall be designed on pad or slope areas where it has been determined by the soils engineering report that over watering and super-saturation of soils would jeopardize the stability of the slope so as to not cause slippage or erosion.

B.

Design Regulations Relating to Street Trees

1.

Street trees shall be selected which create an intimate scale along the streetscape and do not overpower narrower streets.

2.

The arrangement of street trees shall be carefully planned to create an informal character and to enhance potential views.

3.

Street trees along roads without adjacent development shall be selectively located to provide an edge to the road. They shall not be uniformly spaced, but used in groups to enhance and frame views. It may be appropriate to eliminate trees along roads through natural open space areas.

4.

Street tree quantities and types shall be provided as required by the City Guidelines and Specifications for Landscape Development.

C.

Landscape Edge Conditions

1.

Special attention shall be given to the interface between development and open space and internally between structures on slopes to integrate structures with the natural landscape.

2.

Planting along the slope side of development shall be designed to allow controlled views out, yet partially screen and soften structures.

3.

In situations where edge planting at lower levels of slope development may block views from above, height restrictions on plant materials shall be applied.

4.

Between natural open space and development, a fire break or fuel modification line shall be provided. This zone shall consist of at least 100 feet and must have non fire-resistant native ground cover removed, larger trees and shrubs pruned and fire-resistive ground cover added if necessary.

1.

As part of an application for development within the Hillside Management Area, the applicant may also apply for a variance from the requirements of the Hillside Development Standards if any or all of the following circumstances exist:

a.

There is an internal conflict within the Hillside Development Standards such that the attainment of one objective or requirement can only be achieved by permitting non-attainment of another objective or requirement.

b.

There is conflict between the Hillside Development Standards and other City regulations or ordinances applicable to development of the property.

c.

Compliance with the Hillside Development Standards may endanger the public health or safety. In cases where such a conflict exists between this Ordinance and the provisions of the Grading Ordinance, the Grading Ordinance shall control over the Hillside Development Standards.

d.

Due to special conditions or exceptional characteristics of the property or its location, the strict application of the development requirements would not achieve the goals and objectives of these Standards.

2.

The application for a variance shall be accompanied by a written statement setting forth the following information:

a.

The location of the proposed variance.

b.

The provision of the Hillside Development Standards from which the applicant proposes to vary.

c.

The nature and extent of the proposed variance.

d.

A description of the alternatives to the variance which were considered by the applicant and the basis for their rejection.